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: Lee Hartmann and Valerie Massard
Recording Secretary: Eileen Hawthorne
Administrative Notes:
Minutes:
July 25, 2011
Paul McAlduff moved for the Board to approve the minutes* of July 25, 2011; the vote was (4-0-1) with Tim Grandy in abstention.
B559 – 220 Carver Rd (a.k.a. Hummingbird Lane) – Lot Release
Paul McAlduff moved for the Board to approve and endorse a lot release for Lot 17-2 in the B559 - Hummingbird Lane subdivision; the vote was unanimous (5-0).
Form A Plans:
A4384* – Russell Mills Road Realty Trust, Map 83, Lots 19A (7.05A) and 19J (140.53A) – Divide to create Lots 19K (3.31A), 19L (137A), 19M (10.85A), 19N (2.79A), 19P (3.32A) and 19Q (0.87A)
Larry Rosenblum moved for the Board to determine that A4384 is entitled to endorsement; the vote was (4-0-1) with Marc Garrett in abstention.
7:05 Discussion
Charter Review Committee Recommendation
The Board received the following documentation* for this discussion:
Motion from Harry Salerno, dated July 14, 2011 regarding a proposed language change to the Town Charter that would add Section 17 - Strategic Planning Council
Marc Garrett noted that the Committee of Precinct Chairs has asked for the Board’s opinion on the proposed Charter change. The Board could render an informal opinion as there is no specific article proposed at this time. A public hearing will be held by the Charter Commission on the proposed changes to the Charter at a later date.
Paul Luszcz spoke on behalf of the Charter Review Committee and outlined the creation of a Strategic Planning Council. Mr. Luszcz stated that the Charter Committee felt that planning is critical to the overall success of government in the Town and had discussed ways the planning process might be improved. The Council would have no regulatory authority. It would serve to foster communication between various committees and boards within the town. The chairs of the Planning Board, Board of Selectmen, School Committee, Plymouth Redevelopment Authority and Plymouth Housing Authority would be required to meet quarterly and report to Town Meeting annually regarding long range planning.
Lee Hartmann stated that he is concerned with staff support for the committee. Mr. Hartmann noted that there are several existing plans in place and the issue is more the lack of funding to implement the recommendations in those plans, not lack of planning. The Planning Board is responsible for the drafting and adoption of the master plan for the Town and for recommending zoning articles to Town Meeting. Infrastructure improvements are the purview of the Board of Selectmen. Mr. Hartmann was unsure how the proposed council would interact with the boards and committees that have statutory obligations. He was also concerned with adding additional meeting requirements to already over burdened staff and volunteers.
Ken Buechs stated that there is an existing Industrial/Commercial/Office Land Study Committee that is evaluating land in the Town and will be drafting a recommendation. Mr. Buechs felt that adding another committee would be unnecessary and put a strain on staff.
Bill Wennerberg suggested that holding workshops, charettes and/or open forum discussions might be a more productive way to determine a better understanding of zoning changes needed and long range planning for the town.
Tim Grandy thought the intentions of the Charter Review Committee were good, but that the Town does not have the funding or staff time to accomplish what is being suggested. He noted that committees are already in place across the town (steering committees, committee of precinct chairs, roads advisory committee, etc.) that are advisory to the Board of Selectmen or Planning Board.
Paul McAlduff expressed his concern with the School Committee being tied into a Strategic Planning Council. The School Department has separate funding sources and goals. Mr. McAlduff was concerned that the Council would be a duplication of efforts. He felt that it would be a burden on staff.
Larry Rosenblum stated that the planning process needs to be proactive rather than reactive. Mr. Rosenblum felt that the recommendation to bring together elected officials and content experts would institutionalize the translation of the vague intentions of the master plan into something that is operational and would create an entity that would be useful in evaluating specific issues and drafting long term planning for the town. He stated that the quality of government is a reflection of the quality of its structure and the quality of the people that participate. He stated that there are many professionals that would volunteer in an advisory capacity to a committee that would have a specific planning charge.
Marc Garrett stated that he does not believe that another committee is the solution, but better communication between departments, committees and boards would be beneficial. Mr. Garrett suggested that the charter should be re-crafted to amend the language to clearly define the planning responsibilities of each board/committee and mandate their inter-communication on various issues. Mr. Garrett stated that the Planning Board can schedule presentations by professionals at future meetings.
Mr. Grandy stated that the town can create plans but implementation is the key.
Pat Adelmann stated that the proposed council would look from above at the wheels turning and look at the big picture of all the committees and how they should work in tandem with each other. It should be about talking, learning and sharing.
Keven Joyce thought the council idea has merit, but that the current boards are going in the right direction and looking at where our town is going. Mr. Joyce supported the Board’s idea of inviting professionals to future meetings and scheduling a topic of discussion.
Kevin Doyle agreed with what the council wants to do, but is not sure that another committee would accomplish the goals. Mr. Doyle stated that the Planning Board has been elected by the residents to plan for the future of the town and adding discussions to each meeting would be helpful. He agreed that the Town is under budget constraints which don’t allow departments to address many of the existing issues. He noted that the Board of Selectmen is trying to cut down on the number of committees.
Mr. Rosenblum suggested that the Planning Board should meet with member of the Charter Review Committee to discuss the issue of correcting an inadequacy in the charter.
Mr. Garrett stated that he needs to go before the Committee of Precinct Chairs on September 15, 2011 at 7:00 p.m. He was supportive of the Board meeting with the Charter Review Committee. Mr. Garrett took an informal poll of where the Board stood on the proposed language that would add a Strategic Planning Council to the charter:
In Favor – none
In Opposition – unanimous
Tim Grandy moved for the Board to engage the Charter Review Committee in a discussion on how to improve the planning process; the vote was unanimous (5-0).
Paul Luszcz stated that the next meeting would be Wednesday, August 24, 2011 at 7:30 a.m.
7:15 Discussion
Site Plan Review
The Board received the following documentation* for this discussion:
Draft Zoning Bylaw changes
Draft Site Design Guidelines
Marc Garrett began the discussion on the proposed revisions to the zoning bylaw and site design guidelines. The draft has been revised to include the Board’s previous comments and revisions. Mr. Garrett stated that he sent the draft to his brother (an architect) for review as he has had some experience in drafting a similar document. A copy of his comments was handed to the Board members. The document will be sent to local engineers, architects, lawyers, developers, etc in the near future.
Lee Hartmann stated that the original drafts included advisory and mandatory site design guidelines. The mandatory standards have been removed from the draft site design guidelines and incorporated into a future zoning bylaw amendment. A section for goals as well as graphics and images will be included in the draft site design guidelines at a later date. Town Counsel will review the draft of the guidelines and the zoning bylaw changes. The existing bylaw will be amended to change section 205-23 Off-street parking to “Site design standards”; change section 205-24 from Off-street loading to “Site Plan Review” and delete section 205-32 Site plan review. All the existing language in the zoning bylaw regarding parking and loading areas and the “mandatory” language in the draft site
design standards has been consolidated. Site layout, surfacing requirements, parking, drainage, landscaping and site treatment, lighting, other outdoor site amenities, off-street loading, and other requirements (maintenance plans and schedules) has been incorporated into Section 205-23. Section 205-24 outlines the site plan review process, pre-application review for larger projects and required site plan information. The Board will need to determine which allowed uses and special permit uses require site plan review and will be subject to the site design guidelines. Currently staff works with the building department to determine which projects require site plan review.
Paul McAlduff expressed his concern with failed curb cuts such as the CVS in Cedarville and the Dunkin Donuts on Samoset Street. He stated that the only commercial curb cut that works properly is the one at the Walgreens on Samoset Street. He also noted that the left hand turn lanes on Long Pond Road and Samoset Street are not used properly.
Mr. Garrett stated that Reliable Cleaners used to have a right turn only sign out of their parking lot onto Water Street .
Mr. Hartmann stated that requiring a median is the only way to force traffic patterns and noted that he would look into language to further define curb cut standards. Mr. Hartmann noted that Water Street is not wide enough to install a median and State Road is under the purview of Mass Highway.
Larry Rosenblum stated that communities that use medians have a totally different feeling to them especially if the median is landscaped. If medians were a standard, they would have a greater impact on safety and quality.
Mr. Hartmann asked the Board for their comments on how to proceed at Town Meeting, whether it should be special permit uses only or everything and allowed uses. He also asked what they thought about the formal review for allowed uses.
Mr. Rosenblum stated that they should ease into it. The guidelines can be refined as we learn how it works and that if the site plan review is done at an early stage, we can shape the outcome.
Mr. Hartmann asked if there was a number for the special permit threshold. He suggested that special permit uses would be subject to the design standards with site plan review for allowed uses.
Mr. Garrett asked if there should be some kind of size threshold.
Mr. Hartmann suggested that the exemptions should be single and two-family residential, residential accessory structures and minor structures not visible from a public way.
The Board made the following changes to the draft site design guidelines:
Change “Preamble” to “Overview”
Page 9, Section 4 – insert title
Change Page 13 title on index page
Change “dbh” to “caliper”
Page Remove extra word “width”
Mr. Hartmann stated that one of the challenges has been getting comments from the development community. Further distribution will be done once the Board has finalized their comments.
Mr. Garrett and Mr. Wennerberg volunteered to distribute the documents to three people each for comments on the documents and give them 45 days to submit their comments.
Other Business:
“Topics not reasonably anticipated by the Chair 48 hours in advance of the meeting.”
Larry Rosenblum invited the Planning Board to join the Board of Selectmen’s meeting at 7:15 p.m. for a presentation by CBT regarding the 1820 Courthouse. The presentation will include history of the buildings and an analysis of the existing conditions with a discussion on potential redevelopment and reuse, public perspective and cost.
Marc Garrett noted that the Board has been invited to attend a healthy community initiatives meeting at Jordan Hospital on September 21, 2011at 6:30 p.m.
Mr. Garrett announced that an article on the rezoning of Commerce Way to allow for automobile dealerships has been proposed for Fall Town meeting. Mr. Garrett encouraged the public to attend the public hearings.
Lee Hartmann noted that previous discussions regarding the rezoning of Commerce way included concerns about aquifer protection. There will be an article at Fall Town Meeting presenting a revised aquifer protection bylaw.
Tim Grandy moved for the Board to adjourn at 9:50 p.m.; the vote was unanimous (5-0).
*On file with the Office of Planning and Development in project case files.
Respectfully Submitted,
Eileen Hawthorne Approved: August 29, 2011
Administrative Assistant
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