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, Paul McAlduff, Larry Rosenblum, and Bill Wennerberg
Planning Board Alternate: Timothy Grandy
Staff Members: Lee Hartmann and Howard Coppari
Recording Secretary: Eileen Hawthorne
Administrative Notes:
Minutes:
November 24, 2008
Larry Rosenblum requested that the language relating to ZBA Case 3512 (page 6) be changed to reflect that the proposed sign will dominate the area.
Paul McAlduff moved to approve the minutes of November 24, 2008 with the above-mentioned change: the vote was unanimous (4-0).
A Form Plans:
A4321 – Ford/Santos, Cardinal Drive, Map 121, Lots 5-398 (15301 sf) and 5-463 (30749 sf) – Lot line adjustment to create lots 5-464 (20301 sf) and 5-465 (30749 sf)
Paul McAlduff moved for the clerk to sign the plan; the vote was unanimous (4-0).
A4322 – On the Hill Farm Realty Trust, Stafford Street, M 21, L 3, - Divide into lots 43-1 (27,430 sf) and 43-2 (15,138 sf)
Paul McAlduff moved for the clerk to sign the plan; the vote was unanimous (4-0).
Presentation
Beals & Thomas, Inc.
Lee Hartmann informed the Board that staff has been utilizing the peer review services of Beals and Thomas since 2007 and has been very satisfied with the quality of their work and the reasonable cost of the services provided.
Gerry Prebble, PE from Beals and Thomas, Inc., introduced his colleagues David Johnson, AICP and Stacy Minehan PWS. Mr. Prebble gave an overview of the company and its community and industry involvement which includes the following: working with Mass DEP on its Stormwater Committee, Reclaimed Water Task Force, and Corporate Wetland Restoration Partnership; being co-chair of the 495/Metro West Corridor Partnership, Water Resources Task Group; and an annual presentation a the MACC Conference. They are also involved with the following organizations: Urban Land Institute, American Planning Association, Green Roundtable, Association of Massachusetts Wetland Scientists, and Society of Wetland Scientists. The company offers the following services: municipal consulting/peer review services, civil engineering,
landscape architecture, land surveying, planning and permitting, and wetland consulting and environmental services. Projects the company has been involved with include the ADM Tihonet Mixed Use Development; The Glen in Scituate; an Open Space and Recreation Plan for Bourne and Hanover; the Fay School plan in Southborough; EMC Corporation Campus; Lovell’s Grove and King’s Cove at Fore River Station on the Weymouth/Quincy line; and the Blackstone Town Hall. Projects within the Town of Plymouth include regulatory assistance – working on the updating of the Subdivision Rules and Regulations and the Stormwater Bylaw; municipal improvements – the Obery Street Master Plan; construction observations – including Beaver Dam Ridge and the Ponds at Plymouth; peer review - Cordage Park, and engineering review – Perseverance Path. Ongoing projects in Plymouth include construction observations for John Paul Estates and
Waterhouse/Prestige Way. The Plymouth Office is located at 32 Court Street.
BOA 3512 – Pilgrim Hill Plaza, Plymouth Plaza LLC (HC /17)
10 Pilgrim Hill Road, Map 101, Lot 6-10
Atty. Edward Angley began the presentation of the request for a secondary pylon sign located near the former Kmart building in Pilgrim Hill Plaza. The Board previously recommended approval of the proposed sign during a previous BOA case that would have linked the Dunkin Donuts site to Pilgrim Hill Plaza. That petition was withdrawn. The 25 ft. sign would be located approximately 83 ft. from the property line and would be visible from the Route 3 off ramp. Atty. Angley stated that the tenants in the plaza are struggling and feel that additional signage would be beneficial. Atty. Angley asked that the Board request that a site plan showing the location of the sign and the landscaping should be provided.
Howard Coppari reviewed the photographs that the Board received. The most recent photo was taken from across Samoset Street, looking into the site at the approximate location of the sign. The sign would be facing the Route 3 off-ramp and would be of the same configuration as previously seen by the Board.
Paul McAlduff stated that he talked to the realtor for the property and they discussed how difficult it is for the existing tenants and to attract new tenants because the site is not visible from a major road and that additional signage would help. Mr. McAlduff felt that it would be preferable to have an occupied building.
Larry Rosenblum felt that the sign would not be adequate to attract consumers as the size and scale was too small and the sign will not direct the consumer as to how to access the site.
Lee Hartmann stated that the sign will be visible at certain locations along Samoset Street.
Malcolm MacGregor suggested adding signage to the back of the building.
Paul McAlduff moved to recommend approval to the Zoning Board of Appeals; the vote was (1-3-0) with only Mr. McAlduff in support.
Larry Rosenblum moved to recommend the following:
The Planning Board is sympathetic to the property owner’s request. The Board encourages the owner to explore other alternatives to provide additional identification for the plaza. It is recommended the petition for a Special Permit per section 205-19, paragraphs K & L, for a Master Planned Signage in order to construct a pylon sign is DENIED for the following reasons:
The pylon sign of this size is inappropriate in the area situated within the shopping center. The proposed sign location is not clearly shown in any of the documents submitted in the application.
The size and scale of the proposed sign is not appropriate for a secondary sign.
Adequate and appropriate facilities are in place for proper operation of a physical sign. However, the site is not conducive to proper automobile traffic and the sign will be situated too far way from any public street.
The sign will create a hazard to pedestrians or vehicles. The proposed sign location is not near a site entrance and does not direct the public towards a plaza entrance.
A second sign of this size will be a nuisance or have an adverse effect within the Arterial Commercial Zone. Many businesses have signs of this caliber and massing throughout the immediate vicinity. However, the information submitted is not adequate to determine the visual impact on the neighborhood.
The vote was (3-1-0) with Paul McAlduff in opposition.
Site Plan Review (HC)
6 Resnik Road, Map 103, Lot 14K-157
Mark Flaherty, Flaherty & Stefani Inc., presented a site plan to create a parking area on a portion of an existing drainage lot. The overflow parking area would have 38 spaces, rain gardens, landscaping, five light poles, a snow storage area, two sidewalks and a pedestrian crosswalk to a medical office building across the street that is currently under construction. Drainage will flow from a reconfigured detention pond through a proposed dike/emergency spillway and into a sediment forebay. The Conservation Commission and abutting neighbors have reviewed the plan and are supportive.
Howard Coppari stated that he worked with the applicant to fine tune the plan including moving the curb cut further from an intersection, providing pedestrian access with an internal walkway that leads to a crosswalk to access the building, additional plantings, rain gardens, lighting and snow storage.
Paul McAlduff moved to notify the Building Commissioner that the site plan complies with the minimum requirements of the Zoning Bylaw if the below conditions are met:
Compliance with Americans with Disabilities Act (ADA) requirements must be documented.
If acceptable to the Department of Public Works, the applicant agrees to paint a crosswalk on Resnik Road in the vicinity of this site.
Compliance with the Prevention of Light Pollution Zoning Bylaw must be documented. A lighting plan should be submitted for proper review. Light poles should not exceed twelve feet in height.
Erosion control measures are to be reviewed by the Director of Inspectional Services.
Prior to the issuance of an occupancy permit a registered professional engineer must certify the drainage system, drive ways, 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 accepted practices and in compliance with the Zoning Bylaw and the approved site plan.
The vote was unanimous (4-0).
Other Business:
Bourne Road Connector Walkover – Rain Date
The Board agreed to meet on December 13, 2008 at 9:00 a.m. at Plymouth South Elementary School for the rescheduled Bourne Road Connector Walkover.
B437 – Pinehills LLC
Paul McAlduff moved for the Board to approve a lot release for lots 10-415 (Market Block) and 10-445 (Avalon Phase 2); the vote was (3-0-1) with Bill Wennerberg in abstention.
Lee Hartmann informed the Board that the December 15, 2008 meeting with Plymouth Rock Studios to discuss the access road has been moved to January 12, 2008.
Larry Rosenblum suggested that PRS could contact MEPA to request an extension of the January 9th deadline for comment in order to allow for public input.
Paul McAlduff requested that the presentation on fire safety be moved to a later date.
Malcolm MacGregor stated that he and Mr. Hartmann attended the last Manomet Steering Committee meeting and that they are lacking some goals and objectives. It was suggested that at a future meeting, the Board could help them identify the strengths and weaknesses of the community and begin to set up goals and objectives before updating their master plan.
Bill Wennerberg moved to adjourn at 8:55 p.m.; the vote was unanimous (4-0).
Respectfully Submitted,
Eileen M. Hawthorne Approved: December 15, 2008
Administrative Assistant
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