The applicant is encouraged to look at traffic patterns with regards to possible access off Nathaniel Street in light of the Town EngineerThe future filing of a special permit or subdivision should include more specific information regarding the proposed types of units, age restrictions (if any), and management plans for common areas.
The applicant is encouraged to create meaningful circulation within the development, with green spaces and focal points, and consideration for privacy, through careful landscaping at this scale and density. Tree preservation and plantings are strongly encouraged, as is maintaining some of the rolling topography on the site.
The project should have phasing more detailed when submitted in the definitive stage, with clear triggers for review.
The vote was unanimous (4-0).
BOA 3293 - Chapter 40B - Pine Knoll
Wareham Road (ZBA 5/5)
George Benway, III, reviewed the plans for a Chapter 40B development off Wareham Road. The project would have eight single-family rental units, four two-bedroom units and four one-bedroom units.
Larry Rosenblum asked Mr. Benway if the units would have sprinkler systems.
Mr. Benway explained that the cost per unit was $7,300, which included an upgrade to the well system. There would also be additional costs for larger pumps, additional electrical service, etc.
Loring Tripp suggested that the applicant apply to the Community Preservation Committee (CPC) for assistance.
Mr. Benway said that he would consider applying to CPC. He also informed the Board that he has been working with the Fire Department and will be installing fire retardant roofs, semboard siding made of concrete and working with impervious products. He stated that as he will be retaining ownership of the dwellings, he wants to make them as safe as possible.
Paul McAlduff moved to recommend approval to the Zoning Board of Appeals with the suggestion that the applicant apply to the Community Preservation Committee for funds to assistant in the installation of fire mediation; the vote was unanimous (5-0)
BOA 3288 - Jeanine Anderson
Special Permit for Gravel Removal/Hedges Pond Road
Atty. Edward Angley, presented the Board with a handout that detailed responses to the fourteen items raised by the Board and staff in regards to the gravel removal/bog operations on Map 55, Lots 52A-1, 52B, and 53. Mr. Angley informed the Board that there is a master plan for the each of the nine phases of the gravel removal/bog construction and that each phase would require a special permit and last approximately 3-4 years.
Greg Keeland, PA Landers, reviewed the master plan for the Board.
Nicholas Filla questioned what would be visible from Route 3.
Mr. Keeland replied that southbound traffic would see only a small vegetative portion of the site, while northbound traffic would see vegetative areas that are already buffering the site and 15 acres of white pine seedlings.
Atty. Angley informed the Board that the Town would receive approximately $30,000 per phase for infrastructure maintenance. He stated that the traffic from this site heads south only and was the client was not prepared to pay for infrastructure improvements to the north of the site that as requested by the Town Engineer. Atty. Angley also stated that the finished slopes would be 3:1, and his client does not feel it necessary to deed restrict the acreage as there is no intent for housing.
Loring Tripp asked what the total cubic yards of gravel to be removed was.
Greg Keeland replied that the master plan calls for 4.5 million cubic yards and that this application is requesting 2.2 million cubic yards in five phases. Phase One would be approximately 533,000 cubic yards. The removal would generate approximately 45 trucks a day. The applicant has posted bonds for the road improvements necessary to restore the road to existing conditions.
Paul McAlduff was pleased that PA Landers has agreed to install a scale on site.
Loring Tripp requested that the $30,000 for road improvements for Phase One be submitted to the Town prior to any gravel removal.
The entire Board felt that seeing the Master Plan for the whole project was extremely helpful.
Nicholas Filla moved to recommend approval to the Zoning Board of Appeals subject to the following conditions:
All existing conditions shall remain in full force and effect.
Petitioner agrees to review by the Planning Board and Board of Appeals prior to start of each new phase of the project, where a modification of the special permit will be requested, and to establish the projected amount of gravel removal for each phase. No new phase will begin prior to completion of the preceding phase before last (i.e. Phase III not to begin until Phase I is stabilized).
It is recommended that __ % of the previously-disturbed areas under the original special permit be re-vegetated prior to commencement of further gravel removal activities.
Establishment of vegetation on each __ acre(s) disturbed shall be established prior to commencement of disturbance of any additional earth. At no time shall any more than __ acres be exposed.
The petitioner has agreed that a truck scale will be installed at the site prior to commencement of any additional earth removal, no later than ten (10) business days after the effective date of this modification of the special permit.
The petitioner has agreed that copies of all tear sheets for the truck scale will be supplied to the Building Inspector with the monthly reporting required per the original special permit conditions.
Petitioner agrees to offer a gift per cubic yard of material in advance of work in each phase. Payment to be accepted by the Board of Selectmen on behalf of the Town prior to start of any excavation in each phase of the project. For this Phase, a gift in the amount of $34,815.00 is to be accepted by the Town prior to start of excavation for this Phase. This gift shall be made available for purposes
of doing an engineering study of the road to evaluate what improvements may be needed at Hedges Pond Road between Route 3A (State Road) and the intersection with Hedges Pond Road, including vertical and horizontal curve alignments.
The petitioner has agreed that the gift per cubic yard of material shall be negotiable at future phases based on inflation or other factors of consideration. The current gift amount is $0.06/cubic yard.
The petitioner has agreed to provide a reduced-sized copy of the Master Concept Plan presented at the Planning Board meeting to the Planning Board and the Board of Appeals, and this shall be received prior to commencement of additional earth removal at the site subject to this special permit modification.
The Master Concept Plan represents that approximately 15 acres easily seen from the highway (Route 3) are to be planted with white pine seedlings on a 10'x10' grid pattern in order to preserve the viewshed in those Phases after the earth removal activities proposed take place, and that other plantings shall be made to further screen the viewshed. The petitioner has further agreed to perform additional plantings in advance of future phases so that the screening will have become established when earth removal activities are proposed at a future date. The petitioner is to return to the Planning Board for review of the proposed planting plan, subject to final approval by the Board of Appeals.
Time of tree planting should be limited to early fall or spring, in order to ensure viability of plantings, and staff shall have the opportunity to inspect the stock prior to planting. If after a period of two (2) years the seedlings are not established, these will be replaced with suitable plantings subject to final approval by the Board of Appeals.
The vote was unanimous (5-0).
BOA 3287 - Fantoni
Herring Pond Road/Special Permit for a Two Family Dwelling
Don Bracken, Bracken Engineering, presented an application to construct a two family dwelling on a vacant lot. Each unit would have a one-car garage and have three bedrooms on the second floor. The applicant has filed an application with the Conservation Commission as there are wetlands on the site.
Malcolm MacGregor suggested moving the driveway to the opposite side of the dwelling as it would be too close to the curve on Herring Pond Road.
Don Bracken replied that the applicant wanted to utilize the existing driveway to the site in order to cause minimal disturbance to the wetlands. Mr. Bracken agreed to look at it prior to the Zoning Board of Appeals hearing.
Valerie Massard asked if the units could be staggered a little bit.
Don Bracken replied that they could be staggered.
Nicholas Filla moved to recommend approval to the Zoning Board of Appeals subject to the following conditions:
Conservation Commission approval is required for all work in areas under their purview.
The petitioner has agreed to articulate the dwelling units of the duplex by a minimum 8 to 10-foot breezeway, and the mass shall be articulated to mimic the appearance of single-family dwellings with a consideration for privacy of the residents.
The petitioner has agreed to demonstrate that the proposed driveway has adequate sight distance on Herring Pond Road where proposed.
The vote was unanimous (5-0).
Administrative:
B437 - Pinehills LLC - Lot Release, Landmark Drive, Lot 10-402
Nicholas Filla moved to release Lot 10-402, Landmark Drive in the Pinehills Development.
Loring Tripp was concerned with the condition of the roadway in the Sacrifice Rock area.
Valerie Massard stated that the Pinehills is currently installing the utilities and has temporarily paved a section of the road. She said that Mr. Judge is concerned with the decimation of trees that the proposed layout would cause. Ms. Massard stated that staff would be conducting a site visit with John Judge on Thursday morning regarding alternative road layouts that have been proposed. Ms. Massard invited any board members that are available to join Mr. Judge, staff and some of the Pinehills residents at the site. Larry Rosenblum recommended that the Board members conduct a site visit.
The vote to release the lot was (4-1) with Loring Tripp in opposition.
Minutes:
April 20, 2005
Paul McAlduff requested a change on page 3: the NStar representative should read "Dennis Galvam" instead of "David Gilvar".
Larry Rosenblum moved to approve the minutes of April 20, 2005 with the above-mentioned change; the vote was (3-0) with Malcolm MacGregor and Paul McAlduff in abstention.
Larry Rosenblum informed the Board that the meeting with the associates of Barry Bluestone regarding the Chapter 40R legislation. The representatives were impressed with the Town's initiatives with the TDR and Inclusionary Housing bylaws. The representatives were taken on a tour of the Town and offered their support in developing the application for a $50,000 grant.
Paul McAlduff moved to adjourn at 10:45 p.m.; the vote was unanimous (5-0).
Respectfully Submitted,
Eileen M. Hawthorne
Administrative Assistant Approved on:________________
