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, Marc Garrett, Loring Tripp, III, Paul McAlduff, and Larry Rosenblum
Planning Board Alternate: Timothy Grandy
Staff Members: Valerie Massard and Caroline Quidort
Recording Secretary: Eileen Hawthorne
Conceptual Form A:
Kierstead/Micajah Pond Road
Peter Hale introduced a conceptual Form A to reconfigure two lots on Micajah Pond Road, Map 90, Lots 15-5C and 15-6A. The reconfigured lots would meet Zoning Bylaw requirements.
The Board was supportive of the conceptual plan.
Committee Appointment
West Plymouth Steering Committee
Loring Tripp moved to appoint Joseph Prall to the West Plymouth Steering Committee; the vote was unanimous (5-0).
Administrative Notes:
The Board approved the minutes of September 10, 2007 as presented.
The Board recommended approval of BOA Case 3456 – Petitioner: Brooke and George Nielsen, 310 Sandwich Street, Map 35, Lot 8A, Request for a Special Permit to waive or reduce the side setback requirements in order to demolish an existing garage and construct a 36’x24’ two-story garage subject to the following conditions:
The proposed decks shall not be enclosed.
The second floor of the garage shall not be converted to a year-round living space.
The Board recommended that the clerk sign the following Form A plan:
A4271 – 36 and 38 Chipping Hill at Pinehills, Map 77C, Lots 10-154 (19,561 sf) and 10-155 (19,358 sf) – Lot line adjustment to create lots 10-420 (19,358 sf) and 10-421 (19,561 sf)
Paul McAlduff moved for the Board to approve the Administrative Notes; the vote was unanimous (5-0).
Larry Rosenblum requested that the second sentence in the proposed mission statement for the Citizen Advisory Committee for the 1000 Acres be revised to read as follows: ”It will identify other community goals and concerns related to the future of this site and possible creatin of a new highway entrance to Plymouth.”
Larry Rosenblum moved for the Board to approve the mission statement as amended and to forward the recommended Mission Statement, Framework for Action and Action Plan for the 1000 Acres to the Board of Selectmen; the vote was unanimous (5-0).
Public Hearing (cont.)
B474 – Wadsworth Estates
Special Permit for Adequate Facilities
Atty. Robert Betters stated that during the public hearing held on August 27, 2007, the Board suggested that a meeting with abutting neighbors and representatives from the Cedarville Steering Committee should be held to address their concerns. The applicant has met on site with the neighborhood representative, Ted Bosen and with representatives of the Cedarville Steering Committee. As a result of those meetings, the applicant has agreed to use his diligent and best efforts to complete the gravel removal within the next 12 months, although he indicated that there may be one or two small areas that he wouldn’t be able to complete until the subdivision was underway (based on location and logistics, and potential need for the material on-site) and he would relocate the screening area for his processing on the site further to
the east to mitigate vibration for the residences to the west. The materials brought onto the site are needed for the base of the roads on-site. Atty. Betters stated that the processing equipment has already been relocated and that the suggested conditions were acceptable.
Valerie Massard reminded the Board that in 2001 a Special Permit for Adequate Facilities was granted without any additional conditions in conjunction with the granting of the subdivision with waivers with conditions approval that would address access issues. This Adequate Facilities special permit was submitted to update the traffic conditions only. Ron Mueller, Greenman Pederson, has updated the traffic study and the study shows that traffic in the area has decreased since the Route 3 Sagamore flyover was opened. Ms. Massard suggested that conditions could be added to the special permit that would require a pre-construction meeting with staff, a street opening permit from DPW and that all original conditions of the previous special permit and subdivision would be retained.
Timothy Grandy, Cedarville Steering Committee Chair, presented the Steering Committee’s concerns with the proposed project which have been addressed as previously stated by Atty. Betters.
Marc Garrett moved to approve the extension of the Special Permit for Adequate Facilities for B474 Wadsworth Estates subject to the following conditions:
The Petitioner shall (a) use his diligent and best efforts to complete the gravel removal within the next 12 months, allowing that there may be one or two small areas that may not be able to be completed until the subdivision road construction is underway (based on location and logistics, and potential need for the material on-site); and (b) shall maintain the screening area for his processing on the site further to the east to mitigate vibration for the residences to the west.
A pre-construction meeting is required with Planning staff and/or its representatives prior to construction of improvements associated with the approved subdivision.
A street opening permit is required from DPW.
All prior conditions remain in full force and effect.
The vote was unanimous (5-0).
BOA 3457 – Bruce Orcutt
Central Ave, M 124, L 3-9, SP to waive side and rear setbacks, enlarge a nonconforming structure in order to construct a wood deck
Atty. Edward Angley and Mark Flaherty, Flaherty & Stefani Inc., presented a request for a special permit to waive side and rear setback requirements on the above-mentioned property in order to construct a 9’x13’ deck with a 4’x11 ell.
Paul McAlduff moved to recommend approval to the Zoning Board of Appeals subject to the following conditions:
The deck subject to this special permit shall not be enclosed or converted to year-round living space.
Permits will be required from the Conservation Commission for work under its purview.
The vote was unanimous (5-0).
ANR Plan:
A4272 Map 98, Lots 103-27 (.65A) and 103-29 (.68A), Francis Road - Combine both lots to create lot 103-33 (1.34A)
Larry Rosenblum moved for the clerk to sign the plan; the vote was unanimous (5-0).
BOA 3454 – Plymouth Regional Economic Development Foundation
Hedges Pond Road, M 55, L 25, SP for gravel removal, 400,000 cu. Yds.
AND
B544 – Hedges Pond Road Commercial Park
Preliminary Subdivision Plan
William Shaw, Associated Engineers Inc., stated that this review encompasses both a Board of Appeals Case (#3454) for a special permit for gravel removal and for approval of a preliminary subdivision plan. Mr. Shaw reviewed the Board’s concerns and suggestions that were raised during a site visit on Saturday, September 22, 2007, which included the possibility of terracing the site, the line of sight and visibility from adjacent properties, the alignment of the existing Hedges Pond Road, potential signalization of intersections along State Road, smaller cross sections and whether the site could work without gravel removal.
Denis Hanks, introduced the members of the Regional Economic Foundation that were in attendance: Edward Santos, Jack Miehl, Tom Wallace, and Charlie Stasinos.
Valerie Massard summarized the issues that were brought up at the last meeting. There was a concern with the visibility of the gravel removal from Route 3 and surrounding properties; the impact of the proposed drainage on the adjacent capped land fill; and the identified uses and the unknown impact they would have on traffic in the area and what mitigations would be necessary. Ms. Massard stated that the staff recommendation had not changed from the one presented during the last review.
Marc Garrett suggested increasing the buffering on the Foundation’s side of the cart path by an additional 50-75 ft. and that the Foundation consider providing incremental traffic improvements in Cedarville.
Mr. Shaw replied that they could provide the additional 50 ft for buffering but would like to reserve the right to adjust them and provide additional landscaping as needed once the tenants have been identified. Mr. Shaw stated that traffic mitigations would be negotiated during the definitive subdivision process.
Paul McAlduff identified seven intersections in the Cedarville area that needed signalization and asked if the Foundation would be willing to provide traffic lights for two of the intersections (Hedges Pond Road/Old County Road/Route 3A and Herring Pond Road/Route 3A).
Malcolm MacGregor suggested designing the subdivision on different levels to lessen the impact of the gravel removal and maintain some of the views.
Valerie Massard suggested that the Board could recommend a phased gravel removal which would not begin until the Board could review plans showing terracing, buffering and other aspects of the site.
Larry Rosenblum felt that the site should be tailored to the users once they have been identified.
Mr. Shaw replied that in order to substantiate the improvements, the gravel removal has to begin.
Ms. Massard suggested that the Board continue the review and allow staff to meet with the proponents to draft a phasing plan for the gravel removal, a final grading plan and potential revisions to the subdivision plan.
Loring Tripp was concerned that without knowing the users for the site, the impacts are impossible to assess.
Denis Hanks stated that they could try to project potential uses and what may be possible at full buildout.
Tim Grandy, Cedarville Steering Committee Chair, stated that they should look at the highest use and highest amount of traffic in order to project the mitigations that might be needed.
Marc Garrett moved to continue the review of both cases for one week and for the applicants to schedule a meeting with staff to review the issues; the vote was unanimous (5-0).
Other Business:
Discussion
Planning Priority Project Brainstorming
Larry Rosenblum requested that this discussion be continued to another meeting as he would not be attending the next meeting and suggested that the Board of Selectmen should be included in the process.
Marc Garrett suggested setting aside a portion of (or one entire) meeting a month to deal with long term planning issues.
Valerie Massard suggested setting aside time on October 15, 2007, or that the Board could meet on an alternate night once a month.
Malcolm MacGregor asked staff to set aside time for the discussion on October 15, 2007.
Loring Tripp moved to adjourn at 9:00 p.m.; the vote was unanimous (5-0).
Respectfully Submitted,
Eileen M. Hawthorne Approved: October 1, 2007
Administrative Assistant
| 
