Paul McAlduff moved to continue the review to May 8, 2006 to allow the Fire Chief
Site Plan Review
Potential LIP/Craneview Place
Loring Tripp recused himself and left the room.
Atty. Edward Angley presented the site plan review for a sixteen-unit three bedroom condominium complex. There are three existing duplexes and ten new units would be constructed (three duplexes and one fourplex). Of the sixteen units, four would be designated for affordable housing. The only waiver being requested is for density.
Valerie Massard stated that the applicant is working with the Planning and Community Development offices toward a LIP application.
Jon Henson reviewed the site plan for the Board. The site is mostly flat with a slight rise to the rear of the property. There is existing vegetation on the back slope, but little vegetation elsewhere on the property. There are no wetlands or endangered species. Currently, there are four curb cuts on Beaver Dam Road and one on Minuteman Lane. The proposed plan would eliminate three curb cuts on Beaver Dam Road and have a looped road system as a traffic calming measure. Walkways would be provided around the outside perimeter of the property. Utilities would include Town Water and an onsite sanitary system. Onsite storm drainage would be subsurface and runoff would also be handled on site. Amenities would include a bus shelter, four seating areas, courtyards, decks, ornamental
lighting, and a recreation area. A dumpster would be installed at the rear of the site near Minuteman Lane. Along the southern boundary there would be elaborate buffering and also substantial landscaping along the roadways and interior.
Ms. Massard stated that the improvements to the site would accommodate some of the drainage problems the Town has along Beaver Dam Road.
Mark Flaherty stated that he has had discussions with the Engineering Department trying to ascertain exactly where the town drainage is. He felt that the areas under the transmission line might be able to handle some of the drainage.
Larry Rosenblum suggested making the looped road one-way with the entrance off Beaver Dam Road. This would allow for a reduction in the pavement area.
Mr. Henson stated that the applicant is exploring the use of a pervious system in the parking area. He also stated that under a LIP application the financial stability of the project requires the sixteen units.
Paul McAlduff was supportive of the LIP application but was concerned with the density and traffic.
Malcolm MacGregor requested that the units be made energy affordable by using Energy Star appliances and efficient heating systems. Mr. MacGregor suggested that the applicant might apply to Massachusetts Technology Corporation for a grant.
Valerie Massard suggested that if the Planning Board was comfortable with the proposal, the plan could be presented to the Board of Selectmen with conditions.
Larry Rosenblum moved to support the LIP application and have it presented to the Board of Selectmen subject to the following:
Units should be made energy affordable by using Energy Star appliances and efficient heating systems. The applicant might apply to Massachusetts Technology Corporation for a grant. (This is included in the LIP application.)
Density of the proposed development is a concern; final landscaping and architectural information will be designed to create suitable massing and common areas.
Information regarding traffic impacts and curb cuts should be included with the application, including evaluation of the access drives as they integrate with the use of Minuteman Lane.
The vote was unanimous (3-0).
Mr. Tripp rejoined the meeting.
BOA 3368 Martingale Lane
Valerie Massard presented a request for a special permit to waive the side setback requirements in order to convert an existing attached garage to living space; add a farmerSharon LaRosa stated that she has spoken to the abutting neighbors and they have no objections to the project.
Paul McAlduff moved to recommend approval of the special permit to the Zoning Board of Appeals subject to the following condition:
The proposed structure shall not be used for dwelling purposes.
The vote was unanimous (4-0).
Site Plan Review
Potential LIP/Braley Lane
Valerie Massard informed the Board that this review was similar to the Crane View Place project in that the applicant is seeking the BoardPhil Schneider presented a revised site plan that had the four proposed units facing Braley Lane.
Valerie Massard stated that the relocation of the buildings would set aside more meaningful area on the site.
Lee Hartmann suggested that another alternative could be to have the front two units face Braley Lane with the rear two units facing each other.
Mr. Schneider stated that unit four could be set back another 14 ft. to create more open space in the between the buildings.
Mr. McAlduff suggested moving the front units closer to the street in order to give everyone a bigger yard.
Larry Rosenblum suggested off setting the buildings, make the buildings more substantial and provide more open space on site.
Loring Tripp felt that the project was moving in the right direction but suggested configuring the units to include garages and make it a courtyard setting. He suggested asking for a waiver of setback requirements. He also suggested creating a dedicated sidewalk easement along Braley Lane.
Valerie Massard stated that the DPW generally looks for a six-foot wide easement.
Malcolm MacGregor suggested that if each unit had a one car garage, it would reduce parking spaces and provide more open space. He also suggested that the units should have Energy Star appliances and energy efficient heating systems.
Loring Tripp moved to support the LIP application process with the condition that the proponents return with finalized plans.
Ms. Massard encouraged the applicant to create additional scenarios to be presented to the Board.
Mr. Tripp withdrew the motion.
Ms Massard stated that the Board could support the application and continue to work with the applicant for an acceptable design.
Loring Tripp moved to support the LIP application process with the condition that the proponents return with additional schematic plans.
The vote was unanimous (4-0).
BOA 3364 Stafford Street
Atty. Edward Angley began the presentation of a request for special permits for elderly housing and to alter a pre-existing nonconforming use and building in order to convert an existing 188-bed nursing home to an assisted living facility and to construct a new building with 45-55 units of elderly housing. The new building would be 42 ft. at the peak of the spire.
Tom Gaston, Northbridge Company, presented the site plan for the rehabiliation of the existing building into an 85-bed assisted living facility with an Alzheimers wing on the lower level, common dining areas, a beauty parlor, and a media room. The U shaped building would surround a landscaped courtyard area. The second building would have 50-55 independent living apartments (800 to 1100 sq. ft.). Each unit would have its own kitchen. A walkway would connect the two facilities.
Ed Fuller presented the landscape and drainage plans for the site. The front of the buildings would have formal landscaping around an arrival plaza and open air courtyard. Other areas would have more organic plantings. Along Stafford St. trees would be planted 30 ft. apart with low bushes in between to screen headlights. Screening along abutting residences would also be provided. Landscaped islands would be installed in the parking areas. Service access for the buildings would be to the left of the existing building. Drainage would consist of a series of catch basins with a storm water detention system at the rear. The detention area would be screened.
Michael Benet, TAT, Inc. presented the architecturals for the buildings. The roofline on the existing building will be given a more residential look with two peaks. A tower anchors the independent living building which will have shingle and clapboard siding. The roof is in excess of 35 ft. and would require an additional special permit to exceed the height. Units on the lower level would have porches for a more residential feel.
Atty. Angley stated that the comments from the Town Engineer and the Plymouth Center Steering Committee need to be discussed, therefore he requested a continuance to a future meeting. Also, DPW did not have the drainage calculations and traffic reports for review.
Tom Gaston stated that they intend to host a neighborhood meeting prior to the Zoning Board of Appeals hearing.
Paul McAlduff was concerned with the existing drop in the courtyard area and the additional parking spaces at the rear of the site.
Mr. Fuller stated that the parking spaces could be eliminated.
Loring Tripp was concerned with the height of the building and the number of units. The lighting for a three-story building would affect the surrounding residences.
Atty. Angley agreed to look at revising the architecture.
Lee Hartmann urged the applicant to carefully consider the relationship of the independent living building to the neighborhood.
The Board agreed to continue the review to a future meeting.
The Board took a five-minute break.
Conceptual Review
Map 113, Lot 24 Glen Amirault, GAF Engineering, presented a conceptual plan to subdivide a 8.5 acre lot into two residential lots. The property is a long narrow lot, a portion of which abuts Black Pond. The property would be accessed through a private way which would be improved to gravel road standards. The applicant would like to submit a definitive plan with a request for waivers for the road.
Lee Hartmann stated that staff would be more comfortable with an RDD for two lots with an open space area to be deeded to the Town.
Malcolm MacGregor felt that any work near the pond would be detrimental to the pond.
Mr. Amirautl suggested that with adequate drainage, the road could be gravel instead of paved.
Larry Rosenblum felt that a gravel road would be appropriate.
Mr. Hartmann suggested that the engineer look at the grades and how to deal with drainage. It could be a long-term maintenance issue.
Loring Tripp was concerned with the steep slopes to pond and putting a house on front parcel. He suggested an open space development with two houses toward the back of the property. He was also concerned with providing adequate emergency vehicle access.
Mr Hartmann suggested the RDD process with a request for a waiver of frontage or pork chop lots with a shared driveway might be more appropriate for the site.
Mr. McGregor suggested that Mr. Amirault work with staff on the RDD process.
BOA 3249 South Street/Landscape Plan
Jon Henson reviewed the landscape plan for the South Street condo project. The five condos will be landscaped to reflect the character and scale of the neighborhood. A precast retaining wall has been constructed along Mt. Pleasant Street to address the grade change. Additional plant material will include evergreen shade trees and ornamental trees. Porch areas will be buffered with foundation plantings. Areas for snow storage have been provided. The retaining wall along the right side of the project will be draped with foliage, with the existing vegetation in that area being maintained. Buffering along existing homes will be provided and eroding areas will be reseeded.
Valerie Massard questioned the sight distances.
Mr. Henson replied that there are adequate sight distances.
Ms. Massard stated that the $5,000 dollars to be paid to the Town for improvements to Sirrico Park have not been received yet.
Paul McAlduff questioned whether the site would have an irrigation system installed.
Mr. Henson was unsure.
Paul McAlduff moved to approve the landscape plan; the vote was unanimous (4-0).
Discussion
Access Lee Hartmann presented a request for an access determination for 25 Milford St. The subdivision was approved in 1951. It is recommended that the road be improved to the 1958 standards which require:
That the travel way be widened to 16 ft.
Six inches of binding gravel be installed.
Review and improve drainage problems if they exist.
Certification from an engineer that the improvements have been installed according to accepted practices and in compliance with the 1958 Subdivision Rules and Regulations.
Malcolm MacGregor requested that the engineer indicate that the septic and well can be located on site.
Mr. Hartmann stated he would forward the Board
Discussion
Master Plan Implementation
The Board discussed the next steps to be taken toward implementation of the master plan.
The Board agreed that priorities need to be established and an implementation plan set jointly by the Planning Board and representatives of the Board of Selectmen and the School Committee and citizens at large.
Minutes:
Minutes of April 10, 2006
Loring Tripp moved to approve the minutes of April 10, 2006; the vote was unanimous (4-0).
Minutes of April 24, 2006
Paul McAlduff moved to approve the minutes of April 24, 2006; the vote was unanimous (4-0).
Loring Tripp moved to adjourn at 10:30 p.m.; the vote was unanimous (4-0).
Respectfully Submitted,
Eileen M. Hawthorne
Administrative Assistant Approved on: June 19, 2006
