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, Bill Wennerberg and Tim Grandy
Staff Members: Lee Hartmann
Recording Secretary: Eileen Hawthorne
Marc Garrett and the Board members welcomed Tim Grandy as a member of the Planning Board.
Board Re-organization
The Board reorganized as follows:
Paul McAlduff nominated Marc Garrett as Chair. Bill Wennerberg seconded.
Bill Wennerberg moved to close nominations; Paul McAlduff seconded. The vote was unanimous (5-0).
The vote to appoint Marc Garrett as Chair was (4-0-1) with Marc Garrett in abstention.
Tim Grandy nominated Paul McAlduff as Vice Chair. Bill Wennerberg seconded
Bill Wennerberg moved to close nominations. Tim Grandy seconded. The vote was unanimous (5-0).
The vote to appoint Paul McAlduff as Vice Chair was (3-1-1) with Larry Rosenblum in opposition and Paul McAlduff in abstention.
Paul McAlduff nominated Bill Wennerberg as Clerk. Tim Grandy seconded.
No other nominations were made.
The vote to appoint Bill Wennerberg as Clerk was unanimous (5-0).
Paul McAlduff nominated Tim Grandy as Clerk Pro-tem. Bill Wennerberg seconded.
Bill Wennerberg moved to close nominations. Paul McAlduff seconded. The vote was unanimous (5-0).
The vote to appoint Tim Grandy as Clerk Pro-tem was (3-1-1) with Larry Rosenblum in opposition and Tim Grandy in abstention.
Paul McAlduff moved to close the Board’s reorganization; the vote was unanimous (5-0).
Administrative Notes:
Minutes:
The Board approved the minutes of May 3, 2010 with one addition as noted in the vote below.
The Board approved the endorsement of the plans for B437 – Pinehills LLC - Apple Barrel and Woodsong.
The Board approved a final bond reduction in the amount of $1,011.69 for the completion of B438 – Bramhall Estates.
The Board approved a final contingency refund in the amount of $1,516.39 for the completion of B545 – Glen/Ridge Ave VOSD.
The Board determined that the following Form A plan was entitled to endorsement:
A4364 – Colburn C Wood Jr Map 90, Lots 16A and 37A-11 and E J. Pontiff Inc., Map 90, Lot 17-2 - Black Cat Road – Lot line adjustments to create lots 17-3 (30 acres) and 20-1 (16 acres)
Bill Wennerberg moved for the Board to approve the Administrative Notes with the exception of B437 – Pinehills LLC - Apple Barrel and Woodsong endorsement and the minutes of May 3, 2010; the vote was unanimous (5-0).
Bill Wennerberg moved for the Board to approve the minutes of May 3, 2010.
Larry Rosenblum asked that the minutes of May 3, 2010 reflect that he recused himself from endorsing the extension of the special permits for B543 - River Run.
The vote was (4-0-1) with Tim Grandy in abstention.
Paul McAlduff moved for the Board to endorse the plans for B437 – Pinehills LLC – Apple Barrel and Woodsong neighborhood; the vote was (4-0-1) with Bill Wennerberg in abstention.
BOA – 3583 - Harbor View Nominee Realty Trust
204 Sandwich Street/Map 24, lot 9A
William Shaw, Associated Engineers began the presentation of a request for a special permit to expand and enlarge a non-conforming use and a special permit for Inclusionary Housing in order to increase the unit count on property located at 204 Sandwich Street from five units to fifteen units. The ten unit townhouse condominiums would be located on a site that consists of 3.5 acres. The developer has met with the neighborhood and promised to open view vistas along the remaining property. Mr. Shaw noted that the Design Review Board commented favorably and that the Plymouth Center Steering Committee had severe reservations with the proposal including environmental and massing issues.
Jeffrey Metcalfe presented architectural drawings of the proposed structure. There will be one and two bedroom units with the one bedroom units located at either end of the structure and the two bedroom units in between. The front of the units will be staggered to create more visual interest. There will be bay windows on either end of the structure. The exterior of the building will consist of white cedar shingles, clapboards, and a fancy cut shingle with white windows and trim. The building will be 32 to 33 ft. high and the selling price will be approximately 450-550 thousand dollars. Some of the units will have a garage on the first level.
Bill Wennerberg asked about the retaining wall that was not shown in the original plans and was included in the architectural plans.
Mr. Shaw stated that the wall was added recently and would be shown in the landscape plan.
Jon Henson presented the landscape plans. The existing stone wall will remain; parking spaces will line the Sandwich Street edge of the lot; shade trees will be planted along Sandwich Street where there is adequate space, the northern end of the site will have an evergreen planting; the dumpster will be enclosed; the entry plaza in front of the units will have pavers; open islands will be planted; and the plantings along the wall at the rear of the property will be evergreen in nature and drape over the wall.
Paul McAlduff asked if the height of the proposed wall would be eight ft and how wide it would be.
Mr. Shaw stated that the wall is an average of eight ft; it is fourteen ft. in one location and would be approximately 150 ft. long.
Marc Garrett asked how the developer would mandate no disturbance down gradient of the wall.
Mr. Shaw explained that the wall would be segmented, has no foundation and would be back filled. The existing vegetation on the ocean side will not be removed. Mr. Shaw also noted that the project requires review by the Conservation Commission.
Tim Grandy asked if staff has received the peer review fee from the developer.
Mr. Shaw stated that the developer has agreed to provide the review fee.
Lee Hartmann stated that to date, the applicant has not provided the required consultant review fee, so there has been no professional review.
Bill Wennerberg was concerned with the grading and engineering for the wall. Mr. Wennerberg suggested adding more vegetation to make the project look less urban.
Mr. Shaw stated that there are other site limitations. In the wetland area, there is a seat that comes out unilaterally and there are three existing drainage easements to cover outfall. Drainage runoff will go through oil and gas separators.
Lee Hartmann stated that the Zoning for this property is R25 - single family zoning and presented a map showing residential development in the neighborhood. Staff has not received peer review funds and the three acre land gift has not been addressed. The retaining wall was not shown on the original plans and has not been reviewed. The proposed development of this site is an intense use for this zone and is out of scale with the neighborhood. Based on the information provided, staff is recommending denial.
Public Comment:
In favor:
None
In Opposition:
Troy Riley-Crehan
Lydia Stenzel
Ginny Davis
The Board felt that the proposed development was too intense for this site.
Tim Grandy moved for the Board to recommend denial to the Zoning Board of Appeals based on the following reasons:
The proposed change of use from a five (5) unit multi-family use to a fifteen (15) unit multi-family use is not appropriate within the zone and not on this specific site in question. The proposed two hundred (200) percent increase in unit count will be substantially more detrimental to the existing residential area than the current use.
The unit count is not in keeping with the density standards of the R25 Zoning District. The intent of the R25 Zoning District is to retain suburban residential development of adequate spaciousness within close proximity of the several village centers of the Town.
Adequate and appropriate facilities serve the existing neighborhood and site.
There will be an increased hazard to pedestrians and vehicles. The number of vehicles entering and exiting this site will increase dramatically.
The expansion will be a nuisance and have an adverse effect on the neighborhood. The area consists of single-family and two-family dwellings. A development of this scale and intensity is not in keeping with the character of the overall neighborhood.
Compliance with the provisions of Section 205-71 - Inclusionary Housing has not been documented.
Furthermore, the application is incomplete. A Project Review Fee as required by the Rules and Regulations has not been paid. Due to the size, scale and complexity of the proposed project a review by a qualified outside consultants is needed. Without such a review the Zoning Board of Appeals is not able to determine the adequacy of the design or the potential impacts on surrounding land.
The vote was unanimous (5-0).
Site Plan Review
367 Court Street
Marc Garrett recused himself from this review and joined the audience.
Bill Shaw presented a site plan for a proposed renovation to the vacant commercial property that abuts the Davis Funeral Home and Cordage Park. The two existing curb cuts will be limited to one way to access the site and a one way egress instead of the existing dual use. Additional parking, a drive-through area, and landscaped islands will be incorporated within the site.
Larry Rosenblum asked how many parking spaces exist.
Mr. Shaw replied that there are currently 24 parking spaces and 15 additional spaces would be provided. Mr. Shaw presented the traffic flow through the site and stated that the site will comply with current ADA requirements.
Tim Grandy asked if there would be an exterior grease trap.
Mr. Shaw replied that there would be an exterior grease trap and the structure would be connected to town sewer. There would be curbing separating the drive-through area from the rear of the site.
Bill Wennerberg suggested adding landscaping to the proposed islands and screening the dumpster with fencing and/or landscaping.
Public Comment:
In favor: None
In Opposition: None
Larry Rosenblum moved for the Board to notify the Building Commissioner that the proposed building is acceptable and that the site plan complies with the minimum requirements of the zoning bylaw if the below conditions are satisfied:
Prior to the issuance of a Building Permit, the applicant has agreed to return to the Planning Board with a landscape plan detailing additional landscaping and evergreen buffering. The Board has asked that the painted island located in front be removed and the landscaped island increased. Screening was suggested to prevent headlight glare in the abutting funeral home/residence from the drive-through. A landscape island separating the front building and drive-through from the rear building should also be considered.
The applicant has stated that the southern curb-cut shall be an entrance only and the northern curb-cut shall be an exit only.
Prior to issuance of an occupancy permit: a Registered Professional Engineer must certify that the drainage system, drive ways, curbing and parking areas have been installed; and a Registered Landscape Architect or other qualified licensed professional must certify that the required landscaping has been installed; all according to accepted practices and in compliance with the Zoning By-law and the approved site plan.
No information relative to stormwater management has been submitted. The Town Engineer should review and approve any stormwater management improvements.
The Building Commissioner should confirm that the 54 parking spaces are adequate for the existing uses, proposed use and proposed addition. The applicant is to document compliance with ADA documented requirements.
Trash receptacles must be shown on the plan and shall be screened with decorative fencing or plantings.
Stone, stone veneer or split-faced block is encouraged for the proposed retaining walls.
The curbing treatments shall be detailed.
It appears that no new lighting is proposed. If any additional lighting is installed, the lampposts should not be greater than 15 feet in height.
The applicant should explore the possibility of creating a shared curb-cut to provide access to this site as well as to abutting Lot 61-7.
The vote was unanimous (4-0).
Marc Garrett rejoined the Board.
BOA 3584 – Future Generation Wind LLC
810 Head of the Bay Road, Map 129, Lots 2A-1, 2B-1, 15-Z, 2A-2, 3-U, 6 and 16
At the request of the applicant, the review of BOA 3584 - Future Generation Wind LLC has been rescheduled for Monday, May 24, 2010.
Marc Garrett announced that the review of BOA 3584 – Future Generation Wind LLC has been rescheduled to May 24, 2010.
Introduction
Plymouth Education Foundation
Atty. Robert Betters introduced the newly formed private, non-profit Plymouth Education Foundation which has been created to support and enhance public education through donations and grants. The goals of the foundation are to encourage academic excellence, promote community awareness, support lifelong learning, and to ensure the perpetuity of the Foundation with an endowment fund. Grants will be available to educators for equipment, supplies, curriculum development, staff development, additional education, and to attend seminars, workshops and classes for enrichment purposes as well as to provide enrichment opportunities for students that are above and beyond regular, remedial or required study. Other public and non-profit groups (i.e. libraries, literacy programs, etc) would also be eligible to apply for grants.
Currently donations to the Foundation are approximately $3,200. Donations are appreciated and can be sent to the Plymouth Education Foundation, 15 Caswell Lane, Plymouth, MA 02360.
The Planning Board enthusiastically offered their thanks to the Board of Directors of the Foundation for their efforts to enhance the education of the students and faculty of Plymouth.
Discussion
Manomet Village Steering Committee
Barry Wood and Randy Parker presented an update on the Manomet Village Steering Committee and community efforts to preserve the Captain Simes house which is currently owned by the Town of Plymouth. The group will study the feasibility of the preservation and future use of the existing structure. The group has been encouraged to submit an application to place the structure on the National Historic Register. Some ideas for the use of the building include a community center, Council of Aging satellite location, art and cultural uses and creation of a village green. The Community Preservation Committee will be approached for funding of the preservation efforts. The Advisory and Finance Committee will be asked to fund the work that has already been completed which includes boarding up the structure and adding
the structure to the Town’s insurance binder.
Bill Wennerberg moved for the Planning Board to support the Steering Committee and community initiative to preserve the Captain Simes house; the vote was unanimous (5-0).
Public Hearing
B565 – Frederick and Deanna Wood
RDD - 58 Wyndemere Ct
Marc Garrett read the public hearing notice and opened the public hearing.
Sitting: Marc Garrett, Tim Grandy, Paul McAlduff, Larry Rosenblum, and Bill Wennerberg
Mark Flaherty, Flaherty & Stefani, Inc., presented a request for a Rural Density Development (RDD) in order to create a single family residential lot for an existing home, an additional single family residential lot and an open space lot on an eight acre parcel located off Wyndemere Ct.
A shared common driveway will access the new residential lot off the existing cul-de-sac and there will be a screened buffer between the cul-de-sac and the proposed single family dwelling. The three acre open space lot will be subject to protective covenants. The new structure will have a septic system and be serviced by town water.
Larry Rosenblum asked how the boundary of the open space parcel was determined.
Mark Flaherty replied that the existing tree line was used to define the open space boundary.
Bill Wennerberg requested that the first 50 ft. of the common driveway be paved for dust suppression.
Deanna Wood, the petitioner was supportive of paving the first 50 ft.
Lee Hartmann requested that the open space be bounded.
Public Comment:
In favor:
Dorothea Gay, an abutter stated that she would like to have seen a larger lot than 20,000 sq. ft. and that she would like enough screening so that the proposed house would not be visible from Wyndemere Ct
In Opposition:
None
Mr. Flaherty suggested providing a 45 ft. buffer of open space along the frontage on Wyndemere Ct.
Larry Rosenblum suggested locating the house so that it would not have visual impacts on the surrounding neighborhood.
Bill Wennerberg stated that the proposed lot and house were not in scale with the existing neighborhood.
Mr. Flaherty suggested continuing the public hearing to reevaluate the proposed plan and allow the Board members to visit the site.
Larry Rosenblum moved to continue the public hearing to June 7, 2010 at 7:15 p.m.; the vote was unanimous (5-0).
BOA 3585 – Auto Fair Automotive Corp/Sunna LLC
9 Long Pond Road, Map 89, Lot 32A
Atty. Edward Angley began the presentation for a special permit subject to EDC; a special permit to reduce parking and a special permit for signs in order to construct a 27,550 sq. ft., two-story automobile dealership.
Renwick Chapman, BSC Group, presented the site plan for the former MPG property. The property consists of approximately 3 acres, has a driveway access off Long Pond Road and will have an entrance off Home Depot Drive. The main floor will be 23,000 sq. ft. with a second floor of 4,550 sq. ft. of office space. Parking will consist of 32 employee parking spaces; 28 double stacked service parking spaces; 38 customer parking spaces; 22 interior service area parking spaces; 6 double stacked parking lines for the service reception area. There will be 3 raised platforms for vehicle display. The Fire Department has reviewed the plan for access and has no issues. Drainage will consist of a swale, 4 bay retention system and a rain garden on the western end of the property and a closed system adjacent to the
building. A retaining wall will be located along the off ramp of Route 3 and will be 12 ft at its highest point. Beals & Thomas, the town’s peer review consultant has suggested eliminating the access off Long Pond Rd, but the driveway will remain. The site will be serviced by town water and sewer. Snow will be stored around the perimeter of the parking lot.
Marc Garrett expressed his concerns with the drainage issues in the area.
Mr. Chapman stated that 4 pits were excavated and there are adequate soils for drainage.
Ron Muller updated the Board on the traffic information for the area. Mr. Muller prepared the traffic study for the original project that was proposed for the site (a medical office building). The traffic counts were updated for the automobile dealership and this project will have a minimal impact on traffic in the area. The level of service did not change. Installation of curbing at the entrance off Long Pond Road will eliminate left hand turns into the site.
Mike Cheever, Stenbak Design, presented the architectural designs for the building. The proposed structure is a national prototype for Honda dealerships. Mr. Cheever presented a material board showing the exterior siding and color palette for the building.
Ed Fuller reviewed the proposed landscaping for the project. Seven street trees will be installed along long Pond Road and thirty three trees, 275 shrubs and 1700 perennials will be planted throughout the site. Slope stabilization will be installed and native plants will be used for the rain garden. A request will be made to remove dead material and scrub shrubs from the town owned property on Long Pond road as well as pruning of trees for visibility. An automatic watering system will be installed.
The Board took a five-minute break.
Lee Hartmann was concerned with the visibility of the back of the building from Route 3 and the side of the building from Long Pond Road. Mr. Hartmann suggested that the proponents reduce the size of the signage on the façade or eliminate one of the signs; screen the mechanicals; and address the comments of the peer review to the satisfaction of the Zoning Board of Appeals.
Larry Rosenblum suggested that the side and rear of the building should be screened better than the elevations suggest as the front of the building is facing the interior of the site. Mr. Rosenblum also thought that the Honda sign is in the least visible location on the site.
Mr. Cheevers stated that the siting of the building was based on the existing vegetation for screening and emergency vehicle circulation.
Marc Garrett was not supportive of the access off Long Pond Road. It may limit any potential widening of Long Pond Road.
Atty. Angley stated that the access off Long Pond road is not negotiable.
Mr. Muller stated that during the rezoning of property at the end of Long Pond Road a double right turn lane off the highway with signalization was proposed. The edge of the pavement will not change with the current proposal.
Larry Rosenblum was also supportive of closing the Long Pond Road entrance.
Paul McAlduff moved to recommend approval to the Zoning Board of Appeals subject to the following conditions:
A draft copy of a reciprocal easement agreement was submitted with the previous medical building petition. The legal agreement granted both parties, Helge (Viking Acquisitions) and SUNNA, perpetual easements over each other’s parcels for pedestrian and vehicular ingress and egress and parking of passenger vehicles. A similar reciprocal easement agreement is required for this petition.
All roof top mechanicals shall be screened from view from abutting properties, Route 3 and Long Pond Road.
The final design for the Long Pond Road entrance shall be approved by the Zoning Board of Appeals.
The comments of the Town’s consulting engineer, Beals and Thomas are to be addressed to the satisfaction of the Zoning Board of Appeals..
The Building Commissioner should establish a maximum number of “for sale” vehicles allowed on site.
Prior to the issuance of a building permit, a copy of the fully executed reciprocal easement agreement is needed.
A detail of the fencing proposed to screen the trash receptacle is needed.
Prior to an Occupancy Permit being issued, 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 an Occupancy Permit being issued, said improvements are to be installed under the supervision of a Registered Professional Engineer. The engineer must certify that the improvements noted above have been installed in accordance with the conditions noted herein and accepted installation practices..
The vote was unanimous (5-0).
Tim Grandy moved to adjourn at 9:53 p.m.; the vote was unanimous (5-0) .
Respectfully Submitted,
Eileen Hawthorne Approved: May 24, 2010
Administrative Assistant
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