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, and Paul McAlduff
Planning Board Alternate: Timothy Grandy
Staff Members: Lee Hartmann, Valerie Massard, and Howard Coppari
Recording Secretary: Eileen Hawthorne
Administrative Notes:
BOA 3483 – Town of Plymouth
131 Camelot Dr, M 83, L 24-2
The Board recommended approval of the gravel removal permit for Special Permit per Section 205-18 Paragraph F and per Section 205-40-D-1, subject to EDC for the Town of Plymouth DPW for gravel removal in excess of 10 cubic yards to remove approximately 8,000 cubic yards of sand in order to provide beach nourishment at Plymouth Long Beach.
Minutes:
February 25, 2008
Paul McAlduff moved to approve the administrative notes as presented;
The vote on BOA 3483 was (2-1) with Malcolm MacGregor in opposition.
The vote on the Minutes of February 25, 2008 was (2-0) with Marc Garrett in abstention.
Public Hearing
Street Name Change – Abington Ave to Victoria Ave
Malcolm MacGregor read the public hearing notice and opened the public hearing.
Lee Hartmann informed the Board that the request for the change was initiated by the Fire Chief. Currently there are two Abington Avenues in the Manomet area. The Abington Ave shown on Assessors Map 46, which runs between Victoria Ave. and Osprey Lane would be changed to Victoria Avenue.
Paul McAlduff moved to close the public hearing; the vote was unanimous (3-0).
Paul McAlduff moved for the Board to approve the street name change from Abington Ave. to Victoria Ave.; the vote was unanimous (3-0).
Conceptual Review
Cape Cod Ave
Atty. Edward Angley, Jon Henson and Bill Fornaciari presented a conceptual review for a project that would consist of rebuilding twelve existing cottages located between Brush Hill Road and Cape Cod Avenue. Mr. Henson presented two scenarios: one with the structures being rebuilt in the existing locations, on site parking and buffered areas and the other with one of the structures moved to a different location, on site parking and buffered areas. In both scenarios, emergency access would be provided off Brush Hill Road, 31 parking spaces would be provided; there would be an internal pedestrian system, much of the existing vegetation would be preserved and enhanced with evergreen plantings; the parking lots would be screened from the roads; and open space would be provided in the center of the site. The New England
style buildings would be replaced with year round structures consisting of three bedrooms each.
Valerie Massard stated that this project is similar to Village Gate on State Road in Manomet. The project would upgrade the existing structures, bringing them up to code and a new septic system would be required (possibly a shared septic). Ms. Massard suggested that the conceptual plans should be presented to the Manomet Steering Committee and the Fire Chief.
The Board was supportive of the concept with the second scenario being the preferred option. The Board suggested reducing the unit and/or bedroom count.
Public Hearing
B543 – AD Makepeace TRVD
Timothy Grandy joined the Planning Board for this public hearing.
Malcolm MacGregor read the public hearing notice and opened the public hearing.
Mr. MacGregor stated that Malcolm MacGregor, Marc Garrett, Paul McAlduff and Timothy Grandy would be voting on this petition.
Lee Hartmann reminded the Board and the public that this is the beginning of the presentations to be made by AD Makepeace. A request as been filed for a special permit for the master plan for River Run and that if the special permit is granted, additional public hearings will be held as each area of the master plan is subdivided. There are many technical issues that will be addressed as the public hearings are continued.
Valerie Massard informed the public that when the public hearing is continued, it will not be readvertised, but the information would be posted on the Planning Board’s agendas found on the Town’s website or people could be added to the outreach e-mail list.
Michael Hogan, AD Makepeace, introduced the proposed master plan for River Run. The project would preserve approximately 1600 acres and would create a new village center. The project would offer a variety of housing options including single family homes, town homes, apartments, assisted living units, estate homes, and construction would utilize green building technology. The total unit count would be 1175 units of which 103 units would be affordable housing units. The development would add an estimated 452 schoolchildren as opposed to the 702 schoolchildren that would be estimated under traditional zoning. The village center would have approximately 60,000 sq. ft. of retail/office space, some with residential units above, and a YMCA. The internal road system would remain private and there will be a
private wastewater treatment facility. Off-site improvements of more than $4 million will be provided. Community benefits include paving of Wareham Road, a full service YMCA, athletic fields for town leagues, convenience retail, affordable assisted living, affordable and workforce housing, a wildlife sanctuary and miles of walking trails.
Atty. John Twohig, Goulston & Storrs, reviewed the permitting history which has included the adoption of the Transfer of Development Rights (TDR) and Traditional Rural Village Development (TRVD) bylaws; review by State agencies (Massachusetts Environmental Policy Act (MEPA), Department of Environmental Protection (DEP), Massachusetts Natural Heritage and Endangered Species Program (MNHESP), Massachusetts Historical Commission (MHC); review by the Planning Board and other Town departments; and regular, ongoing meetings with Planning staff. The Final Environmental Impact Report (FEIR) is expected to be filed in the Spring of 2008. What is being requested at this time under the TRVD Special Permit is approval of the Master Concept Plan Special Permit, which includes layout, use areas, and infrastructure; the water storage
facility; the inclusionary housing special permit; and any other relief the Board deems necessary. If this Special Permit is granted, neighborhood plans for subdivision, roadway, and site plan will be submitted and go through the public hearing process. Atty. Twohig informed the public of the tentative continued public hearing schedule and topics: March 31, 2008 – Open Space, Project Design, Transportation, and Mitigation
April 7, 2008 – The Built Environment, Utilities, Infrastructure, Project Phasing and Architecture
April 14, 2008 – Inclusionary Housing and Project Benefits
Valerie Massard reminded the applicants that April 7th is Town Meeting and the schedule would have to be adjusted. Staff continues to work with Makepeace and peer review is underway for the traffic and terms and conditions for the affordable housing. The information that has been filed is available both at the Planning Board office and both of the libraries.
Public comment:
John O’Connor thought the project was beautiful and it was important to include the starter homes. He asked when Wareham Road would be paved and who would pay for the paving. Mr. Hogan stated that the paving of Wareham Road and the Bourne Road Connector would be part of the first phase and Makepeace would bear the cost.
Steve Whitney, Boy Scouts, was in favor of the proposed plan as the open space as shown would protect the Boy Scout camp.
Albert Burrell thought more time would be needed to review the transportation plan.
Pat Adelman suggested including mass transportation during the scheduled transportation discussion. Ms. Adelman asked if the first phase would include inclusionary housing units and suggested that the affordable housing be disbursed throughout the development.
Ms. Massard stated that the phasing of the inclusionary housing has yet to be determined.
Dennis Lassige thought the master plan was well designed and asked about the difference of the fiscal benefits vs. as- of- right development.
Mr. Hogan explained that “by right” housing would be 600 single family houses with roads that would be turned over to town, generate more school children and have a cost factor for the Town in services expended. The proposed master plan, at full build out, would provide approximately $7.4 million in additional taxes and revenue for the Town.
Scott Gustafson complimented the project and hoped they could reach their goals.
Cullen Gustafson was supportive and stated that the southern end of town needs the amenities this project would provide.
Ron Riley questioned whether there would be any “big box” stores included in the retail area. –
Mr. Hogan stated that there would be up to 90,000 sq. ft. of retail that would not include “big box” stores. The YMCA and smaller retail spaces and offices will make up the majority of the commercial area.
Vincent Marturano, President of the Old Colony YMCA was excited about the prospect of providing a full service facility to Plymouth.
Charles Pierce was concerned with environmental impact to White Island Pond.
Helen Hapgood asked how the residents, especially those in the affordable housing units would pay for road maintenance.
Mr. Hogan explained that a master homeowner’s association will be established and part of their fees would go toward road maintenance. Makepeace will follow the Town’s affordable housing guidelines and will work with the town to address the affordable housing component.
Debbie Pettigrew asked where the wastewater treatment facility would be located, if the lots would be sold to individual builders, whether there would be kayak access through the open space to the Agawam River, and whether emergency vehicles would bring residents to Jordan Hospital or Tobey Hospital in Wareham.
Mr. Hogan pointed out the proposed location for the wastewater treatment facility near the northern end of the site and stated that the lots would not be sold to individual builders, the recreational access has yet to be determined, and emergency vehicles would probably use Jordan Hospital.
Keven Joyce asked if there would be a lottery system for the affordable housing and whether there could be a restriction about the number of children allowed.
Malcolm MacGregor stated that the Board does not have the ability to limit the number of children.
Lee Hartmann stated that local preference for the affordable units will be encouraged.
Mr. White asked if there would be public access to the conservation areas or would they be limited to residents only.
Mr. MacGregor stated that public access is still under discussion.
Paul McAlduff asked about the size of the village green area.
Mr. Hogan stated that it was approximately the size of a football field.
Timothy Grandy was concerned with the number of potential students and asked if there would be land set aside for municipal use.
Mr. Hogan replied that there are many possibilities for municipal facilities that have been suggested, but the Town would have to define its priorities. Mr. Hogan stated that he has been in contact with the school committee.
Marc Garrett commended Makepeace on the long process that has evolved into this master plan concept and he urged the public to remain involved in the process.
Marc Garrett moved to continue the public hearing to March 31, 2008 at 7:30 p.m.; the vote was unanimous (4-0).
The Board took a five-minute recess.
BOA 3481 – W/S Development Associates LLC
113 Samoset St, M 101, L 17A-2
Atty. Edward Angley and Gary Davis presented a request for a special permit subject to EDC in order to demolish the existing Applebee’s Restaurant and construct a 4,637 sq. ft. bank with two drive-thru lanes with a separate by-pass lane and associated parking. A landscape plan will be submitted at a later date. Vehicular and pedestrian access and utilities will remain the same. The site has some constraints due to a large septic system that was required for the restaurant. Lighting and signage will comply with the Zoning Bylaw.
Howard Coppari suggested two locations for additional landscaping.
Marc Garrett was concerned with the proposed access/egress in the drive-through area. Mr. Garrett suggested limiting access in that area to one way and showing the change on the landscape plan.
Paul McAlduff moved to recommend approval to the Zoning Board of Appeals subject to the following conditions:
Prior to an Occupancy Permit being issued, a revised landscaping plan that includes additional vegetation onsite will be submitted and approved by the Planning Board for review with final approval by the Board of Appeals.
Prior to an Occupancy Permit being issued, a revised driveway plan that eliminates the conflict between the two drive-through entrances will be submitted and approved by the Planning Board for review with final approval by the Board of Appeals.
Prior to an Occupancy Permit being issued, a Registered Landscape Architect or other qualified licensed professional must certify to the Building Inspector that the required landscaping has been properly installed in accordance with the approved site plan, the Zoning Bylaw and acceptable landscape practices.
Prior to an Occupancy Permit being issued, said improvements are to be installed under the supervision of a Registered Professional Engineer. The engineer must certify that the improvements noted above have been installed in accordance with the conditions noted herein and accepted installation practices.
The vote was unanimous (3-0).
Other Business:
B520 – Beaver Dam Ridge
Lot Release – Lot 9-14
Paul McAlduff moved for the Board to approve a lot release for lot 9-14 in the B520 – Beaver Dam Ridge subdivision; the vote was unanimous (3-0).
BOA 3478 – Tedeschi Food Shops
2300 State Rd, M 54, L 6-3 & 6-8
Valerie Massard informed the Board that the applicant has requested a continuance of the Zoning Board of Appeals public hearing in order to submit revised plans to the Planning Board.
Marc Garrett suggested continuing the Planning Board’s review based on the fact that what was submitted was inadequate.
Paul McAlduff moved for the Board to continue its review to April 14, 2008 and to notify the Board of Appeals that based on the letter requesting a continuance and the inadequate information provided by the applicant, the Planning Board has continued its review; the vote was unanimous (3-0).
Paul McAlduff moved to adjourn at 10:00 p.m.; the vote was unanimous (3-0).
Respectfully Submitted,
Eileen M. Hawthorne Approved: March 31, 2008
Administrative Assistant
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