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, and Tim Grandy
Planning Board Alternate: Ken Buechs
Staff Members: Lee Hartmann and Valerie Massard
Recording Secretary: Eileen Hawthorne
Administrative Notes:
Minutes:
June 13, 2011
Ken Buechs noted a correction of a typographical error in the spelling of “Little Hios Hills”.
Paul McAlduff moved to approve the minutes with the above-mentioned correction; the vote was unanimous (4-0).
June 20, 2011
Paul McAlduff moved to approve the minutes of June 20, 2011 as presented; the vote was (3-0-1) with Larry Rosenblum in abstention.
Committee Appointment
West Plymouth Steering Committee
There were no applicants for the available position on the West Plymouth Steering Committee.
Paul McAlduff moved for a letter to be sent to the Chair of the West Plymouth Steering Committee asking the committee to recruit members to fill the vacant position; the vote was unanimous (4-0).
Review - Committee Liaisons
Tim Grandy moved to re-appoint Board members as committee members and committee liaisons as follows (no changes were made from last year):
Member |
Committee |
Type |
Marc Garrett |
|
|
Joint Chairman Committee |
Member |
|
Harbor Planning |
Liaison |
|
West Plymouth Steering Committee |
Liaison |
|
North Plymouth Steering Committee |
Liaison |
|
Industrial/Commercial/Office Land Study Committee |
Member |
Paul McAlduff |
|
|
Community Preservation Committee |
Member |
|
Building Committee |
Member |
|
Cedarville Steering Committee |
Liaison |
Larry Rosenblum |
|
|
County Land Committee |
Member |
|
1820 Court House Consortium |
Member |
|
Downtown/Waterfront Traffic Study |
Member |
Bill Wennerberg |
|
|
Plymouth Growth & Development Corporation |
Liaison |
|
Plymouth Center Steering Committee |
Liaison |
Tim Grandy |
|
|
Roads Advisory Committee |
Member |
|
Manomet Steering Committee |
Liaison |
Ken Buechs |
|
|
Industrial/Commercial/Office Land Study Committee |
Member |
The vote was unanimous (4-0).
B437 – Public Hearing - Pinehills LLC
Woodsong - Subdivision Modification
Marc Garrett read the public hearing notice and opened the public hearing.
Seated: Tim Grandy, Paul McAlduff, Marc Garrett and Larry Rosenblum
Atty. Deborah Sedares presented a modification of the Woodsong subdivision and Rebecca’s Landing condominium development within the Pinehills. Six of the nineteen lots being added to the subdivision will encompass land that was originally part of the Rebecca’s Landing condominium complex. Woodsong will be extended by approximately 0.25 acres to provide frontage for the 19 additional lots.
Lee Hartmann noted that this is a small addition to an existing neighborhood; the Board received the topographical plans in their packets and a connection to Hidden Cove will provide emergency access/egress.
Public Comment:
In Favor
Larry Lynch, 24 Hidden Cove, was supportive of the proposed modification.
Tim Grandy moved to close the public hearing; the vote was unanimous (4-0).
Tim Grandy moved to approve the modified subdivision plan for Woodsong; the vote was unanimous (4-0).
B437– Public Hearing - Pinehills LLC
Five Lanterns - Subdivision Modification
Marc Garrett read the public hearing notice and opened the public hearing.
Seated: Tim Grandy, Paul McAlduff, Marc Garrett and Larry Rosenblum
Atty. Deborah Sedares presented the modified plan for the Five Lanterns neighborhood in the Pinehills Subdivision. Currently there are two existing homes in the Five Lanterns neighborhood. Due to market conditions, the larger homes are not selling. Three lots would be reserved for additional dwellings with the remainder being put under a condominium plan. A portion of the Five Lanterns roadway and Red Berry and Conifer roadways will be discontinued.
Public Comment:
In Favor: None
In Opposition: None
Paul McAlduff moved to close the public hearing; the vote was unanimous (4-0)
Paul McAlduff moved to approve the subdivision modification for Five Lanterns; the vote was unanimous (4-0).
Discussion
Conceptual plan for Waverly Oaks
Lee Hartmann noted that the Board previously met with Mr. Ridder regarding his conceptual residential development plans for Waverly Oaks on June 13, 2011. This review is a follow up after a site visit that was encouraged at the last meeting and held at 5:30 this evening.
Mark Ridder thanked the Board for attending the site visit and introduced landscape architect, Tom Ryan.
Tom Ryan, Ryan Associates, reviewed several conceptual schemes that were originally presented in 2008. The concepts included a dispersal scheme with groups of residential structures scattered throughout the existing golf course, a spine scheme with rows of homes looking across the fairway and along Long Pond Road with access through the existing golf drive and off Long Pond Road and a cluster scheme with the residential units clustered along Long Pond Road with access off Long Pond Road. The cluster scheme leaves the championship golf course intact. The cluster scheme was preferred over the dispersal and spine schemes as there is less of an environmental impact and creates a neighborhood community. Several different layouts were considered under the cluster scheme with the preferred layout consisting
of two open space areas flanked by homes with garages to the rear on alley ways so that all houses front on open space. A number of the dwellings would overlook the golf course. There would be a 50 ft. vegetative buffer along Long Pond Road. The cluster scheme would allow a significant amount of open space (approximately 93.3 acres) to be placed under a conservation restriction.
Larry Rosenblum was concerned that the conceptual plans create a development of extreme density with little marketable amenities. He felt that the cluster development would destroy significant areas of vegetation.
Paul McAlduff felt the cluster scheme was appropriate and could create a great neighborhood community.
Mark Ridder noted that this would be a private development with private wells and a wastewater treatment plant. The homes would be designed to attract empty nesters to a golf community.
Paul McAlduff asked if Mr. Ridder would be amenable to the Town installing a sewer line through his property to the schools.
Mr. Ridder stated that he has met with the DPW director and extended a willingness to work with the Town. He has also had discussions regarding assisting with the efforts to bring natural gas to the school site.
Tim Grandy asked how the Chapter 61 designation would be affected and how the unit count was created.
Mr. Hartmann stated that under Chapter 61B, if the property were to be sold, the Town would have a right of first refusal. If the land was being converted from Chapter 61B, an appraisal would be done and Town Meeting action would be required to purchase the land. However, the land could be removed from Chapter 61B, which would require the payment of rollback taxes and not require a right of first refusal for the Town.
Mr. Ridder explained the density calculations. A “by right” plan would create 75 units with inclusionary housing adding 10 percent to bring the count to 83. A modification to the RDD special permits could designate the site as a receiving area for Transfer of Development Rights (TDR) certificates which could bring the density up to 112 units.
Mr. Hartmann noted that a second special permit would be needed to utilize the TDR and other land would have to be placed under a conservation restriction.
Mr. Grandy asked about a potential tie-in for walking trails and how many acres would be disturbed if the cluster scheme was utilized.
Mr. Ridder stated that he is willing to continue discussions regarding a tie-in for walking trails which could include Bump Rock Road. He stated that the cluster scheme including the existing Form A lots along Long Pond Road would cover approximately 42.5 acres. He did not have exact information regarding the disturbance areas under the dispersal and spine schemes, but it would require more removal of vegetation that under the cluster scheme.
Ken Buechs asked how the removal of vegetation and the new entrance would affect the abutters on Long Pond Road.
Mr. Ryan stated that the existing 50 ft. buffer along Long Pond Road will be untouched with the exception of creating the new entranceway to the cluster neighborhood. There would also be an untouched buffer along the boundary with the school property. The new entrance would be located opposite Martingale Lane and be more than 1,000 ft. from the school entrance.
Marc Garrett stated that he was not in favor of the cluster scheme as it is out of character with the surrounding area. Mr. Garrett preferred the dispersal or spine schemes that would take advantage of the golf course vistas. He was concerned with the proposed curb cut onto Long Pond Road.
Comments:
Keven Joyce expressed his concerns with a curb cut entrance, vehicle speeds and existing layout on Long Pond Road in this area. He was concerned with public safety. Mr. Joyce felt that the spine scheme would be preferable.
The Board looks forward to further review of the proposed project.
BOA 3639 – Harald LLC
Honda Drive, Map 89, Lot 13-3
Special Permit subject to EDC for 42,400 cubic yards of gravel removal to construct an automobile storage lot in a HC zone (7/29)
Atty. Edward Angley began the presentation for a special permit in order to remove gravel prior to the construction of an automobile storage lot. The original plan details 1:1 and 2:1 side slopes which would require the removal of 42,400 cubic yards of material. A second plan, just completed, designed to minimize erosion shows terracing with 2:1 and 3:1 slopes, and would require the removal of approximately 142,400 cubic yards of material, and cuts further into the existing buffer area.
Phil Cordiero, Allen and Major Associates, stated that on the original plan, on the western, eastern, and southern property lines there is a 2:1 slope with 1:1 slopes adjacent to Honda Drive. The slopes are tight to minimize the footprint of grading necessary to create the parking lot. The Planning Director and Building Commissioner were concerned with the steepness of the slopes. The modified plan shows the eastern and western 2:1 slopes changed to 3:1 slopes with the southern 2:1 slope remaining the same. The increased earthwork and an accommodation for stormwater design results in 142,000 cubic yards of gravel removal.
Marc Garrett asked for clarification on the proposed future detention basin.
Mr. Cordeiro explained that the future detention basin would be used for the storage lot.
Atty. Angley stated that Ed Fuller has been retained to develop a plan for stabilization of the slopes.
Ed Fuller recommended that the 2:1 slopes be planted with native clump grasses or warm season grasses that would grow to 4-5 ft. heights and have 4-5 ft. deep roots. The grasses do not require fertilization or frequent watering and would provide a wildlife habitat for birds. The 3:1 slopes can be loamed, seeded and planted, with a 3-year establishment plan.
Lee Hartmann stated that the original proposal for the removal of 42,400 cubic yards of material was not a significant amount, but the 2:1 and 1:1 slopes that would be 30 ft. high could create an erosion issue. If the modified plan is considered, Mr. Hartmann would like to have DPW review the new plan. Mr. Hartmann noted that the bylaw calls for a buffer for excavation projects and an abutter has a concern with the lack of a buffer area adjacent to his lot. Mr. Hartmann stated that the staff recommendation includes standard conditions for gravel removal and a condition that would require two monitoring wells to protect the aquifer.
Tim Grandy asked when the Honda dealership plans to open in relationship to how long it would take to remove 140,000 cubic yards of material.
Atty. Angley stated that Honda is looking for a temporary location for vehicle storage until this project is completed.
Mr. Grandy asked if a six month stabilization period as outlined in the staff recommendation is sufficient.
Mr. Hartmann stated that six month is the standard in the bylaw.
Larry Rosenblum felt that this proposal should have been applied for as part of the permitting process for the Honda dealership.
David Gilvar explained that the dealership always needed 5 acres and that the land needed to be rezoned before they could apply for this particular special permit. Mr. Gilvar stated that the zoning code would allow for parking of vehicles within the HC zone on a gravel lot. The Town’s was concerned with protection of the Aquifer District and requested that paving be installed.
Mr. Rosenblum was supportive of using gravel instead of paving for the vehicle storage area.
Mr. Hartmann explained that the nearby well is the major concern of DPW.
Tim Grandy stated that protection of the Bradford well was important.
Mr. Garrett asked how drainage would be captured in the detention basin and if there was any treatment of the stormwater.
Mr. Cordeiro stated that the drainage design would be part of the site plan review and would include a closed drainage system.
Mr. Garrett asked if the detailed landscape plan would be presented during site plan review.
Atty. Angley stated that they would present the landscape plan as part of the site plan review.
Mr. Rosenblum stated that the plans needed further discussion and review.
Paul McAlduff moved to accept staff’s recommendation based on the submitted plan.
Mr. Hartmann stated that the alternative plan should be reviewed by DPW.
Board members agreed that DPW should review the new alternative plan.
Mr. McAlduff withdrew his motion.
Tim Grandy moved to continue the Board’s review of ZBA Case No. 3639 to June 18, 2011; the vote was unanimous (4-0).
Other Business:
“Topics not reasonably anticipated by the Chair 48 hours in advance of the meeting.”
Paul McAlduff asked if there was any progress with the stabilization of B530 – Prestige Way (a.k.a Waterhouse).
Marc Garrett replied that they are still in litigation and working with Kingston to resolve the issues.
Tim Grandy moved to adjourn at 9:01 p.m.; the vote was unanimous (4-0).
Respectfully Submitted,
Eileen Hawthorne Approved: July 18, 2011
Administrative Assistant
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