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, Larry Rosenblum, and Bill Wennerberg
Planning Board Alternate: Timothy Grandy
Staff Members: Lee Hartmann
Recording Secretary: Eileen Hawthorne
Administrative Notes:
Minutes:
December 29, 2009
January 4, 2010
The Board approved a release of guarantee funds in the amount of $6,875.00 for work (as-built plans) completed in B430 – Clark Estates.
Malcolm MacGregor moved to approve the minutes of January 4, 2010 and the release of guarantee funds in the amount of $6,875.00 for B430 – Clark Estates; the vote was unanimous (4-0).
Malcolm MacGregor moved to approve the minutes of December 29, 2009; the vote was (3-0-1) with Larry Rosenblum in abstention as he was not present at the meeting.
Plymouth Economic Development Foundation
Plymouth Center Investment Strategy
Denis Hanks presented efforts to encourage investments in the downtown village center over the next 10 years. The goal is to encourage tourists to spend more time in Plymouth by offering year round, diverse attractions, exhibits and commercial opportunities. Suggested attractions include replacing the Showmobile with a permanent outdoor theater, museums, miniature golf courses, arcades, water activities, etc. Public space improvements would bring the highest and best uses by redeveloping and renovating existing structures, developing vacant land and parking lots and providing sufficient parking. Incentives packages, public/private partnerships, and financial program support are needed to entice businesses to locate in Plymouth. Incentives could include waiving, reducing or deferring local off street parking
fees, sewer connection fees, and building permit fees. There are several state incentive programs available to encourage development: Special Tax Assessment, Tax Increment Financing, Use District Improvement Financing and Stimulus Recovery Bonds. Establishing a streamlined permitting process with timelines for approvals would also encourage development. The Local Mixed –use Affordable Housing Development Program, Façade Improvement loans, micro loans, CPA funds, Mass Development, Seed Corp, and USDA could be funding sources. A Business Improvement District could be established to sustain funding for long term maintenance and improvements. Marketing would be a key component of the success of the Plymouth Center Investment Strategy.
Larry Rosenblum felt that the redevelopment of the Courthouse should be a cornerstone of revitalizing the downtown area.
Malcolm MacGregor also felt the redevelopment of the Courthouse was important. Mr. MacGregor suggested encouraging green energy and LEED certification for development projects. He also noted that the beaches and coastline are wonderful resources that should be incorporated into the tourism industry. A shuttle boat to Long Beach could encourage tourists to stay in Plymouth longer.
Marc Garrett agreed that given the weather, it is difficult to attract people year round. He noted that given the length of the coastline, very little of the beach area is available to the public and encouraging more accessibility and use would be valuable.
Mr. Hanks stated that increasing attractions and indoor activities will encourage outdoor activities.
Appointment
Village Crossing Phase 3 Modifications
George Yankowich began the discussion regarding the Phase 3 modifications for Village Crossing. Mr. Yankowich presented revised site plans for Phase 3 and conceptual plans for Phases 4 and 5 that included a relocation of the road along the north due to grading issues; relocation of the clubhouse roadway; the driveways for each unit in Phase 3 having direct access to a roadway; the relocation of the clubhouse; the elimination of one unit by changing a duplex to a single unit; showing 79 units instead of the permitted 84 units; and a landscaping plan detailing the addition of three trees (3-4 inch caliper) per building. An engineer has been hired to complete a drainage analysis for Phase 3 which will be peer reviewed.
Lee Hartmann noted that the developer is showing five fewer units than permitted and mitigation for existing drainage issues needs to be completed. The developer is requesting the Board’s approval to proceed with Phase 3.
Larry Rosenblum felt that the site would be too densely developed and suggested considering two story buildings and attached townhouse units.
Mr. Yankowich noted that the project is age restricted, and the elderly prefer one story.
Marc Garrett requested an additional landscape plan showing the rain garden and beyond as well as the off-street landscaping.
Bill Wennerberg stated that he has sketched in additional plantings to fill in cross views within the site. Mr. Wennerberg suggested adding a play area for grandchildren, a shuffleboard, horseshoe pits, bocce courts, etc.
Malcolm MacGregor suggested the developer present plans showing decreased massing of buildings by including more two-story duplex units and increased vegetation plans.
Jack Davis expressed his concern with the ongoing drainage issues.
Larry Rosenblum moved to continue the site plan discussion to allow for submission of a definitive landscape plan.
Marc Garrett suggested that submission of the final landscape plan for Phase 3 and a drainage plan for the whole area could be a conditional upon final occupancy permit.
The vote was (2-2) with Larry Rosenblum and Malcolm MacGregor in favor. The motion did not pass.
Bill Wennerberg moved for the Board to approve the Phase 3 site plan conditional upon the landscape and drainage plans being approved prior to occupancy of the first unit in Phase 3; the vote was 2-2 with Marc Garrett and Bill Wennerberg in favor. The motion did not pass.
Larry Rosenblum moved for the Board to approve the construction of units 44 and 45 and for the submission detailed landscape plans for Phase 3 showing representative sections and plan views; the vote was unanimous (4-0).
Public Hearing – (cont. from 12/14)
B560 – Hillside Estates (off Shallow Pond Lane)
Malcolm MacGregor moved to continue the public hearing at the applicants request to February 1, 2010 at 7:30 p.m.; the vote was unanimous (4-0).
The Board took a five minute recess.
Discussion:
Pinehills OSMUD Zoning Amendment
Bill Wennerberg recused himself and joined the audience.
John Judge, Pinehills LLC, presented a request for four amendments to the Open Space Mixed Use Development (OSMUD) section of the zoning bylaw. One amendment would change the existing allowance for drive-through windows from financial institutions and one other business to financial institutions and two other businesses. The next amendment would change the existing 200 ft. setback for buildings in the village center area along the north side of Clark Road from the first 100 ft. as a natural buffer with the second 100 ft. only containing roads and parking areas to the first 100 ft. as a natural buffer with buildings allowed in the second 100 ft. Another zoning amendment would change the building heights allowed in a portion of the retail district from 35/45 ft. to 45/55 ft. (50 ft. if roof is flat). The taller
buildings would have a 500 ft. setback from the northern side of Clark Road and would allow for buildings that include residential units over commercial space and a taller first floor in the commercial space. The last amendment would amend the definition of adjacent and contiguous land to include water bodies larger than 50 acres and publicly owned land. The amendment would not add any land to the OSMUD at this time. Any addition of land would have to be presented at a future Town Meeting.
Lee Hartmann was concerned with the compressed time line for review of this article for Spring Town Meeting and the absence of Board members over the next few meetings.
Larry Rosenblum stated that there are complications to the proposed amendments that need to be fully evaluated. Mr. Rosenblum was concerned that existing infrastructure may not be capable of handling additional acreage. He was also concerned that expanding the density and allowing taller buildings would set a precedent for other requests elsewhere in town.
Mr. Hartmann noted that the 100 acre site that would potentially be added to the OSMUD is remote and may require a removal of land held by the Conservation Commission.
Malcolm MacGregor was concerned with the visibility of higher buildings from Route 3.
Marc Garrett expressed his concerns with expanding the definition of adjacent and contiguous land and suggested considering that portion of the proposed amendment at a later date. Mr. Garrett asked how tall the buildings in the Avalon section of the Pinehills’ development are.
Mr. Judge was not sure of the height, but stated he would find out.
Nicholas Filla stated that if the setbacks are reduced, landscaping standards to buffer projects such as mounding, berming, additional landscaping and fencing should be considered. He was opposed to reducing the setback along the highway. Mr. Filla supported the increase to the height requirements, but expressed his concern with expanding the development. He suggested that any further addition of land should have a 50 percent density limitation.
Barry Meltzer was concerned with the proposed decrease to the buffer zone and increase in land to the development that would have additional roads converging on Clark Rd. He felt that Clark Road would need to be widened and the buffer zones should be based on any changes to the road.
John Judge stated that they would consider the thoughts and ideas presented by the Board and residents and noted that Pinehills LLC would build road improvements at Landmark and Pinehills Drives.
The Board endorsed the vote for B561 – Brown VOSD.
Marc Garrett moved for the Board to adjourn to Executive Session to discuss strategy pursuant to litigation. The Board would not resume in regular session. A roll call vote was taken – Bill Wennerberg, Yes – Larry Rosenblum, Yes - Malcolm MacGregor, Yes and Marc Garrett, Yes.
The Board entered executive session at 9:47 p.m.
Respectfully Submitted,
Eileen M. Hawthorne Approved: January 25, 2010
Administrative Assistant
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