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, Loring Tripp, III, Paul McAlduff, and Larry Rosenblum.
Planning Board Alternate: Timothy Grandy
Staff Members: Lee Hartmann, Valerie Massard, and Howard Coppari
Recording Secretary: Eileen Hawthorne
Malcolm MacGregor introduced Howard Coppari to the Planning board as a new planner.
Public Hearing (cont. from 2/11/08):
B547 – Cordage Park Smart Growth
Sean McCarthy, Cubellis, presented an update on Phase 1 of the Cordage Park Seaport. Changes to the plan presented at the last meeting included the addition of bump out areas with additional landscaping and park benches along the boulevard entrance, balconies have been added to the units facing the pocket parks.
David Hoffer, Cubellis, presented the elevations showing the view of the building from the pocket parks and the balconies that face the garden view. The balconies also break down the scale of the buildings. The mechanical systems will be through wall units and remote condenser units on concrete pads. Each pad will have six condenser units and will be screened with landscaping. The goal was to keep the rooftops clear of all mechanical equipment. Michael Wasser, Heinz Wasser Associates presented a cross section of the screening for the mechanical pads.
Mr. McCarthy stated that an additional waiver is being requested to allow for 6 ft. fencing around the pool area instead of the 4 ft. fence as defined in the Design Guidelines. The waiver is being requested for liability reasons.
Valerie Massard presented a draft recommendation to the Board. The site plan for Phase 1 is consistent with the Town’s Master Plan, the North Plymouth Village Center Master Plan, and the RKG update of the Master Plan. Staff is supportive of the waivers requested including the increase in the fence height. The applicant would come back with a revised plan as a condition of approval.
Larry Rosenblum suggested widening the sidewalks to better accommodate pedestrians and wheelchairs. Mr. Rosenblum was concerned with the location of the crosswalks.
Mr. Wasser stated that the intention of narrowing the walkways was to increase green space and use less impervious materials and that the sidewalks meet ADA requirements. The sidewalk on the opposite side of the boulevard is 8 ft.
Loring Tripp suggested rounding out the sidewalk to 4 ft. instead of the proposed 3 ft. 6 in. He felt that minimizing the impervious coverage and increasing the landscaping and green space would make for a more attractive boulevard.
Ms. Massard stated that the Beals & Thomas peer review noted that several crosswalks need to be added and that language would be built into the vote to condition the additional crosswalks. The proposed conditions also address the inclusion of amenities along the boulevard entrance.
Larry Rosenblum insisted that a modification should be included to allow for a wider sidewalk.
Joseph Jannetty agreed to widen the sidewalks to 4 ft. 6 ins. around the trees.
Ms. Massard stated that the Board would have an opportunity to review the conditions prior to the recording of the vote.
Loring Tripp moved to close the public hearing; the vote was unanimous (4-0).
Loring Tripp moved to approve the waivers (including the waiver for the increased fence height) and to add a condition requiring the sidewalks to be widened to 4ft. 6 ins.; the vote was unanimous (4-0).
Paul McAlduff moved to approve the site plan; the vote was unanimous (4-0).
Administrative Notes:
Minutes:
February 11, 2008
Paul McAlduff moved to approve the minutes of February 11, 2008 as presented; the vote was unanimous (4-0).
BOA 3395 Remand – Plymouth DOB LLC
Jordan Hospital/Medical Office Building
Atty. Jeffrey Angley presented the remand of BOA 3395 for the Plymouth DOB LLC for a medical office building to be located on property owned by Jordan Hospital. The BOA granted a special permit for a three story office building and associated parking. The decision was appealed by two individual abutters. The abutters agreed to settle the case and dismiss the appeal in return for considerable mitigations. The mitigations were shown on a revised plan and include a relocation of the parking lot increasing the buffer to existing homes on Woodvale Ave. by an additional 50 ft.; lowering the height of the lighting in the parking lot; revising the egress to direct traffic toward Obery Street by adding a contoured median and signage with lighting that would flash upon approach; and the installation of 200 linear feet of 8 ft.
tall acoustical fencing to create a sound barrier. The revised plan also meets the conditions set forth in the BOA decision for the site plan review.
Zach Basinski, Cubellis, stated that the initial design showed a parking lot with 180 spaces and an expansion parking lot of 56 spaces. The parking has been revised to a single lot with 191 spaces. The lighting poles were originally designed with 25 ft. poles and have been reduced to 18 ft. high poles oriented to face into the site and the lights would have back shields to direct light toward the interior of the site. The on-site septic system has been removed as the project will be connected to the sewer system. In addition, an 80 ft. section and a 120 ft. section of acoustical fencing will be installed to mitigate noise.
Jim Winn, Greenman, Pederson Inc., explained the on-site mediation to direct traffic away from Sandwich Rd towards Obery Street. The single lane exiting the parking lot for the medical office building will have tight curbing and a median and striping to deter traffic from a right turn. A left turn only sign with flashing lights that activated upon approach of the intersection will be installed.
Atty. Angley stated that the conditions of the original decision were that the boards needed to review the final landscape plan, the lighting plan, review of the internal traffic flow study, a construction traffic management plan and a sewer connection plan. The remand was only to look at the mitigation that was mandated by the court.
Jon Henson presented a detailed landscaping plan that included doubling the buffer along Sandwich Street, creating terraced landscaped areas along the slope, plantings in the center island of the parking lot, entry plantings and buffering of the utility pads and dumpster. In response to a question posed about landscaping to hide the wall, Mr. Henson suggested plantings of either English or Boston Ivy.
Valerie Massard reminded the Board that they were only looking at what was remanded from Land Court and satisfying the conditions of the original approval as outlined by the consultants. Ms. Massard affirmed that the changes that were presented are consistent with the agreement reached by the court and the abutters. Ms. Massard stated that the water test and the construction management plan would be presented at a later date. CDM’s peer review indicates that the traffic mitigations are acceptable.
Frank Dunlap was concerned with the proposed drainage as his yard experiences flooding.
Mr. Basinski explained that the drainage has been designed to the Town’s standards and will have underground detention basins to catch run off.
Paul McAlduff was concerned with maintenance of the acoustical wall. If it is covered in ivy, it is difficult to paint or maintain. Mr. McAlduff suggested planting something that would allow for routine maintenance of the wall.
Larry Roseblum was not supportive of the site plan or the changes mandated by the remand.
Loring Tripp was also concerned about the maintenance of the wall and agreed with Mr. Rosenblum’s observation that the wall is out of character for the area. Mr. Tripp asked about the funds that were to be utilized toward the improvement of Obery Street.
Atty. Edward Angley replied that Jordan Hospital funded the studies for the State to redesign Obery Street, including the intersection at the hospital/schooland the draft design has been submitted to the Town’s DPW.
Malcolm MacGregor also had similar concerns with the wall.
Loring Tripp moved for the Board to support the changes issued under the Land Court remand with the conditions set forth in the staff report and additional language suggesting that the abutters work further with the proponents to provide less intrusive mitigations; the vote was (3-1) with Larry Rosenblum in opposition.
The Board took a five-minute break.
Conceptual Review
West Wind Shores
Atty. Edward Angley and Mark Flaherty, Flaherty & Stefani Inc., presented a conceptual review for a proposed RDD off South Wind Drive on a 11.7 acre parcel shown on Assessors Map 114 as Lot 29. The RDD would create four residential lots with open space. The site is currently being accessed via a narrow path off Duck Pond Road. The proposed access to the four residential lots would be off South Wind Drive in the West Wind Shores subdivision. The site is subject to review by Natural Heritage and the plan is contingent upon being able to provide access of South Wind Drive.
Loring Tripp recused himself from the review and left the room.
Valerie Massard stated that a portion of South Wind Drive is public, bu tnot including the portion that abuts this lot. There is a question as to whether there is adequate access to develop. Ms. Massard stated that the additional open space this project would provide could create a meaningful open space corridor by enhancing a potential connection from Long Pond Road to Bourne Road. The Natural Heritage review would define what constraints there are on the site due to priority habitats and wetland issues.
Malcolm MacGregor, Paul McAlduff and Tim Grandy were supportive of the proposed RDD provided the access and Natural Heritage issues could be addressed.
Brainstorming Part II
Lee Hartmann presented the results of the Brainstorming Session that the Board held on February 4, 2008. The exercise helped to define the Planning Board’s priorities and Staff’s priorities.
The Planning Board’s Priorities included:
The need for Town government to have common goals and a shared approach to project review and implementation;
The need to incorporate the Master Plan into the daily decision-making process of all levels of Town government;
Ensuring that the recommendations of the master plan are actually implemented; and Creating an aggressive land acquisition program for municipal facilities and open space.
Staff’s planning priorities include:
Establishing a comprehensive review process for Town-owned land;
Assisting in the planning and zoning for the 1000 acre property;
Redevelopment of the County’s downtown Courthouse property;
Design Standards for the Downtown/Waterfront area;
Update of the Open Space Plan; and
Update of various subdivision and development standards.
Loring Tripp felt that it was important to forward a copy of the findings to the Board of Selectmen for their comments.
Larry Rosenblum suggested that the Town Manager and DPW Director should also receive a copy of the findings.
Larry Rosenblum moved to adjourn at 9:30 p.m.; the vote was unanimous (4-0).
Respectfully Submitted,
Eileen M. Hawthorne Approved: March 10, 2008
Administrative Assistant
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