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, Valerie Massard, and Howard Coppari
Recording Secretary: Eileen Hawthorne
Administrative Notes:
B539 – 292 Summer Street VOSD – Final Plan Endorsement
Minutes:
September 3, 2008
A Form Plans:
4312 – The Estate of Milton Budoff, Fuller Farm Road, Map 88, Lots 18-1 (.77A) and 19-1 (9.72A) – Establishment of lot lines
4313 – Great Island Community LLC, Clam Pudding, Map 78D, Lots 16-328 and 16-329 – Lot line adjustment to create lots 16-660 (.14A) and 16-661 (.15A)
Paul McAlduff moved to approve the Administrative Notes as presented.
The vote on the B539 – 292 Summer Street and A4312 was unanimous (5-0).
The vote on the minutes of September 3, 2008 was (4-0-1) with Larry Rosenblum abstaining from voting on the minutes of September 3, 2008 as he was not present at that meeting.
The vote on A4313 was (4-0-1) as Bill Wennerberg recused himself from the vote.
BOA 3501 – East Gate Realty Trust/Hamlin
393.5 Court St, Map 1, Lot 17A
Howard Coppari presented the request for a Special Permit subject to Environmental Design Conditions and Special Permits to waive the off street parking requirements and design standards and to waive the front, side, and rear setback requirements in order to construct three residential buildings that will contain five dwelling units with 13 parking spaces. Each unit will contain 3 bedrooms. The dwellings will be access by a shared driveway off Court Street.
Marc Garrett asked if it has been determined what will be installed where the rectangular opening shows on the rear elevation of the architectural plans. He also asked if the building height exceeds the 35 ft. height limit.
William Snow explained that the intent is to comply with the building height regulations and that the rectangle is a place holder for windows.
Bill Wennerberg asked if the site would be irrigated and if there would be any large trees planted. He suggested hiring a landscape architect to create a landscaping plan.
Mr. Snow stated that the site would be irrigated and the owners have hired a landscape architect to design a landscape plan.
Howard Coppari noted that a proposed condition requires that a landscape plan be submitted to the Planning Board for review.
Mr. Garrett requested that the revised landscape plan include a planting schedule and specifications.
Larry Rosenblum asked for an explanation of the proposed density of the site. He felt that density appeared too intense for the site and there was insufficient open space.
Mr. Hartmann stated that the site is in a Transitional Commercial zone which allows for multi-family. The general standard is 8 units per acre.
Mr. Snow stated that the site is 28,300 square feet or 0.65 acres.
Mr. Coppari explained that there is little dedicated open space because of the parking and the chamber systems are located in the open areas and cannot be planted.
Paul McAlduff was concerned that the number of parking spaces might be inadequate for the proposed bedroom count of fifteen. Mr. McAlduff also thought that the density appeared too intense.
Howard Coppari noted that in May 2006, the Board approved a similar plan with a fourth building on the site. The fourth building was shown as retail space.
Mr. Coppari stated that the site is in a Transitional Commercial area and the Town’s Master Plan encourages the use of public transportation. This site is serviced by a bus route and close to the MBTA station.
Mr. Garrett stated that he was inclined to support the recommendation because the proposed project is similar to what exists in the area, is in character with the neighborhood, and addresses what is recommended in the Master Plan.
Malcolm MacGregor agreed with Mr. Garrett.
Mr. Rosenblum suggested that the site should have a balance of amenities and density.
Mr. Hartmann stated that the proposed project meets the density of 8 units per acre.
Malcolm MacGregor moved to recommend approval to the Zoning Board of Appeals subject to the following conditions:
The Fire Department must review the proposed site layout to ensure adequate site access for emergency vehicles and fire suppression.
A lighting plan shall demonstrate that it is in compliance with the Preservation of Light Pollution Zoning Bylaw. Light poles shall not exceed twelve feet in height. The lighting plan shall be submitted to the Planning Board for review with final approval by the Zoning Board of Appeals
The proposed drainage system must be approved by the Town Engineer’s Office.
A revised landscape plan and an erosion control plan shall be submitted to the Planning Board for review with final approval by the Zoning Board of Appeals. The landscaping shall minimize sight lines, building roof lines and buffer parking areas from view to abutting properties and public ways. The landscape plan shall include a planting schedule, specifications and size.
Prior to the issuance of an occupancy permit, a registered professional engineer must certify the drainage system, driveway, curbing and parking area have been installed; and a registered landscape architect or other qualified licensed professional must certify the required landscaping has been installed; all according to the accepted practices and in compliance with the Zoning Bylaw and the approved site plan.
An erosion control plan illustrating how the site will not negatively impact its immediate neighbors during the construction phase of the project is needed.
The Director of Inspectional Services shall review the building plans to ensure compliance with the thirty-five foot height limitation.
The vote was unanimous (5-0).
Public Hearing (cont.)
Movie and Entertainment Production Overlay District Bylaw
Marc Garrett reopened the public hearing.
Public Comment:
Jerry Benezra stated that he met with the representatives of Plymouth Rock Studios (PRS) and handed out a red-lined copy of his suggested revisions to the proposed MEPOD bylaw.
Sarah Walski, Nicole Orchard, and Carly Stevens presented the results of their survey of the Plymouth South High Schools and their support of the proposed studio. Out of 973 voting students, 892 were in support of the project for a 92% positive response.
Cornelius Baker asked what the setbacks of the first studio buildings from Long Pond Road would be.
Mr. Garrett answered that the setbacks would be a minimum of 500 ft.
Staff Comment:
Lee Hartmann stated that this is only one piece and the beginning of the process that will allow PRS the right to apply for a site plan and special permit. The MEPOD Bylaw has been drafted to work in conjunction with the Memorandum of Understanding (MOU) and the Design Standards. The bylaw is generic and the MOU and Design Standards are more detailed.
The Board discussed the changes to date of the proposed MEPOD bylaw, discussed several proposed changes and made several motions as follows:
Malcolm MacGregor moved to change Section D, 1, b, from 25 residential dwelling units to 10 residential dwelling units.
The Board discussed the motion and Mr. Rosenblum moved to amend the motion to read as follows:
The total number of residential Dwelling Units, excluding Artists’ Housing, shall be limited to twenty-five (25) units, provided that no more than ten (10) units shall be detached single-family homes and the remainder shall be townhouses, multi-family dwellings, or dwelling units on upper floors of commercial buildings;
The vote was unanimous (5-0).
Larry Rosenblum moved to add language on Page 6, Section 6, a., regarding the development of infrastructure to read as follows:
Water supply, storage and wastewater treatment to only serve Plymouth Rock Studios and immediately adjacent Town-owned properties and facilities.
The Board discussed the motion and agreed that the above-mentioned language would be more appropriate in the MOU. The motion was withdrawn.
Mr. Rosenblum appreciated that the studio’s intent is to pursue the concept of direct highway access until such time as a final determination is made by the State that it is not feasible.
Mr. Rosenblum and Mr. MacGregor asked for a condition to be placed on the special permit that would limit the access from Long Pond Road to the 10 roadside houses, local employees and emergency access.
Mr. Rosenblum moved to remove references to any mile radius under Page 7, Section E, 3, a., and replace with specific intersections: Long Pond Road/Exit 5; Long Pond Road/Jordan Road; Long Pond Road/State Forest entrance; Long Pond Road/Crosswinds Golf Course entrance; Long Pond Road/School entrance; Long Pond Road/Clark Road; Long Pond Road/Ship Pond Road; Long Pond Road/Halfway Pond Road; Exit 3 ramps – existing and future conditions; Clark Road/Pinehills entrance; Beaver Dam Road/Old Sandwich Road entrance; and Beaver Dam Road/Route 3A.
Mr. Rosenblum amended his motion to include additional intersections as required.
The vote was (2-3-0) with Mr. MacGregor and Mr. Rosenblum in support. The motion did not pass.
Malcolm MacGregor moved to change the language on Page 9, Table 1, Dimensional Requirements for Maximum Height Requirements from 45 ft. to 35 ft.
The vote was (2-3-0) with Mr. MacGregor and Mr. Rosenblum in support. The motion did not pass.
Larry Rosenblum moved to remove the following language on Page 9, Section 3, b, ii, “additional curb cuts allowed if topography of Property is such that a portion would otherwise be rendered inaccessible without additional Street Access”.
The vote was unanimous (5-0).
Larry Rosenblum moved to remove the following language on Page, 10, Section 5, d:
The Planning Board may reduce the required buffer area from any Street, with respect to any structures or improvements in the Development Project, if the Planning Board finds such reduction does not adversely affect abutting properties or the Town and results in a better layout, configuration and siting for the Development Project.
The vote was (4-1-0) with Paul McAlduff in opposition.
Larry Rosenblum moved to change “may” to “shall” in the sentence on Page 11, Section 7 that reads: “The Development Project may be constructed in phases……”
The vote was (2-3-0) with Malcolm MacGregor and Larry Rosenblum in support. The motion did not pass.
Bill Wennerberg moved to accept the following changes submitted by Malcolm MacGregor, which the Studio has reviewed and agreed to;
Page 1, A, 8 – change “hotels” to a singular “hotel”;
Page 4, D, 3, a – within the studio amenity campus delete “other lodging facilities”;
Page 4, D, 3, a, 9 and b – delete references to “other lodging uses”;
Page 6, D, 6, a, 5 – add “on and off site” to access roads;
Page 7, E – Add “The intent of which is to provide access to the district minimizing the disruption to the neighborhood and local roads. Access shall be provided via a Major Street within one thousand (1,000) feet of a limited access highway interchange, direct highway access, or access from highway interchange ramps. The Town and the proponent will explore direct highway access solutions with possible future connections to state and town properties. If it is determined that direct highway access is not feasible than access from a Major Street will remain” to the first paragraph under Adequate Access;
Page 7, E, 3, a – add “a minimum radius of” to language regarding major intersections and roads within two miles;
Page 7, E, 4, c – add “local resident” to employees and remove “residing in the Town” to allowable access off Long Pond Road; and
Page 7, E, 4, c - add “and emergency access” to allowable access off Long Pond Road.
The vote was unanimous (5-0).
Paul McAlduff moved for the Board to recommend approval of the Movie and Entertainment Production Overlay District Bylaw (see attachment) to the Board of Selectmen, the Advisory and Finance Committee and to Town Meeting.
The vote was unanimous (5-0).
The Board took a five minute recess.
Bill Wynne, Plymouth Rock Studios, thanked the Board, and staff for all the hard work and time that went into drafting the MEPOD bylaw.
Marc Garrett thanked everyone for their participation in the process.
Other Business:
Valerie Massard presented site plan which was required as part of the special permit for B536 – Sherman Woods for endorsement.
Marc Garrett recused himself.
Paul McAlduff moved for the clerk to sign the site plan; the vote was (4-0).
Larry Rosenblum moved to adjourn at 9:15 p.m. the vote was unanimous (5-0).
Respectfully Submitted,
Eileen M. Hawthorne Approved:___________________
Administrative Assistant
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