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, Valerie Massard, and Howard Coppari
Recording Secretary: None
Administrative Notes
The Board recommended that the Building Commissioner by notified that the Site Plan for SMR Realty Trust, 180 South Meadow Road – to construct a 100’x150’ single story steel office/warehouse building with associated parking will comply with the zoning bylaw after the following issues are addressed:
No driveway shall be closer than fifty feet to any driveway on any adjoining lot. Staff strongly encourages the applicant to work with the abutting property owner to construct a shared driveway and eliminate this curb cut.
Proper striping shall be installed along the perimeter of the building that will not allow for vehicles to park near the building. Striping and proper spacing should be included near the two proposed dumpster areas. Also, striping should be painted in front of the side parking stalls that is proposed for the lot.
Clarification is needed for the intended use of the rear crushed stone apron that is located behind the building. Will this be the intended snow removal area?
More landscaping shall be provided along the sides of the lot. Shrubs and different tree species could help vary the landscaping plan.
A zoning schedule shall be provided in the site plan to help demonstrate compliance with dimensional requirements.
An erosion control plan shall be submitted in conjunction of the site plan.
If required, all comments and suggestions recommended by the Design Review Board shall be incorporated as part of the final plan.
The Board recommended approval of BOA 3486 – Victor J Cantoni, 247 Standish Ave, Map 5, Lots 111B-2 and 111-2, Special Permit subject to Environmental Design Conditions for construction of a single-family house on an 18,847 sq. ft. lot.
The Board approved the minutes of March 3, 2008, March 10, 2008 and March 17, 2008 as presented.
ANR Plans:
The Board recommended that the clerk sign the following ANR Plans:
A4287 – Randall Family Trust (VOSD, B525), Guide Board Road, Map 48, Lot 8 – Subdivided into lots 8-1 (3.42A), 8-2 (.26A), 8-3 (.21A), 8-4 (.36A), 8-5 (.54A), and 8-6 (3.71A).
A4288 – James W. Northrup, Jr., East Russell Mills Road, Map 82, Lot 7 – Subdivided into lots 7-1 (2.17A), 7-2 (1.38A) and 7-3 (1.40A)
A4290 – Pinehills LLC, Market Block, Map 77D – Village Green – Combine lot 1-425 (38057 SF), Lot 10-424 (35,078 SF) and Lot 10-423 (17,993 SF) to create Lot 10-429; and adjust lot line between former lot 10-424 and former lot 10-422 to create lot 10-494 (26,118 SF).
A4291 – Pinehills LLC, Great Island, Map 78D – Clam Pudding Pond – Subdivide Lot A-167 to create lots A-192 (216,318 SF), S-173 (109,230 SF), S-174 (123,402 SF), S-175 (96,460 SF) and S-176 (986,791 SF).
Loring Tripp moved to approve the minutes and Administrative Notes as presented with the abstentions and recusal as noted below; the vote was unanimous (5-0).
Malcolm MacGregor and Larry Rosenblum abstained from the vote on the March 3, 2008 minutes.
Larry Rosenblum and Loring Tripp abstained from the vote on the March 10, 2008 minutes.
Paul McAlduff abstained from the vote on the March 17, 2008 minutes.
Marc Garrett recused himself from the vote on the approval of A4287 – Randall Family Trust (VOSD, B 525) Guide Board Road; Map 48, Lot 8.
David E. Harvey Conceptual RDD; TDR Site Plan
Russell Mills Road Map 82, Lot 59-3 (TDR) & Lot 46 (Conceptual RDD)
Donald Bracken presented a Preliminary Plan for Transfer of Development Rights Certificates for David E. Harvey on land located on Russell Mills Road on Lot 59-3. Mr. Bracken also presented a conceptual RDD on adjacent Lot 46, where one development right from Lot 59-3 is proposed to be “landed.”
Ms. Massard noted that 3 new building lots could be created on the sending property (Lot 59-3) by-right. She also noted that the land is worthy of protection because it is priority habitat and links to existing adjacent open space. She recommended that the Board waive the requirement for an appraisal of the land since the applicant is agreeing to a one-to-one transfer.
Mr. Tripp thought the TDR and RDD development presented was a good concept and a good use of the TDR bylaw. He asked if the developer was concerned that if the TDR is landed as shown on the conceptual plan on Lot 46 this may eliminate some of the development potential for the rear lot (Lot 59-3).
Mr. Bracken said that the applicant was willing to take that risk.
Mr. Garrett asked that the applicant file the plan to Natural Heritage before filing the RDD with the Planning Board.
Acting on the motion of Mr. McAlduff the Board voted unanimously (5-0) to:
1. Find that
(a) The transfer permanently protects significant environmental resources;
(b) The Preliminary Plan, as defined per Section 205-70 of the Bylaw, was in substantial compliance with Planning Board practice; and
(c) The Planning Board has sufficient appraisal information to issue a Certificate.
2. GRANT the Application of David E. Harvey for a total of three (3) Certificates of Transferable Development Rights (“TDR”) per Section 205-70 of the Bylaw, on land of David E. Harvey, land located on Russell Mills Road, Town of Plymouth Assessor’s Maps dated January 1, 2007, Map 82, Lot 59-3, as shown on a plan of land entitled “Preliminary Subdivision Plan in Plymouth, Massachusetts Prepared for David E. Harvey” dated March 5, 2008 and prepared by Bracken Engineering of Buzzards Bay, Massachusetts.
3. Waive the requirement for an appraisal. In November of 2006, a full appraisal was done by Agawam Development LLC, in accordance with the Town of Plymouth Assessor’s office input and review, on the parcel known as “Halfway Pond East (Planning Board File No. B534-HPE),” located off Halfway Pond Road, which established a 1:1 ratio using the TDR bylaw formula of fair market value over average assessed value in the RR zoning district per Section 205-70 ¶D4.
Said vote was conditional upon the following:
(1) Before the TDR Certificates subject to this approval are ‘landed’, the required conservation restrictions on the sending area(s) shall be subject to review by Town Counsel and final approval by the Planning Board and then recorded at the Plymouth County Registry of Deeds. Said conservation restrictions will allow for continued agricultural use of the property.
(2) The cottage shall be “abandoned” as a dwelling unit through this process when the third of the development rights established herein are “landed” elsewhere.
Mr. MacGregor took the B538 Ouellette RDD and the Karbott ANR plan discussions out of order.
B538 - Ouellette RDD
Ms. Massard identified the site as Map 85 Lot 8 where the Planning Board granted a special permit for an RDD to create one additional house lot and one open space lot on this 6.42-acre parcel. She noted that the vote of approval required the Board’s approval of the house location on the new lot. She noted that in the revised proposal, a portion of the existing driveway would be eliminated, the area would be re-vegetated and a single common driveway constructed. The proposed house site would be closer to the roadway rather than in the rear of the new building lot as described in the public hearing. The Board needs to authorize these changes.
Mr. Tripp asked that the applicant appear before the Board with a more detailed presentation. The Board agreed.
Approval Not Required plan - A4289, for Fred Karbott on Little Herring Pond Road and River Farm Road
Ms. Massard reviewed an Approval Not Required plan - A4289, for Fred Karbott on Little Herring Pond Road and River Farm Road. She noted that the land in question includes two subdivisions created as Reduced Density Subdivisions [Carters River Farm I (B432) and II (B488)] and the applicant is looking to swap a buildable lot on Carter’s River II for creation of a lot on Little Herring Pond Road on land designated as farm land in Carters River I.
Mr. Tripp stated that this request should be presented as a modification of the original subdivision approval and abutters should be notified of the change.
Mr. Tripp moved NOT TO ENDORSE, Form-A Plan No. 4289 entitled "PLAN OF LAND AT LOT 11-32, MAP 59, RIVER FARM & LITTLE HERRING POND ROADS," prepared by Land Management Systems, Inc., of Manomet, Massachusetts dated March 26, 2008; land located off Little Herring Pond Road, shown as Lots 11-45 out of existing Lot 11-32, Leaving Proposed Lot 11-46 and Lot 11-45 to support one single-family home from Lot 11-33 on Assessors' Plat 59”.
The lots shown on the subject plan were created under a subdivision requiring approval under the Subdivision Control Law, and the proposed division of land constitutes a subdivision that requires approval or modification of the original subdivision(s) under the Subdivision Control Law.
The vote was unanimous (5-0).
Mr. Tripp left the meeting.
Mr. Rosenblum left the Board and then joined the audience.
Public Hearing (continued from 3/10/08)
B543 – AD Makepeace TRVD
Timothy Grandy joined the Planning Board for this public hearing.
Mr. MacGregor stated that Malcolm MacGregor, Marc Garrett, Paul McAlduff and Timothy Grandy would be voting on this petition.
Atty. John Twohig, Goulston & Storrs, introduced members of the AD Makepeace team present at the meeting, including Michael Hogan, CEO of AD Makepeace, Judy Kohn, Tom Berkley, Jim Kane, Richard Serkey, of Winokur & Serkey, Curt Quitzau of VHB, and Jeff Dirk of Vanasse & Associates, and reviewed the context of the previous public hearing and the goals of tonight’s public hearing, to review more of the proposed River Run project.
Judy Kohn of AD Makepeace Co. presented an overview of the open space that will be preserved through the TRVD process.
Jeff Dirk PE of Vanasse & Associates presented the findings of their traffic study for the River Run project, and reviewed in detail the proposed traffic mitigation package for the project. The proposed transportation system improvements to the following external intersections were identified as follows:
Clark Rd/Long Pond Rd – install traffic signal or compact roundabout
Long Pond Rd/Ship Pond Rd – geometric and sight line improvements
Long Pond Rd/Halfway Pond Rd - install traffic signal or compact roundabout
Long Pond Rd/Hedges Pond Rd – no improvements required
Long Pond Rd/Herring Pond Rd – sign and pavement marking improvements and conduct follow-up study
Long Pond Rd/Carters Bridge Rd – no improvements required
Long Pond Rd/Mast Rd – no improvements required
Halfway Pond Rd/Wareham Rd/Mast Rd – sight line improvements
Halfway Pond Rd/West Long Pond Rd – sight line improvements
Halfway Pond Rd/Bourne Rd – realign intersection and traffic control improvements
Halfway Pond Rd/Justine Rd – monitor operations
Herring Pond Rd/Route 3 ramps – sign and pavement marking improvements
Herring Pond Rd/State Rd – sign and pavement marking improvements
Clark Rd/Route 3 ramps – improvements committed by others when needed
State Rd/Hedges Pond Rd – improvements committed by others
Plymouth Ave/Douglas Ln/Glen Charlie Rd (Wareham) – no improvements required
Plymouth Ln/Head of the Bay Rd (Bourne) – sign and pavement marking improvements
Route 3/Clark Rd ramps – no improvements required
Route 3/Herring Pond Rd ramps – no improvements required
Internal transportation system improvements would include a phased improvement strategy to address traveled-way, sight lines and drainage for Wareham Road and for Bourne Road, the realignment and construction of the Bourne Road Connector.
All improvements will be accommodated within public right-of-way (i.e. no private land acquisitions required).
All improvements accommodate pedestrians and bicycles.
All improvements accommodate school bus and emergency vehicle travel.
The project includes a Transportation Demand Management program.
Traffic monitoring and reporting program.
The Board took a five-minute recess.
Andrew Arsenault of Jacobs Edwards & Kelcey, independent peer review consultant for traffic on behalf of the Town, presented an overview of the peer review findings. In general, issues identified in the earlier peer review were addressed in this second submittal. Traffic calming, construction phasing and selection of best alternatives from the options submitted by the AD Makepeace package for specific intersection improvements are still being discussed with the Town.
Malcolm MacGregor recognized Town Engineer Sid Kashi, PE in the audience and thanked him for being in attendance at the hearing.
Mr. MacGregor opened the meeting for public comment.
Mr. William (Bill) Abbott suggested that the applicant provide supplemental information about the potential movie studio project on Bourne Road. He suggested that the developer look at the studio impacts with an interchange, with a dedicated interchange, and with no interchange. He asked that this include a consideration of whether Bourne Road has traffic calming measures installed, or does not, in the context of these suggested alternatives to be explored.
He asked for:
· A better definition of which intersections are currently not operating at an acceptable level of service?
· What are the impacts of the as-of-right development alternative?
· The report used 2000 census information. Mr. Abbott suggested looking at the growth that has occurred since 2000 and also take into account the commuter rail service that has been introduced since 2000.
· How the special permit will address the timing of off-site mitigation?
· Who decides which mitigations options are selected?
· What guarantees will be in place to ensure that the off-site mitigation improvements are installed?
Steve Laydon asked that the entire length of Wareham Road be paved.
Valerie Massard encouraged viewers and attendees to submit questions and comments, if any, by email, through meetings with staff or otherwise so that these can be taken into account prior to the anticipated response in two week’s time.
Timothy Grandy does not support the installation of traffic lights. The roundabouts offer a better traffic mitigation alternative for this section of town. Mr. Grandy asked that the special permit include a requirement for traffic monitoring as the development progresses.
Paul McAlduff was concerned about altering the traffic flow patterns at the intersection of Halfway Pond Road and Mast Road.
Marc Garrett noted that the Board needs to understand how the mitigations measures relate to the broader development picture.
Malcolm MacGregor echoed the comments from the audience and board members, and requested a quantitative response on the issue of phasing of the mitigation improvements.
Atty. Twohig reviewed potential future meeting topics: design & master concept plan of the village, project infrastructure, Inclusionary housing and project benefits, and responses to traffic comments.
Marc Garrett moved to continue the public hearing to April 14, 2008 at 7:30 p.m.; the vote was unanimous (4-0).
Marc Garrett moved to adjourn at 10:15 p.m.; the vote was unanimous (4-0).
Respectfully Submitted,
Eileen M. Hawthorne Approved: April 28, 2008
Administrative Assistant
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