Planning Board Meeting
July 30, 2008
Minutes
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: Marc Garrett, Malcolm MacGregor, Paul McAlduff, Larry Rosenblum, and Bill Wennerberg
Planning Board Alternate: Timothy Grandy
Staff Members: Lee Hartmann and Howard Coppari
Recording Secretary: Eileen Hawthorne
MEPOD II – Workshop
Atty. Edward Angley began the presentation for Plymouth Rock Studios by introducing Steve Newbold from Gensler Architects.
Mr. Newbold first reviewed the changes in the proposal for the Waverly Oaks site from the previous MEPOD on the 1,000 acres site. The changes include the following: the removal of grades K-12 from the educational component; a reduction in the amenities and public facilities; removal of the recreation fields; removal of the highway interchange; elimination of future studio expansion; removal of passive recreation areas; removal of daycare facilities; and a reduction in the short-term housing.
There will be three development zones on the site. Zone One will be the studio complex on approximately 149 acres and include the following: Commissary (former Clubhouse); professional office buildings; production stage buildings of 24,000 sq. ft.; production stage buildings of 18,000 sq. ft.; production offices; production storage; stage mechanicals; post production/editing; music studio; shop/mill; administration; production service building; theater (900 seats); cultural center; visitor center; security/entry gates; central plant and water storage tank for a total of 1,096,000 gsf. Zone Two will have the hotel and amenities on approximately 39 acres and include the following: restaurant & amenities; service/support; hotel (300 rooms); spa; artist bungalows; multi-unit apartment residences; and central services/utilities
for a total of 458,000 gsf. Zone Three will have the research office and education/artist housing and include the following: research offices; collegiate education; single artist residences; multi unit cluster residences; and central services/utilities for a total of 217,000 gsf. The project total building area will be 1,771,000 gsf.
The site has an existing well and wetland which cannot be built on and limits the building area. Access to the site would be provided by creation of a road off Clark Road that would provide access to the schools and internal circulation for the studio. The school access has yet to be determined.
Mr. Newbold presented an early diagram that outlined a potential circulation within the site. As you enter the site from the access road, the education component would be on the left; the road would travel to the north to the hotel and amenity area then loop to the west to access the gated theater administration and production area; continue on to the studio production facilities; and end at the residential area. Golf carts will be used on site for internal transportation. Existing buffering along Route 3 may screen some of the buildings and there will be a 500 ft. buffer between the production facilities and Long Pond Road. There is also a natural ravine separating the studio site from the school property. Once the topography and contours of the land have been determined, the buildings will be
located to minimize the disruption of the land and they will continue to refine the plan and bring it to a higher level of detail. Landscaping will be installed to enhance the buildings and to create additional buffer areas where needed. Design standards have yet to be developed.
Atty. Angley stated that at the meeting on August 11th, they would have more detailed contour information and Jeff Dirk would have preliminary traffic information. At future meetings there will be geo tech, hydro, sewer, and water presentations and a full mitigation package and design program presented.
Lee Hartmann stated that drafting the zoning bylaw is the most critical and time sensitive component right now. Off site mitigation in an MOU and design standards can be worked on right up until Town Meeting.
Malcolm MacGregor suggested aligning the road so the traffic and noise do not disturb the middle school students. He also suggested that the studio pursue the slip ramp concept with Mass Highway that Mr. Rosenblum had suggested in a recent memo.
Paul McAlduff suggested creating a curving road rather than a straight road to prohibit it from becoming a raceway for student drivers.
Mr. Newbold agreed that the goal would be to encourage slow speeds on the road and that security gates would limit access to the studio in two areas.
Atty. Angley stated that they have reviewed the concept for a slip ramp and the design does not preclude a slip ramp if Mass Highway approves the funding.
Bill Wennerberg asked what the status was with the Wildlands Trust.
Atty. Angley explained that the land is owned by the Town of Plymouth and the Wildlands Trust holds a conservation restriction. The Town retains a right to build a public road to the Town owned property. The Wildlands Trust has been contacted and they have acknowledged that the Town has the right to construct a road. The Trust wants to make sure the road will be in the least environmentally sensitive area.
Mr. Wennerberg suggested that the studio work with the topography of the land to make the access road a scenic woodland road.
Mr. Newbold stated that they are also considering including pedestrian and bicycle paths along the side of the access road.
Mr. Wennerberg asked what the potential expansion could be on the site.
Mr. Wynne replied that there are a couple of options. One option for expansion would be to cease using the well and convert to Town Water or to create another well offsite for water supply. Either of those options could allow the land where the well is and surrounding land to be developed, but it would have to go through the MEPA process. Any expansion would also require a special permit process.
Atty. Angely confirmed that any expansion would have to go through the MEPA process.
Mr. Newbold stated that there is not a lot of room for expansion on this site.
Mr. Wennerberg asked for an explanation of how the “as of right” bylaw that the studio is proposing would work. He also asked if some components could require special permits. He wanted to make sure that the Town was protected.
Bill Wynne explained that the “as of right” request puts a larger burden on the studio to make the Board and Town officials comfortable with traffic, environmental impact, noise, design guidelines, etc. The information will have to be presented up front and there will still be a site plan approval process.
Mr. Hartmann confirmed that the burden is on the studio to make the Board comfortable with an allowed use and that the mitigations are sufficient. Mr. Hartmann stated that there are other models in town for this type of permitting; Cordage Park is site plan review only and the industrial parks are “allowed use” and have little review. The design process and a binding MOU could control what happens on site and hold the studio responsible for improvements off-site.
Mr. Wennerberg was concerned that this is an industry that the Board does not have a lot of experience with and wants to insure the Town will be protected.
Marc Garrett stated that the Board has to act on the “as of right” request made by the proponent. The Board is planning by looking at a site and seeing what the applicant wants to do and drafting a bylaw that will include negotiations.
Mr. Wynne stated that the Board would have the draft bylaw, the Schindler Economic Report and the program in detail by Friday.
Mr. Garrett stated he would like to see a spreadsheet, plan view of building layout, cross section of building sites and the economic report prior to the next meeting on August 11, 2008.
Larry Rosenblum was impressed by the aspirations of the studio. He suggested a set of ideas to fully integrate the studio into the Town of Plymouth. The property is centrally located and surrounded by State and Town owned land and could be a gateway to Plymouth by creating a municipal center including schools, government buildings, etc. Mr. Rosenblum was supportive of creating a general understanding to allow the vision to happen and for the Board and staff to work with studio to insure that what they do on their site does not preclude the vision.
Mr. Garrett responded that the concepts do not preclude creating a municipal center, but it would be up to the Board to work with Mass Highway, DCR, and other State agencies to make that happen. It would extend the timelines for this project if the studio was encumbered with the concept.
Paul McAlduff thought the idea had merit, but was unsure if Pinehills would participate without being a part of the discussion. He also reminded the Board that the Crosswinds Golf Course is subject to a 40 year lease and the operators take care of Forges Field and built the Manomet Recreation Center. If the Town defaults on that lease, they would have to be reimbursed. He was also concerned that the State does not have the funds to maintain the State Forest.
Tim Grandy asked if the project would still be a “green” project and if it will tie into the downtown area. He wanted to insure that the rural integrity of the area and the quality of life for the residents were maintained.
Mr. Garrett informed the public that the Citizen’s Advisory Committee for the studio project is looking for new members since the location of the project has changed. Direct or neighborhood abutters should submit a letter of interest to the Board of Selectmen’s office.
Dick Quintal stated that the positions on the Citizen’s Advisory Committee will be advertised and appointments will be made in a few weeks.
Mr. Hartmann presented the following GIS maps of the area surrounding the studio site: the State, County, Federal, and Town owned land and the Wildlands Trust owned land; the developed land in the Town with a one mile radius showing land that could be developed; and developed land in the Town with a three mile radius showing land that could be developed. The larger pieces of developable land include the Makepeace property, Entergy property, and Tidmarsh Farms property. Mr. Hartmann then presented maps showing homes within 500 ft., 1000 ft. and 1500 ft of the site.
Mr. Rosenblum suggested that Makepeace and Pinehills should be invited to respond as they also utilize Exit 3.
Mr. Hartmann responded that he would invite them to a meeting, but that there has been communications with them with both parties and the studio.
William Abbott felt that the special permit process would protect the citizens better than the “as of right” use with an MOU.
Mr. Garrett assured him that if the “as of right” use is supported by the Board, they will review any MOU with the view to make sure it adequately protects the Town.
Linda Benezra suggested a joint meeting with the Board of Selectmen and the School Committee to review the schools needs as outlined in the 2005 and 2006 school plan. Ms. Benezra asked how wide the State right of way along the highway was.
Mr. Garrett explained that the State holds rights of way of varied widths along the highways that are generally between 25 ft. to 50 ft.
Constantine Paganos offered use of land he owns if a new well head is needed outside the Eel River Watershed area.
Jerry Benezra requested that meetings regarding the studio be televised and if the slide presentation and various documents would be made available to the public.
Mr. Hartmann replied that the draft bylaw and other documents would be available on the Town’s website as soon as they become public.
Mr. Benezra asked if there is a purchase and sale agreement and if it would be made available as the property is under Chapter 61 and subject to the Town’s right of first refusal.
Atty. Angley stated that the purchase and sale was a private agreement and would not be available.
Mr. Hartmann explained that the studio can acquire the property and keep it under Chapter 61B. The right of first refusal would be offered to the Town only if the land is converted from Chapter 61B.
Mr. Benezra requested that a blow up of Clark Road be presented.
Jim Concannon was pleased to see the caution of the Board, was supportive of the special permit process, was skeptical about the Clark Road access and thought it would be a good idea to establish a website for “frequently asked questions”.
Mr. Wynne stated that his staff is working on the questions raised at the meeting on Tuesday, August 29, 2008 which will be posted on the studios website www.rockstudios.com.
Joe DeSilva thought that the drawings were helpful. He asked how deep the buffer from the back lot to Long Pond Road was and asked that the proponents keep in mind the defoliation of the trees seasonally. Mr. DeSilva asked if the documents that will be available to the Board on Friday would be available to the public. He also asked if the golf carts for the internal traffic would operate on gas or electricity.
Mr. Newbold answered that the buffer would be approximately 500 ft. and that the golf carts would be electric.
Mr. Hartmann stated that the documents would be posted on the Town’s website.
Eric Nemes suggested that the studio meet with the residents of Martingale Lane as the buildings appear to be closer to Long Pond Road than originally planned. Mr. Nemes stated that there is a plan to expand the school and the addition would be close to the back lot.
Peter Stearns asked if wind turbines would be part of the proposal.
Mr. Newbold replied that no large turbines are being considered at this time, but they are interested in wind and solar power.
Dennis Lassige felt that there should be a public discussion on the cultural and economic impacts.
Mr. Wennerberg suggested that the studio minimize the impacts on the site by reusing mature trees that will be displaced.
Atty. Angley thanked the Board for their input and looked forward to the next meeting on August 11, 2008.
Mr. Garrett asked what topics would be on the agenda for the next meeting.
Atty. Angley suggested reviewing the following six topics: site planning, transportation, environmental, infrastructure, design guidelines and zoning.
Mr. Garrett suggested keeping topics together by combining site planning and environmental and then transportation and infrastructure with design guidelines and zoning as needed.
Mr. Rosenblum suggested that resolving the access issues should be a priority.
Mr. Wynne stated that the first public hearing is scheduled for August 18, 2008 and asked that Mr. Dirk who is working on the traffic study present his information then.
Paul McAlduff moved to adjourn at 9:40 p.m.; the vote was unanimous (5-0).
Respectfully Submitted,
Eileen M. Hawthorne Approved: August 18, 2008
Administrative Assistant
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