Planning Board Meeting
June 6, 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, Larry Rosenblum, and Paul McAlduff.
Planning Board Alternate: William Keohan (Arrived at 8:30 p.m.)
Staff Members: Lee Hartmann and Valerie Massard
Recording Secretary: Eileen Hawthorne
Form A's: None
BOA 3295 - Gehrig Plymouth LLC (cont.)
Walgreen's/Route 44
Atty. David Delaney and Micheal Caselvoy presented two alternatives for modifications to the previously constructed concrete block wall at the Walgreen's site on Route 44. One alternative showed a cap along the top of the wall consisting of Blue Stone with a timber guardrail. The other alternative showed a stucco like treatment to the side of the concrete wall with segmented wall cap along the top and a wooden guardrail.
Loring Tripp moved to recommend approval of the modification to the special permit to the Zoning Board of Appeals subject to the following conditions:
The Petitioner has agreed to utilize the Segmental Wall Cap Option (stucco) as depicted in the right-hand portion of the photograph submitted by the Petitioner entitled -Plymouth Walgreens Retaining Wall Modification,- with a 1-1/2 to 2 inch overlap for a shadowline, to alter the visual impact of the cast-in-place concrete retaining wall.
The Petitioner has agreed that the subject retaining wall will have a wooden (or wood façade) guardrail, as accepted by the Town Engineer, attached to the wall on the parking lot side, which will tie into the existing guardrail on Samoset Street as depicted on the plans.
The Petitioner has agreed to soften the end of the retaining wall at the exit by adding landscaping that will include salt-tolerant evergreen shrubs that will not exceed two (2) feet in height, and this landscaping is subject to the same conditions as the original landscaping on the existing Special Permit.
All prior conditions in Case 3208 remain in full force and effect.
The vote was unanimous (4-0).
Site Plan Review (cont.)
Airport Commission/Landscaping
Valerie Massard reviewed the additional landscaping that was requested by the Planning Board
Loring Tripp moved to approve notify the Building Commissioner that the site plan complies with the minimum requirements of the zoning bylaw after the following issues are addressed:
Additional shrub plantings are encouraged along the road frontage to the extent feasible; however, the landscaping plan is adequate as provided.
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.
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, approved landscaping plan, the Zoning Bylaw, and acceptable landscape practices.
The Town Engineer must approve the drainage design and system.
To construct the proposed driveways, a curb cut permit is required from the Department of Public Works.
The vote was unanimous (4-0).
Valerie Massard asked if the Board would consider reviewing the drainage plans for Hawley Avenue.
Nicholas Filla requested that the presentation of the plans and landscaping be presented at the meeting on June 13, 2005.
Administrative:
Paul McAlduff moved to approve the following street names for B505, Pickerel Pond:
Tadpole Way
Pioneer Trail
The vote was unanimous (4-0).
Loring Tripp moved for the Board to sign the Performance Guarantees for B479, Robert J. Way and B495, Mary B. Lane. These guarantees replace the passbook agreements (due to a change in the accounting structure of the Treasurer) that were previously signed by the Board; the vote was unanimous (4-0).
The Board signed the letters to be submitted to the Plymouth County Registry of Deeds and Land Court regarding the reorganization of the Board.
Valerie Massard informed the Board that Town Counsel is reviewing the Homeowner's Trust documents for the Ponds at Plymouth. The elections for the Trustees has been scheduled for June 21, 2005. Ms. Massard stated that under the Trust agreement, the Planning Board would have one representative on the Board of Trustees.
Loring Tripp moved for Paul McAlduff to be the Board's representative; the vote was unanimous (4-0).
Workshop
Orchard Hills Abutters
Atty. Edward Angley reviewed the revisions for the proposed Orchard Hills Development. At the entrance to the development, a lot has been removed and relocated to the rear of the development and the applicant is working with the abutting neighbor on a possible lot line adjustment to further buffer her property. Atty. Angley stated that one issue that needs to be addressed is the length of the dead end roads; the topography of the property would make it difficult to connect the roads.
Don Bracken, Bracken Engineering, informed the Board that the lot lines have been staked on the southeast side of the property. The applicant would be able to move the road 30 ft. at the entrance to address some of the drainage issues if a lot line adjustment is finalized. The applicant would also like to redesign the entrance to the subdivision, by relocating the sidewalk. A possible expansion of the subdivision would create an additional six to seven lots and add more open space.
Valerie Massard suggested moving the lots over further to allow for more open space buffering along the existing houses.
Mr. Bracken said they would consider moving the lots over and would also consider larger lot sizes.
Nicholas Filla suggested permanently restricting the open space.
Loring Tripp asked the applicant to provide an emergency access and to utilize the existing cart path on the site as a future amenity for a walking trail.
Robert Reifus asked that the density near the entrance be decreased and increased at the rear of the property.
Nicholas Filla stated that the Board would look forward to the public hearing next week.
Discussion:
Old Sandwich Road/Board of Selectmen Memo
The Board and staff discussed the draft of a memo to be submitted to the Board of Selectmen regarding Old Sandwich Road and amended to include the following recommendations:
To discourage through traffic, install a road circuit breaker in the vicinity of Sacrifice Road. (two preliminary alternatives are attached for the BoardPost weight limits for the approach bridges and culverts in Chiltonville.
As part of the Pinehills Community, a 392-acre nature preserve will be crated along the northern end of the property. To enhance the natural environment, pavement on this section of Old Sandwich Road should be removed and replaced with gravel.
Signage should be added north and south of the preserve stating "Caution Nature Preserve Ahead".
The intersections of 1) Jordan Road and Old Sandwich Road and 2) Beaver Dam Road and Old Sandwich Road should be posted "Caution Gravel Road - Pass at your Own Risk".
The intersections of 1) Jordan Road and Old Sandwich Road and 2) Beaver Dam Road and Old Sandwich Road should be posted with a truck weight limit - seek alternate route sign.
To monitor traffic volumes in the corridor, regular traffic counts are also recommended on 1) Old Sandwich Road in the vicinity of Beaver Dam Road, 2) Old Sandwich Road in the vicinity of Jordan Road, and 3) north of the entrance to the Talcott Estate.
Loring Tripp moved to send the amended draft memo to the Board of Selectmen; the vote was unanimous (4-0).
The Board took a five-minute recess.
Conceptual Subdivision
John Alden Road
Atty. Robert Betters presented the conceptual review for a subdivision on John Alden Road, (Map 44, lots 6-392, 6-393, and 6-394) for JCM Plymouth Acquisitions II. Atty. Betters stated that three alternatives are being considered and have been submitted to the Board; the preferred option is option three, which would require a special permit.
Randy Parker. Land Management Systems, Inc., reviewed the three options: the first option is to leave the existing single family home; the second option would require the demolition of the existing single family home in order to construct a two-family dwelling (by right); the third option is to create two lots and construct two single family homes.
Larry Rosenblum felt that none of the options were appropriate due to the constant erosion in the area.
Randy Parker stated that there is a natural stone revetment at the base of this site that is keeping the property from eroding at the same rate of surrounding properties.
Valerie Massard informed the Board that this area is experiencing an erosion rate of 2 ft. per year on average. Ms. Massard suggested that siting the structures further away from the bluff should be considered. If the duplex structures were staggered, they may not meet setback requirements. There are also conservation and grading issues with this site.
Paul McAlduff preferred the two single family structures.
Loring Tripp stated that dimensional standards allows the duplex, but if it is divided into two lots, it would require a special permit.
Nicholas Filla stated that under the special permit process, the Board could require the applicant to return for site plan approval and a landscaping plan. Mr. Filla suggested that the structures be at least 100 feet away from the bluff.
Paul McAlduff moved to recommend approval of the construction of two single family dwellings subject to a special permit and site plan review; the vote was unanimous (4-0).
William Keohan arrived at 8:30 p.m.
Conceptual Subdivison
Nestle Down (LMSI)
Randy Parker, Land Management Systems, Inc., reviewed a revised plan for a VOSD. The revised plan shows a singular road that culminates in a teardrop; eleven residential lots (one affordable housing lot); open space of 56 percent; and an increased buffer around the perimeter of the site. Mr Parker stated that he would like to move forward with the VOSD as opposed to the previously approved subdivision plan.
Larry Rosenblum questioned where the 20 ft wide emergency access was for the site.
Randy Parker showed the emergency access out to Stage Point Road.
Valerie Massard was in favor of the increase in the open space and the teardrop road as it decreases the paved area.
Paul McAlduff felt that this plan was a good compromise and was pleased with the direction of the plan.
Nicholas Filla agreed.
Randy Parker asked the Board if it would be appropriate to move forward with the filing of a preliminary plan. The Board agreed that it would be appropriate to submit a preliminary plan.
Minutes:
May 9, 2005
Loring Tripp moved to approve the minutes of May 9, 2005 as presented; the vote was (3-1) with Larry Rosenblum in abstention as he was not present at the meeting.
May 23, 2005
Paul McAlduff moved to approve the minutes of May 23, 2005 as presented; the vote was unanimous (4-0).
Loring Tripp moved for the Board to adjourn to Executive Session to discuss strategy pursuant to litigation. The Board would not resume in regular session. A roll call vote was taken - Nicholas Filla, Yes - Paul McAlduff, Yes - Larry Rosenblum, Yes and Loring Tripp, Yes. unanimous.
Approved on: June 13, 2005
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