Planning Board Meeting
June 4, 2007
Minutes
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: Paul McAlduff, Loring Tripp, III, Larry Rosenblum, and Marc Garrett.
Planning Board Alternate: Timothy Grandy
Staff Members: Valerie Massard and Caroline Quidort
Recording Secretary: Eileen Hawthorne
BOA 3355 – Informal Review
Sovereign Bank
Atty. Robert Betters handed out the original site plan and presented the revised site plan for Sovereign Bank/Dunkin Donuts on property located on Commerce Way. The Board of Appeals had safety concerns with the previously presented layout of the drive-through lanes. The lanes have been revised to access each business separately (two lanes each) with an exterior passing lane provided.
Paul McAlduff moved for the Board to recommend approval of the changed drive-through lane configuration to the Board of Appeals subject to the following conditions:
In order to visually soften the building as the previous configuration had done, it is recommended that the Petitioner re-visit the landscaping plans in the exterior and interior of this site to consider: (a) widening and landscaping of the new median between the bank drive-lane and the coffee-shop drive lane and (b) adding some low landscape plantings at the perimeter (along Industrial Park Road) to facilitate a visual offset of the building from the roadway. At the Planning Board meeting, the Petitioner agreed to facilitate these landscaping requests.
The vote was unanimous (4-0).
Wendy’s
Atty. Robert Betters presented the site plan for the proposed Wendy’s restaurant on property located on Commerce Way. The building will have a brick façade on all four sides with clapboard above and asphalt roof shingles. The mechanicals will be screened and landscaping will be consistent with the other proposed buildings on the site and the overall landscaping plan for the development.
Valerie Massard stated that the architecture, rooflines, and size and shape of the building are consistent with other on this site. Ms. Massard suggested narrowing the travel lanes or adding a traffic calming measure.
Larry Rosenblum was concerned with safety issues on the site and suggested installing traffic calming measures within the site to slow traffic and increase pedestrian safety.
Atty. Betters replied that he would have the traffic engineer look at the possibility of installing traffic calming measures within the site.
Loring Tripp suggested that the applicant present a landscape plan detailing additional landscaping around the building and agreed that a traffic calming measure should be installed. He also wanted to insure that the loading docks and dumpsters would be adequately screened.
Marc Garrett agreed that a traffic calming measure should be installed and felt that the landscaping plan was inadequate and the petitioner should return with a detailed landscape plan.
Loring Tripp moved for the Board to recommend approval of the proposed site plan to the Board of Appeals subject to the following conditions:
The Planning Board expressed concern over the now more evident long straight driving lane from the Commerce Way curb cut entrance to the Wendy’s site. Speeds of vehicles within the site, with hazards of vehicles maneuvering in and out of parking spaces and pedestrians, is a concern. The Petitioner is asked to have the proponent’s traffic engineer review the parking lot for possible traffic-calming measures to slow vehicular speeds along this entry drive.
The landscaping plans are a conceptual sketch, which the representative of Wendy’s confirmed are boilerplate and not complete. Final landscaping plans as prepared by a professional landscape architect, in keeping with the perimeter plantings and those of the other building pads within the site, shall be returned to the Planning Board for review and are subject to final approval by the Board of Appeals prior to the issuance of a Final Occupancy Permit for the Wendy’s building.
At the Planning Board meeting, the Petitioner agreed to these requests.
The vote was unanimous (4-0).
Presentation – A.D. Makepeace Workshop
Village and Residential Communities
Larry Rosenblum and Loring Tripp recused themselves from this workshop and Tim Grandy joined the Board.
Judy Kohn, A. D. Makepeace, introduced this workshop as a review of the Transfer of Development Rights (TDR) and the Traditional Rural Village Development (TRVD) bylaws and how they would shape the master plan and village center for the proposed development.
Ben Carlson, Goody Clancy, gave a PowerPoint presentation that showed by transferring development rights from land that is developable to the village center, open space is created and development is concentrated in a central location. Mr. Carlson stated that of the approximately 1,300 acre site (off Wareham Road) 80% of the land would be permanently protected open space. Mr. Carlson presented an example of a village center that would have a variety of housing including single family homes, duplexes, townhouses and multi-family structures; civic buildings such as a post office, community center or senior center; recreational components such as pedestrian paths, bike paths, and fields; and commercial establishments of various sizes and services. Mr. Carlson showed several examples of communities designed under the village concept
including the Kentlands and Maple Lawn Farms in Maryland and a village community in Habersham, South Carolina. These developments were constructed at approximately 5 units per acre. The proposed Makepeace village center could consist of approximately 500 residential units with 60,000 sq. ft. or more of retail space. Larger single family homes would be located around the edges of the village area with increased density at the core of the village. There would be an extensive network of sidewalks, pedestrian and bicycle trails, and pocket parks that connect the developed areas. Parking areas would be minimized by keeping them off the main streets, using alley parking for residential units within the village core or single lane driveways with parking structures in the rear. Heights of the structures would vary from 2 to 2.5 stories, and Makepeace will ask the Board to consider smaller lot sizes of 2,500 to 6,000 sq. ft. with a lot width of
50-60 ft.
Helen Hapgood questioned the bedroom counts, the price ranges, the total number of exits onto Bourne and Wareham Roads and whether Wareham Road will be fully paved.
Skip Kelleher, A. D. Makepeace replied that the bedroom counts would vary with the size and type of units. Mr. Kelleher stated that the market will determine the prices of the units, but the general consensus is that they would be priced between the high $200,000 to mid $300,000 range. There would be one connector road between Wareham Road and Bourne Road and they would prefer to pave Wareham Road, but that has not been determined.
John Holland felt that the village concept was similar to that used in the city and that a school, library, and/or senior center would be appropriate within the development.
Ms. Massard stated that Makepeace has been meeting with all department heads to determine what community services would be appropriate for this development and the surrounding community.
Leighton Price questioned the number of houses in the village center.
Ms. Kohn stated that the village center would have approximately half of the units for the development and the distribution of the remaining units has yet to be determined.
Ed Russell supported the denser village center and suggested that land could be set aside within the development for future Town services.
Ms. Massard reminded that as information becomes available, copies will be available both at the library and in the Planning office. There is also an e-mail list for those that wish to be updated about future meetings and information. Those wishing to be added to the e-mail list can contact Ms. Massard at vmassard@townhall.plymouth.ma.us.
Marc Garrett asked if the next workshop had been scheduled yet.
Valerie Massard replied that there will be at least one more workshop (on traffic) and others as topics are identified. The next workshop will be scheduled once the peer review comments become available.
Conceptual Review
B530 Waterhouse - Landscaping approaches for road
Jon Henson presented the conceptual landscaping plans for the proposed Waterhouse subdivision on the Kingston line, adjacent to Route 3. The site would be accessed through Kingston and is currently wooded on three sides. A gravel removal permit has been granted for the site and the site is currently being excavated. The site will have three car dealerships each on there own terraced site and a hotel would be constructed at the end of the proposed cul-de-sac. Each site would have three access/egress points at service areas and be separated topographically and with landscaping. Green areas will be provided around the perimeter of the sites and there will be active street plantings.
Atty. Angley stated that five feet of the road is on the abutter’s property and there is a core agreement regarding the access. The proponents are working with the Town of Kingston to use 75 feet from William Gould Way to the Plymouth town line and to provide utilities through Kingston. Crow’s Way is proposed for emergency access.
Valerie Massard stated that the public hearing on the subdivision plan will be held on June 18, 2007. The preliminary subdivision plan was for the road to connect through to Commerce Way and that possibility is still being explored. Ms. Massard stated that the intent is to get a feel from the Planning Board as to whether this approach to the landscaping is appropriate.
Larry Rosenblum was concerned about reviewing a landscape plan prior to the review of a subdivision plan. He was also concerned that a gravel removal permit was granted with no plans for what would happen to the property when the gravel removal is completed.
Atty. Angley stated that in order to make the land usable it has to be leveled and the terracing works with the topography of the land.
William Shaw, Associated Engineers, stated that the first lot would be level with the highway and there would be three terraces at six foot intervals. Each plateau would be three acres.
Loring Tripp suggested ending the public road closer to the second driveway and installing street trees along the public road.
Paul McAlduff asked where the vehicles will be unloaded and whether the tractor trailer trucks would have to back out onto the road.
Jon Henson stated that the vehicles would be unloaded within each site and the trucks would be able to loop around to leave the site.
Marc Garrett asked to see a detailed landscaping plan during the subdivision process.
The Board took a five-minute break.
BOA 3426 – Tassinari
Samoset Street/SP for a beauty salon
Barry Tassinari presented his request for a special permit in order to convert an existing photography studio into a 3-4 chair beauty salon with a one-bedroom apartment above. Due to the condition of the building, it will require a total rehabilitation of the interior and the exterior. The site currently has six parking spaces and one or two more could be added. Extensive landscaping will be installed.
Caroline Quidort stated that the salon is allowable by special permit and they will meet the parking requirements.
Paul McAlduff asked if the architectural design would be the same.
Mr. Tassinari stated that the intent is to keep the architectural theme the same, but that he would be adding more windows to the front of the structure and restoring the original farmer’s porch which has been enclosed.
Larry Rosenblum requested that the architectural plans be presented to the Board.
Loring Tripp moved to recommend approval to the Zoning Board of Appeals subject to the following conditions:
The Petitioner shall submit final architectural drawings, landscaping plans, and a detailed parking plan for review by the Planning Board with approval by the Board of Appeals.
Pervious materials shall be considered for the proposed additional two parking spaces at the rear of the existing parking lot.
Traditional wood siding material shall be considered. Wood siding is more in keeping with the neighborhood. Alternatives such as “hardy plank” or other acceptable alternatives to wood may be used conditional on said materials having been presented for approval by the Planning Board and the Board of Appeals in advance.
Adequate flow and static pressure for water must be demonstrated by the Petitioner.
A fence or similar screening material shall be considered for the rear of the parking lot.
The vote was unanimous (4-0).
BOA 3428 – Bellofatto
Farmhurst Road/SP to waive side setback requirements
Mark Flaherty presented the request for a special permit to waive the side setback requirements in order to add a 10’x28’ deck to a home under construction. The deck would allow the owner’s parents who live next door to access the house without having to traverse a steep grade on the site.
Marc Garrett thought that a three foot setback was quite a stretch, but that in looking at the surrounding neighborhood it is more appropriate. Mr. Garrett suggested that moving the garage door forward would allow for the stairs to be relocated and provide a seven foot setback
Larry Rosenblum showed the petitioner an alternative stair location.
Paul McAlduff moved to recommend approval to the Zoning Board of Appeals subject to the following conditions:
As agreed to by the Petitioner, the location of the stairs shall be moved from the side of the proposed deck to the front of the proposed deck, adjacent to the exterior passage door thereby creating a side setback of +/- 7’. A final plan showing the changes shall be submitted to the Planning Board for review with final approval by the Board of Appeals.
The proposed deck shall not be enclosed without further review by Board of Appeals.
The vote was unanimous (4-0).
Conceptual Review
Glen Road VOSD
Randy Parker, Land Management Systems Inc., presented a conceptual review for a VOSD on property located between Ridge, Glen, and Indian Hill Aves. Ridge and Glen Aves are only partially constructed and Indian Hill Avenue has not been constructed. The VOSD plan showed a lot with an existing house on 12,280 sq. ft., a second residential lot of 13,900 sq. ft. and an open space lot of 17,500 sq. ft. The open space lot would abut Ridge Ave and Indian Hill Ave. The preferred access would be off Glen Ave. Other schematics presented include a duplex on a single lot and a two lot subdivision.
Valerie Massard stated that the streets are off Old Beach Road which is a public way and that there is adequate land for the different scenarios.
The Board was supportive of the VOSD concept and suggested that a covenant or deed restriction be placed on the open space.
Allison Sullivan and Chris Hastings were supportive of the VOSD provided that the access to the homes was off Glen Ave.
Site Plan Review
Pine Hills LLC – Grocery Market
John Judge presented a site plan for a proposed market in the Pinehills Development. The market would be approximately 13,000 sq. ft. with a driveway for a loading dock at the rear of the site. The driveway would also service the loading docks of future retail businesses. The structure has been designed to resemble and old traditional barn with side additions. It will be an independently run, full service, market and will serve the Pinehill’s Development and the surrounding community.
Valerie Massard stated that the market is in keeping with the master plan for the village green.
The Board was very supportive of the project as presented.
4128 – Map 45, Lots 55, 56 and 56A – Land Court Plan - Combines portions of lots 55 (2,742 sf) and 56 (9,703 sf) with 56A to create 56B, remainder of lot 55 becomes lot 55A; remainder of lot 56 becomes 56C.
Loring Tripp moved for the clerk to sign the plan; the vote was unanimous (4-0).
Minutes:
May 14, 2007
Larry Rosenblum moved to approve the minutes of May 14, 2007 as presented; the vote was unanimous (4-0).
Administrative:
B437 - Pinehills
Paul McAlduff moved for the Board to endorse a confirmatory release of covenant for lots 10-411 and 10-412, Hearthstone; the vote was unanimous (4-0).
Loring Tripp thanked the Board for their support of the safety improvements to the M Road. New reflector posts have been installed. Mr. Tripp asked the board to send a letter of thanks to Representative Vinnie deMacedo for his assistance in getting the much needed safety improvements installed.
Larry Rosenblum requested that revisions to the gravel removal bylaw be added to the top of the Board’s priorities for Fall Town meeting articles. Mr. Rosenblum felt that gravel removal should be tied to a specific project.
Marc Garrett stated that some towns have a Zoning Board and a Soil Removal Board so that it requires two permits for gravel removal. Mr. Garrett suggested review Dartmouth’s bylaws regarding gravel removal. He also felt that gravel removal should be tied to an end use of the land.
The Board and staff will research further in order to draft language for a future Town Meeting.
Respectfully Submitted,
Eileen M. Hawthorne Approved:June 18, 2007
Administrative Assistant
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