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: Marc Garrett, Loring Tripp, III, Paul McAlduff, and Larry Rosenblum
Staff Members: Lee Hartmann
Recording Secretary: Eileen Hawthorne
Administrative Notes:
1. B526 – Alpine Road
The Board approved a bond reduction for work completed in the B526 – Alpine Road subdivision in the amount of $5,293.71.
2. Access Determination – Herring Way
The Board made a finding that Herring Way does not meet access requirements.
3. Minutes:
The Board approved the minutes of November 5, 2007 as presented.
Paul McAlduff moved for the Board to approve the administrative notes as presented; the vote was unanimous (4-0).
Site Plan Review
DPW Crematory
Dave Crispin, BSC Group, presented the site plan for a proposed crematory to be located within the Vine Hills Cemetery. There are not many crematories in the area and a feasibility study was done to assess whether the construction of a crematory would be viable. The structure would be located in the corner closest to Westerly Road and street trees would be added to the existing vegetation to screen the structure from traffic traveling on Westerly Road and north on Route 3. The structure would have a rear canopy to shield the hearses during delivery and the front of the building would have a canopy that visitors would use. There will be a small visitor room within the facility for families. The structure would have two retorts with the possibility of adding two more at a future date. Parking would be
provided for employees and occasional visitors. The front of the building would have a masonry façade with the sides and rear either masonry or siding. There will be minimal lighting as the facility will be closed at dusk. A small landscaped area with seating will be provided outside the facility for visitors. The visibility of the structure from Westerly road will be minimal. An air quality permit has been obtained from DEP. Applications for the natural gas and electricity to the site have been submitted to NStar. Verizon and Comcast have been contacted regarding the telephone and internet services to be installed. The site will be serviced by Town Water and there will be an on site sewage disposal system. On-site drainage consists of three new catch basins connected to a series of groundwater recharge pits. The goal would be to go out to bid for the construction after the first of the year.
Lee Hartmann stated that staff was supportive of the site plan as the location meets the criteria for the placement of a crematory and complies with zoning and the proposed building is attractive. Mr. Hartmann contacted the pet cemetery located off Route 3 and found that it runs three burners, 10-12 hours a day, five days a week and has had little impact on the surrounding neighborhoods.
Larry Rosenblum asked what kind of revenues could be expected from the facility once it is operating and how costly it would be for the Town. He also asked what the visibility of the structure from the highway would be. Mr. Rosenblum suggested monitoring the frequency of events so the stacking of cars within the cemetery would be eliminated.
Mr. Crispin explained that once the facility is built it is expected to run in the black after the first couple of years and will be self-sufficient. Funds would need to be utilized for maintenance and repair work on the retorts and the facility itself, paying the mortgage, utilities, etc. It is projected that the profit margin at the end of 10 years would be 50 percent. The side of the building would be facing Westerly Road and the highway and evergreens will be added to the existing screening along Westerly Road. Mr. Crispin stated that the funerals are scheduled in order to avoid the stacking of cars.
Roger Hammond, DPW Director, stated that the revenue may go into a revolving account or an enterprise account. It is estimated that the facility will process between 1500 to 1800 cremations with the two retorts running at the cost of $250 dollars per cremation. The cemetery offices will also be relocated to this facility.
Paul McAlduff informed the Board that as the Chair of the Cemetery Committee he was willing to abstain from voting on the site plan if the Board thought it would be a conflict.
The Board did not think it would be a conflict for Mr. McAlduff to vote on the site plan.
Mr. McAlduff stated that the committee has been working on this proposal for the last 6-8 years. Towns are running out of space to bury people. The committee has also been discussing erecting niche walls for those that don’t wish to be interred.
Loring Tripp asked that the developer be sensitive to the landscape along the street and the visibility of the structure. Mr. Tripp felt that the crematory was a good resource for future revenue for the Town.
Marc Garrett suggested using a beige brick instead of red brick for the masonry work on the building.
Paul McAlduff moved for the Board to notify the Building Commissioner that the site plan does comply with the requirements of the Zoning Bylaw, and that the following conditions should be addressed through the Building Department as the project proceeds:
The stormwater design is consistent with the proposed Low Impact Design stormwater guidelines currently being developed by the Town for all projects, and will appropriately manage stormwater for the site.
Compliance with ADA requirements must be documented.
Any additional lighting is to comply with the Light Pollution Bylaw.
A Registered Professional Engineer, or other qualified licensed professional, must certify to the Building Commissioner, prior to the issuance of a final certificate of occupancy, that the required drainage/structures and landscaping have been installed as shown on the plans.
The vote was unanimous (4-0).
Appointment
Conceptual RDD – off Darby Station Rd
Atty. Richard Serkey presented a review of a conceptual RDD for property located off Darby Station Road. The locus is 19 acres and has been owned by the LaRocque family since 1954. There is one existing single family home that fronts on Little Clear Pond on the site and would be on a 1.86 acre site. The proposed plan creates two additional house lots (2.25 acres and 2.07 acres) and two open space lots (1.9 acres to be conveyed to an abutter and 10.9 acres to be conveyed to the Annawon Council of the Boy Scouts of America). With the addition of the 10.9 acres to the Boy Scouts land, there would be a connection between lots 22 and 23 already owned by the Boy Scouts. The connection would provide access to Little Clear Pond. An easement through the Boy Scout land along Graffam Road would
provide access to the residential lots or they could be accessed through Darby Station Road. There is an existing 40’ wide easement along Graffam Road for the Town to access its well site. The Boy Scouts have asked for a reciprocal easement through the three residential lots to connect their lots (22 and 23). Alternative access exists and runs to the east near the Plymouth Rock Bible Church. The site as it exists now has a small amount of frontage on Carver Road. The existing cranberry bogs are no longer active, but could be reactivated as a youth project by the Boy Scouts.
Lee Hartmann stated that the locus has some constraints to development such as accessibility and wetland restrictions. With the proposed RDD, development would be minimal, a primary recharge area would be preserved and permanently protected open space would be created. Mr. Hartmann suggested creating smaller footprints for the residential lots thereby increasing the open space. If approved by the Board, conditions would be added that the Town would not be responsible for grading or plowing of the road and that no further subdivision would be allowed.
Paul McAlduff was supportive of the proposal and the suggested restrictions.
Marc Garrett stated that a large percentage of the lot is wetlands and already restricted, but supportive of permanent restrictions regarding development and the open space.
Loring Tripp was also supportive of the conceptual plan, the permanent restrictions and creating open space connections for the Boy Scout properties.
Larry Rosenblum agreed with the comments made by fellow Board members.
Mark Garrett questioned whether any part of the land is designated habitat for rare and endangered species and suggested that if it is the applicant work through the process with Natural Heritage prior to filing with the Planning Board.
Preliminary Review
Chapter 40R Cordage Park
Lee Hartmann reviewed the history of the Chapter 40R smart growth initiative that created a new section of the bylaw and design standards for the Chapter 40R overlay district. The applicant has been encouraged to present an update of the project to various boards and committees in order to receive comments and address any issues prior to filing for approval. The State has appropriated and transferred the Chapter 40R funds to EOEA and the contract for the first installment payment will be signed shortly after which a $600,000 payment will be transferred to the Town. The utilization of these funds has yet to be determined. The first phase of the project would create 150 rental units with 38 units designated as affordable housing. As building permits are issued, the Town will receive $3,000 per unit for
additional $450,000 from the state.
Doug Hartnett, Cubellis, presented the original master plan presented at Town Meeting and a revised master plan that provides better functionality and design within the site. The retail store fronts will line the boulevard, a portion of the boulevard has been shifted westerly to provide a larger park area near the existing Mill Pond, clustered parking at the MBTA platform has been provided, buffers have been created along the waterfront, and public and private parks have been incorporated. The revised plan allows for a better traffic flow and sight distances along Court Street and within the site. Phase One is the area from the MBTA station to Court Street and includes the retail area and two residential buildings which would provide 150 rental units. The boulevard entrance would utilize the existing signalization on
Court Street.
Michael Wasser, Heinz,Wasser Associates, presented the landscape plan that maximizes the open space and uses a palette of native plants. Boulevard plantings, wide pedestrian access, street trees, special paving at crosswalks, and a center feature for the roundabout. The main public green along the Mill Pond can be accessed from the retail area as well as the residential area and will provide an additional public gathering space. A series of pathways through the park and through out the site have been designed, the existing gazebo will be retained, each residential building will have a pocket park one of which may have a swimming pool. Lighting (12’ to 15’ height) and street trees will be 40 ft. on center. A retaining wall along the edge of the park will provide some separation from the boulevard.
Loring Tripp asked what type of plant materials would be used for the street trees. Mr. Tripp felt that the scale of the architecture warrants sizeable trees.
Mr. Wasser replied that a specific design has not been chosen yet, but they are considering trees such as pin oak or red maple.
Mr. Hartmann stated that the design standards call for certain size trees, much larger than what is typically required.
Marc Garrett suggested that the developer incorporate some of the existing berm along Court Street to maintain some separation. He also suggested installing arched windows to the top floor of the buildings to echo the existing buildings.
Gerard Savard, Abbott Development, presented the elevations for the two multi-family structures. They would echo the design elements of existing buildings and would fit well within the site. The three story buildings would not exceed 40 ft.; have brick facing; and cantilevered box outs on the façade to create a more residential feel. There would be some surface and subsurface parking. Within the building, there will be some amenities such as meeting space and a small fitness area. The ground level units may have patios. These two structures have been designed as a pair and may appear different from future residential and commercial structures.
Larry Rosenblum suggested varying the roof planes and using the roof area for usable space and landscaping and creating a more intimate pedestrian circulation. Mr. Rosenblum also suggested adding balconies to make the buildings more desirable.
Loring Tripp liked the design of the buildings and felt it blended well with the existing buildings. He also felt that it would be beneficial to create usable areas on the rooftops.
Paul McAlduff liked the new entrance way and the addition of the park areas. He was supportive of the roundabout as a traffic calming measure. Mr. McAlduff also liked the building design and the suggestion for usable rooftop space.
Mr. Rosenblum asked whether some of the units would be loft spaces or if they would all be finished units. He also suggested that the developer consider incorporate Court Street into the design of the project’s entryway. He suggested that the retail buildings could be made approachable both on the public and the private side. He encouraged more landscaping within the parking lots and impervious paving. Mr. Rosenblum suggested incorporating Store Pond into the development.
Mr. Savard replied that they had not considered loft spaces for Phase One as these are rental units and need to be finished spaces.
Paul McAlduff and Larry Rosenblum thought that the MBTA service to the development should be increased.
Mr. Hartmann stated that in order to incorporate Store Pond into the development, the developer would have to work with DPW, the Conservation Commission and the state.
Joseph Janetty stated that they would consider all the Board’s suggestions and try to incorporate them into the plan if feasible.
Mr. Hartmann reminded the proponents that the North Plymouth Steering Committee has requested that the existing smoke stack be retained as it is an important landmark. Mr. Hartmann asked about the timing for the installation of the boardwalk around the waterfront.
Mr. Hartnett replied that the Chapter 91 license for the development requires the start of the boardwalk, but that it would not be completed during Phase One.
Mr. Garrett asked if there was a time frame for the phasing of the front section of the development.
Mr. Hartnett stated that they anticipate filing with the Planning Board and the Conservation Commission by the end of this year and that the draft Environmental Impact Report would be filed with the state by the end of November. If all approvals are granted, construction could begin in the fall of 2008.
Charles Vandini, Chair of the North Plymouth Steering Committee, stated that the committee is very enthusiastic about the project.
Other Business:
B497 – Bog View Estates – Performance Guarantee and Lot Releases
Paul McAlduff moved for the Board to enter into a performance guarantee agreement in the amount of $32,000 and to support the release of lots 847, 848, 849, 850, 851, 852, 853, 854, 855, 856, 857, 858, 859, 860, 861, and 862; the vote was unanimous (4-0).
Loring Tripp moved to adjourn at 9:05 pm.; the vote was unanimous (4-0).
Respectfully Submitted,
Eileen M. Hawthorne Approved: December 3, 2007
Administrative Assistant
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