Planning Board Meeting
March 7, 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: Loring Tripp, III, Nicholas Filla, Malcolm MacGregor, and Paul McAlduff.
Planning Board Alternate: William Keohan
Staff Members: Lee Hartmann and Valerie Massard
Recording Secretary: Eileen Hawthorne
Form A's:
A4138 - Map 32, Lots 1-83, 1-84, 1-85, & 1-86 Lot line adjustments to create lots 1-88 through 1-92 and define access easement for lot 1-88.
Paul McAlduff moved for the clerk to sign the plan; the vote was unanimous (4-0).
A4139 - Map 56, Lot 15 - Lot line adjustment and define bog easement on lot 15-3 (formerly 15-1). Lot 15-2 becomes lot 15-4. (15-1 and 15-2 created with plan A4130)
Paul McAlduff moved for the clerk to sign the plan; the vote was unanimous (4-0).
A.D. Makepeace/TDR Workshop with Conservation Commission
Lee Hartmann thanked Nicholas Filla for working with staff and A.D. Makepeace to put together this presentation. Mr. Hartmann reviewed the history of this Transfer of Development Rights (TDR) bylaw, which began in 2004. The bylaw is designed to concentrate development within a parcel, while leaving significant land as open space. Without the bylaw, development occurs throughout the Town. The bylaw is designed to create certificates from a sending area, which is left as permanent open space and transfer those certificates to a receiving area. The receiving area's density would be increased by the number of certificates from the sending parcel. The goal of the bylaw is to preserve rural areas and concentrate development in areas that already have Town services available and to recreate traditional New
England type developments with a village green surrounded by commercial and residential diversified uses while protecting open space.
Judith Kohn, A. D. Makepeace, informed the Board that Makepeace has been a continuous family operation for 150 years. They are the largest landowner in Massachusetts and the largest producer of cranberries in the consortium. When the cranberry market dropped, Makepeace began looking at options for development while maintaining the cranberry growth. Makepeace is committed to high quality, low impact development. Ms. Kohn reviewed slides that detailed the Makepeace holdings; the Frog Foot parcel, Agawam core area, Halfway Pond East and West and Century bogs. One slide detailed what as-of-right development would look like on these parcels, while another slide detailed what a Traditional Rural Village Development (TRVD) could look like.
Mr. Hartmann stated that when reviewing these parcels, staff and Makepeace first defined the most important areas to protect.
David Spillane, Goody, Clancy & Associates, reviewed slides of model developments that could work in Plymouth. The models showed a diverse mix of residential unit types and sizes, as well as supportive commercial and recreational uses. The model developments are also designed to protect environmental resources such as cranberry bogs, rivers and ponds, natural habitats, etc. If Makepeace were to utilize the TRVD bylaw, several hundred acres of open space would be protected while the development areas would consist of approximately 700 to 750 dwelling units varying in type and size and diverse commercial space.
Mr. Hartmann reviewed the next steps of the process which include defining the land protection, pursuing the challenge grant, determining the number of and issuing the TDR certificates, having Spring Town meeting approve the TRVD, and permitting the project. At Fall Town meeting, the Board will propose additional receiving areas such as existing commercial areas where there is infrastructure and ability to handle the growth. It is important to identify what is important to preserve and how we develop what is left.
Tom Maloney, Nature Conservancy and Southeastern Massachusetts Conservation Partnership, looks forward to working with the team to preserve as many of the natural resources as possible while addressing the vision of the Makepeace development. Mr. Maloney suggested unified management and stewardship of the open space, integrating educational opportunities and pursuing endowments.
Loring Tripp, III stated that when the land comes before the Board for a special permit, the Board would review the land value in correlation to the number of certificates to be issued and impose conditions that may include conservation restrictions and endowments.
Ms. Kohn stated that Makepeace would retain ownership of the open space and place the appropriate conservation restrictions on the property.
Sam Bartlett reviewed the different levels of open space protection. The lowest level being small parcels that have open space areas defined, the next level being land that is protected under a deed restriction which lasts for 30 years, and the highest level being a permanent conservation restriction.
Mr. Hartmann agreed that the conservation restriction would provide the highest level of protection.
Mr. Tripp stated that the Board would also include discussions on affordable housing; traffic issues, types of commercial areas, wastewater, etc. during the special permit process. The State will be conducting the MEPA review.
Janette Jaynes inquired about the marketing of the homes, whether Makepeace would include any age-restricted housing.
Ms. Kohn replied that Makepeace is currently doing a marketing study, which will determine the type of housing. This will be a phased development, which will span 10 to 15 years. They are committed to providing a range of housing.
Ed Russell was concerned about nutrient loading in the Agawam River.
Ms. Kohn stated that Makepeace is proposing to install a wastewater treatment plant for the facility, but permitting will take about three years. In the beginning phases, single family homes will be constructed with nitrogen reducing septic systems, some of which will eventually be tied into the wastewater plant.
Tom Belcher was concerned with water withdrawal in the area and suggested tying into the water and gas lines that Wareham has installed up to the property.
Bill Wennerberg questioned whether the plans included no cut buffers around the wetland resources and whether there would be any development close to the bogs.
Ms. Kohn replied that Makepeace already has a buffer zone policy around the bogs, they provide a 75 ft. buffer around the bogs with an additional 75 ft. buffer on the homeowner's property. In addition, Makepeace has an integrated pest management plan on record with the State.
Evelyn Strawn, thanked the Board and Makepeace for including the Conservation Commission in the workshop. They appreciated the opportunity to review the larger picture.
The Board took a five-minute recess.
BOA 3283 - Colony Place
Special Permits for Signs
Chris Jones, Carol Johnson Associates, reviewed the site plan and the proposed signage package for Colony Place. The largest sign will be a 32 ft pylon sign at the entrance to the development. There will also be a block retaining wall with 2 ft letters spelling out Colony Place. There will be a secondary 21Valerie Massard commended the applicant for a good job coordinating the signage and utilizing the new master plan sign bylaw. Ms. Massard was concerned with the lighting for some of the tenants and asked that the foot candles be reduced to the same range as the other tenants.
Atty. Edward Angley agreed to ask the tenants to reduce the lighting.
Elspeth Franks was concerned with the height of the entrance sign.
Paul McAlduff suggested directing the delivery traffic to utilize Road C.
Atty. Angley stated that when Road C is constructed the delivery trucks could be redirected.
Nicholas Filla moved to recommend approval of the Special Permit to the Zoning Board of Appeals subject to the following conditions:
The lighting for the proposed sign must comply with the Prevention of Light Pollution Bylaw.
The lighting method for Circuit CityThe architectural signage on the right elevation of the WalMart Supercenter building is visible from the Route 44 exit ramp, rather than the parking lot (which is unique to this building). To maintain the overall goal of reducing the visual impact of the site and to create a visual and aesthetic coordination of the information presented to the public, mitigation is proposed which would incorporate visual screening of the shopping cart storage areas in the parking lot for this building. The method of screening, such as a hip wall) is to be approved by the Board of Appeals and is to be installed prior to a Certificate of Occupancy being issued for this building.
The number of WalMart kiosk signs should be stated.
The vote was unanimous (4-0).
BOA 3282 - Viking Acquistions LLC
Long Pond Road/Special Permit for Restaurant
Bob Sanda, BSC Group, reviewed the site plan for a retail/restaurant development. Mr. Sanda also presented schematics for views of the site from adjacent properties. The site requires installation of a steep retaining wall with a guard rail.
Malcolm MacGregor questioned the stability of the retaining wall as designed.
Bob Sanda stated that the wall will be constructed with Versa blocks which angle slightly back as they rise. Geogrid will also be installed to stabilize the slope.
Nicholas Filla was concerned with the cliff like wall being a danger for vehicles. He suggested terracing the wall.
Malcolm MacGregor suggested filling in part of the adjacent wetland and reproducing in another area in order to allow for stabilization of the wall.
Atty. Edward Angley stated that the wetland area takes all the drainage from the Home Depot Plaza. The drainage could not be diverted without approval of all the tenants.
Nicholas Filla suggested filling in the area to create more taxable land and utilizing a tailwater recovery system.
Loring Tripp also suggested reshaping the wetland area and terracing the retaining wall.
The Board felt that this site required further revisions and review.
Paul McAlduff moved to continue the review to March 21, 2005; the vote was unanimous (4-0).
Minutes:
February 14, 2005
Paul McAlduff moved to approve the minutes of February 14, 2005 as presented; the vote (3-1) with Malcolm MacGregor in abstention as he was not present.
February 28, 2005
Paul McAlduff moved to approve the minutes of February 28, 2005 as presented; the vote (3-1) with Loring Tripp, III in abstention as he was not present.
Administrative:
Street Name for Village Crossing
Paul McAlduff moved to approve Malcolm MacGregor moved to adjourn at 9:30 p.m.; the vote was unanimous (4-0).
Respectfully Submitted,
Eileen M. Hawthorne
Administrative Assistant Approved on:________________
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