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Planning Board Minutes May 23, 2005
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Planning Board Meeting
May 23, 2005
Minutes
These minutes are not verbatim
Board Members: Loring Tripp, III, Nicholas Filla, Larry Rosenblum, Malcolm MacGregor, and Paul McAlduff.
Planning Board Alternate: William Keohan
Staff Members: Lee Hartmann and Valerie Massard
Recording Secretary: Eileen Hawthorne
Reorganization of the Board
Loring Tripp, III tendered his resignation as Chair of the Planning Board.
Paul McAlduff moved for reorganization of the Planning Board; the vote was unanimous (5-0).
Larry Rosenblum nominated Nicholas Filla as the next chairman of the Board.
Malcolm MacGregor moved to close the nominations and appoint Nicholas Filla as the Planning Board Chairman; the vote was unanimous (5-0).
Paul McAlduff nominated Malcolm MacGregor as the Planning Board Vice Chairman, which was vacated by the above appointment.
Loring Tripp moved to close the nominations and appoint Malcolm MacGregor as the Vice Chairman; the vote was unanimous (5-0).
Paul McAlduff nominated Larry Rosenblum as Clerk for the Planning Board.
Nicholas Filla moved to close the nominations and appoint Larry Rosenblum as the Clerk; the vote was unanimous (5-0).
Loring Tripp nominated Paul McAlduff as Clerk Pro Tem.
Nicholas Filla moved to close the nominations and appoint Paul McAlduff as Clerk Pro Tem; the vote was unanimous (5-0).
The Board members expressed their gratitude to Loring Tripp for his dedication and hard work on the behalf of the Board and the Town of Plymouth.
Form A#4146 Paul McAlduff moved for the clerk to sign the plan; the vote was unanimous (5-0).
#4147 Loring Tripp moved for the clerk to sign the plan; the vote was unanimous (5-0).
#4148 Loring Tripp moved for the clerk to sign the plan; the vote was unanimous (5-0).
#4149 LoringTripp moved for the clerk to sign the plan; the vote was (4-1) with Nicholas Filla in opposition.
#4150 Paul McAlduff moved for the clerk to sign the plan; the vote was unanimous (5-0).
Site Plan Review
Aldrin Road
Valerie Massard reviewed the site plan for a 14,620 sq. ft. office/warehouse addition to Electropolishing Systems on 24 Aldrin Road. Ms. Massard expressed her concern with the proposed rip rap swale; it is unclear if there is adequate storage for runoff. Ms. Massard suggested that the drainage design should be reviewed by the Town Engineer prior to the issue of any building permits.
Loring Tripp questioned whether all the parking spaces shown on the plan were necessary.
Al Ryalls stated that he needs only 100 spaces for parking.
Loring Tripp moved to recommend approval of the site plan to the Building Commissioner subject to the following:
That the parking requirement be reduced by 20 spaces in order to provide sufficient area for managing all new stormwater runoff on-site, per Section 205-17 (D) 3. The stormwater runoff for the property shall remain on-site and shall conform to the requirements of the Building Inspector and the Town Engineer, and shall manage roof runoff from the expanded warehouse and parking area.
Compliance with ADA requirements must be documented.
Lighting is to comply with the Light Pollution Bylaw.
Compliance with the Prevention of Light Pollution Zoning Bylaw must be documented.
A Registered Landscape Architect or other qualified licensed professional must certify to the Building Commissioner prior to the issuance of a final occupancy permit that the required landscaping has been installed in accordance with: the approved site plan, the Zoning Bylaw, and acceptable landscape practices.
The Town Engineer must approve the drainage design and system for the new roof runoff and the expanded parking area prior to issuance of Building Permit.
Prior to issuance of an occupancy permit a Registered Professional Engineer must certify that the drainage system, drive ways, curbing and parking areas have been installed according to accepted practices and in compliance with the Zoning By-law and the approved site plan.
The vote was unanimous (5-0).
BOA 3294 Fairhaven Way/Variance, area/width & Special Permit, setbacks
Valerie Massard informed the Board that this case was reviewed by the Board previously under BOA Case: 3142, which was a request for a variance of accessway. The Planning Board recommended denial, but the petition was granted by the Board of Appeals and never exercised. The granting of the variance required that Concord Street be improved to provide adequate access. Ms. Massard stated that staff has been unable to make an assessment for adequate access on the current petition as the applicant has provided insufficient information. Ms. Massard did recommend favorably on the variance for lot size, but not on the special permit for access unless more information is provided. Ms. Massard expressed her concerns with the poor condition of Concord Street, which occasionally floods, the size of the lot as it
pertains to engineering a well and septic system and the steep grade of the lot, which will require fill (there were no contours on the plans).
Nicholas Filla requested that the applicant provide plans for the road improvements.
Michael Costa, Engineer, presented a plan that showed the road would be widened to 16 ft. with a 6Paul McAlduff questioned how close the property was to the area of Concord Street that is closed.
Lee Hartmann reviewed the location of the property and its proximity to the closed section of Concord Street for the Board.
Loring Tripp moved to recommend denial of the special permit for access based on the following:
There is limited information provided with which to make a recommendation. The Planning Board does not have sufficient information to conclude that the width and construction of the improved traveled way is sufficient to serve the proposed use as well as the existing uses, or whether suitable access exists to and from the site, or therefore to assess the risk to pedestrians and vehicles and adequacy of the traveled way for existing and proposed uses.
It cannot be determined if the width of the traveled way is sufficient to serve the proposed use as well as the existing uses The width of the layout or easement appears to be 40 feet as required under the Bylaw; however, no improvements are shown within the layout to the existing traveled way.
It cannot be determined if the construction of the traveled way will be sufficient to serve the proposed use as well as the existing The proposed use (single family dwelling) is appropriate in the Rural Residential Zone; however, the road to the site does not meet zoning requirements for access.
Adequate and appropriate access to the site will not be available for proper operation of said use There will be a hazard to vehicles There will be a nuisance to the neighborhood The vote was unanimous (5-0).
Loring Tripp moved to recommend denial of the variance to the Zoning Board of Appeals based on the following:
There are no unique circumstances affecting this land that do not affect similar lots in the immediate area or other property throughout the community. The lot is located on an existing substandard gravel way, and has inadequate area and steep topography for the construction of a new single family dwelling.
Desirable relief cannot be granted without substantial detriment to the public good because there is insufficient access to the site, and the lot area is not large enough to accommodate water and waste disposal needs. The granting of this petition may lead to other property owners with similar substandard conditions to seek similar relief.
Desirable relief cannot be granted without nullifying the intent and purpose of the Zoning Bylaw, which is to assure that lot is buildable and that adequate access is provided for emergency and other vehicles.
The vote was unanimous (5-0).
BOA 3296 Water Street/Special Permit, setbacks & enlarge non-conforming structure
Valerie Massard presented a petition to enlarge a nonconforming structure by constructing a 22Loring Tripp moved to recommend approval to the Zoning Board of Appeals subject to the following condition:
The deck shall not be enclosed without further review by the Board of Appeals.
The vote was unanimous (5-0).
BOA 3295 Modification of Special Permit/Wall
Valerie Massard presented the post-facto application for a modification of a special permit issued by the Zoning Board of Appeals, which included the construction of a segmented block retaining wall (a solid concrete retaining wall was installed).
Loring Tripp questioned what the intention of the applicant is to deal with the asthetics of the wall. Mr. Tripp suggested a covering or facing such as brick veneer for the wall with capping on top of the wall.
Atty. David Delaney stated that Walgreens determined that the retaining wall should not be segmented for safety purposes and installed the poured concrete reinforced retaining wall instead.
Lee Hartmann suggested that additional landscaping and a covering for the wall could be installed to screen the visibility from Rte. 44.
Atty. Delaney stated that the applicant is looking at Thermoseal for the wall or stucco to match the side of the building with additional landscaping.
Nicholas Filla suggested that the applicant return with a few options for the Board to consider. Mr. Filla also suggested that the applicant install a wooden guardrail instead of a metal guardrail.
Malcolm MacGregor moved to continue the review to June 6, 2005 at 7:10 p.m.; the vote was unanimous (5-0).
The Board took a five-minute recess.
Correspondence Review
Twin Pines Site Approval
Lee Hartmann reviewed the draft site approval comment letter to be submitted to the State. The project has been reviewed by the Planning Board, the West Plymouth Steering Committee and the Affordable Housing Committee. The letter detailed the TownProject's rural location.
Density of the proposed development is too high.
Internal site layout and building design/massing is a concern.
Environmental (water quality, site grading) concerns must be addressed, including nitrogen and phosphate loading in ground and surface water.
Traffic safety concerns must be addressed.
Adequate buffers to neighboring uses are needed.
Phasing may be needed to reduce impacts to the school system.
Adequate parking should be supplied for the proposed use.
Neighbors that addressed the Board had the same concerns as listed above, plus these additional concerns:
The number of bedrooms has been presented as two bedrooms per unit, and should be limited to two bedrooms in the future.
The applicant should consider the safety of pedestrians crossing of Carver Road and should include visitor parking on site.
There is a proposed Chapter 40B project in Carver that would about the rear of Peter Road and also impact the traffic and pedestrian safety on Rte. 44.
Mr. Hartmann stated that the draft letter would be presented to the Board of Selectmen on Tuesday, May 24, 2005.
Loring Tripp suggested that the residents should lobby the Legislation to exempt the towns that have adopted inclusionary zoning from Chapter 40B projects.
Nicholas Filla stated that it is the BoardThe Board agreed to send a letter listing the Board
7:45 Site Plan Review
Apollo Eleven Road
Bill Shaw, Associated Engineers Inc., presented a site plan for a 15,000 sq. ft. office/warehouse building to be located at 8 Apollo Eleven Road. At the request of Mr. Filla, Mr. Shaw reviewed the proposed landscaping for the site, which included loam and seeding and a landscaped island in front. There are forty-one parking spaces proposed.
Loring Tripp suggested reducing the parking and adding more landscaping. Mr. Tripp moved to recommend approval to the Building Commissioner subject to the following:
Compliance with ADA requirements must be documented.
Lighting is to comply with the Light Pollution Bylaw.
Compliance with the Prevention of Light Pollution Zoning Bylaw must be documented.
The applicant is to return to Planning Board with a landscaping plan for review prior to construction of any portion of the building. Mr. Shaw of Associated Engineers anticipates that less office area will actually be constructed, favoring more warehouse, and this will enable the parking space requirement to be lowered in favor of additional landscaping.
A Registered Landscape Architect or other qualified licensed professional must certify to the Building Commissioner prior to the issuance of a final occupancy permit that the required landscaping has been installed in accordance with: the approved site plan, the Zoning Bylaw, and acceptable landscape practices.
The Town Engineer must approve the drainage design and system for the new roof runoff and the expanded parking area prior to construction.
Prior to issuance of an occupancy permit a Registered Professional Engineer must certify that the drainage system, drive ways, curbing and parking areas have been installed according to accepted practices and in compliance with the Zoning By-law and the approved site plan.
The vote was unanimous (5-0).
8:00 Conceptual Subdivision Review
Morgan Road
Randy Parker, Land Management Systems, Inc., presented a conceptual review for a proposed subdivision of lots 86A and 86B on Map 69, on Morgan Road. Mr. Parker presented three scenarios for the subdivision:
Option 1: Lot 86A remains as it exists with frontage off Morgan Road (190 feet) and Woods Road (330 feet), while a new lot is created opposite on Morgan Road with 800 feet of frontage on Morgan Road and 950 feet of frontage on Woods Road, each lot 2.3 acres. The remaining 4.5 acres is left unbuildable to maintain minimum density requirements.
Option 2: Looks like Option 1 with two key changes:
A no-cut buffer is shown 50 feet on the rear/side yards of existing Lot 86A and along opposite frontage of Morgan Road on the new house lot. The new house lot is enlarged to accompany the buffer to 3.2 acres total. The remaining open space is 3.5 acres.
Another key difference is a 25-foot wide Option 3: Makes existing Lot 86A reserved open space, while carving Lot 86B into two house lots, each 3.2 acres. A trail lot is shown along the Woods Road frontage as in Option 2, and a 30-foot buffer is reserved along the southerly new lot frontage off Morgan Road.
Nicholas Filla suggested that the applicant return with preliminary plans that detail the property lines and the right of way.
Sam Chapin was concerned with a larger parcel north of this property being developed if this petition was allowed.
Loring Tripp was concerned with accessibility to the site and suggested adding a condition of a no-cut buffer.
Lee Hartmann suggested that the applicant consider an RDD subdivision with a waiver of frontage or using these parcels as a TDR sending area.
Trip McLean, was in favor of option three, but was willing to work with the neighbors to present the best possible project for the area.
Jay Kimball, preferred that there be minimal development and disturbance to Morgan Road.
Larry Rosenblum requested that the applicant provide plans that detail the proposed location of dwellings.
Randy Parker felt that the RDD could be a viable option with a common drive and minimal disturbance to Morgan Road.
Administrative:
Letter to Delegates: Mass Hwy Landscaping
Malcolm MacGregor moved to send the letter as presented to the State delegates; the vote was unanimous (5-0).
Ponds at Plymouth: MOU/Escrow Account
Valerie Massard asked the Board to review the language that was submitted in their packets and asked that the Board contact staff if there were any changes necessary. Ms, Massard would like to present the final document at the June 6, 2005 meeting for signatures.
Hawley Ave
Valerie Massard informed the Board that the applicant submitted a revised drainage plan on Friday, May 20, 2005. Ms. Massard stated that the revised plan does not show any substantial changes. Ms. Massard requested that the Board require the applicant to show underground leaching basins.
Loring Tripp moved to require the applicant to install leaching basins; the vote was unanimous (5-0).
Loring Tripp moved to adjourn at 9:30 p.m.; the vote was unanimous (5-0).
Respectfully Submitted,
Eileen M. Hawthorne
Administrative Assistant Approved: June 6, 2005
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