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Planning Board Minutes April 24, 2006
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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
Form AA4196 Paul McAlduff moved for the clerk to sign the plan; the vote was unanimous (5-0).
A4197 Paul McAlduff moved for the clerk to sign the plan; the vote was (4-0-1) with Loring Tripp in abstention.
A4198 Malcolm MacGregor moved for the clerk to sign the plan; the vote was unanimous (5-0).
A4199 Malcolm MacGregor moved for the clerk to sign the plan; the vote was (4-0-1) with Nicholas Filla in abstention.
A4200 Larry Rosenblum moved for the clerk to sign the plan; the vote was (4-0-1) with Loring Tripp in abstention.
A4201 Paul McAlduff moved for the clerk to sign the plan; the vote was unanimous (5-0).
LIP & MOU Reviews
Craneview Place and Braley Lane
Loring Tripp recused himself from this review and left the room.
Bruce Arons, Director of Community Development, presented the Local Inititiative Program (LIP) and a Memorandum of Understanding (MOU) review process for any developer seeking to create affordable housing. A strategy and outline has been created that the developers will be required to complete prior to meeting with Town Boards and submitting an application to the Zoning Board of Appeals. The Community Development office will work with the developer during the review process to assist in securing an MOU for an affordable housing project. The developer will have to provide information regarding the financial feasibility of the project and will be monitored to insure that the earnings of the project do not exceed twenty percent. The Plymouth Housing Authority will maintain a list of eligible residents interested in
affordable housing, conduct the affordable housing lottery, and monitor the eligibility of residents and the sale and resale of the affordable housing units. Currently in the Town of Plymouth, an affordable unit would be marketed at $170,750. There are two projects under review for the LIP now, one on Beaver Dam Road and one on Braley Lane.
Malcolm MacGregor questioned whether the Community Development office provides advice to the proposed developer regarding the location of a project. Mr. MacGregor stated that the preferred location would be close to or in a village center. Mr. MacGregor also asked if the projects can be required to have green energy components.
Mr. Arons replied that the two sites currently under review were pre-purchased and that as the land inventory study is completed it will be easier to identify potential sites. Energy Star products are being required in the current proposals and in the future other energy friendly products may be required.
Paul McAlduff questioned what the difference between a LIP and a Chapter 40B was.
Mr. Arons stated that a typical Chapter 40B does not require Town support, whereas a LIP does.
Lee Hartmann stated that the review process for affordable housing and the monitoring process would be presented to the Board of Selectmen and the Zoning Board of Appeals.
Discussion - 40R Lee Hartmann stated that the Board had received the revised language for the design standards for the Chapter 40R proposed for Cordage Park in their agenda packets. Mr. Hartmann asked the Board to submit their comments to staff. Mr. Hartmann informed the Board that the traffic study was submitted to Cordage Park LLC and that the Town should be receiving the information shortly. Mr. Hartmann reviewed the highlights of the design standards, which include language requiring preliminary plan review, submission of a vision statement, site plan review and the ability to negotiate for off site mitigations. Mr. Hartmann stated that further review of cross sections and the massing of the site would be necessary. Mr. Hartmann suggested that lower density along the boulevard with higher density along the exterior of
the site might be appropriate.
Nicholas Filla stated that this is an incredible set of guidelines and suggested that the guidelines could be incorporated into a bylaw in the future.
Malcolm MacGregor agreed with Mr. Filla.
Larry Rosenblum questioned whether various developers would be building different areas of the site.
Mr. Filla stated that any developers would be required to adhere to a master plan that would be approved by the Board.
Mr. Rosenblum was concerned with the massing of the buildings along the waterfront and their impact from land and the ocean. Mr. Rosenblum felt the character of the development needed to be defined.
Mr. Filla stated that part of the master plan process would be to review a vision statement for the project. Mr. Filla suggested that the Board submit their comments regarding the proposed design standards to staff prior to the May 8, 2006 Planning Board meeting.
Public Hearing
B479 Nicholas Filla read the public hearing notice and opened the public hearing.
William Shaw, Associated Engineers, presented the modification of Robert J. Way, which would eliminate the cul-de-sac at the end of Robert J. Way that now connects to Shops at Five Way.
Malcolm MacGregor questioned whether the land would be incorporated into lot 23-37.
Mr. Shaw replied that the land may be combined sometime in the future.
Paul McAlduff moved to close the public hearing and approve the modification for B479 The vote was unanimous (5-0).
Conceptual Review
Off Long Pond Road
Atty. Richard Serkey began the presentation for a proposed subdivision off Long Pond Road. Currently there are two duplexes on the site. The plan calls for four duplex units on four lots near the entrance of the development with twenty single-family lots located off two cul-de-sacs, for a total of twenty-eight units. Two affordable units would be located within one of the duplexes. Emergency access would be provided through a right-of-way off Tananger Rd. The applicant has worked with the Tananger Rd residents to provide as much open space as possible and as big a buffer as possible along the rear of their properties.
Paul McAlduff suggested shortening the road and moving lots 16 and 17 in order to connect the open space with the abutting Town owned property.
Atty. Serkey stated that may not be possible because of the topography of the property.
Nicholas Filla suggested moving the two lots to the area around the kettle hole as the highway noise would be substantial if located next to the Town owned land.
Loring Tripp was concerned with the length of the proposed road and adequate emergency access.
Peter Fantoni, Cornerstone Development, stated that he could probably provide another emergency access off Gravely Hill Road.
Mr. Tripp suggested a path with a breakaway barrier might be appropriate.
Valerie Massard stated that a walking trail wide enough for an emergency vehicle with a break- away barrier could be provided.
Paul McAlduff suggested that if the lots 16 and 17 could not be relocated, a separation between them would provide access to Town owned land.
Valerie Massard stated that the open space could connect through to Nye Acres and the Elmer Raymond Playground.
The Board looks forward to further review of the project.
BOA 3363 Proctor Road
Robert Scarpello, present the request for a special permit by Omnitpoint/Tmobile to install a wireless communications facility on Map 128, Lot B4-1.
Valerie Massard stated that the location of the property is adjacent to Rte 25 and is near the Malcolm MacGregor did not support this location for a cell tower as it is located on a flight path, would be visible from many homes, and the lighting would affect the quality of life in the adjacent neighborhoods.
Paul McAlduff asked for clarification of the location.
Ms. Massard stated that it is near Bourne Road.
Timothy Grandy, Bournehurst Drive was concerned with the lighting of the cell tower affecting the surrounding neighborhoods.
Mr. McAlduff was concerned with flooding in the area.
Loring Tripp suggested smaller poles similar to the height of the high tension poles.
Nicholas Filla suggested locating the cell tower at the State owned rest area, away from the residential area. VM the rest area would be at elevation 78. You are at elevation 40.
Paul McAlduff moved for the Board
BOA 3360 Pilgrim Hill Road/Former KMart Building
Atty. Edward Angley began the continued review of the proposed signage, freestanding bank and enclosure of the garden center at the former KMart site. The traffic study that the Board was waiting to review has been submitted and was included in the BoardWilliam Shaw, Associated Engineers, reviewed the increase in the traffic counts into Dunkin Donuts with 32 vehicle trips expected during peak weekday hours and 58 vehicles trips expected during peak weekend hours, which is an 11% increase. The trips are calculated based on the queue that is possible at any given time. The one way access from Dunkin Donuts through the former KMart site will allow traffic to access West Plymouth without going back onto Samoset Street.
Malcolm MacGregor suggested that the font on the back of the building should be uniform.
Atty. Angley stated that the national logos of the tenants would be on the rear of the building. Atty. Angley also stated that there were be signage that would direct traffic to take a left at the lights at Pilgrim Hill Road.
Larry Rosenblum questioned the direction and size of the pylon sign.
Atty. Angley stated that the signs would be facing Samoset Street and would be 25 ft high.
Ms. Massard informed the Board that the traffic study is undergoing a peer review, the results of which will be available for the Zoning Board of Appeals next week.
The Board deferred action on this petition until the Dunkin Donuts review had been presented.
Ms.Massard stated that staff could present the comments from Edwards & Kelcey
BOA 3366 Dunkin Donuts
Atty. Lawrence Winokur, presented the request for a special permit for access in order to construct a commissary and distribution center for Dunkin Donuts. The building would be located at the rear of the existing Dunkin Donuts store and adjacent to the former KMart site. Sufficient parking for employees has been provided. Smaller Box trucks would access the site through the mechanized gate behind the former KMart building for deliveries to Dunkin Donuts located on the South Shore and Cape and two large trailer trucks a week would use the same access for supply deliveries. General traffic will have a one way access from the Dunkin Donuts site through the Shaws/former KMart site to Pilgrim Hill Road. Traffic mitigations are also planned to eliminate a left hand turn onto Samoset Street
William Shaw reviewed the site plan for the warehouse which would be of varying heights with a maximum of three stories in one section. The existing vegetation along the highway will remain. There will be onsite drainage and sewerage with Town water.
Atty. Winokur stated that the Design Review Board and the West Plymouth Steering Committee have reviewed and supported the petition. Atty. Winokur will be requesting the Board of Appeals to grant this petition without being contingent on the petition of Plymouth Pilgrim Hill Plaza LLC.
Malcolm MacGregor asked what part of the building would be visible from the highway and suggested that a small landscape project at the highway interchange might be appropriate.
Mr. Shaw showed the small portion of the building that would be visible through the trees.
Paul McAlduff questioned whether the trailer trucks would be backing into the bays.
Mr. Shaw replied that only the smaller box trucks will be backing into the bays, the trailer trucks will be utilizing the loading docks.
Loring Tripp moved recommend approval of the special permit to the Zoning Board of Appeals subject to the following:
The Planning Board has reserved the right to offer an additional recommendation based on the results of the traffic study peer review, which will be available prior to the Board of Appeals public hearing but were not available at the time of this recommendation.
CONDITIONS
All comments and improvements (if any) submitted by the Design Review Board are to be addressed to the satisfaction of the Board of Appeals.
Prior to issuance of a Building Permit, adequate water flow and pressure must be demonstrated, and the plans shall be revised to address the concerns of the Department of Public Works with respect to water main connections, water main looping and hydrant details per the April 13, 2006 memorandum (see file) and any concerns of the Town of Plymouth Fire Chief, to the satisfaction of the Board of Appeals.
The Petitioner is to complete the agreed-upon on-site and off-site improvements prior to a Certificate of Occupancy being issued for the warehouse facility which is the subject of this petition, as determined through peer review by the Town Engineer and townAny significant changes to the site plans that result from the traffic peer review process shall be submitted to the Planning Board for review with final approval by the Zoning Board of Appeals.
The Petitioner shall provide drainage calculations, if necessary, to demonstrate compliance with the Town EngineerThe petitioner has agreed to return with final landscaping, lighting, and architectural drawings for review by the Planning Board and approval by the Board of Appeals, prior to issuance of a Building Permit. The petitioner shall incorporate the same parking lot lighting fixtures as installed in the CVS Plaza parking area.
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 plan, Zoning Bylaw and acceptable landscape practices.
Prior to the 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 Bylaw.
The Petitioner shall agree to install a speed hump or other speed control along the driveway should excessive speeds become a problem.
The Petitioner shall document compliance with PlymouthPrior to the issuance of a building permit, the petitioner shall present documentation to the Building Commissioner that the appropriate easements and agreements are in place to allow for the shared driveways.
The vote was (4-0-1) with Nicholas Filla in abstention.
Loring Tripp moved to recommend approval of the special permits for Plymouth Pilgrim Hill Plaza LLC (#3360) subject to the following:
The Planning Board has reserved the right to offer an additional recommendation based on the results of the traffic study peer review, which will be available prior to the Board of Appeals public hearing but were not available at the time of this recommendation.
CONDITIONS:
The Petitioner agreed to submit to the Planning Board and Design Review Board for final approval by the Board of Appeals as a condition of this special permit the bank building
The lighting for the proposed signs must comply with the Prevention of Light Pollution Bylaw, and such compliance shall be documented.
Any significant changes to the site plans that result from the traffic peer review process shall be submitted to the Planning Board for review with final approval by the Zoning Board of Appeals.
Detailed traffic flow signage shall be submitted to the Planning Board for review with final approval by the Zoning Board of Appeals.
Additional site improvements are encouraged. The petitioner has agreed to return with an overall landscape and site improvement plan for review by the Planning Board with final approval by the Zoning Board of Appeals.
The petitioner has agreed to return to the Planning Board with detailed signage plans that include lighting, design, colors, and materials for BoardPrior to the issuance of a building permit, the petitioner shall present documentation to the Building Commissioner that the appropriate easements and agreements are in place to allow for the shared driveways.
The Petitioner is to complete the agreed-upon on-site and off-site improvements prior to a Certificate of Occupancy being issued for the warehouse facility which is the subject of this petition, as determined through peer review by the Town Engineer and townThe vote was (4-0-1) with Nicholas Filla in abstention.
Minutes:
Minutes of April 3, 2006
Loring Tripp moved to approve the minutes of April 3, 2006 as presented; the vote was unanimous (5-0).
Administrative:
Site Plan Revisions - Evergreen Properties LLC
Valerie Massard presented a revised landscape and site plan for Evergreen Properties LLC, Mary B. Lane.
Malcolm MacGregor moved to approve the revised landscape and site plans; the vote was unanimous (5-0).
B509 Valerie Massard presented a proposal for an entrance building with a sign for the Trails similar to the one at the entrance to the Pinehills development. The structure will house the utility boxes and help screen the view.
Malcolm MacGregor moved to approve the entrance building with signage.
Larry Rosenblum questioned the lighting for the structure.
Ms. Massard stated that the lighting would be in compliance with the dark sky bylaw but that a lighting plan could be presented at a later date.
The vote was unanimous (5-0).
B510 Covenant and Phasing Covenant
Valerie Massard presented the above mentioned subdivision plan, covenant and phasing covenant for endorsement.
Paul McAlduff moved for the Board to endorse the subdivision plan, covenant and phasing covenants for B510
B296 - Ponds at Plymouth Valerie Massard presented a request for a bond reduction in the amount of $892,270 for work completed in B296- Ponds at Plymouth.
Malcolm MacGregor moved to reduce the bond for B296
B507 - Preserve at Halfway Pond Valerie Massard presented a request for a bond reduction in the amount of $26,246.10 for work completed.
Larry Rosenblum moved to reduce the bond for B507- Preserve at Halfway Pond by the amount of $26,246.10; the vote was unanimous (5-0).
Discussions:
Gravel and Private Roads Larry Rosenblum introduced the Gravel and Private Roads Nicholas Filla requested additional time to review the proposed bylaw.
Loring Tripp moved to table the discussion until the May 8, 2006 meeting; the vote was unanimous (5-0).
Facility Master Plan
Lee Hartmann reminded the Board that there would be a joint meeting with Board of Selectmen and the School Committee tomorrow night.
Paul McAlduff moved to adjourn at 9:25 p.m. the vote was unanimous (5-0).
Respectfully Submitted,
Eileen M. Hawthorne
Administrative Assistant Approved on: May 1, 2006
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