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, 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:
February 17, 2009
Larry Rosenblum moved to approve the minutes of February 17, 2009 as presented; the vote was unanimous (5-0).
BOA 3517 – Balboni LLC (cont.) (HC 3/4)
125 Camelot Drive, Map 83, Lot 24-4
Visual Analysis and Fire Update
Marc Garrett stated that the Fire Chief had no concerns with the proposed wind turbine and therefore did not provide comment on the petition.
Simon Thomas, Atlantic Design Engineers, presented photographs with the proposed wind turbine superimposed to show how the turbine would be visible from several locations within the surrounding area.
The Board appreciated the opportunity to view the visual analysis.
Appointment – Manomet Steering Committee
Brainstorming Session
The Manomet Steering Committee and the Planning Board held a brainstorming session to answer the following questions and rate the importance of the responses.
The questions and responses were as follows:
What Do You Like About Manomet?
Ocean/Beaches History/Heritages
Walkable Village Natural Resources
People Neighborhoods
Rustic Character/Informality Fresh Pond
Ocean Views Sense of Community
Recreation Area Gravel Roads
Briggs Estate/Open Space Pinehills/Cleft Rock
Landmarks/Gellars Tight Neighborhoods
New CVS Manomet Nature Conservancy (MBO)
What Don't You Like About Manomet
No Traffic Light - Manomet Point Rd No Public Facilities at Beaches
Commercial Village - time worn Need more recreation fields
Un-connectivity of walking Zoning-Commercial
Lack of Sidewalks Curb cuts - too many
Striping – crosswalks Poor Landscaping – village
Zoning Residential Building Heights - Residential – WHB
Civic Identity No Village Green
Overshadowed by Pinehills development Lack of speed tables/traffic calming
No residential collectivity (architectural) Lack of signage
Changing character of beach community Rundown areas
Public/Private Beach access Buildings setbacks/parking in front
July 3rd issues
What Would You Like To See Change?
Fix Manomet Point Rd intersection Urban plan for Luke's area
Connectivity of sidewalks/pedestrian paths Design Standards
Landscape Streetscape – unification
More connectivity with State (Rte 3A) More active business association
Repairs to Taylor Ave bridge Beaver Dam Rd sidewalks
Zoning
In the Future, What Are You Looking Forward To?
Business Incentives to fill vacancies Zoning for Mom & Pop businesses
Overlay Districts Utilizing Manomet Steering Committee (MSC)
Maintain cranberry bogs Better access to beaches
Purchasing beach parking Economic Development working with MSC
Implementation steps in Master Plan Public Facilities on beach
Traffic light - Manomet choice Village Green
55+ Housing Moratorium No Gravel Removal
Design Guidelines – Standards Natural Gas – Utilities
FIOS - Digital Cable
In The Future, What Most Concerns You?
Coastal Erosion Enhancement - Lack of Recreation
Increased Density - Seasonal Conversions July 3rd
Overcrowding in Schools 40B's
Lack of Parking/Access WHB Aging schools - Manomet Elementary
Full Sail - safety on beach Safety at busy intersections
Lack of identity Loss of village/rural character
Zoning - commercial without Special Permit Concern with surrounding growth impacts
The Planning Board and Manomet Steering Committee members rated what their priorities were. The numbers will be calculated. The Manomet Master Plan Goals will be updated and presented at a later date.
Request for Advisory Opinions
Clark Road/Long Pond Road Intersection
Bill Wynne, Plymouth Rock Studios (PRS), presented the current design for the intersection of Clark Road and Long Pond Road. The proposed roundabout is slightly larger than what had been proposed by A.D. Makepeace and has been relocated slightly to the southeast in order to provide a larger buffer zone for the neighbors. An increase to the easement from Pinehills LLC will also be needed under the current design. The design provides adequate width to include landscaped areas and will address stormwater runoff issues in the area.
Lee Hartmann noted that the land owned by the Pinehills LLC is subject to a conservation restriction held by the Wildlands Trust.
Jeffrey Dirk, Vanasse and Associates, stated that the current layout minimizes the size of the intersection but allows for slight alterations if necessary and enough room for landscaping, sidewalks and utilities.
Bill Wennerberg asked if PRS would maintain the landscaped areas.
Mr. Wynne replied that the maintenance of the landscaping is under discussion and it may be a shared responsibility with the Town.
Bill Wennerberg moved to recommend approval of the plan for the Clark Road intersection to Town Meeting; the vote was unanimous (4-0).
Change in use of a portion of Lot 7 on Map 77A to create layout for Rock Studio Drive
Marc Garrett explained that this petition is for the change of use on a portion of Map 77A, Lot 7 from General Municipal purposes to Highway Purposes in conjunction with the layout and construction of Rock Studio Drive as it applies to the access to the school property. The property is held under a conservation restriction that includes an exemption for access.
Bill Wynne presented the layout of the proposed road. The road will be constructed within a 30 acre easement for construction from the edge of the Mass Highway boundary. The bike path does cross the road in two places which will be accomplished with bridges. Fifteen acres of the 30 acres will be disturbed. There will be approximately seven acres of impervious materials to construct a 24 ft. wide surface with soft shoulders on either side. Trees removed will be kept to a minimum and where possible will be relocated.
Larry Rosenblum was concerned with the close proximity of the road to Route 3 and suggested that there should be adequate buffering and enough room left for slight alterations that would move the road away from the highway for visibility reasons and in the event that Mass Highway plans to expand Route 3. Mr. Rosenblum requested that cross sections be provided during the site plan review process.
Mr. Wynne noted that there is some room to move the road if necessary and additional trees will be planted for buffering if necessary. The goal is to keep the character of the road as rural while addressing the needs of the school busses and larger vehicles.
Paul McAlduff moved to recommend approval of the change of use for a portion of Map 77A, Lot 7 to Town Meeting; the vote was unanimous (4-0).
Recommendation of layout for Rock Studio Drive and Campus Drive
Bill Wynne presented the layouts for Rock Studio Drive, Campus Drive and the connection to the Plymouth South campus. The road will be constructed according to Town regulations using prevailing wage and bidding procedures. Upon completion, the road will be deeded to the Town to become a public right of way up to the gated locations. A cul-de-sac will be provided for a turnaround at the end of Rock Studio Drive. Lighting and low maintenance landscaping will be installed along the roadways.
Lee Hartmann asked whether the mechanism for creating a public right of way would be done through fee or easement.
Russell Firth, Town Surveyor, stated that it is typically done through easement form.
Larry Rosenblum asked if the noise impacts of Rte 3 on the educational and hotel area would be an issue.
Mr. Wynne replied that the impacts have been assessed and are insignificant.
Betsey Hall asked who would be responsible for the plowing, salting and maintenance of the road.
Marc Garrett explained that once the road becomes public, the Town would be responsible.
Constantine Paganos asked if an easement from the PRS site would be provided to the Town owned Crosswinds Golf Course. He suggested that the road could be extended to the golf course parking lot.
Mr. Firth explained that the proposed layout is 50 to 60 ft away from the Crosswind property line and no easement has been provided at this time.
Ken Caputo, Coler and Colantonio, also clarified that no use of Bump Rock Road is proposed.
Larry Rosenblum was in favor of providing a connection to the Crosswind Golf Course through the Town owned property.
Paul McAlduff moved to recommend approval of the layout for Rock Studio Drive and Campus Drive; the vote was unanimous (4-0).
Recommendation on Plymouth Rock Studio preferred alternative (1D) Clark Road/Route 3 interchange
Marc Garrett stated that MEPA has requested that the Town render an opinion on the three alternatives for the Exit 3 improvements. Mr. Garrett explained the differences between the 3 scenarios:
Scenario 1A showed a full cloverleaf interchange with traffic signalization at the access road.
Scenario 1B showed a three clover leaf interchange with a single lane north bound slip ramp north of Clark Road and signalization at the access road and the north bound ramp onto Clark Road.
Scenario 1D showed a southbound slip ramp south of Clark Road; a north bound slip ramp north of Clark Road; the two existing ramps; and signalization at the access road, and the existing south and north intersections with Clark Road.
Jeff Dirk stated that as part of the review for the single EIR, MEPA has asked the Town to look at three preferred alternative for the improvements to Clark Road. Alternative 1D eliminates the need for traffic to cross lanes to access Route 3 and would bring the intersections to a Level of Service (LOS) C instead of the LOS of D that 1A and 1B would create. There would be no left turn motions except at signalized intersections and ramps would be modified to accommodate queuing of vehicles and allows for a landscaped median from the roundabout to bridge deck. The median would be 10 ft wide with shoulders. The Town’s peer review consultant also recommended alternative 1D as the best option.
Paul McAlduff was felt that three signals within such a short distance was excessive. Mr. McAlduff preferred alternative 1B.
Larry Rosenblum felt that 1A was his preferred option because it would maintain more of the rural character of the area and would not have as many signals.
Bill Wennerberg was supportive of alternative 1B. He felt that three traffic signals were excessive and 1B would allow for more green space.
Mr. Dirk stated that traffic signals address the issue of left hand turns and would help to process the vehicles coming off the ramps.
Marc Garrett noted that alternative 1A would require land takings from the Pinehills development. Mr. Garrett was supportive of option 1B.
Jim Concannon was supportive of minimizing the traffic lights. He expressed his concerns with the queuing of vehicles on the off ramps and asked if the construction of the access road would be concurrent with the Clark Road/Long Pond Road improvements
Mr. Dirk replied that the improvements would be done in phases. The access road and site improvements can begin prior to the Clark Road improvements.
Carl Fletcher, Leighton Price, Roger Monks, and Betsey Hall spoke in favor of alternative 1B.
Betsey Hall asked who would fund the improvements and what the cost of the improvements for 1B and 1D would be.
Mr. Garrett stated that part of funding for the improvements would come through ICubed funding from the State.
Mr. Dirk stated that the cost of 1B would be approximately $9 million and the cost of 1D would be approximately $5-6 million.
Leighton Price spoke in opposition to alternative 1D.
Joe DeSilva commented that there has not been enough public input on the alternatives and the impacts could be significant.
Mr. Garrett explained that MEPA has requested that the Town comment on the three alternatives.
Mr. Hartmann stated that the Town will comment, but the decision will be made by Mass Highway.
Mr. Wynne stated that the response and comments are needed in order to submit the single EIR by the middle of March.
Mr. Hartmann stated that there will be a comment period once the EIR is filed and any additional comments can be forwarded to the State during that time period.
Paul McAlduff moved for the Board to recommend support of alternative 1B as the preferred option; the vote was unanimous (4-0).
Bill Wennerberg moved to adjourn at 10:05 pm.; the vote was unanimous (4-0).
Respectfully Submitted,
Eileen M. Hawthorne Approved: March 2, 2009
Administrative Assistant
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