Valerie Massard began the review for Twin Pines Farm, for a Comprehensive Permit under M.G.L. Chapter 40B, Sections 20-23. The application proposes to construct 20 attached townhomes with 2 bedrooms, 1.5 baths and 2 parking spaces on approximately 2.88 acres. Ms. Massard reviewed the BoardProject's rural location.
Density of the proposed development is too high. The number of bedrooms is presented as two bedrooms per unit, and should be limited to two bedrooms in the future.
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, including pedestrian crossing of Carver Road.
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, including visitor parking.
The West Plymouth Steering Committee and a West Plymouth Citizens Group shared many of the same concerns. Ms. Massard noted that the original proposal was for twenty-four units and the density of the project was reduced by four units.
Atty Robert Betters, stated that the Zoning Board of Appeals has scheduled a public hearing for the application for November 9, 2005. Atty. Betters stated that the most significant change in the project is the reduced density. Atty. Betters informed the Board that the design of the septic system would allow for six of the units to be expanded to three bedroom units.
Al Skomiel, the proponent, reviewed the location of the site for the Board and presented a revised site plan showing 2 four unit clusters close to Carver Road with 4 three unit clusters behind them. The two rear clusters would have parking beneath the units. There would be two assigned parking spaces for each unit with 12 visitor parking spaces.
Nicholas Filla reminded the applicant that the Board had requested a contour plan and proposed grading plan.
Mr. Skomiel stated that he has preliminary grading and septic plans, but did not bring them to this meeting.
Ms. Massard stated that the Board could pass along its concerns regarding the grading and drainage to the Zoning Board of Appeals.
Mr. Skomiel presented the landscape plan. There will be community gardens on the site and buffering of 20 ft. around the perimeter of the site with the exception of one 14 ft. area. A six foot, Versaloc retaining wall will be constructed at the rear of the property.
Malcolm MacGregor inquired about the maintenance plan for the vegetation and the Board of Health requirements regarding nitrogen loading.
Mr. Skomiel stated that the condo association documents would address the maintenance of the landscaping and pumping of the septic tanks.
Ms. Massard stated that under Title Five requirements, there would be a fifty percent overall reduction in the nitrogen loading on the site. A condition could be suggested for a certain standard. The project may also be subject to the wetland bylaw.
Loring Tripp was in favor of the reduction of units, but suggested that a site closer to a village center would be more appropriate for a project of this size. Therefore, he would not support the project. He also suggested that the site could have more amenities for the residents.
Neighbors still had concerns with increased traffic, on site parking, and the possibility of expanding six of the units to three bedrooms.
Bob Engler stated that the increase in bedrooms is a matter of negotiation with the Zoning Board of Appeals.
Ms. Massard stated that the traffic study would be sent out for peer review.
Mr. Tripp suggested that staff obtain accident reports for this area from the Police Department. He also suggested that a well for irrigation should be revised to capture some of the runoff.
Mr. Skomiel stated that the traffic study submitted was based on twenty-four units. He will have his traffic engineer at the public hearing to address any questions.
Mr. Tripp suggested that the applicant vary the colors of the clusters to create a village feel.
Nicholas Filla suggested eliminating the six units at the rear of the site in order to protect the wetlands and that the applicant should increase the buffered areas.
Nicholas Filla suggested that staff compile a list of all the Boards concerns and suggestions and present it for review at the next meeting
Paul McAlduff moved to continue the review to October 31, 2005; the vote was unanimous (4-0).
The Board took a five-minute recess.
Conceptual Review Commerce Park
Atty. Robert Betters began the conceptual review for an outlet shopping center on Lot 1-27 on AssessorRob Barsamian, OVP Management Inc., informed the Board that the proposed outlet center would consist of approximately 455,000 sq. ft. of retail including a food court, surrounded by parking. The interior of the site would have entertaining venues which would be used during sponsored events held throughout the year and for community activities. The proposal was reviewed by the West Plymouth Steering Committee and Town staff. The center would be similar to the Settlers Green Outlet Village in North Conway, New Hampshire. The connector road from Rte. 80 to Rte. 44 would be maintained.
Valerie Massard informed the Board that a new traffic engineer has been hired to address the changes in the traffic patterns.
Nicholas Filla suggested connecting this site with the West Plymouth Plaza site.
Mr. Barsamian stated that there were a couple of places a connection could be made, but it the owners of West Plymouth Plaza would have to agree.
Loring Tripp suggested that buildings C & E be moved back to provide a roofed space for public gatherings and a village green area. Mr. Tripp encouraged creating a pedestrian friendly site. He also suggested that the Transfer of Development Rights (TDR) could be utilized to create a mixed use site with retail and work force housing. He suggested that grants and subsidies could be available for a mixed use project.
Roy Smith, BSC Group, reviewed the traffic flow on the site and the proposed connector road. There has been a reduction in curb cuts from the previous plan, which Mass Highway will review. There will be a MEPA filing with an EIR.
Jim Nicholson, WPSC questioned the extent of the traffic study.
Mr. Barsamian showed fifteen different traffic areas that are being studied.
Nicholas Filla requested that the applicant submit reduced copies of the colored renderings to the Board.
Neighbors were concerned with adequate buffering from residential homes and the possibility of additional traffic through the adjacent neighborhoods.
The Board looks forward to further presentations.
Site Plan Review Convert Office Space to Residential
Don Bracken, Bracken Engineering, began the presentation that the Board had requested regarding the architecturals and landscaping for the mixed use structure on the corner of Sever and Russell Streets. There are two scheduled meetings with the Historic District Commission. Bill Forniciari, Forniciari and Noseworthy, Inc., presented photos of existing and previous structures in the area. Mr. Forniciari reviewed the elevations for the building and the proposed landscaping.
Loring Tripp moved to recommend approval of the site plan to the Building Commissioner subject to the following conditions:
Compliance with the Prevention of Light Pollution Zoning Bylaw must be documented. Lighting details should be submitted.
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; and a Registered Landscape Architect or other qualified licensed professional must certify that the required landscaping has been installed; all according to accepted practices and in compliance with the Zoning By-law and the approved site plan.
Compliance with ADA requirements must be documented.
The Town Engineer must approve the proposed drainage design and calculations.
Internal sprinkling and fire alarm systems must be provided if required by the Fire Chief.
The vote was unanimous (4-0).
Loring Tripp moved to adjourn at 10:35 p.m.; the vote was unanimous (4-0).
Respectfully Submitted,
Eileen M. Hawthorne
Administrative Assistant Approved on:________________
