the meeting. – Open Meeting Law – Section III.
Board Members: Malcolm MacGregor, Paul McAlduff, Loring Tripp, III, Larry Rosenblum, and Marc Garrett.
Planning Board Alternate: Timothy Grandy
Staff Members: Valerie Massard
Recording Secretary: Eileen Hawthorne
Form A’s:
A4221 – Map 14, Lot 6 (3.58A) – subdivide into lots 6A (.76A) and 6B (2.82A)
Paul McAlduff moved for the clerk to sign the plan; the vote was unanimous (5-0).
A4222 – Map 76, Lot 28D (85.39A) and 31 (9.05A) – Lot line adjustment to create lots 28E (83.33A) and 31A (11.11A)
Marc Garrett moved for the clerk to sign the plan; the vote was (4-0-1) with Loring Tripp in abstention.
A4223 – Map 56, Lots 71-300 & 71-302 (6,098 sf), 71-304 & 71-306 (6,098 sf) and 71-458 (42,000 sf) – Lot line adjustment to create lots 71-461 (40,100 sf) and 71-462 (14,097 sf)
Loring Trip moved for the clerk to sign the plan; the vote was unanimous (5-0).
A4217 – Map 58, Lots 22-16 (1.03A), 22-17 (1.34A), 22-18 (1.21A), 22-19 (.57A), and 22-22 (14.56A), Roxy Cahoon Rd– Lot line adjustments to create lots 22-23 (.92A), 22-24 (1.01A), 22-25 (1.15A), 22-26 (1.10A), and 22-27 (15.30A)
Paul McAlduff moved for the clerk to sign the plan; the vote was unanimous (5-0).
Planning Board
Committee appointees/designee/liaison review
The Board reviewed a list of committees that each has been appointed to or is a designee/liaison to and voted as follows to update the list:
Loring Tripp moved to appoint Larry Rosenblum to the County Re-use Committee; the vote was unanimous (5-0).
Paul McAlduff moved to appoint Loring Tripp to the Plymouth Development Corporation; the vote was unanimous (5-0).
Loring Tripp moved to appoint Malcolm MacGregor to the Plymouth Center Steering Committee; the vote was unanimous (5-0).
Paul McAlduff moved to appoint Marc Garrett to the West Plymouth Steering Committee; the vote was unanimous (5-0).
Nicholas Filla will remain as the Planning Board’s designee to the Obery Street Master Plan Committee.
Loring Tripp stated that the Sewer Advisory Committee was a temporary committee and has finished their charge.
Paul McAlduff has volunteered to be a representative to the Affordable Housing Committee.
The Board reaffirmed that the Board of Selectmen’s representative to the West Plymouth Steering Committee is Allan Cotti.
Review of Steering Committee Charges
The Board reviewed the charges for each of the steering committees.
Larry Rosenblum stated that he would like to see each steering committee represented by people who live and/or have businesses in the village center area.
Paul McAlduff felt that every resident should be represented, even those outside the village centers. Mr. McAlduff stated that there was a development that fell between the Cedarville Village Center and the Manomet Village Center and the applicant met with both steering committees.
Loring Tripp suggested that the chairman of the Planning Board attend steering committee meetings several times a year, hold frequent meetings with the committee chairs, and have each chair person attend a Planning Board meeting at least once a year to give the Board an update on the committee’s activities. Mr. Tripp stated that there are existing documents that address the inclusion of the outlying areas under each steering committee.
Larry Rosenblum suggested that the reference to Town Meeting members being ex-officio members of the steering committee should be removed as they have no bearing on the steering committees. Mr. Rosenblum suggested creating arbitrary lines that divide the whole town of Plymouth and defining the Pinehill’s Development as a village center.
Malcolm MacGregor supported removing Town Meeting members as ex-officio members of the steering committees, but preferred to leave the residency requirements up to the Planning Board to be determined on an individual basis.
Marc Garrett felt that having Town Meeting members involved was invaluable.
Valerie Massard stated that it would take Town Meeting action to change the boundary lines and may cause conflict with the Zoning Bylaw. The steering committees are encouraged to review any projects proposed for their areas.
Paul McAlduff suggested that the steering committees should enforce the attendance policy and if a member misses 3 or more meetings, it should be reviewed by the Planning Board.
Conceptual Review
Braley Road/LIP Application
Phil Schneider presented three revised plans detailing layouts for the four units proposed under a LIP application. The preferred alternative showed unit one with access off Braley Lane and units two, three, and four with access off Fieldstone Way. A hedge and fence line would provide privacy screening between units one and two and three and four. The State will be reviewing the site on Thursday, August 10, 2006.
Valerie Massard stated that the original plan showed four units near the center of the site with a courtyard effect. The Selectmen have supported the LIP application, which is now being reviewed by the State. The next step would be for the applicant to be filed with the Zoning Board of Appeals.
Marc Garrett was supportive of the preferred alternative. He liked the layout and the angle of unit four.
Larry Rosenblum suggeseted using a single curb cut for units three and four, which would shorten the driveway for unit three, and create a larger open area as well as, utilizing a single curb cut for units one and two.
Mr. Schneider stated that the objective was to make each unit as private as possible.
Paul McAlduff and Loring Tripp were supportive of alternative one.
Marc Garrett moved to support the conceptual site plan as shown in alternative one, based on the geometry of the site and the siting of the buildings.
Loring Tripp requested that site and landscape plans be presented when the Board reviews the Zoning Board of Appeals application.
The vote was unanimous (5-0).
Site Plan Review
1 Scobee Circle
Paul Fellini, Merrill Associates, and Gene Raymond, Raymond Design Associates, presented the site plan review for a proposed medical office building on Map 103, Lot 14K-148. The three story masonry veneer building would have a footprint of 6,630 sq. ft. with a total of 20,400 sq. ft. The building has been relocated to provide a setback of 55 ft from Scobee Circle and 69 ft. from Resnik Road. Due to elevation changes, one story would be below grade and have a separate parking area. Impervious coverage has changed to 43,000 sq. ft. with an increase in parking spaces to 63 spaces. There will be two entrances to the site. The Fire Department has reviewed the site plan and is supportive. Natural Heritage has reviewed the proposed project and has submitted a letter that they do not object to
the proposed plan as presented. The interior of the building has been redesigned to provide storage in the basement area instead of the attic space. A sewer connection would be installed on Resnik Road. The landscape would consist of shade and ornamental trees with ground cover on the slope. The applicant has worked with the Town’s Engineering Department regarding the stormwater management, but has not received any comments back.
Valerie Massard recommended that the landscape plan should show the size and caliper of the trees as well as the irrigation system and the project should be in compliance with the dark sky bylaw. The building is in a 5 story overlay district and therefore there are no issues with the proposed height of the building
Larry Rosenblum requested that sections of the site and a landscaping plan should be presented. Mr. Rosenblum felt that any proposal with an elevation change of 10 percent or more should be required to present sections.
Lee Hartmann stated that the information the applicant is required to submit is defined in the Zoning Bylaw and any change would require Town Meeting action.
Larry Rosenblum moved for the Board to review a change to the Zoning Bylaw regarding submissions of projects with substantial vertical elevation changes; the vote was (2-1-2) with Malcolm MacGregor and Marc Garrett in abstention and Paul McAlduff in opposition. No action was taken.
Loring Tripp suggested a reduction in parking.
Mr. Garrett was concerned with the survival of the wetland species.
Mr. Raymond stated that he would convey that concern to the landscape architect.
Mr. Fellini reviewed the retaining walls on the site. The largest is ten feet high, with others approximately seven and four feet in height.
Malcolm MacGregor questioned whether the earth material from cuts and fills would be contained on site or whether would be removed.
Mr. Fellini replied that the majority of material would be shifted on site with approximately 50 percent of the material within the building area is to be moved off site.
Loring Tripp moved to notify the Building Commissioner that the site plan that the site plan complies with the minimum requirements of the Zoning Bylaw after the following issues are addressed, and: Per Section 205-17D(3) of the Zoning Bylaw, the Planning Board also finds that the entire lot has appropriate provisions for shared parking, access and utilities and as such may reduce the parking space requirement of Section 205-23 by 33% in the LI zone.
The size and exact species of trees should be delineated. Trees 2 ½ inches in caliper or greater are recommended, with irrigation installed.
Prior to 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 By-law and the approved site plan.
Lighting is to comply with the Light Pollution Bylaw.
Compliance with the Prevention of Light Pollution Zoning Bylaw must be documented.
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 site plan, the Zoning Bylaw, and acceptable landscape practices.
The Town Engineer must approve the drainage design and system.
The vote was unanimous (5-0).
Malcolm MacGregor suggested that the Board consider adding a section to the existing bylaw regarding site plan review submission requirements.
Loring Tripp and Marc Garrett were supportive.
Public Hearing
B437 – Pinehills LLC Modification
Malcolm MacGregor read the public hearing notice and opened the public hearing.
John Judge, Pinehills LLC, presented the proposed plan that would eliminate the remaining 60 buildable house frontage lots. Under the Osmud there were 140 underlying frontage lots.
Valerie Massard stated that Pinehills has created the colored plans to help visualize the proposed modification. The red defines future development, the dark green is covenanted open space and the light green is future open space. The plan also shows changes to the road layouts with the cul-de-sac islands becoming part of the road instead of open space and layout adjustments on Long Ridge Road, Golf Drive, and Old Tavern Trail.
Larry Rosenblum questioned what the white area defined.
Mr. Judge replied that the lot lines in that white area are not being revised.
Loring Tripp asked what the status of the layout in the Sacrifice Rock area was.
Mr. Judge replied that the Pinehills is ready to construct either of the proposed circuit breaker layouts, but has never received final guidance from the Town.
Mr. Rosenblum stated that the Private and Gravel Roads Bylaw is awaiting the approval by the Attorney General. Once it is approved, a committee will be formed that will review the proposed circuit breaker plans and that Mr. Judge should contact the DPW department.
Mr. Tripp stated that the Planning Board has purview over the paving of a public way. Loring Tripp moved to close the public hearing; the vote was unanimous (5-0).
Mr. Tripp moved to approve the modification to the subdivision plan subject to the following:
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 of the plans: (a) topographic conditions at the proposed road layout adjustments, existing and proposed, with supporting road profile information, will be submitted for final approval; (b) plans will be revised to reflect current Bylaw sections in the parcels affected by the modifications to road layouts in item 4b (layout adjustments on Long Ridge Road, Golf Drive and Old Tavern Trail) will be submitted to the Planning Board.
The vote was unanimous (5-0).
BOA 3373 – Andy Cimbron
Cedarhill Park Dr/Gym Expansion
Loring Tripp recused himself from this review and left the room.
Atty. Robert Betters presented the proposed plans for special permits in order to construct a total of 34,000 sq. ft. in two attached recreational buildings with associated parking and utilities. One building would have a fitness center and the other building would have an indoor pool.
The site is at the end of Cedarhill Park Drive cul-de-sac and abuts Route 3. Atty. Betters presented a rendering of the proposed brick façade buildings. Staff’s concern with the parking spaces have been addressed by eliminating several of the parking spaces closest to the entrance of the lot and by providing two way circulation around the parking on the south side of the property. A detailed landscape plan has been submitted. The applicant has accepted the conditions in the staff recommendation.
Valerie Massard felt that the buffer from Rte 3 would be of interest to the Board. During the public hearing for the subdivision, Atlantic Engineering presented photographs of the buffer and elevations of the site. The current plans show architectural and landscape changes to the plans that were presented during the conceptual review. The building façade has been improved and green space has been provided in the power line easement area and additional green space has been provided in front of the building by eliminating and island.
Marc Garrett asked what the building treatment on the Rte 3 side would be.
Steve Kotowski, Webby Engineering, replied that the majority of the rear portion of the building would be inset into the slope and any visible portion of the building would have the same brick façade as the front of the building.
Mr. Rosenblum questioned the visibility of the rear of the building as the parking lot and the highway are at the same grade.
Ms. Massard stated that there is a wide swath of trees buffering the site from the highway as well as a steep berm.
Atty. Betters offered to request the materials from Atlantic Engineering that were presented during the subdivision review and present it to the Board at a future meeting. At that time, the landscape architect may be available to present the landscape plan.
Marc Garrett moved to continue the review to August 21, 2006; the vote was unanimous (4-0).
Loring Tripp rejoined the meeting.
The Board took a five-minute break.
Public Hearing
B540 – Zion Hills VOSD
Malcolm MacGregor read the public hearing notice and opened the public hearing.
Valerie Massard suggested continuing the public hearing as the inclusionary housing component has not been submitted by the applicant.
Atty. Richard Serkey, stated that the petition requires two types of action: special permits for a VOSD, adequate facilities and inclusionary housing as well as approval of a definitive subdivision plan. The applicant has tried to provide as much green space as possible between the road layouts and the abutting subdivision on Tananger Road and has met with abutting residents. The developer could put in 40 units, but this proposal is for 28 units including the affordable housing.
John Churchill, JC Engineering, stated that the site is approximately 20 acres and is off Long Pond Rd. There are two existing duplexes on the site with driveway access off Long Pond Road. The plan submitted details a 24 lot proposal with 28 units; four of the lots would have duplexes and twenty lots would have single family dwellings. The applicant is working with Mr. Arons in Community Development to define the inclusionary housing and would like the Board to consider a revised plan with 25 lots and 26 market units. The plan has been designed to work with the existing topography as much as possible. There are not wetlands on the site and the site is not in a Natural Heritage area. Emergency access will be provided in three locations. There are two small retaining walls proposed for the entrance. Waivers have been requested including pavement width of 20 ft, and cape cod berms instead of sidewalks, with an estimate of $300,000. Exisitng kettle holes with leaching
structures would be utilized for drainage on the interior of the site and catch basins would be installed for drainage at the entrance to the site. An access area to abutting Town of Plymouth property has been provided off the rear cul-de sac.
Valerie Massard stated that staff didn’t review the plan in detail as the inclusionary housing component has not been submitted.
Joseph Murphy questioned what the use of Gravely Hill Road would be and whether a fire gate would be installed at the emergency access through the Tananger Road subdivision.
Mr. Churchill replied that Gravely Hill Road would not be used for construction vehicles.
Valerie Massard stated that the Board will review the installation of a fire gate.
Jeffrey Hall was concerned with the location of a drainage easement less than 150 ft from his well.
Anne Skelly, Cedarville Steering Committee, reviewed the Committee’s position that sidewalks are necessary within the subdivision and should also be installed on Long Pond Rd, a safe bus stop should be provided, a landscape plan should be submitted, setbacks and buffers should protect the existing homeowners, a maintenance plan should be provided for street sweeping and landscape care, and a path from the rear of the subdivision to the Elmer Raymond Playground should be provided.
Kevin Ward was concerned with drainage and traffic issues.
Paul McAlduff suggested decreasing the road width to 18 ft. and installing sidewalks. He also suggested installing gravel covered with dirt and grass on the emergency access areas.
Loring Tripp moved to continue the public hearing to September 11, 2006 at 7:15 p.m.; the vote was unanimous (5-0).
Loring Tripp suggested setting a policy that the Board would only review cases in which the filing is complete.
BOA 3379 – The Karsten Company
Water/Lothrop Streets – (former Revere Copper & Brass site)
Catherine Melina, presented a revised landscape and lighting plan. The changes included enhancing the open space by moving the culvert and adding more open space in the center of the site.
Atty. Edward Angley showed the revised emergency access. Atty. Angley stated that the revised plan shows the moving of the culvert, but the ecological effect of doing so has not been fully explored
Marc Garrett informed the Board that the Conservation Commission has made a finding that Cold Spring Brook is an intermittent stream and therefore not subject to the Rivers Protection Act.
Valerie Massard stated that the Board received copies of notes from the last meeting and that the recommendation has been revised to reflect an existing non-conforming use. The hazardous buildings on the site have been razed and the contamination is being cleaned up. The project will provide green space where there is none. The DPW staff report has requested movement of the culvert, but it is difficult to assess the impact of moving the pipe.
Dean Rizzo, Redevelopment Authority, stated that they have been working on the revitalization of this site for eight years. The proposed project would clean up a hazardous site and improve a nonconforming use. The RKG report identified the three best uses for the site as residential. This project is a dense development, but they are looking at it as an urban redevelopment; a blighted property that had no green space and is in an urban downtown district. The addition of these structure to the Town’s tax roll would be an economic benefit to the Town and the two bedroom units would have minimal school impact.
Chet Bagney, Redevlopment Authority, stated that this project is a benchmark for the revitalization of the waterfront.
Mary Ryan, supported the construction of residential units and the improvements to the site.
Paul McAlduff was supportive of the proposal.
Larry Rosenblum hoped that the culvert could be realigned and that an extension of the bikepath would be beneficial. Mr. Rosenblum suggested adding an amenity to the site and creating meaningful open space.
Patrick Mulvey-Welsh stated that each unit would have a two car garage underneath the structure and some guest parking has been provided.
Malcolm MacGregor suggested that reversed units would take advantage of the view.
Mr. Mulvey-Welsh replied that it is preferable to place the bedrooms on the second floor away, from street level as a noise buffer.
Mr. MacGregor still felt that the project was too dense, but that the plan was an improvement to the site.
Mr. Garrett was disappointed that there was no commercial component.
Lee Hartmann suggested that in the advisory recommendation a condition could be included to allow 10 percent of the buildings to be used for office space.
Loring Tripp was supportive of the project.
Atty. Angley assured the Board that all the technical issues wiould be addressed.
Loring Tripp moved to recommend support of the project as presented with the Zoning Board of Appeals addressing the DPW issues and returning for further review if the culvert is moved.
Atty. Angley agreed to meet with staff to review the conditions.
The vote was unanimous (5-0).
BOA 3377 – Plymouth DOB LLC
Jordan Hospital Office Building
Valerie Massard informed the Board that the petitioners have asked for a continuance.
Loring Tripp moved to continue to a date and time uncertain; the vote was unanimous (5-0).
Appointment – John MacLeod
Priscilla Beach Road Compliance
Valerie Massard informed the Board that there was no review to be presented at this time.
Minutes:
July 24, 2006
Loring Tripp moved to approve the minutes of July 24, 2006; the vote was (4-0-1) with Paul McAlduff in abstention.
Administrative:
B526 – Alpine Road
Loring Tripp moved to release $10,000 from the guarantee account as there is a pre-existing subdivision road and a homeowner’s association is not necessary; the vote was unanimous (5-0).
Paul McAlduff moved to adjourn at 10:45 p.m.; the vote was unanimous (5-0).
Respectfully Submitted,
Eileen M. Hawthorne Approved: August 28, 2006
Administrative Assistant
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