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, and Bill Wennerberg
Planning Board Alternate: Timothy Grandy
Staff Members: Lee Hartmann
Recording Secretary: Eileen Hawthorne
Administrative Notes:
The Board approved the minutes of March 1, 2010 and March 8, 2010 as presented.
The Board determined that the following Form A plan is entitled to endorsement:
A4359 – Augustino Diodato, 1 Carver Road, Map 103 Lot 3 (1.77) – Divide into lots 3-1 (.56A), 3-2 (.56A), 3-3 (.48A) and 3-4 (.14A)
Paul McAlduff moved to approve the Administrative Notes as presented: the vote was unanimous (4-0).
Conceptual Review
RDD – 58 Wyndemere Ct.
Mark Flaherty, Flaherty and Stefani, Inc., presented a conceptual review for a three lot Rural Density Development (RDD) on an eight acre parcel. The site is not in a Natural Heritage area. The RDD would create three lots: one with an existing single family home; an additional residential lot for a single family home and an open space lot. The new residential lot would be situated close to the existing cul-de-sac. The parcel abuts the Federal Furnace School and Miles Standish State Forest. A 20 ft. wide pedestrian easement through the open space would provide access to the State Forest from the school.
Lee Hartmann noted that the proposed plan creates a nice link between the State Forest and school. The open space meets the minimum allowed with the lot line following the clearing. The open space would be privately held and defined by a covenant or deed restriction.
Paul McAlduff suggested moving the proposed dwelling away from the existing driveway. Mr. McAlduff was concerned with young children accessing the State Forest from the school. He suggested that the proposal be presented to the school superintendent for review.
Mr. Hartmann stated that the easement could be created, but not utilized.
Malcolm MacGregor asked if there any existing paths on the State Forest side of the easement.
Mr. Flaherty stated that there is a path made by dirt bikes.
Bill Wennerberg was supportive of the proposal.
Marc Garrett stated that a deed restriction or covenant for the open space would be preferable to a conservation restriction. Mr. Garrett was supportive of the unimproved easement that would create a link between the school and the State Forest.
Mr. Flaherty agreed to contact the school superintendent regarding the proposed easement.
The Board looks forward to future review of the project.
BOA 3577 – Vance Almeida, Trustee
16-18 Columbus Road, Map 102, lot 80-2C
William Shaw, Associated Engineers of Plymouth, Inc., presented a request for a special permit per Section 2055-25, A3 to expand a non-conforming use in order to construct a 34’ x48’ truck inspection station addition to an existing inspection station. The addition will not be visible from Route 3 or from Nicks Rock Road. No new drainage facilities are required.
Malcolm MacGregor moved to recommend approval of BOA 3577 to the Zoning Board of Appeals; the vote was unanimous (4-0).
BOA 3576 – Marcel E Masse
99 Armstrong Road, Map 102, Lot 53F
William Shaw, Associated Engineers of Plymouth, Inc., presented a request for a special permit per Section 205-18, Para F, subject to Environmental Design Conditions, for gravel removal in excess of 10 cubic yards in order to remove approximately 25,000 cubic yards of gravel to prepare for development of an industrial site and an access drive in the Plymouth Industrial Park. The site already has an approved zoning permit for the office building.
Jon Henson presented the landscape plan for the site which included hydro-seeding of the slopes; a biodegradable mesh on the slope; rows of vegetation; shrub clusters and deciduous trees along the driveway.
Lee Hartmann noted that the site plan for this property has already been approved and the petitioner has submitted a detailed landscaping plan. Mr. Hartmann asked the Board to consider whether a condition should be added that would collect a payment for road maintenance per cubic yard of gravel removed.
Malcolm MacGregor asked how long the excavation would last and when would the site be vegetated.
Mr. Shaw explained that the gravel removal should be completed within a couple of months and the site would be vegetated prior to construction.
Mr. Hartmann noted that the proponent was already moving ahead with the construction on the site when they found they needed a special permit for the gravel removal.
Paul McAlduff asked what truck route would be used.
Mr. Shaw explained that the trucks would travel along Armstrong Road then Right on Industrial Park Road and right to Commerce Way.
Mr. McAlduff asked if there was an agreement regarding a road maintenance donation to the Town.
Mr. Shaw stated that given the permitting and bonding fees for this size project, an additional gift to the Town would be burdensome. The project will be bonded through the Engineering Dept. for the street opening permit and through the Building Inspector for the vegetation and stabilization of the site.
The Board discussed the merits of a donation towards road maintenance for the Town. They determined that given the size of the project and the location within the Industrial Park that it would be burdensome to the applicant and that the bonding would be sufficient.
Mr. MacGregor asked whether the gravel could be left on site with the site regraded.
Mr. Shaw stated that to leave the gravel and regrade would create a down slope equal to the up slope and that the funds the gravel removal will generate will be used to build the infrastructure on the site and move the project forward.
Marc Garrett suggested using a more arid type of vegetation and seed mix.
Mr. Henson agreed to look at using more drought tolerant plantings and seed mix.
Bill Wennerberg moved to recommend approval of BOA 3576 to the Zoning Board of Appeals subject to the following conditions:
The caliper of deciduous trees is to be increased from 1 ½ - 2 inch to 3 - 4 inch. The size of the Jack Pines shall be increased from 5 - 6 feet to 6 - 8 feet.
The petitioner is encouraged to look at seed mix species that are more drought tolerant.
The proposed landscaping and slope stabilization measures shall be completed prior to the issuance of building permit for the proposed structure.
Prior to the start of excavation at the site:
- The Petitioner shall post a performance guarantee to protect Armstrong Road and Industrial Park Road from damage caused by outgoing loaded trucks. The performance guarantee is to be in a form acceptable to the Building Commissioner upon consulting with the Director of Public Works. The Board of Appeals agrees to terminate the performance guarantee upon completion of earth removal activities if the roads have not been damaged thereby.
- The Petitioner has agreed to prepare an erosion control plan (and dust suppression measures if needed) to be submitted to the Building Commissioner. Any exposed banks created by the excavation should be hydro-seeded or otherwise stabilized in a manner acceptable to the Building Commissioner and maintained for three years. Said plan shall include 100 feet of pavement prior to trucks leaving a gravel hauling area in order to prevent mud from being tracked by the vehicle tires onto paved roadways.
- Temporary signs warning traffic of truck entry shall be installed for safety as determined by the Police Department and will be approved by the Director of Inspectional Services.
The plans must include any proposed use of on-site use of processing equipment. The size and location, as well as measures, to minimize the impacts of noise, vibrations, and dust generated from such equipment must be detailed.
A limit of 40 truck trips per day will be the maximum allowed for all earth removal operations for this project. Every effort shall be made to phase the truck trips with the other local projects as has been done to date.
The excavation and trucking of material and/or noise generated by the excavation and trucking of material shall be limited to Monday through Friday. The hours of operation shall be limited to 7:00 AM to 4:00 PM. No excavation activities shall be permitted on holidays.
The Petitioner has agreed to allow access to the site for periodic inspections by the Town or its designated representative, and to cover the costs of said inspections through the contingency account managed by the Planning Office. All funds not expended during the construction project shall be refunded upon satisfaction of all conditions and completion of the work.
The Petitioner shall be responsible for the clearing of any sand that accumulates on the truck route as a result of the excavation of material on a daily basis.
The Petitioner shall loam and seed any portions of the site that are not under construction after earth removal activities have ceased for a period of six (6) months.
During construction, monthly statements are to be submitted by the Petitioner to the Building Commissioner from a Registered Professional Engineer stating that the provisions of the Special Permit are being followed.
Once the work has commenced, it shall be completed within two (2) years from start of excavation. After the two (2) year timeframe, unless extended by the Board of Appeals, this Special Permit shall expire and all gravel removal shall cease.
If all of the above noted conditions are not adhered to, the Building Commissioner may cause all excavation work to cease until the problems identified are corrected.
The vote was unanimous (4-0).
Site Plan Review
Obery Street Office Building
Atty. Robert Betters began the presentation of a site plan for a proposed medical office building on property located at 49 Obery Street. The building would be a 10,000 sq. ft. office building and requires site plan review within the Obery Street Overlay District. The Plymouth Center Steering Committee reviewed the proposal and was supportive. The applicant met with the neighborhood residents who requested that the building be oriented to face Obery Street. The proponents have reviewed the site plans for Plymouth North High School and their plans are consistent with the improvements for the school. The number of parking spaces can be reduced, but the applicant is not requesting a parking reduction. The mechanical equipment will be enclosed, the outside lighting will be placed on timers, and the
landscaping and drainage will be addressed prior to occupancy.
Mark Flaherty, Flaherty and Stefani, Inc., presented the site plan for the proposal. The building will be set back approximately 230 ft. from Obery Street; there are three separate parking areas; a retaining wall will be constructed where necessary; a hydrant will be installed in front; a septic system will be installed unless access to Town sewer becomes available; drainage will be low impact and consist of tree box filters that will discharge to an underground filtration system; sight distances exceed the required distance; the dumpster will be located at the rear of the property; there will be a sidewalk system around the building and lighting will comply with the dark sky bylaw.
Malcolm MacGregor asked how the driveway for this property lines up with the proposed roundabout at the entrance to the high school and the hospital.
Mr. Flaherty showed the Board the location of the proposed roundabout.
Paul McAlduff cautioned the proponent that students from the high school may attempt to park in the lot. Mr. McAlduff also suggested that the sewer line connection would be a better alternative than an expensive septic system. He asked if the retaining wall would have fencing to prevent people from falling.
Jon Henson presented the landscape plans which included co-envision studies that presented the visual separations between existing residential uses and the proposed office building; evergreen plants that will be installed to buffer the residential homes; a four ft. natural berm between the existing home on Whiting Lane; foundation plantings, pervious pavers for some of the parking spaces; entryway parking and retaining walls with fencing.
Jay McMichaels, Coastal Restorations, presented the architectural plans for the building. The building will be a two-story structure with a 5000 sq. ft. footprint. The prairie style building will have a pitched roof (31 ft.) with a false parapet to hide the mechanicals; stair and elevator towers flanked by an arched entryway; red cedar shingles on lower floor; and wood paneling upper floor with clerestory windows. The interior of the building will be designed according to the tenants needs once they have been identified.
Paul McAlduff moved for the Board to notify the Building Commissioner that the site plan complies with the design standards of Section G and the minimum requirements of the zoning bylaw after the following issues are addressed:
The number of parking spaces required may be reduced up to 40% at the discretion of the Planning Board for site plan review. The applicant is proposing to construct all 50 spaces, however, as part of this approval, the Planning Board allows up to a 20 percent reduction (10 parking spaces) in the number of required parking spaces.
The building entrance is to be oriented towards Obery Street.
All outdoor lighting (except for minimal security lighting) shall be placed on timers to ensure that the lights are off after normal working hours.
At the time of construction, the Building Commission shall confirm that the building does not exceed 30 feet in height to the upper most point of the second level, excluding the roof. Roof heights shall not exceed 35 feet.
All roof mounted mechanical equipment must be enclosed to reduce the noise of operation and eliminate visibility of such equipment from the equivalent of an adjoining second floor level.
Prior to issuance of an Occupancy Permit, a Registered Landscape Architect or other qualified licensed professional must certify to the Building Inspector that the required landscaping has been properly installed in accordance with the approved site plan, the Zoning Bylaw and acceptable landscape practices.
Prior to issuance of an Occupancy Permit, a Registered Professional Engineer must certify that the drainage system, driveways, curbing, and parking areas have been installed according to accepted practices and in compliance with the Zoning Bylaw.
The vote was unanimous (4-0).
Other Business:
The Board endorsed the vote for Article 39 - OSMUD Amendments.
Bill Wennerberg moved to adjourn at 8:30 p.m.; the vote was unanimous (4-0).
Respectfully Submitted,
Eileen M. Hawthorne Approved: March 22, 2010
Administrative Assistant
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