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Planning Board Minutes December 5, 2005
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These minutes are not verbatim
Board Members: Nicholas Filla, Larry Rosenblum, and Paul McAlduff.
Planning Board Alternate: Timothy Grandy
Staff Members: Lee Hartmann and Valerie Massard
Recording Secretary: Eileen Hawthorne
Form AA4172 Larry Rosenblum moved for the clerk to sign the plan; the vote was (3-0).
Administrative:
B505 B529/BOA 3321 Valerie Massard presented a request for the Board to sign a Lot Release for lots 1293, 1294, 1295, 1296, 1297, 1304, 1305, 1306, 1307, and 1308 and a Performance Guarantee in the amount of $325,000 for B505, Pickerel Cove.
Larry Rosenblum moved for the Board to sign the lot release and performance guarantee; the vote was unanimous (3-0).
Atty. Edward Angley presented an architectural drawing of the rear façade of the retail building to be constructed on lot 50, on Assessors Map 89, (the corner of Home Depot Drive and Long Pond Road). The Hilton Garden Inn is currently under construction on this parcel.
Paul McAldufff moved to recommend approval of the rear façade to the Zoning Board of Appeals; the vote was unanimous (3-0).
Valerie Massard presented a request to extend the road name of Harborlight Drive for the condominiums to be constructed at B529 - Chilton Park II.
Paul McAlduff moved to approve Harborlight Drive for the road extension; the vote was unanimous (3-0).
Minutes:
November 14, 2005
Paul McAlduff moved to approve the minutes of November 14, 2005 as presented; the vote was unanimous (3-0).
BOA 3304 Village Gate/Landscape Review
Nicholas Filla recused himself and left the room.
Ed Fuller presented the landscaping plan for Village Gate located on State Road, shown on Assessors Map 48, as Lots 246A, 246B, and 246C. The plan detailed the plantings materials and locations, as well as, the lighting, fencing and architecturals for the project.
Paul McAlduff moved to recommend approval of the landscape plan as presented to the Zoning Board of Appeals; the vote was unanimous (2-0).
Public Hearing Ryecroft Open & Continue to 8:00
Nicholas Filla read the public hearing notice and opened the public hearing.
Paul McAlduff moved to continue the public hearing to 8:00 p.m.; the vote was unanimous (3-0).
Public Hearing (cont.) VOSD/off Manomet Point Road (Continue to December 12, 2005)
Paul McAlduff moved to continue the public hearing to December 12, 2005, at the request of the attorney for a full Board; the vote was unanimous (3-0).
BOA 3337 Shops at 5 Way/Special Permit for Signs
John Twohig, Goulston & Storrs, Inc., presented the proposed signs for the newest building on lot 2 of the Shops at Five. The signs will cover a total of 4 percent of the wall area and will be similar to those on the existing structures.
Paul McAlduff moved to recommend approval of the signs as presented to the Zoning Board of Appeals subject to the following condition:
The illumination of the signs shall be through an indirect method, and all lighting shall be white and will not be uplit.
The vote was unanimous (3-0).
Conceptual Review Map 103, Lot 14K-150/Commerce Way
Atty. Robert Betters presented a conceptual plan for lot 14K-150 on Map 103, a 5.63-acre site, recently rezoned as mixed commerce. The property is at the intersection of Commerce Way and Resnik Road, and Christa MacAulliffe Blvd. The concept is for the construction of a planned shopping center consisting of seven buildings. (As the tenants have yet to be identified, the number of buildings and the site plan could change.) The buildings would have a combined square footage of 36,000 square feet of which 24,500 square feet would be retail (includes two restaurants) and 11,500 square feet would be office space. The conceptual plan shows 130 parking spaces, which is below the required spaces and would require a special permit. The project would be done as a master plan with a site review. Town
sewer and water would service the site. There is an existing utility easement for Commonwealth Electric along the rear of the site and a drainage easement for the Commonwealth of Massachusetts. A retaining wall varying in height from 12 feet to 30 feet would be required at the rear of the site.
Lee Hartmann stated that the Board generally supports a reduction of parking spaces and that a planned shopping center would require a special permit and review by the Board. Mr. Hartmann suggested that the applicant be encouraged to design a streetscape along Commerce Way, which would include street trees, street furniture and decorative lighting. He suggested seeking an alternative to the proposed retaining wall, possible by seeking re-grading easements from Nstar. Mr. Hartmann also suggested that the property owner contact Mass Highway to attempt to address the site drainage by modifying the existing drainage system. At some point the applicant would need to present architecturals, a pedestrian circulation system to the Board and should present the plans to the West Plymouth Steering Committee.
Mr. Hartmann stated that professionals should review a traffic design and layout, but he felt that the Resnik Road driveway should be eliminated as it is too close to Commerce Way. Mr. Hartmann also suggested that the landscaping plans should have more detail and the applicant will have to comply with the dark sky bylaw.
Paul McAlduff was concerned with the existing traffic on Commerce Way. He suggested eliminating or moving the driveway on Resnik Road further from that intersection.
Atty. Betters stated that the traffic engineers and the Town engineers would review the entrance on Commerce Way. He stated that if something could be worked out with the Commonwealth of Massachusetts, the entrance on Resnik Road may be moved away from Commerce Way.
Nicholas Filla suggested eliminating the Resnik Road entrance, putting two entrances on Commerce Way, and moving the entrance on Christa MacAulliffe Blvd between the second & third building. He also suggested moving some of the buildings closer together to eliminate a portion of the retaining wall and putting the drainage under the parking.
Larry Rosenblum suggested reviewing the traffic circulation within the site and rethinking the retaining wall to make it more aesthetically pleasing.
Paul McAlduff suggested creating a tiered retaining wall with landscaping on each tier.
The Board looks forward to further review of the project.
The Board took a fifteen-minute break.
Public Hearing Great Island Pond Nicholas Filla read the public hearing notice and opened the public hearing.
John Judge reviewed the plan for 134 lots in Phase 3 of the Great Island Community. This is the last phase of the Del Webb, 600 lot, age-restricted neighborhood. The two lots that stand alone on the plan will eventually be connected to a half moon shaped road with six additional lots (total of eight lots), which will be developed by another developer.
Valerie Massard questioned the steep topography of lots 20 and 21 and how the entrances would be constructed for those two homes.
Tony Green stated that they would probably require a retaining wall.
Nicholas Filla questioned the location of the hammerhead turnarounds for the subdivision and whether the land around Clam Pudding would be regular homes.
Mr. Judge stated that the subdivision plan shows the hammerheads and the homes around Clam Pudding would not be age-restricted.
Larry Rosenblum asked how many of the lots in the Great Island Community have been built and occupied.
Mr. Judge replied that 270 homes are occupied, with over 300 sold.
Mr. Filla asked when the new road would be accessible to vehicular traffic.
Mr. Judge stated that the road opening would probably occur in the spring. It is paved now, and will be plowed and used for emergency access until then. He also informed the Board that a walking trail may be installed along Old Sandwich Road that runs north and south and connect with other neighborhoods.
Valerie Massard suggested that the Pinehills should confirm the end of street turning radius in accordance with the master plan road design standards.
Paul McAlduff moved to approve the modified definitive subdivision plan for Great Island Pond Phase III subject to the following conditions:
All conditions listed in the approval for the Master Plan Special Permit remain in full force and effect.
The applicable Planning Board covenant with respect to this subdivision is extended for two (2) years.
Prior to endorsement, said plan will be modified to: (a) reflect appropriate turnarounds for emergency vehicles at dead-ends depicted on the plan that do not have secondary emergency access per the Master Plan for The Pinehills Community; and (b) obtain appropriate approval of road names from Engineering and Fire Chief for Planning Board review.
The vote was unanimous (3-0).
Public Hearing Ryecroft (Continued from 7:15)
John Judge presented modified subdivision plan for the Ryecroft neighborhood of the Pinehills. Ryecroft is a twenty-nine home neighborhood, a portion of which surrounds a manmade pond.
Larry Rosenblum moved to approve the modified subdivision plan for Ryecroft subject to all conditions listed in the approval for the Master Plan Special Permit and the applicable Planning Board covenant.
The vote was unanimous (3-0).
Paul McAlduff moved to adjourn at 8:20 p.m. the vote was unanimous (3-0).
Respectfully Submitted,
Eileen M. Hawthorne
Administrative Assistant Approved on: 12/12/05
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