Town of Plymouth, MA - Planning Board Minutes March 13, 2006

Planning Board Minutes March 13, 2006


	These minutes are not verbatim Board Members: Loring Tripp, III, Nicholas Filla, Larry Rosenblum, Malcolm MacGregor, and Paul McAlduff. Planning Board Alternate: Timothy Grandy Staff Members: Lee Hartmann and Valerie Massard Recording Secretary: Eileen Hawthorne Nicholas Filla read a letter to the Board announcing that he would not run for re-election to the Planning Board and that he would be running in the Spring election for a position on the Charter Commission. BOA 3352 Union Street Valerie Massard reminded the Board that the review of this case had been continued to allow the Plymouth Center Steering Committee to review the project. They have reviewed the project and submitted a favorable recommendation. Larry Rosenblum requested that the applicant create an easement for public access along the waterfront. He suggested that this could be a part of a continuous public walkway along the waterfront at some point in the future. He felt that if a 15 or 20 ft. easement along the shoreline could be provided, it would be of great benefit to the community. Tim Moll stated that there is riprap along the front of the property that would not allow safe public access. There is public access to the waterfront on the adjacent Marina property. Paul McAlduff moved to recommend approval to the Zoning Board of Appeals, subject to the following condition: The concerns of the Design Review Board and Town Engineer shall be met to the satisfaction of the Board of Appeals. The vote was (4-0-1) with Larry Rosenblum in abstention. BOA 3355 Commerce/Resnik/Christa McAuliffe Atty. Robert Betters began the presentation for a special permit with a waiver of parking requirements in order to establish a master plan to define the layout, curb cuts, and proposed uses for Map 103, Lot 14K-150. The proposed five buildings would include approximately 24,500 SF of retail space, including two restaurants and 11,500 SF of office space (no tenants have been established). Staff has recommended site plan review of each building as part of the phasing process. Atty. Betters reviewed the proposed four access points: Christa A. McAuliffe Blvd, Resnik Rd (right ingress/egress only), and two on Commerce Way with one being ingress only. The petitioner would prefer to install only one access point off Commerce Way. The traffic study that was submitted reviewed two curb cuts off Commerce Way. Atty. Betters stated that Mass Highway was contacted regarding access to their drainage area at the rear of this property. Mass Highway would not allow any drainage from this site to drain into their site. Mass Highway would however consider grading and sloping within their property subject to the approval of NStar. NStar has stated that they would not allow any changes that would impact the height or location of their structures, but would allow minimum grading. Peter Hale, Associated Engineers, reviewed the concept plan that was previously submitted to the Board, which detailed one curb cut off Commerce Way (ingress only), Resnik Rd, and Christa A. McAuliffe Blvd. The original plan had seven buildings with a long retaining wall along back of property. During the last review, the Board suggested two curb cuts off Commerce Way. The current plan reduces the number of buildings to five, removes part of the retaining wall and some of the parking, and makes the access off Resnik Rd right ingress/egress only. There have been no changes to the proposed drainage. Each site would be reviewed as a condition of the phasing plan. Nicholas Filla stated that the parking and retaining wall need to be submitted as part of the master plan process. Atty. Betters suggested returning on March 27^th to define the parking and retaining wall. Loring Tripp asked if the petitioner would participate in a comprehensive traffic study for the area. Atty. Betters replied that the petitioner has expressed a willingness to participate in a traffic study. Paul McAlduff suggested curbing and plantings on the proposed islands. Larry Rosenblum was concerned with the profile of the retaining wall and its impact from the road. He suggested that the street front landscaping and buffering would establish the tone for future projects. Paul McAlduff moved to continue the review to March 27, 2006; the vote was unanimous (5-0). Public Hearing (cont.) Town Meeting Article Lee Hartmann suggested continuing the public hearing until the next meeting as further progress is made on the design standards. Nicholas Filla requested that the North Plymouth Steering Committee be invited to the meeting. Paul McAlduff moved to continue the public hearing to March 20, 2006 at 7:00 p.m. at Cordage Park; the vote was unanimous (5-0). Lot Release Discussion Watercourse Place Valerie Massard presented a request to release a lot in the Watercourse Place subdivision. Ms. Massard recommended that lot 12-40 be released subject to the condition that the open space lot would be offered to the Conservation Commission. Malcolm MacGregor inquired whether any private conservation groups would be interested in acquiring this land. Ms. Massard replied that land gifts to private groups are now subject to endowments. Loring Tripp suggested that the transfer of the open space wait until the committee has been set up to review land options. Larry Rosenblum also felt the options should be explored further. Loring Tripp moved to release lot 12-40; the vote was unanimous (5-0). Informal Site Plan Review Colony Place/LaZBoy Chris Ladd, Cubellis Associates, presented plans for the construction of a proposed LaZBoy store and signage which would be located adjacent to Office Depot in Colony Place. The store front materials and landscaping would be in character with the rest of the building and complex. Appropriate signage would be added to the existing plyon signs. Paul McAlduff moved to recommend approval to the Zoning Board of Appeals subject to the following: The Master Plan Signage permit will require that the associated lighting for this tenant be consistent with said permit, otherwise a modification of the special permit may be required. All prior conditions remain in full force and effect. The vote was unanimous (5-0). Loring Tripp asked the owners of Colony Place if they would be willing to participate in a comprehensive traffic review of the area. Gary Darmon, Saxon Partners, replied that they would be interested in participating in the traffic study. Larry Rosenblum suggested that standards for landscaping and islands should also be included in a comprehensive study. Paul McAlduff suggested that Mr. Vogel be included in the traffic study, as development of his property would also have an effect on the Commerce Way/Rte 80 area. Mr. Darmon stated that PA Landers should also be invited to participate. The vote was unanimous (5-0). Preliminary Plan B535 Peter Hale presented a preliminary plan for subdivision of Map 100, Lot 39-16 (4.3 acres) in order to create five residential lots with open space. The residential lots would range in size from 10,000 to 19,000 SF. The open space would be approximately 95,000 SF. The lots would be accessed through a 400-ft. extension of Sleepy Hollow Drive that would end in a cul-de-sac. The property abuts Billington Sea and an open space area would be provided along the shore line. The site would be serviced by Town water and septic systems. There is an existing single family dwelling on the site. Minor excavation would be necessary to construct the road, with the material being used to fill in low areas on the proposed lots. Mr. Hale stated that when the formal filing is submitted, it will be a Village Open Space Development (VOSD) Special Permit and may have a request for waivers of width of pavement. Valerie Massard stated that Sleepy Hollow Drive is 1,800 ft. long and this petition shows an additional 400 ft. The project may require waivers for the length of the road, and there is an issue with emergency access. Ms. Massard informed the Board and the applicant that all of this is lot is in the Natural Habitat area and that the applicant should work with Natural Heritage to review the project prior to the formal submission. DPW has suggested that the intersection of Sleepy Hollow Drive, Carver Road, Federal Furnace Road and Summer Street should have a traffic signal. Ms. Massard stated that the easements already in existence as well as any proposed easements should be thoroughly reviewed. The project is also subject to review by the Conservation Commission and the Board of Health Bart Foley, 27 Sleepy Hollow Drive, was in support of the development. Linda Sylva, 33 Sleepy Hollow Drive, was concerned with the elevations and the possibility of headlights shining into her house. Malcolm MacGregor was concerned with the septic system effluent near Billington Sea and suggested minimizing lawns. Mr. MacGregor suggested decreasing the road width to 18 ft. Larry Rosenblum suggested utilizing the natural vegetation and topography as part of the design. Nicholas Filla suggested that each lot could be subject to site plan review. Mr. Filla suggested that the applicant should contact Natural Heritage as soon as possible. Paul McAlduff suggested using a low nitrogen septic system, possibly a shared system if allowed by the Board of Health. Loring Tripp was concerned with the impact on the pond, the topography and the density. Mr. Tripp suggested utilizing shared driveways instead of constructing a cul-de-sac and moving the house sites away from the pond. Paul McAlduff moved to approve the preliminary plan as complete and accurate; the vote was unanimous (5-0). Form A A4190 (Revised) This plan was submitted for the Board to resign. There was an error in the lot numbering. The Board resigned the plan. A4191 (Revised) The Board requested that the buffer area of the Rye Field be detailed on page one of the plan. Page one was submitted for the Board to resign. The Board resigned the page one of A4191. Erosion Issues Discussion Ponds at Plymouth This discussion was continued to April 3, 2006, to give staff and the representatives from Pulte Homes additional time to address the erosion issues. Administrative: B487 - Ellis Estates Valerie Massard presented a request for a performance guarantee reduction in the amount of $11,627.20. Malcolm MacGregor moved to reduce the performance gurarantee by $11,627.20; the vote was unanimous (5-0). B437 Clam Pudding Pond Lot Releases Paul McAlduff moved to release lots A-164, A-165, A-166, A-167, and 16-624; the vote was unanimous (5-0). Rye Field Lot Releases Paul McAlduff moved to release lots A-168, A-169, A-170, S-143, and S-144; the vote was unanimous (5-0). Lee Hartmann presented an amendment of decision and of restriction for Lots 12C and 12-4, now known as Lots 12D and 12-7. The lot numbers were changed by the endorsement of A4163. Paul McAlduff moved for the Board to sign the Amendment of Decision and Restriction for the above-mentioned property; the vote was unanimous (5-0). Paul McAlduff moved to adjourn at 8:50 p.m.; the vote was unanimous (5-0). Respectfully Submitted, Eileen M. Hawthorne Administrative Assistant Approved on: March 27, 2006