HANSON PLANNING BOARD
Minutes of the Meeting of
August 17, 2005
I. CALL TO ORDER
Chairman Philip Lindquist called the meeting to order at 7:30 p.m.
Members Present: Philip Lindquist, Chairman
Gerard LeBlanc, Vice Chairman
David Nagle, Clerk (Arrived Late)
Joan DiLillo, Member
Gordon Coyle, Member (Arrived Late)
Others Present: Town Planner Noreen O’ Toole Administrative Assistant Barbara Ferguson
II. ACCEPTANCE OF MINUTES
Acceptance of the Minutes of the July 14, 2005 Hemlock Hills Subdivision Continued Public Hearing
Motion to accept the minutes of the July 14, 2005 Hemlock Hills Subdivision Continued Public Hearing: Gerard LeBlanc
Second: Joan DiLillo
Vote: 3-0
Acceptance of the Minutes of the Meeting of July 14, 2005
Motion to accept the minutes of the meeting of July 14, 2005: Gerard LeBlanc
Second: Joan DiLillo
Vote: 3-0
Acceptance of the Minutes of the July 14, 2005 Great Cedar Condominiums Subdivision Public Hearing
Motion to accept the minutes of the July 14, 2005 Great Cedar Condominiums Subdivision Public Hearing: Gerard LeBlanc
Second: Joan DiLillo
Vote: 3-0
III. APPOINTMENTS
Informal
Thomas Roux
The Board met informally with Thomas Roux of Bennett Engineering of Sagamore to discuss the proposed subdivision of a 10 acre parcel of land on Elm Street. The Board discussed with Mr. Roux the drainage system proposed and zoning provisions related to corner lots in a Residence AA District. Mr. Roux was advised that a definitive subdivision plan would have to meet the provisions of both subdivision control and storm water management.
Zoning Bylaw Committee
Review Proposed Articles for October 3, 2005 Special Town Meeting
The Board met with members of the Zoning Bylaw Committee to discuss the five zoning bylaw amendment articles that will be proposed at the October 3, 2005 special town meeting. The articles would omit summer houses from the uses permitted in Residence A and AA Districts, incorporate the existing definition for home occupations into the home occupation section under uses permitted by special permit in Residence A and AA Districts, limit to three the number of persons who can be employed in a home occupation, create an accessory apartment bylaw, and insert a definition for accessory apartment into the definitions section of the zoning bylaws.
Zoning Bylaw Chairman Donald Ellis told the Board that, at a meeting held concurrently with the Planning Board meeting, it had been agreed that items number 3a and 7 under the accessory apartment bylaw should be deleted. The first item referred to the location of stairways and the second to regulations of other boards both of which, he said, were addressed more clearly in other sections of the bylaw.
The Planning Board was advised that the four members of the Zoning Bylaw Committee present at the August 8, 2005 meeting were not in agreement with the number of bedrooms to be allowed in an accessory apartment with two favoring one bedroom and two favoring two bedrooms. Another possibility the committee said would be to give the Zoning Board the authority to allow two bedrooms under compelling and exceptional circumstances. A majority of the Board favored one bedroom with the exception.
Town Planner Noreen O’Toole noted that Assistant Building Inspector David Bonney is interested in becoming a member of the Zoning Bylaw Committee.
Motion to appoint David Bonney to the Zoning Bylaw Committee: David Nagle
Second: Joan DiLillo
Vote: 5-0
Informal
Roy Vinton
The Board met with Roy Vinton and his engineer Steve Gioiosa of SITEC Engineering for the Board’s unofficial input on the use of a 20-acre parcel in the Colonial Heights subdivision. Mr. Vinton said that the wetlands have been redeliniated and there are now only four acres of upland. He said that he would like to create two house lots with frontage on County Road and deeded access from Independence Avenue to minimize the impact on the wetlands. Board members said that they would like to see a plan showing the parcel in relation to existing homes in the subdivision before discussing the issue further. Mr. Gioiosa said that he believed a variance from the Board of Appeals would ultimately be required.
Continued Public Hearing
Hemlock Hills - Phase 2
(See separate minutes)
Stonebridge Commons
Sign Special Permit Decision
Board members reviewed the amended special permit for Stonebridge Commons noting the dates of all applicable plans have been added to the decision.
Motion to sign the amended special permit for Stonebridge Commons: David Nagle
Second: Gordon Coyle
Vote: 5-0
Continued Public Hearing
Great Cedar Condominiums
(See separate minutes)
IV. NEW BUSINESS
Requests for Road Acceptance
The Board noted requests for road acceptance for Woodbrook Estates, Cranberry Estates, Audubon Estates, and Stonewall Estates. Town Planner Noreen O’Toole said that she is waiting for an asbuilt plan and legal description for Woodbrook Estates, a legal description for Cranberry Estates, the completion of a few items in Audubon Estates including the lowering of the hydrants, and a call from the Board’s engineer on Stonewall Estates. She said that articles requesting acceptance will be placed on the warrant for the October special town meeting. They can be passed over, she said, if the required material is not submitted in time.
Memorandums from Executive Assistant to Board of Selectmen
Warrant for October 3, 2005 Special Town Meeting to Close on August 23, 2005
The Board noted July 27, 2005 and August 12, 2005 memorandums from Meredith Marini, Executive Assistant to the Board of Selectmen, advising that the warrant for the October 3, 2005 special town meeting will close on August 23, 2005 and outlining the procedure for submitting articles.
Meeting Dates in September and October
Board members decided to meet on September 7 and 21, 2005 and October 12, 2005. Only one meeting was scheduled for October due to the annual October special town meeting. The public hearing date on zoning amendment articles was set for September 21, 2005 at 8 p.m.
Brookside Estates - Phase 2
Record of Construction Observation, P.M.P. Associates
Board members took home for review a July 29, 2005 record of construction observation at Brookside Estates - Phase 2 by review engineer, P.M.P. Associates.
Hemlock Hills
Inspection Report from Merrill Associates
Board members took home for review a July 14, 2005 inspection report on Hemlock Hills by review engineer, Merrill Associates.
V. TOWN PLANNER’S REPORT
Master Plan Committee
Town Planner Noreen O’Toole told the Board that she was 85 percent through with her editing of the portion of the Master Plan done by Thomas Planning Services. The circulation element which is being done by Old Colony Planning Services will not be ready until the second or third week of September, she said, because they are doing traffic counts.
Other Matters
David Nagle asked Ms. O’Toole to contact Town Counsel regarding what is required for the Board to assume control for the completion of Collamore Estates, and Chairman Philip Lindquist asked Ms. O’Toole to obtain a copy of the Norwell Subdivision Rules and Regulations before the Board takes a vote on awarding the contract for a revision of its rules and regulations.
VII. ZONING BOARD HEARINGS
Application of Amy Gardner dba Amy’s Aquascapes, Inc. for a special permit to allow for an in-home occupation to operate a landscape construction company that specializes in water features at 92 South Street, Map 24, Lot 30F, Hanson Assessors Map. Property is located in the Residence A and Agricultural/Recreation Zones.
COMMENT: Insufficient information to render an opinion.
Application of Brian Gurney for site plan approval to allow for the operation of a luxury limousine business (1-3 vehicles) at 775 West Washington Street, Map 66, lot 6, Hanson Assessors Map. Property is located in the Flexible Zone.
COMMENT: Insufficient information to render an opinion.
Application of Roland Morse for site plan approval to allow for the inside storage of tractor and trailers at 22 Industrial Boulevard, Map 59, Lot 17-13, Hanson Assessors Map. Property is located in the Commercial/Industrial Zone and Zone II of the Aquifer Protection District.
COMMENT: Defer to Zoning Board of Appeals.
Application of George Pongratz to allow for the inside storage of related landscape/excavation equipment at 22 Industrial Boulevard, Unit Q, Map 59, Lot 17-13, Hanson Assessors Map. Property is located in the Commercial/Industrial Zone and Zone II of the Aquifer Protection District.
COMMENT: Defer to Zoning Board of Appeals.
Application of Joseph Lyons for site plan approval to allow for the operation of a flooring company with related space for showroom samples at 22 Industrial Boulevard, Unit E, Map 59, Lot 17-13, Hanson Assessors Map.
COMMENT: Defer to Zoning Board of Appeals.
Application of Kevin Arouca for a variance to allow for the construction of a 40 ft. x 17 ft. in-law addition that does not meet the current side setback requirements of 25 ft. and reduce the side setback to 20 ft. at 103 Forest Trail, Map 101, Lot 5D-5, Hanson Assessors Map. Property is located in Residential AA and A/R Zones.
COMMENT: Defer to Zoning Board of Appeals.
Application of Richard Ware, dba Mass Sealcoat, to operate a property maintenance business at 162 Industrial Boulevard, Unit 4B, Map 59, Lot 17-3, Hanson Assessors Map. Property is located in the Commercial/Industrial Zone and Zone II of the Aquifer Protection District.
COMMENT: Defer to Zoning Board of Appeals.
VIII. ADJOURNMENT
Motion to adjourn: Joan DiLillo
Second: David Nagle
Vote: 5-0
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