These minutes are not verbatim – they are the secretary’s interpretation of what took place at the meeting. – Open Meeting Law – Section III.
Board Members: Malcolm MacGregor, Paul McAlduff, Loring Tripp, III, and Marc Garrett.
Planning Board Alternate: Timothy Grandy
Staff Members: Valerie Massard and Caroline Quidort
Recording Secretary: Eileen Hawthorne
A4225 Revised – Map 43, Lot 13 (2.16A), Bay Shore Drive – Subdivide into lots 13-3 (.80A) and 13-4 (1.36A)
Paul McAlduff moved for the clerk pro-tem to sign the plan; the vote was unanimous (4-0).
A4229 – Map 27, Lot 24-8 (1.03A) – Subdivide into lots 24-10 (24,639 sq. ft.) and 24-11 (20,023 sq. ft.)
Paul McAlduff moved for the clerk pro-tem to sign the plan; the vote was unanimous (4-0).
A4228 – Map 48, Lots 38-21 (5,887 sq. ft.) and 38-22 (5,500 sq. ft.) – Lot line adjustment to create lots 38-21A (8,637 sq. ft.) with remainder to become 38-22A (2,750 sq. ft.)
Loring Tripp moved to take no action as the plan would make an existing non-conforming lot more nonconforming; the vote was unanimous (4-0).
A4227 – Map 11, Lot 25A (11.1A) – Subdivide into lots 25A-1 (9,094 sq. ft.) and 25A-2 (10.8 A)
(Endorsement Only)
The Board endorsed the above-mentioned Form A plan.
Presentation – CPC Articles
William Keohan and members of the Community Preservation Committee (CPC) presented the CPC articles proposed for Fall Town Meeting:
Article 17A is a request for $2,000,000 to be used for the construction and/or renovation of approximately 35 unit s of affordable housing at the Cherry Hill facility owned by the Plymouth Housing Authority.
Joan Pimental, Plymouth Housing Authority, explained that the units would consist of 31 one bedroom units and 4 two bedroom units. Four additional units would be created by renovating existing office space. A new office building would be constructed on property in front of 130 Court St. The total estimated cost for the project is between $7.5 million and $8.0 million.
Article 17B
Paul Withington presented the proposed article to request $190,000 to fund a grant for the Pilgrim Hall Museum for rehabilitation and construction of handicap accessible access and to accept a historical preservation restriction. At the October 2005 Fall Town Meeting, $250,000 was awarded to Pilgrim Hall Museum for the proposed renovations including a new entry and lobby with an elevator.
17C – College Pond Road
William Keohan presented the proposed article to allow the Board of Selectmen to acquire an 18 acre parcel shown on Assessors Map 86 as lots 9 and 7-11. The lots are located adjacent to the recently acquired Phoenix and Holmes property. The acquisition of this land would help to protect the largest fresh water contributor to Plymouth Harbor (Eel River), the Eel River Watershed and a coastal plain pond (Hoyts Pond). This acquisition in conjunction with trail easements would create a link between the State Forest and the Eel River Preserve.
Loring Tripp moved for the Planning Board to recommend support of Articles 17A, 17B and 17C to Fall Town Meeting; the vote was unanimous (4-0).
Public Hearing
B437 – Pinehills LLC – Golf Drive
Malcolm MacGregor read the public hearing notice and opened the public hearing.
John Judge presented a modification to the Pinehill’s definitive subdivision plan that would relocate Golf Drive from one side of a large detention basin to the opposite side. The relocation would create a two acre developable parcel.
Loring Tripp moved to close the public hearing; the vote was unanimous (4-0).
Paul McAlduff moved to approve the modification to the Pinehill’s definitive subdivision plan subject to the following conditions:
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.
The vote was unanimous (4-0).
B437 - Pinehills LLC Modification - Endorsement
Lee Hartmann handed out the roadway grading profiles to the Board members that were submitted in order to comply with a condition of the previously approved (8/7/06) Modified Definitive Subdivision for the Pinehills. The condition required that the road profiles be submitted prior to endorsement of the modified plan.
Loring Tripp moved to find that the condition of the Modified Definitive Subdivision at Pinehills plan had been met and for the Board to endorse the plans; the vote was unanimous (4-0).
Site Plan Review
B532 – Duck Plain Road
Loring Tripp recused himself and left the room.
Lee Hartmann presented a revised site plan review for lots 72A-2, 72A-3 and 72A-4 on Map 30, Duck Plain Road. A hammerhead turnaround and rain gardens have been added to the site plan. Mr. Hartmann suggested that the driveway on lot 72A-2 be relocated to connect to the hammerhead instead of going through the rain garden, the driveway on lot 72A-4 should be shown connecting to the road improvements, and that the applicant insure that the leaching catch basins can legally be located in the private right of way.
Malcolm MacGregor questioned how the rain garden works with the leaching pits.
Mr. Hartmann replied that the leaching pits would capture the driveway run off while the rain gardens would capture the road runoff.
Marc Garrett questioned the constitution of a rain garden.
Mr. Hartmann stated that in this case, it is a swale with organic plantings.
Paul McAlduff moved to recommend to the Building Commissioner that the site plan was approved conditional upon the following:
1. The driveway on lot 72A-2 should be relocated to connect to the hammerhead instead of going through the rain garden,
2. The driveway on lot 72A-4 should be shown connecting to the road improvements, and
3. The applicant should ensure that the leaching catch basins can legally be located in the private right of way through an opinion from an attorney.
These issues alone would not prevent the applicant from beginning site work on the above-referenced lots, as these could be addressed through a revised subdivision plan; however, in addition, the project is subject to subdivision control under Planning Board File No. B532 (attached). Under the conditions of that approval, prior to issuance of a building permit:
(1) the applicant is required to make payment of $15,000 to the Town of Plymouth in order to mitigate for needed road improvements. (The decision reads $12,500, but due to a number of issues associated with drainage at the road unknown during the public hearing process, the paved apron at Westerly Road has also been waived and the mitigation amount adjusted to $15,000 through mutual agreement between staff and the applicant.) Due to the property changing hands to a new developer, staff agreed to endorse the plans prior to receipt of this payment.
(2) The applicant is required: to show evidence of the Form F covenant dated August 21, 2006 and of a homeowners association approved as to form by Town Counsel having been recorded at the Plymouth County Registry of Deeds, and to provide four (4) paper sets, one (1) reproducible mylar and one (1) electronic copy of the endorsed plans.
No occupancy permit is to be issued without installation of individual street lamps per the subdivision approval and without final inspection by the Planning Department in regards to the site plans. Finally, this site plan approval does NOT constitute approval of the proposed roadway hammerhead and drainage design, currently under review, which will require a separate review by the Planning Board under the subdivision approval. The comments on the site plans must be addressed in the subdivision plans. If the applicant wishes to negotiate an alternative timeline to address the above-mentioned issues, they should contact the Planning office directly with a proposal.
The vote was unanimous (3-0).
Loring Tripp returned to the meeting.
Minutes:
August 28, 2005
September 11, 2006
Loring Tripp moved to accept the minutes of August 28, 2006 as presented; the vote was unanimous (4-0).
Loring Tripp moved to accept the minutes of September 11, 2006 as presented; the vote was unanimous (4-0).
B397 – Hawley Ave – Performance Guarantee
Paul McAlduff moved to accept a performance guarantee in the amount of $3,000 for the completion of the loam and seeding for B397 – Hawley Ave; the vote was unanimous (4-0).
Lee Hartmann informed the Board that the Attorney General has approved all the Spring Town Meeting articles with the exception of the map included with the Chapter 40R. The map will be revised and submitted for approval at a future Town Meeting.
Inclusionary Housing Bylaw.
Mr. Hartmann informed the Board that the Advisory and Finance Committee recommended eliminating the requirements of a specific number of units of affordable housing per units to be built and reverting to the 10 % requirement and to reinstate the Affordable Housing Committee as advisory to the Planning Board under the administration of the special permit.
Loring Tripp moved to accept the changes recommended by the Advisory and Finance Committee; the vote was unanimous (4-0).
Loring Tripp updated the Board on the progress of safety improvements to the M road. Rumble strips, guardrails and reflectors have been installed and a no passing zone has been created. Federal funding is being sought to install guardrails down the center.
Lee Hartmann presented a request to release the remaining funds held in the performance guarantee account for the Priscilla Beach Road Improvements ($1,238.32). The improvements have been completed.
Marc Garrett moved for the Board to release $1,238.32 from the performance guarantee account for the completion of the Priscilla Beach Road Improvements; the vote was unanimous (4-0).
Mr. Hartmann presented a request for an extension of timelines for the B510 - Stonegate Farm subdivision. The developer has agreed to provide the intersection improvement funds in the amount of $175,000.00 now, but would like to hold off on the commencement of the subdivision. The funds would be held in a gift account for improvements to the intersection of Carver Road and Montgomery Drive.
Marc Garrett moved to extend the timelines for the B510 – Stonegate Farm subdivision for two years and have the Planning Board hold the $175,000 in their gift account for the future intersection improvements at the intersection of Carver Road and Montgomery Drive; the vote was unanimous (4-0).
Architectural and Site Plan Review
Northbridge Company/Stafford Street
Atty. Edward Angley began the presentation for the landscaping and architectural plans for the proposed assisted living facility and elderly housing at 60 Stafford Street.
Chris Chiurri, The Architectural Team Inc., stated that the goal was to create a more residential feel to the buildings. Grading will give the basement on the existing building more of a “ground floor” feel, the roof lines have been recalculated, a cornice has been added to the front of the existing building, and trellises have been added on either side of a portico. The newly constructed independent living building will have a traditional South Shore/Cape Cod design. The roofline has been adjusted to add gables. Both buildings will be below the 35’ height restrictions and the rooftop mechanicals will be placed at the rear of the buildings so they will not be visible from the street.
Ed Fuller presented the landscape plan which included a reduction in the height and length of the retaining walls, a reduction in parking, saving a large group of trees at the rear of the property, additional screening around the dumpster, and additional plantings around the foundations and buildings.
Paul McAlduff moved to recommend to the Building Commissioner that the site plan and the landscaping plan meet the requirements of the special permit; the vote was unanimous (4-0).
BOA 3376 – BBC
State Road/Traffic Presentation
Lee Hartmann informed the Board that the requested traffic information had not been submitted, therefore, no action was taken.
Architectural Review
BOA 3271 – RHB Development, Saquish - Gurnet
Lee Hartmann presented the review of the architecture for a three story single family home to be constructed on Lot G-79, Map 132, Saquish - Gurnet. The architectural review was a condition of Board of Appeals Case No. 3271.
Loring Tripp moved to notify the Building Commissioner that the applicant has met their requirements under Condition No. 1 of the special permit for the above-mentioned case; the vote was unanimous (4-0).
Loring Tripp moved to adjourn at 8:10 p.m.; the vote was unanimous (4-0).
Respectfully Submitted,
Eileen M. Hawthorne Approved: October 30, 2006
Administrative Assistant
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