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: Lee Hartmann and Valerie Massard
Recording Secretary: Eileen Hawthorne
Administrative Notes:
The Board approved the minutes of February 4, 2008 as presented.
The Board voted for the clerk to endorse the following ANR plan:
A4286 – PA Landers/JZM Realty Trust, Map 103, Lots 14K-41 (2.08A), 14K-42 (2.70A), and 45 (1.38A) – Subdivide to create lots 14K-161 (.92A), 14K-162 (1.49A), 14K-163 (1.81A), and 14K-164 (2.03A)
Marc Garrett moved for the Board to approve the administrative notes as presented; the vote was unanimous (5-0).
Informal Review
Waverly Oaks RDD
Tom Ryan, Ryan Associates, presented several schematics for the proposed residential development on the site where the Waverly Oaks Golf Course is located. Several of the proposed scenarios showed the residential units disbursed along the North-South “spines” parallel to existing golf greens throughout the site and several showed the residential units clustered in an area close to Plymouth South High School in the southeasterly portion of the lot. The potential unit counts shown in the scenarios varied in size between 100 to 200 townhouse units. The preferred option showed a boulevard entrance with a portion of the units overlooking the golf course with garages in the rear and other units with garages in front, with alleyways to the rear, facing open space areas clustered in the southeasterly portion of
the lot. The clustering of the units would create more of a sense of community and cause minimal disturbance of the existing vegetation. A large portion of the site (approximately 103 acres) would become dedicated open space with the exclusion of the clubhouse and associated parking areas; and surrounding land. The proponent showed a schematic with the northern third of the parcel as permanent open space.
Valerie Massard stated that the permanently restricted open space shown by the proponent would be adjacent to the school site and along the abutting highway. The site based on rough calculations only, at this point could support approximately 75 residential units.
Ms. Massard stated that the site is located in a primary recharge area and would be subject to MEPA review for any changes to the existing MEPA permit. Also, DPW has some concerns with where a wastewater treatment facility would be located in relation to the existing well.
Mark Ridder explained his calculations for the proposed unit count which included some Transfer of Development Rights.
Loring Tripp was supportive of the cluster approach.
Larry Rosenblum felt that the number of units needed to be defined because it impacts the suitability of each of the options.
Marc Garrett was concerned that the vegetated areas were not included in the dedicated open space, which means these vegetated areas could be developed at a later date. He was also concerned with the proposed density and preferred the scenario that disbursed the units along the spines of the site.
Paul McAlduff also preferred the spine schematic and thought that the number of units should be defined.
Malcolm MacGregor preferred the last clustered approach that was presented, but could also support the spine scheme. Mr. MacGregor was concerned that the units located closest to the highway would have noise issues and be difficult to market. He also wanted to eliminate any opportunities for future development.
Loring Tripp suggested that once the base unit count is established, allowing 10 percent for the transfer of development rights into the site, this site would be an option the Town should explore as it would be a TDR receiving area and would allow for pedestrian access to the schools. Mr. Tripp also suggested limiting the commercial development of the site from including retail space should the golf course cease to operate.
Mr. McAlduff and Mr. MacGregor were also supportive of allowing the site to become a landing area for a limited number of TDR certificates.
Mr. Tripp suggested that the proponent address the allowed density issue with staff, then look at which scenarios would best fit the proposed density.
Public Hearing:
B547 – Cordage Park Smart Growth
Malcolm MacGregor read the public hearing notice and opened the public hearing for the Phase One Site Plan for the Chapter 40R development of Cordage Park.
Doug Hartnett, PE, Cubellis, presented the aerial views of the entire site which defined the areas of the Phase One development and future phases. The Phase One site plan includes a boulevard entrance, lined by approximately 40,000 sq. ft. of open-air life style retail space to the west and the existing mill pond to the east, leading to 150 residential rental units in two buildings with 159 below grade parking spaces and other associated parking, pocket parks and a recreational area. The landscaped boulevard entrance would have a 12 ft. planting strip down the center, 8 ft. wide sidewalks, and a bike lane leading to a traffic circle that provides direction to the MBTA parking area and other buildings.
Michael Wasser, Heinz, Wasser, presented the landscaping plan which was designed to maximize the amount of open space. The trees and lights along the boulevard will be 40 ft. on center, the green space next to the existing mill pond has been expanded, the existing island in the mill pond may be restored, the concrete paving of the sidewalks will have scored patterns, the crosswalks will be lined with pavers, one building will have a landscaped area surrounding a swimming pool for the residents, the other building will have a screened park area, the edges of the parking lots will be screened, benches, bollards, and trash receptacles will be disbursed along the street.
Mr. Hartnett stated that there will be berms along the edge of the park to provide additional screening of the MBTA area. The existing infrastructure (sewer, water, drainage, electric and tele-communications) will be reconfigured. Roof top drainage will be channeled to ground water recharge areas.
David Hopper, Cubellis, reviewed the proposed architecture for the residential buildings. The intent of the building design was to work within the context of the existing buildings in the area. Red brick materials and traditional detailing such as the heavy cornice lines will be incorporated into the new buildings. To create a more residential look for the buildings, bays have been added and balconies are being considered for the garden side of the structures. The street sides of the buildings will have a more formal façade. A usable roof scape was considered, but there were access and egress issues as well as drainage issues. Mr. Hopper presented a plan showing how the 38 affordable housing units were incorporated into the buildings. The parking garages will be a half level beneath
the structures and will have some landscaping to screening.
Mr. Hartnett stated that the first floor of the buildings will be 2-3 ft. above street grade and will be set back from the sidewalks to create an area for landscaping.
Mr. Hartmann stated that an MOU has been drafted that addresses the 38 affordable housing units. Since the units will be rentals, the total count (150 units) will count towards the Town’s affordable housing inventory. The DPW has worked with the developers and drafted an MOU that addresses off-site traffic mitigations and water and sewer improvements. The project was subject to MEPA review, which has been completed. Currently we are working with other town agencies and our consultants for their reviews of the project. In this first phase, the Board would approve the square footage of the proposed buildings and condition further review of the architecture and site plans for the retail component and architecture of the residential buildings. A team effort with the Town, the State
delegation and the MBTA will be needed to increase the number of trains at the Cordage Park station. The Town has received a $600,000 check from the State for the adoption of the Chapter 40R development and will receive a total of approximately $1,050,000 to be used for improvements. Mr. Hartmann will meet with the North Plymouth Steering Committee to get their ideas on how some of the funds should be expended (Town Meeting action will be required).
Michael Brody asked for clarification of the parking spaces.
Mr. Hartnett showed the parking for the units and the MBTA parking lot.
Heidi Erickson asked if something could be done with the graffiti on some of the buildings and asked if there was security provided. Ms. Erickson also asked if there would be a residential component to the future phasing and whether deep sea boats will be able to access the marina.
Joseph Jannetty, Cordage Park LLC, replied that once the MEPA process is completed, they can demolish some buildings and they have tried addressing the graffiti issue with several series of over painting; fencing was installed; and there is a security guard patrolling the area in the evenings. Mr. Jannetty stated that the bulk of the residential will be on the water side and presented in the future phases. They would like to create a harbor walk and that the marina access will be determined through the MEPA permitting process.
Paul McAlduff suggested adding photovoltaic panels to the rooftops to provide green energy.
Malcolm MacGregor asked where the mechanicals would be located and how the vegetation would be maintained.
Mr. Hartnett replied that the mechanicals would be at grade and screened with landscaping and that a management company or an association would maintain the landscaping for the residential component and a landscaping company would maintain the vegetation around the remainder of the complex.
Loring Tripp questioned whether a wind turbine either within the complex or off shore had been considered to provide power for the streetlights.
Mr. Jannetty stated that a wind turbine was considered, but there were issues that did not make it feasible.
Larry Rosenblum asked how much of the parking was designated for the MBTA station.
Mr. Jannetty stated that 100 spaces were being provided and they would work with the MBTA if their schedule increased and additional parking was needed. A short term possibility is a shuttle service between the Kingston station and the Cordage station.
Larry Rosenblum asked if the retail units would have any residential component. Mr. Rosenblum suggested adding residential may maximize the benefits of the site.
Mr. Jannetty stated that they have considered adding office space above the retail.
Marc Garrett asked whether his suggestion for installing arched windows to the residential buildings had been considered.
Mr. Hopper replied that the arched windows had been considered, but that they were trying to reference the existing buildings, but not necessarily duplicate them. Other features were added to the residential buildings to give them a unique appearance.
Mr. Garrett felt that the arched window feature was signature to the site. Mr Garrett asked about any mitigation requirements for the wetland areas.
Mr. Hartnett stated that the existing curb line and retaining wall would be maintained near the offsite wetlands. The open space is being increased near the existing mill pond. The plans will be presented to the Conservation Commission in the near future. Mr. Hartnett reviewed the waivers that have been requested. Waivers include an increase to building height due to grade issues (up to 45 ft.), a relocation of the pedestrian crossings, a 12 ft central median in the boulevard entrance with a single tree every 40 ft., a reduction of sidewalk width to 8 ft., and light poles of 18 ft. in the MBTA and commercial parking areas.
Mr. Rosenblum felt that the sidewalks should be wider and create pedestrian lingering spots with benches.
Paul McAlduff was supportive of a reduction in the impervious pavement through 8 ft. sidewalks and the increase to the green space.
Mr. Hartmann suggested continuing the public hearing to allow staff to further define the Board’s comments in the draft vote.
Mr. Garrett supported 8 ft. sidewalks with benches at intervals.
Mr. Tripp supported the 8 ft. sidewalks as proposed.
Mr. MacGregor supported the 8 ft. sidewalks with amenities such as benches.
Marc Garrett moved to continue the public hearing to February 25, 2008 at 7:00 p.m.; the vote was unanimous (5-0).
Paul McAlduff moved to adjourn at 9:15 p.m.; the vote was unanimous (5-0).
Respectfully Submitted,
Eileen M. Hawthorne Approved: February 25, 2008
Administrative Assistant
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