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: Valerie Massard
Recording Secretary: Eileen Hawthorne
Administrative Notes:
Minutes:
June 8, 2009
Site Plan Review – Lot 37-68
B426 – Little Hios Hills, a.k.a Ship Pond Hills (VM)
Form A’s:
A4225 – Map 43, Lot 13 (2.16A) – divided into lots 13-3 (.80A) and 13-4 (1.36A) Originally signed 10/2/06 - Re-endorsement only
Bill Wennerberg moved to approve the above listed Administrative Notes.
Larry Rosenblum moved to amend the minutes of June 8, 2009 by removing the following sentence: “The board has received copies of all the information during various presentations by PRS.”
The vote on the amended motion was (2-2-1) with Malcolm MacGregor and Larry Rosenblum in favor and Marc Garrett in abstention.
The vote on the original motion to approve the Administrative Notes as presented was (2-2-1) with Paul McAlduff and Bill Wennerberg in favor and Marc Garrett in abstention.
Neither motion carried. The minutes of June 8, 2009 were not approved.
Bill Wennerberg moved to approve the Site Plan Review for Lot 37-68 in B426 – Little Hios Hills a.k.a. Ship Pond Hills Subdivision and Form A 4225; the vote was unanimous (5-0).
A4333 Revised– Jean Loewenberg and Larry Rosenblum and R & K Realty Limited Partnership, West Long Pond Rd, Map 69, Lots 45A-3A (42,100 sf) and 45A-3B (43,000 sf)– Lot Line Adjustment to create Lots 45A-5 (42,100 sf) and 45A-6 (43,000 sf) Corrections to notes on the plan regarding ownership and added distance numbers along lot line of lot 45A-5
Paul McAlduff moved for the clerk to sign A4333 Revised; the vote was (4-0-1) with Larry Rosenblum in abstention.
B556 – Plymouth Rock Studios
Acceptance of Final Language
Marc Garrett noted that the vote on the master site plan was taken in May of 2009 and that the Board is being asked to reaffirm the final language of the vote. Mr. Garrett recused himself from this review and left the room.
Malcolm MacGregor assumed the Chair position for this review of the final language for the vote of the Master Site Plan for Plymouth Rock Studios.
Larry Rosenblum noted that he was supportive of 99 percent of the language, but requested that Item 10, in Section 2, on Page 2 “Buffers and screenings to abutters,” be deleted from the document. This change would allow for approval of the vote for the Master Site Plan while allowing for further review of the proposed berm.
Paul McAlduff moved for the Board to find that the language and conditions are consistent with the vote that the Board took on May 4, 2009 to grant the Master Plan Site approval with the exclusion of Item 10, in Section 2, on Page 2 “Buffers and screenings to abutters,”: the vote was unanimous (4-0).
Marc Garrett rejoined the meeting.
Committee Appointments
The Board made the following committee appointments:
Cedarville Steering Committee Manomet Steering Committee
Anthony Shepherd Dennis Lassige
Linda Perryman
North Plymouth Steering Committee Plymouth Center Steering Committee
Kevin Leary Lieza Dagher
William Rudolph Kevin Gadsby
Patrice Hatcher
West Plymouth Steering Committee Open Space Committee
Brenda Bradley Oliver Durrell
Mary Ellen Koch Burns Robert Pomerene
Wayne Dickson
Planning Board Alternate
Timothy Grandy
Update
Cedarville Master Plan
Marc Garrett thanked the volunteers from the community, members of the Cedarville Steering Committee and staff who worked on the update of the Cedarville Master Plan. An enormous amount of work and time went into the project.
Valerie Massard noted that the Public Hearing for the plan was well attended. Ms. Massard presented an overview of the draft Cedarville Master Plan. She noted the following goals:
- Improvements to provide safe vehicular, pedestrian, and bicycle access throughout the village
- Create a sense of identity and community
- Improved access to recreational opportunities
- Good stewardship of the land for future generations
Highlights of factors considered include the village character (design guidelines for landscaping and street furniture in the commercial center); the history of the community; the scenic character and preservation of landscape; recreational opportunities; prioritizing connection of open space and recreation areas; historic preservation; design guidelines; safety improvements; re-use of the land behind the Cedarville Fire Station for a village green or community center; safety issues in the General Commercial area; and creating a bike lane or relocation of the Clare Saltonstall bicycle trail.
Tony Shepherd, Chair of the Cedarville Master Plan Subcommittee, thanked the members of the committee for their input, especially Ann Skelly who has been on the Cedarville Steering Committee for 20 years, as well as, Valerie Massard for her professionalism and hard work. Mr. Shepherd noted that one of the main issues in Cedarville is that the community is dissected by State roads. A solution would be to create a pedestrian walkway across Route 3. Traffic is also another major concern. The goal would be to create a more user and pedestrian friendly community. There are many natural resources including the coastline and Herring Pond that have limited public access, in part due to the steep sandy bluffs along the coast.
Ms. Massard noted that the next steps after the Planning Board has supported the draft Cedarville Master Plan Update would be to present the master plan to Fall Town Meeting for its acceptance. She noted that final comments, pictures and edits will be incorporated into the plan prior to the Planning Board’s recommendation to Town Meeting on the plan.
Larry Rosenblum suggested looking at opportunities to control how and where commercial uses might intensify and developing landscaping and design guidelines in order to create a framework for developers.
Malcolm MacGregor suggested that the Committee identify ways to acquire beach and pond front property and to provide pedestrian access and a drop off area to existing beaches and pond fronts.
Mr. Shepherd noted that beach and pond access and parking has been an issue addressed in the previous master plan and the current draft.
Paul McAlduff stated that the Ellisville Landing State Park is a forgotten beach that does have access and some parking. Mr. McAlduff thanked the Committee and Ms. Massard for all their hard work and dedication to creating the update of the master plan.
Marc Garrett was very supportive of integrating the heritage that was here before the Europeans into the master plan.
Malcolm MacGregor moved for the Board to support the draft of the Cedarville Master Plan; the vote was unanimous (5-0).
Site Plan Review
55 Obery Street (VM)
Atty. Richard Serkey and William Shaw of Associated Engineers presented a site plan to change an existing residential property into a medical office building. The site is adjacent to the recently constructed Mayflower Bank on Obery Street. The property is located within the Obery Street Overlay District. The footprint and architecture of the building will remain essentially unchanged. The only change will be the removal of the existing garage door which will be replaced with windows and architecture to blend with the existing structure. Existing street trees will remain, existing pavement will be removed and replaced with pervious pavers to create six parking spaces; two additional pervious paver parking spaces for employees will be created off Whiting Lane; on-site sewer is adequate an no drainage
structures are required. The proposal will be presented to the Plymouth Center Steering Committee in July.
Valerie Massard noted that the proposed use is allowed in the Overlay District subject to meeting the guidelines in the bylaw. The structure will be used as a sleep clinic, the landscaping will be improved and the new parking will be screened. Ms. Massard suggested planting some low perennials along the walkway.
Paul McAlduff asked if the pervious pavers would be set in sand.
Mr. Shaw replied that they would be set in sand, not stone dust, to make use of permeable soils.
Malcolm MacGregor asked what the buffer at the rear of the property looked like in winter.
Mr. Shaw stated that the buffer has served to separate the existing residences for some time and that the proposed use will not be as intense as a residential use.
Bill Wennerberg suggested adding some berming to screen vehicles and limiting the use of the back doors.
Malcolm MacGregor moved to notify the Building Commissioner that the site plan complies with the Planning Board that the proposed change complies with the design standards of Section G and the minimum requirements of the zoning bylaw after the following issues are addressed:
The exterior of the conversion of the garage shall match the existing exterior features of the existing structure with respect to materials, colors and architectural detail.
No waivers from height limits are requested or granted through this approval with respect to adjoining natural grade and sign height.
Although not required to conform to the OSOD standards, some low shrubbery on the right-hand side of the existing curb-cut with low berming to screen the new parking area, a small planting at the head of the left-hand parking at the existing curb-cut, and some low plantings along the walkways are desirable, and the Applicant agreed to install the same.
The effective lot area is 19,164 SF and will use an existing structure that lawfully existed prior to October 23, 2006. On lots under 20,000 square feet in size buildings that lawfully existed prior to October 23, 2006 may be converted to professional, general and medical office buildings, financial and banking institutions based on a finding from the Planning Board that the proposed change complies with the design standards of Section G. The Planning Board makes such a finding subject to the above.
The number of parking spaces required may be reduced up to 40% at the discretion of the Planning Board for site plan review. 12 parking spaces would be required using the underlying zoning; however, the proponent’s office use (sleep clinic) will have limited use, usually in the evenings, with 1-2 staff and a reduction of 40% is requested. The Planning Board allows the requested reduction to 8 parking spaces.
The vote was unanimous (5-0).
Other Business:
Marc Garrett reviewed the summer schedule for the next few weeks. The Board will be meeting on June 22, June 29, July 13, and July 27.
Malcolm MacGregor informed the Board about a meeting that he will be attending regarding proposed legislation for a Wind Energy Siting Reform Act. The meeting is to receive feedback about wind development on public lands that would diminish local zoning control over the location of wind facilities. He will continue to update the Board.
A4335 – Map 43, Section B, Bay Shore Drive Harry and Linda Rich - Lots 48 (7200 sf), 49 (7200 sf), and 50 (7200 sf) and Joseph and Cynthia McGrath Lot 47 (7200 sf) - Combine Lot 47 and 48 to create Lot 146 and Lots 49 and 50 to become Lot 147 (14400 sf)
Larry Roseblum moved for the clerk to sign the plan; the vote was unanimous (5-0).
Malcolm MacGregor moved to adjourn at 9:25 p.m.; the vote was unanimous (5-0).
Respectfully Submitted,
Eileen M. Hawthorne Approved: July 13, 2009
Administrative Assistant
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