These minutes are not verbatim – they are the secretary’s interpretation of what took place at the meeting. – Open Meeting Law, G.L. c. 30A § 22.
Board Members: Marc Garrett, Paul McAlduff, Larry Rosenblum, Bill Wennerberg and Tim Grandy
Planning Board Alternate: Ken Buechs
Staff Members: Valerie Massard
Recording Secretary: Eileen Hawthorne
Administrative Notes:
Minutes:
April 11, 2011
Paul McAlduff moved for the Board to approve the minutes of April 11, 2011 as presented; the vote was (4-0-1) with Larry Rosenblum in abstention.
B453 – Tower Hill Farm – Clarification
Paul McAlduff moved for the Board to support a clarification for the Tower Hill Subdivision that allows separate driveways off Mast Road through a buffer area; eliminates a common driveway for lots 86 and 87, and eliminates a drainage easement; the vote was unanimous (5-0).
B567 – Home Depot Drive Extension – Plan Endorsement
The Board postponed action regarding the plan endorsement for B567 – Home Depot Drive Extension to the next meeting.
BOA 3629 - William P Monahan and Jane C Maguire, 50 Emerson Road, Map 44, Lot 6-209
Paul McAlduff moved for the Board to recommend approval to the Zoning Board of Appeals of a Special Permit to waive the side setback requirements in order to rebuild an existing deck and construct a new 14’x14.5’ deck provided the abutting neighbor is supportive and subject to the following condition:
The deck shall not be enclosed or enlarged and shall not be used as living space.
The vote was unanimous (5-0).
Discussion
Conceptual TDR – Fuller Farm Road
Valerie Massard presented a request by the owner of property located on Map 88, Lot 15B to explore the option of transferring development rights. The property is located off Fuller Farm Road and in 1979 was granted a variance for access in order to create two buildable lots (15A and 15B) with a condition of no further subdivision. A single family dwelling was constructed on Lot 15A and Lot 15B has a foundation. The site is in an area that has several privately owned open space parcels, is near the Town Forest, is adjacent to a mapped habitat area and could become part of corridor that we are trying to protect and would also preserve the opportunity for the Town to secure a trail connection due to the better suited topography of this site. An adjacent lot was recently purchased by the Town with CPC funds. The concept would be to create two development rights for the 11.76 acre site or one development right (covering approximately 10 acres) and the construction of one single
family dwelling. If approved, a conservation restriction would be required.
Larry Rosenblum asked what would happen if the Board took no action.
Ms. Massard replied that the parcel would still be restricted to one single family dwelling.
Mr. Rosenblum was concerned that there was no specific plan for a trail system that would link this site to surrounding open space parcels.
Marc Garrett noted that creating access for a future trail system would be a benefit. Mr. Garrett also noted that an easement could be granted without creating any development rights.
Ms. Massard stated that creating a development right does not mean that it would be landed and it doesn’t mean that the conservation land would be public.
Tim Grandy asked what would happen with the existing foundation if the transfer of development rights was granted.
Ms. Massard replied that one single family dwelling could be constructed on the site with or without the creation of one or two development rights. Development rights are good for 10 years once they are awarded.
Paul McAlduff asked if the development rights were not sold within the 10 years, would they return to the property. Mr. McAlduff was supportive of preserving the site.
Ms. Massard stated that if the rights were not sold within the 10 year period, they would be re-evaluated as to whether the site would still be eligible to create the same development rights under the bylaw.
The Board was supportive of preserving the rural character of this site by transferring the development rights.
BOA 3617 – American Legion
Review Condition #4 – Light Posts
Mark Flaherty, Flaherty & Stefani Inc, presented the site plan detailing the proposed light posts for the American Legion project. Fourteen LED bronze light posts (15 ft. in height) would be distributed throughout the site and will comply with the dark sky provisions of the bylaw.
Valerie Massard stated that the reduction in number from 23 to 14 was an improvement and although the light posts are not aesthetically attractive, they are “green”.
Paul McAlduff asked if the posts would be set into concrete pillars.
Mr. Flaherty stated that the light posts would be set into concrete.
Paul McAlduff moved for the Board to approve the site plan for the proposed light posts as consistent with condition #4 of the vote for BOA #3617; the vote was unanimous (5-0).
Appointment
B474 – Wadsworth Estates
Stabilization Plan
John Moon, representing Wadsworth Estates, presented a stabilization plan that consists of loaming and seeding areas that have been disturbed that are not part of the proposed road layout and drainage areas as well as regrading of the existing berms along Herring Pond Road and at the rear of the site.
Valerie Massard stated that she walked the property with Mr. Moon, Patrick Farah, and Paul McAlduff and all agreed that the berm at the entrance and along the exterior roadways needs to be regraded before it is loamed and seeded. The road layout will be kept open, and in order to reduce the erosion and blowing sand the disturbed areas will be loamed and seeded. Approximately 75% of the site should be stabilized before the summer. Ms. Massard suggested that if road construction has not been started by the middle or end of August, the remainder of the site should be loamed and seeded by mid September.
Paul McAlduff thanked Mr. Moon for the proposed efforts to stabilize the site.
Mr. Moon stated that when the stabilization is completed, he will contact staff to schedule an inspection.
Tim Grandy stated that in the past the residents on Janebar Circle have had issues with erosion and sand blowing. Mr. Grandy asked if there have been any recent complaints and whether there is a bond in place.
Ms. Massard stated that staff has not received any recent complaints since the gravel removal ceased and that there is a bond in place.
Marc Garrett felt that the exposed site needed to be secured to the greatest extent possible while maintaining the ability to construct the road and infrastructure.
The Board agreed to approve the stabilization plan with a condition that if substantial construction of the roadway has not commenced by the last week in August 2011, the roadway areas will also be loamed and seeded prior to September 15, 2011. Staff will conduct a site visit at the end of August.
Other Business:
Larry Rosenblum announced that the first public forum for the 1820 Courthouse redevelopment will be held on Thursday, April 28, 2011 at 7:00 p.m. at the Plymouth Center for the Arts on North Street. This will be an opportunity for the public to meet the architects and weigh in on downtown development.
Paul McAlduff announced that another walk through of Plymouth North High School has been scheduled for elected and appointed officials and Town staff on June 10, 2011.
Mr. McAlduff also stated that Gary Maestes, students, teachers and others will be participating in a fundraiser called the Dream Ride. The goal is to raise $100,000 for the education foundation. The 600 mile bicycle trip will begin in Washington D.C. and end in Plymouth. Donations are appreciated.
Marc Garrett informed the Board that he met with Lee Hartmann, the new DPW Director, Jonathan Beder, and Dennis Westgate and all will be working together to on planning issues and DPW’s role in planning.
Tim Grandy moved to adjourn at 7:53 p.m.; the vote was unanimous (5-0)
Respectfully Submitted,
Eileen Hawthorne Approved: May 2, 2011
Administrative Assistant
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