Planning Board Meeting
February 28, 2005
Minutes
These minutes are not verbatim – they are the secretary’s interpretation of what took place at the meeting. – Open Meeting Law – Section III.
Board Members: Nicholas Filla, Larry Rosenblum, Malcolm MacGregor, and Paul McAlduff.
Staff Members: Lee Hartmann
Recording Secretary: Eileen Hawthorne
Form A’s:
A4136 – Map 77D, Lot 10-66A – Subdivide into 10-401 (1.38A), 10-402 (.51A), 10-403 (.30A).
Paul McAlduff moved for the clerk to sign the plan; the vote was unanimous (4-0).
A4137 – Map 48, Lots 167, 118, 119, B8, B9, B10, B11, B12, B13 – Lot line adjustments to separate dwellings to create Lots 374 through 386.
Paul McAlduff moved for the clerk to sign the plan; the vote was unanimous (4-0).
Peter Hale presented a proposed Form A plan for five existing house lots on Liberty Street. The proposed plan adjusts lot lines and defines access and frontage for one of the lots through an easement to Nicks Rock Road.
Nicholas Filla requested that the driveway which begins at 22 feet and narrows to 12 feet be widened to 16 feet and that a statement regarding no further subdivision be added to the plan.
Minutes:
February 3, 2005
Paul McAlduff moved to approve the minutes of February 3, 2005 as presented; the vote was unanimous (4-0).
Earth Tech Update
Lee Hartmann introduced the presentation by informing the Board that Earth Tech has expanded their scope of project management for the Town. The additional services will free staff from inspections of subdivisions and aid in the completion of projects in a timely, efficient manner.
Christopher Peck introduced the Project Team. His responsibilities will include Project Coordinator and construction inspections, Dale MacKinnon will participate in plan review and construction, and Matthew Mullaly will oversee construction observation. There will be additional staff available to provide plan review, traffic review, as well as, geotechnical, water, hydrogeology support.
Currently in the Town of Plymouth, there are 60 subdivisions, 660 new lots and 1.7 million square feet of new commercial space in varying stages of development. The assistance from Earth Tech will help to monitor the progress and completion of these and future projects. Their assistance will include field checks, monthly status reports to the Planning Board, plan and study reviews, coordination of pre-construction activities with planning, engineering, water, sewer, contractor, and the developer, construction visits/inspections, and producing bond estimates and reductions. Required construction inspections will include clearing and grubbing, erosion/sedimentation control, sub-grade preparation, drainage systems, roadway gravel, binder paving, castings and curbing, finish paving, sidewalk, and final inspections.
Nicholas Filla suggested communicating with the developers (a brochure or letter) to inform them of the new process and adding the process to the Subdivision Rules and Regulations. Mr. Filla requested that Earth Tech update the Board on any innovations in technology pertaining to drainage and paving that may be added to the Subdivision Rules and Regulations.
Malcolm MacGregor requested that Earth Tech provide the Board with more information about the subdivisions already in progress, which they agreed to present at a later date.
BOA 3281 – Mark & Maureen Bono
Brian’s Way/Special Permit to reduce lot area
Lee Hartmann presented the request for a special permit of Access way and a special permit Subject to EDC in order to reduce the minimum lot area below 20,000 square feet. The property is in the R20SL zone, which allows for two-family homes and the applicant would like to subdivide into two lots {20,015 sf (effective area 15.015 sf) and 22, 060 sf} in order to erect two single-family detached homes.
Paul McAlduff moved to recommend approval of the petition.
The following CONDITIONS are recommended:
The applicant has agreed to return to the Planning Board with detailed road improvement plans prior to final approval by the Board of Appeals. The Planning Board has asked and the applicant has agreed to locate significant trees in the field, narrow the road to protect such trees, and change the width of the right-of-way to alter the road location (if necessary or feasible). The minimum width of the traveled way should not be reduced below 14 feet.
A street Opening Permit from the DPW is required for this projects.
The drainage improvements shall be reviewed by the Town Engineer, with final approval by the Board of Appeals, prior to issuance of a building permit. The applicant is encouraged to explore with the Town's Engineering Department low impact drainage alternatives.
The petitioner shall provide funds for regular maintenance of the drainage improvements in an amount acceptable to the Board of Appeals.
Said improvements shall be overseen by a registered professional engineer, to the satisfaction of the Town Engineer and Building Inspector. Said improvements shall be certified to have been completed as depicted on the approved plans by a registered professional engineer, and said improvements shall be accepted by the Building Commissioner prior to issuance of a building permit.
The vote was unanimous (4-0).
Public Hearing (cont.)
Planning Board Fees Rules and Regulations re: Zoning
Nicholas Filla suggested continuing this public hearing to a later date so the full Board can be present.
Malcolm MacGregor moved to continue the public hearing to March 14, 2005 at 9:00 p.m.; the vote was unanimous (4-0).
BOA 3278 – Alden Pond Condos
Special Permit for condo units on Court Street
Randy Parker, Land Management Systems, Inc., presented a request for a special permit in order to construct eight single-family residential units in two buildings and associated parking. Mr. Parker reviewed the existing conditions plan that the Board had requested at a previous meeting and the wetland plan.
Nicholas Filla suggested a wider separation between the buildings. Mr. Filla felt the density was excessive.
Randy Parker stated that he could widen the separation between the buildings from ten feet to eighteen feet.
Lee Hartmann stated that staff has some concerns with the proposed curb cut, rights over existing cart paths, the density, and the affordable housing issue. The North Plymouth Steering Committee has reviewed the plan and felt that the project would improve the site, but was concerned with the density.
Malcolm MacGregor suggested a walking path through the property to connect to adjacent Town property.
Larry Rosenblum requested plans that show the relationship of the project to the street and surrounding area, readable site plans for the parking and paved areas, a colored landscaping plan, and photographs of the site. Mr. Rosenblum also felt that the project was too dense for the site.
Mr. Filla requested an existing contour plan and a proposed contour plan.
Paul McAlduff supported the improvements this project would bring to the site, but would like more information about walking paths and the applicant’s response to the affordable housing issue.
Atty. Edward Angley informed the Board that the applicant had applied to the Community Preservation Committee (CPC) for funds for affordable housing, but was denied
Paul McAlduff requested that the Board contact CPC to explain why it was denied.
Atty. Edward Angley suggested postponing the Zoning Board of Appeals case to a later date in order for the applicant to submit revised plans and address the concerns of the Planning Board.
Informal Site Plan Review - Brewster Street
Bill McLellan presented a proposed site plan and parking plan for two residential buildings with a total of 16 bedrooms and four on site parking spaces. Twelve additional parking spaces will be leased from the Town. Mr. McLellan stated that the Plymouth Center Steering Committee has reviewed the plan and is supportive.
Nicholas Filla suggested widening the driveway and parking area to 24 to 25 ft.
No action was taken as this was an informal review.
BOA 3280 – Ronald Buscemi
Raymond Road/Special Permit side setback requirements
Lee Hartmann presented the application for a special permit to waive the side setback requirements in order to construct a garage with family room above, and a mudroom attached to the garage and existing house.
Paul McAlduff moved to recommend approval to the Zoning Board of Appeals; the vote was unanimous (4-0).
BOA 3279 – Charles Tassinari
Linden Lane/Special Permit to reduce lot area
Atty. Edward Angley presented the request for a special permit subject to Environmental Design Conditions in order to reduce the minimum lot area below 20,000 s.f. The two lots would consist of 15,276 s.f. and 15, 216 s.f. The applicant could build a duplex as of right on the site, but would prefer to build two separate dwelling units.
Paul McAlduff moved to recommend approval to the Zoning Board of Appeals subject to the following conditions:
A street Opening Permit from the DPW is required for this project.
The vote was unanimous (4-0).
Town Meeting Article – OSMUD
Reconsider Filling Station
Larry Rosenblum moved to reconsider the proposed Town Meeting article for amending the OSMUD to include a gas station. Mr. Rosenblum suggested adding a condition that would limit the number of pumps that could be installed.
The vote was (1-4) with Larry Rosenblum in support.
BOA 3282 – Viking Acquisitions LLC
Special Permits – Restaurant/Retail, Long Pond Road
Mr. Hartmann informed the Board that the applicant has requested that this case be postponed to a later date.
Paul McAlduff moved to adjourn at 9:25 p.m. the vote was unanimous (4-0).
Respectfully Submitted,
Eileen M. Hawthorne
Administrative Assistant Approved on:________________
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