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Planning Board Minutes July 24, 2006
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Planning Board Meeting
July 24, 2006
Minutes
These minutes are not verbatim
Board Members: Malcolm MacGregor, Loring Tripp, III, Larry Rosenblum, and Marc Garrett.
Planning Board Alternate: Timothy Grandy
Staff Members: Valerie Massard
Recording Secretary: Eileen Hawthorne
Form AA4218 Marc Garrett moved for the clerk to sign the plan; the vote was unanimous (3-0).
A4219 Larry Rosenblum moved for the clerk to sign the plan; the vote was unanimous (3-0).
A4220 Marc Garrett moved for the clerk to sign the plan; the vote was unanimous (3-0).
Steering Committee Appointments
Manomet Steering Committee
Dennis Lassige
Larry Rosenblum moved to appoint Dennis Lassige to the Manomet Steering Committee; the vote was unanimous (3-0).
North Plymouth Steering Committee
As there were no applicants, the position will be readvertised.
Obery Street Master Plan Presentation
Lee Hartmann began the presentation of the Obery Street Master Plan. The committee divided the area into two segments; north and south. The residential area spans from Sandwich Street to the entrances of the Jordan Hospital and Plymouth North High School, with a second residential area on Whiting Lane, which is west of the entrance to the high school. The commercial area included the hospital and high school, County Farm, Registry of Deeds, Courthouse, nursing homes and several existing commercial businesses. Approximately 7 acres of land on Obery Street is zoned commercial with a potential for 75,000-sq. ft. of retail space.
Nicholas Filla reviewed the composition of the committee, which included residents of the area and representatives from the Board of Selectmen, Planning Board, School Committee, and County Commissioners. A public hearing was held with approximately 60 people attending to review the positive and negative issues in the Obery Street area. The comments from the public brought forth several issues for the committee to review such as the future use of the high school, increased traffic and traffic flow, maintaining the rural character of the residential neighborhoods, and limiting commercial uses in the area.
Bobbi Clark reviewed the vision statement that states Bill Marani presented the commercial goals for Obery Street as follows:
Encourage drives, open space, landscaping, and mature trees;
Maintain the Plymouth North High school site as an institutional, municipal and open space
complex;
Promote uses that enhance and compliment the economic potential and community
significance of the Obery Street area that are in harmony with park like settings; and
Promote road designs that are safe, aesthetically pleasing, and respect the surrounding
neighborhood.
Margie Burgess presented the open space and recreation goals and the residential goals as follows:
Open Space and Recreational Goals:
Provide sufficient active recreation spaces and places to meet the residential demand
for athletic fields, parks and playgrounds;
Provide sufficient passive recreation and open spaces to enhance the scenic beauty of
the neighborhood; and
Preserve existing green spaces.
Residential Goals:
Encourage roads and drives, open space, landscaping, and mature trees;
Maintain a mix of institutional, municipal, residential and open space uses on the complex the
Plymouth North High school site;
Identify, protect and preserve the characteristics of the existing residential neighborhood; and
Encourage a balanced mix of housing to meet all lifestyles, age groups and income levels of
residents of the Obery Street area.
Ginnie Davis reviewed the environmental goals as follows:
Protect and preserve the habitat resources of the County Farm and other surrounding woodlands;
Preserve existing mature trees and green spaces;
Enhance and improve stormwater drainage and allow for natural looking drainage areas;
Limit the impacts of lighting on the night-time sky;
Enhance the neighborhood character by placing utilities underground; and
Promote traffic calming in new road designs.
Mr. Filla presented the zoning goals as follows:
Provide zoning strategies that are consistent with the commercial, residential, recreation, and
environmental goals of the Obery Street neighborhood
Zoning strategies should maintain, strengthen, improve, and enhance the existing sense of the
Obery Street neighborhood; and
Maintain the Plymouth North High school site as an institutional, municipal and open space
complex.
Mr. Filla stated that the committee is continuing to work on creating an overlay zoning district and to incorporate the uses and goals that the committee has envisioned. The committee would like to make a preliminary presentation of the plan at the Fall Town Meeting with the intent that eventually an overlay district and design standards would be created.
Mr. Hartmann stated that the committee recognized that the Obery Street area is in transition and they have carefully balanced the need for change while not overwhelming the neighborhoods. The recommendation would be to create an overlay district that would encourage alternative commercial uses such as office space in a residential zone and providing reduced residential lot size for property on town water and sewer. The committee is also looking at rezoning the Neighborhood Commercial to residential (the existing uses would remain), creating a T intersection at Sandwich St, a roundabout at the intersection of hospital and high school, walking paths, completing sidewalks, rain gardens and better drainage, and developing design guidelines to maintain residential character of the neighborhood. The next steps
would include presenting the plan at Fall Town Meeting, applying for zoning changes and capital funding for sidewalks, road improvements and traffic calming measures, and creating design standards.
The Board was very supportive of the Obery Street Master Plan and thanked the committee for their time and dedication to the creation of a comprehensive plan.
Loring Tripp arrived during the Obery Street Master Plan presentation.
Public Hearing
B539 Timothy Grandy, Planning Board Alternate joined the Board for this public hearing.
Malcolm MacGregor read the public hearing notice and opened the public hearing.
Joshua Bows presented his plan to subdivide Lot 38A on Map 100 into four lots; one with an existing single family home, one new buildable lot for a single family home, one open space lot and one unbuildable lot. The unbuildable lot may be combined with an abutting lot at a future date. The existing curb cut on Summer Street would be used for a shared driveway.
Valerie Massard informed the Board that this property is adjacent to the McRae property, which was approved for a similar subdivision recently and would create an open space link from Summer Street to Town owned property. Ms. Massard suggested that grading and vegetation removal plans should be submitted, the ownership of the open space should be determined, a home-owners trust should be formed and that drainage calculations should be submitted as there is some concern that the proposed grading of the new house could affect the drainage easement and abutting property.
Marc Garrett was concerned with adequate sight distances, as Summer Street is a steep road in that area.
Larry Rosenblum was concerned with the drainage impacts to the drainage easement and abutting property.
Bill and Lynn Kelleher, owners of the abutting property presented photographs of flooding on their lot several years ago. They were concerned that the clearing and grading of the lot would impact their property. Mrs. Kelleher was concerned with retaining the vegetation to minimize the impact of runoff on her property.
Ms. Massard stated that the Zoning Bylaw requires drainage is retained on site and that the runoff would have to be contained within the site. Ms. Massard suggested that the petitioner should provide the following: plans that detail the building envelope, grading, and any trimming/cutting, drainage calculations, documents that determine the ownership of the open space and homeownerLoring Tripp moved to continue the public hearing to August 21, 2006 at 7:00 p.m. in order for drainage information to be submitted and reviewed; the vote was unanimous (5-0).
Conceptual Review
Plymouth Country Club
Mark Flaherty, Flaherty and Stefani, Inc., presented a preliminary site plan and conceptual architectural drawings for the replacement of the existing Plymouth Country Club Clubhouse. The new clubhouse would have 12,500-sq. ft., and have sprinklers and an elevator. The parking lot would be reconfigured; a landscaped island would be installed, and would provide better emergency access. The existing driveway would remain. The landscape plans have not been finalized yet. The plans will be submitted to the Design Review Board at their August meeting. Landscaping plan being developed
Kurt Raber, Brown, Lindquist, Fenuccio, & Raber Architects, Inc., informed the Board that the existing building has been maintained by the members of the club up until now and needs to be brought up to code. The new building will have a sprinkler/fire protection system and an elevator for handicap accessibility. Mr. Raber stated that the proposed building would be 6Valerie Massard stated that no special permits are required for the proposed project and that all the proposed plans will bring the building up to code.
Loring Tripp and Malcolm MacGregor felt that the height limitation should not stifle the architecture of the proposed building.
Larry Rosenblum questioned whether the building was used year round and whether it would be available for non-members to hold functions.
Mr. Raber stated that the clubhouse is mostly utilized by members playing golf in the spring, summer and fall and for occasional functions such as birthday, anniversary and Christmas parties throughout the year. They also host some golf tournaments. With the new clubhouse there is a potential for additional year round use.
Loring Tripp moved to recommend to the Building Commissioner that the proposal as submitted was favorable to the Board but that any major changes would require a formal site plan review; the vote was unanimous (4-0).
BOA 3377 Jordan Hospital Office Building
Atty. Allen Costa began the presentation for a proposed office building on the Jordan Hospital property. Atty. Costa introduced the doctors that would be leasing the property from the hospital. The building would be a three-story structure with approximately 45,000-sq. ft. of medical office space. The original filing on this property was withdrawn, the applicants met with Planning staff, Mr. Crombie, the Plymouth Center Steering Committee (PCSC) and representatives from the neighborhood. A site visit was also held with some of the neighbors. The revised plan shows a reduction in parking and the height of the building.
Alan Knight, President of Jordan Hospital, reviewed why the hospital and this addition to the hospital campus were important to the community. The hospital continues to expand in order to improve services for both patients and doctors. In 2002 a master plan was developed for the hospital site, which included this office building. Traffic studies have been shared with town consultants. Mr. Knight stated that the administration feels that having an office building on campus would be beneficial when recruiting quality doctors to practice at Jordan Hospital. Mr. Knight also stated that the building would be a taxable entity.
Wayne Pelletier reviewed the revised plan, which shows the parking lot 225-ft away from the abutting neighbors with landscaping added to screen from the abutters. The existing vegetation along the abutterBrad Cardoso, DiGiorgio Associates, presented a computerized model of the existing site, the surrounding area and what the views from various vantagepoints would be if the proposed building were constructed.
Atty. Edward Angley handed to the Board a letter from Fuss & ODr. Eric Johnson and Dr. Bernie Durante stated that the purpose is to create a community medical center - enhance patient facilities and improve patient care. The building will help to attract quality physicians and surgeons to the area.
Valerie Massard stated that although the height has been reduced, the rooftop mechanicals would be above the height limitations. Ms. Massard presented a detailed list of concerns and information that has yet to be submitted, such as landscape and lighting plans, cut and fill details, sewerage plans, details of the rooftop mechanicals, service entrances, and trash receptacles and screening. Ms. Massard was also concerned that the plans submitted were not to scale and were too small to comment on pedestrian circulation.
Lee Hartmann stated that the applicant should review the height limitations with the Building Commissioner and if a sewer line were unavailable, they would need to present an alternative plan.
Malcolm MacGregor read a letter submitted on behalf of Virginia Bramhall who was not in support of the project.
Sam Butterfield, Chairman of the Obery Street neighborhood association, on behalf of the surrounding neighborhoods spoke about their concerns with the project. Mr. Butterfield stated that there were technical deficiencies in the presentation, the area lacks the infrastructure to support the expansion, environmental design conditions have not been met, an updated master plan showing full buildout has never been submitted by the hospital, the traffic impacts and construction traffic issues have not been fully addressed in relation to the surrounding neighborhoods, the height of the building is of concern, and adequate facilities have not been addressed. Although the neighborhoods are not adverse to hospital expansion, they question whether a private medical office facility is necessary on this site.
Chuck Burrell, Steve Fairchild, Scott McKeel, Dr. Scott James, Joan Killion, and John OEleanor Maver suggested relocating the building closer to the Courthouse and Registry of Deeds buildings.
Dr. Walter Murphy, Chief of Pediatrics, stated that there has been no documentation as to the necessity of an office building at this location.
Elspeth Franks was concerned that the information has not been submitted for the Board to proceed with a full review of the project. Ms. Franks was supportive of both the hospital and the neighborhoods and suggested that a compromise between both parties could be worked out.
Malcolm MacGregor suggested that the traffic issues should be discussed at the next meeting as well as the issues raised by staff.
Larry Rosenblum stated that the road system in the entire Obery St. area needs restructuring. Mr. Rosenblum suggested that the hospital should submit a master plan for the entire site and that they may want to consider structured parking.
Marc Garrett supported the medical office building concept, but would also like to see the master plan for the site. Mr. Garrett was concerned with the application and the Environmental Design Conditions. He suggested that buffer areas should be deed restricted, landscape screening should be established to protect the neighborhoods, and the parking areas should be reviewed.
Mr. Hartmann stated that the master plan has not been submitted to the Town.
Loring Tripp felt that the presentation was missing key components that the Board needed to make an informed recommendation. Mr. Tripp suggested using visual benchmarks on the site to mark the height of the building and the areas that would be disturbed and that landscape plans should be submitted. He also suggested that the hospital should provide an MOU with the Town regarding the taxes being assessed at full market value.
Mr. MacGregor continued the review until August 7, 2006.
The Board took a five-minute recess.
BOA 3379 Water/Lothrop Streets Atty. Edward Angley began the presentation for the proposed project on the former Revere Copper and Brass site. The site is owned by the Redevelopment Authority, but is under agreement with a developer. Atty. Angley stated that sprinkler systems would be installed in the units.
Steven Silva, Coler & Colantonio, reviewed the plans for the site. Demolition, clearing and cleanup of the site are under way. There are two existing curb cuts (one on Water St. and one on Lothrop St.). The curb cut on Water St. would be eliminated and the Lothrop St. entrance would be widened. There is an underground culvert on the site and Town water and sewer would service the site. The site plan includes 30 townhouse units in five buildings a looped roadway, a proposed bike path. Drainage would be contained in subsurface detention galleys. Adequate water pressure has yet to be determined.
Patrick Mulvey-Welsh, TLCR Architecture, presented the architecture for the units. The units in each building would have varied rooflines and facades. The units would be two bedrooms with the master suite on the second floor. The outer units would be located close to the street.
Kathryn Molina, Molina Highway Design Group, presented the landscape plan. The landscaping for each unit would be varied to give a distinct look to each yard, evergreen trees would be planted to block the winds from the north and west, native species that are salt and wind tolerant would be used, and stone walls would be installed on street edge with chain and bollard fencing on top.
Atty. Angley stated that the applicant has been working with Community Development to define the inclusionary housing. A concern is that the residents of the affordable units may not be able to afford the condo association fees. One suggestion was to provide funds for affordable housing in lieu of constructing the three units on this site, but there is a deed restriction in the Brownfield grant agreement that requires the affordable housing to be built on site. The applicant is waiting for information from the Attorney Generals office as to whether the agreement could be amended to allow any flexibility regarding the affordable housing.
Valerie Massard stated that if the project were approved, the extent of work that would be allowed before the affordable housing issue is resolved should be established.
Loring Tripp preferred that the affordable units be constructed on the site. Mr. Tripp suggested that the affordable units could pay condo fees at an equal percentage of the units selling price.
Mr. Hartmann stated that the Housing Authority has a proposal to create 40 additional age-restricted affordable housing units at 130 Court St. Mr. Hartmann suggested that any funds provided in lieu of affordable housing from the Copper Cove project could be designated for use at the 130 Court St. site.
Valerie Massard informed the Board that the information in the staff report does not reflect the amended petition that has been submitted to request a special permit in order to expand, enlarge, and reconstruct a nonconforming use. The density on the site is 17.6 units per acre, the setbacks have been reduced and the floor to area ratio is proposed at 0.75, and would be in compliance with the Waterfront District, the coverage is approximately 54 percent of the lot, and the parking is in compliance and there are five foot offsets between the buildings. They are consistent with the design guidelines in regards to the minimum square footage required in each unit, the architectural details for multi-families and the roof pitch. Ms. Massard requested information regarding the density of surrounding properties.
Mr. Mulvey-Welsh replied that the density is consistent with other properties in the neighborhood.
Ms. Massard stated that DPW has not submitted comments at this time and the Plymouth Center Steering Committee was supportive, but would like to see more of a waterfront theme. Ms. Massard stated that in addition to reviewing landscaping plans in more detail, there is a concern as to whether the interior traffic flow on the site provides adequate emergency vehicle access.
Mr. Hartmann felt it was important to note that the clean up of hazardous materials on the site is being done through the Redevelopment Authority and that although the density is a little higher than normal, it will be a great improvement to the eyesore that was just demolished.
Larry Rosenblum was disappointed with the presentation and the inadequate technical information. Mr. Rosenblum felt that the project was too dense for the site - that the density should be lowered, more open space should be created, an amenity should be added, the size of the units needed to be defined and the dimensions of parking areas should be provided.
Marc Garrett was also concerned with the density and felt that a commercial component could be added to create a mixed-use development.
Mr. Hartmann replied that the one bid that was submitted for the site was for residential units. The residential market is the only use that would support the clean up of the site.
Atty. Angley felt that a commercial use in that area would not survive.
John Iredale, the developer stated that they did consider other uses on the site, but that residential supports the project.
Loring Tripp felt that the density was appropriate for the area and that the additional population would help to support the businesses in the downtown area. Mr. Tripp was concerned with the uncertainty of the affordable housing component.
Malcolm MacGregor was concerned with the density, the lack of open space and the turning radius.
Larry Rosenblum moved to continue to August 7, 2006; the vote was unanimous (4-0).
Minutes:
None
Administrative:
Master Plan Implementation
Continued to August 21, 2006.
B520 Loring Tripp moved for the Board to endorse the Tri Party Agreement for a bond in an amount not to exceed $541,000.00 and a lot release for all lots in the Beaver Dam Ridge Subdivision once a plan of action has been implemented to address the issues on Hollis Rd.; the vote was (3-0-1) with Marc Garrett in abstention.
B304 - Chilton Park
Marc Garrett moved to release lots 11-1 and 11-2 in the Chilton Park Subdivision; the vote was unanimous (4-0).
B511 Loring Tripp moved to release the guarantee funds for work completed in the Bassett
B500 - LuzettaLarry Rosenblum moved for the Board to endorse lot releases for the original owner and the current owner for lots 29C-1, 29C-2, 29C-3 and 29C-4 and a guarantee agreement in the amount of $500.00; the vote was unanimous (4-0).
Harbor Planning Update
Marc Garrett informed the Board that he has been very interested in assisting in the development of a comprehensive harbor plan and has had several discussions with Mr. Crombie. DPW has received grant funding for projects related to harbor improvements. Mr. Garrett offered to be the BoardLoring Tripp moved to appoint Marc Garrett as the Planning Board liaison for any harbor planning undertaken by the Town; the vote was unanimous (4-0).
Pilgrim Necklace Group
Marc Garrett moved for Larry Rosenblum to become the Planning Board liaison to the Pilgrim Necklace Group. Mr. Rosenblum would be replacing Valerie Massard. The vote was unanimous (4-0).
Loring Tripp moved for the Board to draft a letter to the Town Manager, Board of Selectmen and DPW advising that the above-mentioned change is taking place as Ms. Massard has been excluded from several of the meetings of the group; the vote was unanimous (4-0).
Loring Tripp moved to adjourn at 11:55 p.m.; the vote was unanimous (4-0).
Respectfully Submitted,
Eileen M. Hawthorne
Administrative Assistant Approved on: ________________
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