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, William Wennerberg, Paul McAlduff and Larry Rosenblum
Planning Board Alternate: Timothy Grandy
Staff Members: Lee Hartmann and Valerie Massard
Recording Secretary: Eileen Hawthorne
Administrative Notes:
Minutes:
May 5, 2008
Paul McAlduff moved to approve the minutes of May 5, 2008 as presented; the vote was unanimous (5-0).
A Form Plans:
A4296 – JCM Plymouth Acquisitions II LLC, John Alden Road, Map 44, Lots 6-392 (15229 sf), 6-393 (15178 sf), and 6-394 (14872 sf) – Per BOA 3307, Reconfigure to create lots 6-593 (22887 sf) and 6-594 (22,422 sf).
Paul McAlduff moved for the clerk to sign A4296; the vote was unanimous (5-0).
Committee Appointments
Paul McAlduff moved for the Board to eliminate the reading of the Appointment Procedure; the vote was unanimous (5-0).
Steering Committees
The Board made the following appointments to the Steering Committees and the Open Space Committee:
NAME |
COMMITTEE |
EXPIRATION DATE |
Richard Briggs |
Cedarville Steering |
June 30, 2011 |
Timothy Grandy |
Cedarville Steering |
June 30, 2011 |
Lorraine Souza |
North Plymouth Steering |
June 30, 2011 |
John T. Handrahan, Jr. |
North Plymouth Steering |
June 30, 2011 |
Charlotte Russell |
Open Space |
June 30, 2011 |
Judy Savage |
Open Space |
June 30, 2010 |
Bobbi Clark |
Plymouth Center Steering |
June 30, 2011 |
Robert Morgan |
West Plymouth Steering |
June 30, 2011 |
Kenneth Howe |
West Plymouth Steering |
June 30, 2011 |
Paul McAlduff moved to re-advertise the two vacancies for the Manomet Steering Committee; the vote was unanimous (5-0).
Conceptual Review
RDD – Whitley Trail/Woods Road
Mark Flaherty presented a conceptual plan to subdivide a lot in an existing subdivision into two residential lots with one open space lot. Mr. Flaherty distributed a conceptual sketch of the proposed new layout at the meeting. The proposed division of Map 124, Lot 2-4 would require a modification of B421 – Bournewoods Subdivision and a special permit for an RDD. Whitley Trail is a private roadway, gravel approximately 18 feet wide within a 40-ft. layout. The original subdivision created six residential lots and one open space lot (6.92 A) which was deeded to the Town of Plymouth.
Valerie Massard explained that the original subdivision approval in 1994 was under a low density development with waivers for the road construction standards. The following year, the Town adopted the RDD bylaw, which allows for clustering the development while providing open space. The changes requested under this conceptual review would require a modification of the original subdivision and would include the public hearing and abutter notification process. The open space created under the proposed plan would abut Town land. A portion of the lot appears to lie within Natural Heritage mapped habitat and this should also be addressed prior to any filing with the Board.
Malcolm MacGregor suggested configuring the open space to provide pond frontage.
Paul McAlduff requested that the submitted plan include the location of the swamp/wetland area.
Tim Grandy asked if there were any drainage issues in the area.
Mark Flaherty stated that there were no existing drainage problems.
Larry Rosenblum inquired about the open space and whether it met the zoning bylaw requirements.
Ms. Massard explained that the bylaw requires 60,000 sq. ft. per unit, which would require 2.75 acres of open space instead of the 2.07 acres as shown.
Marc Garrett was generally supportive of the plan, but suggested providing the maximum open space with the minimum lot size. Mr. Garrett also requested that the proponent have a plan for the disposition and maintenance of the open space in place prior to the submission of the plans.
Mark Flaherty replied that the open space would possibly be gifted to the Town of Plymouth to add to the abutting Town owned land or donated to a land preservation entity.
Discussion
MEPOD Village Center
Bill Wynne began the review of the development plan for the proposed village center.
Larry Roseblum requested a written overview of the entire project.
Mr. Wynne explained that the full buildout shows the development of approximately 290 acres. The expansion would include about 1.2 million sq. ft. of space for additional sound stages. Title issues may prevent development of the entire 350 acres as proposed. The initial application for a MEPA permit would be for the Phase One development of the studios; the village center and the education component on the east side of Bourne Road, which amounts to 1.2 million sq. ft. and would require development on approximately 200 acres.
Mr. Wynne said that if the bylaw is adopted, the Planning Board would still have to approve a master plan for the project with site plan approval for each portion to be developed. He explained that the development would occur in five steps. The first phases would include the sound stages with office/storage space, two office buildings, a parking structure, the commissary, a post production building, the studio theater, the back lot, a utility building, a cultural/visitors center, the hotel, the village center, a green, common area, the vocational education buildings, a day care center and the short term residential structures. The village center would consist of a maximum of 100,000 sq. ft. of retail space which could include a small theater, coffee shop, small bank, a convenience and/or drug store, and
restaurants. The hotel would be a high end facility with a separate spa located adjacent to it. A grand entrance to the village center would be separate from a service entrance. The studio area would be approximately 185 acres; the recreation area is approximately 20 acres; and the education campus and artist residences would be approximately 46 acres.
Paul McAlduff asked Mr. Wynne to show the secured perimeter and asked what type of fencing would be used. He also asked if any thought has been given to providing a fire department on site and who would be maintaining the roads within the development.
Mr. Wynne pointed out the secured area on the plans and stated that the fencing would not be chain link, but something more attractive. Mr. Wynne stated that if appropriate they would construct their own fire service, but that it would have to be negotiated with the Town and that they would be responsible for the maintenance of the roads within the development.
Malcolm MacGregor asked how many units would be constructed for the short term residences and the meaning of “short term”.
Mr. Wynne replied that there would be a maximum of 200 units consisting of a mix of bungalows, town houses, condos, etc. The term “short term” means that leases would be for a term of one year or less.
Bill Wennerberg asked how the enforcement of the short term housing would be accomplished.
Lee Hartmann suggested that there could be a monitoring process similar to the one Community Development uses to monitor affordable and elderly housing.
Marc Garrett asked if it would be possible to phase the construction of the hotel based on need. Mr. Wynne stated that the size of the hotel and spa would be determined by the hotelier.
Malcolm MacGregor moved to reduce the height limit of the hotel from 75 ft. to 45 ft. with a potential waiver to allow a maximum height of 75 ft. subject to exceptional design and exceptional buffering from local use.
Larry Rosenblum suggested bringing all amendments to the draft bylaw forward at the same time.
Mr. MacGregor’s motion was held.
Larry Rosenblum was concerned that the draft bylaw does not limit the amount of office space on the site, doesn’t limit the number of lodging units; doesn’t prohibit more than one village center, and the village center doesn’t have a maximum land area.
Mr. MacGregor suggested amending the bylaw to include limits on the amount of office space, hotel rooms, and residential units.
Mr. Garrett stated that the draft bylaw was crafted with input from the Board and the community and has to remain flexible.
Mr. Hartmann listed the following suggested amendments to the bylaw:
IX. SIGNS, NOISE, LIGHTING, PARKING
B. Noise
b. The Project shall not produce a “pure tone” condition – when any octave band center frequency sound pressure level exceeds the two adjacent center frequency sound pressure levels by 3 decibels or more.
These criteria are measured both at the property line and at the nearest inhabited residence. “Ambient” is defined as the background A-weighted sound level that is exceeded 90% of the time, measured during equipment operating hours.
Amend height of hotels to 45 ft., except 75 ft. if the Planning Board finds the design superior to a structure that complies with the 45 ft. height limitations and that the Board finds that the building is adequately buffered from abutting residential properties.
Amend to limit the number of hotel rooms.
Amend to limit the amount of office square footage.
Mr. Garrett asked the proponents to respond to the suggested amendments by the end of the week.
Larry Rosenblum moved for the Board to continue the discussion to Wednesday, May 28, 2008 at 6:00 p.m. with the location to be determined and posted; the vote was unanimous (5-0).
Paul McAlduff moved for the Board to support the proposed amendment to the bylaw regarding noise by removing the word “equipment” as shown above; the vote was unanimous (5-0).
Other Business:
Planning Board Member Committee Appointees/Designee/Liaison
The Board made the following changes to their committee representation:
Member |
Committee |
Type |
Malcolm MacGregor |
|
|
Manomet Steering Committee |
Liaison |
|
Plymouth Center Steering Committee |
Liaison |
|
Joint Chairman Committee |
Member |
|
Community Preservation Committee |
Member |
|
Downtown/Waterfront Traffic Study |
Designee |
Paul McAlduff |
|
|
Affordable Housing Committee |
Liaison |
|
Building Committee |
Member |
|
Cedarville Steering Committee |
Liaison |
Larry Rosenblum |
|
|
County Land Committee |
Member |
Bill Wennerberg |
|
|
Plymouth Growth & Development Corporation |
Liaison |
Marc Garrett |
|
|
Harbor Planning |
Liaison |
|
West Plymouth Steering Committee |
Liaison |
|
North Plymouth Steering Committee |
Liaison |
Tim Grandy |
|
|
Roads Advisory Committee |
Member |
|
Plymouth Public Lands |
Member |
Paul McAlduff moved to invite Roger Hammond to address the Board regarding DPW issues and infrastructure; the vote was unanimous (5-0).
Policy Update
Marc Garrett reviewed the following minor policy changes and expectations:
The alternate member of the Planning Board will sit with the Board and be encouraged to speak on matters before the Board prior to the close of discussion, the Board’s deliberation and vote.
Any member that chooses to make a private stand on any issue, should make the other Board members aware of their intentions.
Recommendations and decisions will be passed through the chair for consistency review and no edits to any recommendation or decision will be made unless specifically authorized by the chair.
The chair will be meeting with staff on Thursday’s at 2:00 p.m. to review the agenda for the next meeting, with any additions to the agenda cleared through the chair prior to the scheduled Board meeting.
Paul McAlduff moved to adjourn at 10:00 p.m.; the vote was unanimous (5-0).
Respectfully Submitted,
Eileen M. Hawthorne Approved: June 2, 2008
Administrative Assistant
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