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
7:00 Administrative Notes:
Site Plan Review
Tracy Motors/Samoset Street
The Board received the following documentation* for the review of this case:
Memo from Valerie Massard, dated 8/18/11
Photographs of existing conditions
Sign Specifications
Rendering of proposed changes
Paul McAlduff moved to notify the Director of Inspectional Services that the proposed signage and exterior façade improvements shown on the materials submitted are acceptable provided, compliance with the Dark Sky provisions of the Bylaw is documented.
According to the Director of Inspectional Services, the proposed signage is similar in size to existing signage. An arch is proposed with some other streamlining of the exterior. All of the proposed changes are allowed by right; the vote was unanimous (5-0).
Form A Plans*:
A4401 – Frank and Alma O’Glishen, 30 Allerton St., Map 16, Lot 59 (0.30A) and Rebecca Duke, 28 Allerton St., Map 16, Lot 60 (0.23A) – Lot line adjustment to create lots 59-1 (0.28A) and 60-1 (0.25A)
Plan and copy of BOA 3636 decision
Paul McAlduff moved for the Board to determine that Form A Plan 4401 is entitled to endorsement; the vote was unanimous (5-0).
A4402 – ADM Agawam Development LLC, Agawam Road, Map 110, Lot 1 (252.59A) and Map 111, Lot 1-11 (154.77A) – Divide into Map 110, Lots 1-1 (222.89A) and 1-2 (29.70A) and Map 111, Lots 1-12 (5.15A), 1-13 (7.29A), 1-14 (16.11A), 1-15 (94.0A) and 1-16 (2.47A)
Plan and staff recommendation dated 8/15/2011
James Kane, Senior Vice President of A.D. Makepeace, provided an overview of the reasons for the plan.
Larry Rosenblum moved for the Board to determine that Form A Plan 4402 is entitled to endorsement; the vote was unanimous (5-0).
Public Hearing
B523 – Valley View Preserve Modification
Marc Garrett read the public hearing notice and opened the public hearing.
Seated: Tim Grandy, Paul McAlduff, Marc Garrett, Larry Rosenblum, Bill Wennerberg
The Board received the following documentation* for the review of this case:
Staff Report
Draft Vote
Draft Language for Valley View Road Improvements
Beals & Thomas comments dated 8/15/11
Letter from Bracken Engineering dated 7/7/11
Memo from Engineering Department dated 8/16/2011
Copy of Extension vote dated 8/21/2007
Copy of Special Permit and Definitive Subdivision vote dated 7/25/2005
Site Photographs
Revised grading and Utilities Plan final revision date 7/6/11
Atty. Robert Betters noted that the subdivision although originally approved in 2005 has been extended to 2/13/2012. As part of the request for modifications, the applicant has been working with staff to draft a condition in respect to a potential gift of $200,000 to the Town for roadway improvements on Roxy Cahoon and Valley Roads. Atty. Betters suggested that he continue to work with staff on the language regarding the proposed gift with the Board to review at their next meeting.
Don Bracken, Bracken Engineering, presented the proposed modifications which include waivers of sidewalk and curbing within the subdivision, use of low impact design standards for drainage control, a waiver for overhead utilities, and the proposed $200,000 gift for roadway improvements. Mr. Bracken stated that he has met with DPW and reviewed scaling back some of the original design requirements for roadway and drainage improvements. A petition has been received by DPW for the roads to be accepted and improved. If the gift is accepted, the roadway improvements would be done by the Town.
Valerie Massard noted that the approved definitive subdivision, the RDD special permit and the extension of subdivision covenant were extended until February 13, 2010 and has been extended under the State’s Permit Extension Act until February 13, 2012. The site is located west of Great Herring Pond. The requests for the above-mentioned waivers and gift to the Town would be a win-win situation. The draft condition regarding the $200,000 gift, would give the Town three years to accomplish the road improvements and if they have not been completed, the applicant would then proceed with improvements that would have a value of no more than $200,000. Ms. Massard noted that the Board would have an opportunity at the next meeting to review the finalconditions prior to endorsement.
Public Comment:
In Favor: None
In Opposition: None
Paul McAlduff moved to close the public hearing; the vote was unanimous (5-0).
During a discussion of the waiver for sidewalks the Board agreed to waive the sidewalks and curbing but suggested adding a condition that would require a pedestrian pathway within the subdivision.
Tim Grandy noted that area residents have gone before the Roads Advisory Committee to discuss necessary road improvements to Roxy Cahoon Road.
Atty. Betters stated that the applicant is not averse to adding an unpaved pedestrian pathway.
Larry Rosenblum moved for the Board to approve the requested modification and extension of the definitive subdivision approval, RDD special permit and covenant, requested waivers, installation of an unpaved pedestrian path for B523 – Valley View Preserve with final review of the conditions at the next meeting; the vote was unanimous (5-0).
Public Hearing
B568 – Nicks Rock Road Definitive Subdivision Plan (Balboni)
Marc Garrett recused himself and left the room.
Seated: Tim Grandy, Paul McAlduff, Larry Rosenblum, Bill Wennerberg and Ken Buechs
Paul McAlduff read the public hearing notice and opened the public hearing.
The Board received the following documentation* for the review of this case:
Memo from Valerie Massard dated 8/18/2011
Copy of Preliminary Subdivision vote dated 4/6/11
Memo from Engineering Department dated 8/9/2011
Fire Department comments dated 7/13/2011
Beals and Thomas comments dated 8/1/11
Request for Waivers dated 6/22/11
Copy of Adequate Facilities Special Permit Petition
Copy of BOA decision 3514
Site Photographs
Definitive Subdivision Plan dated 5/19/11
Atty. Robert Betters stated that a preliminary plan for the proposed two lot subdivision was reviewed by the Board on March 21, 2011 and was determined to be complete and accurate. The property also was granted a special permit for a 5 unit, age-restricted project under BOA 3514. Given the current market trends, age-restricted units are difficult to sell. The current proposal consists of subdividing the property into two lots: one lot with an existing two-family dwelling that has been renovated and the other lot for a proposed two-family dwelling. During the BOA review of the project, a drainage issue on Nicks Rock Road was identified and although the applicant was not technically responsible, he volunteered to correct the drainage issue and provide a drainage easement. The drainage work has been
completed and an overflow pipe has been installed.
Bill Shaw, Associated Engineers, reviewed the site plan for the two lots which include a waiver request for the width of the road. As requested by the Fire Department, the road is proposed at a width of 20 ft. A turnaround for emergency vehicles has been provided and signage will be installed that will identify the turnaround for emergency vehicles and restrict parking within the turnaround.
Valerie Massard stated that there are two changes from the BOA decision – the current proposal includes a reduction of one unit and the removal of the age-restriction. The proposed roadway has been widened to allow for two vehicles to pass. Ms. Massard noted that the Town Engineer has yet to sign off on the installed drainage improvements and that will be added as a condition of approval. DPW has asked that the visibility on Nicks Rock Road be improved by some additional trimming along the road within the right of way and installation of a sign identifying a blind driveway on the opposite side of Nicks Rock Road (from the existing sign). A new septic system was installed for the existing unit and a new septic system is proposed for the new units. At such time as those systems fail, a sewer connection will
be sought as negotiated with DPW. Ms. Massard stated that staff is recommending approval of the subdivision and adequate facilities special permit for water, sewer and access with language for the noted conditions to be presented next week.
Public Comment:
In Opposition: None
In Favor: Paula Green
Tim Grandy moved to close the public hearing; the vote was unanimous (5-0).
Larry Rosenblum moved for the Board to approve the adequate facilities special permit the vote was unanimous (5-0).
Larry Rosenblum moved for the Board to approve the definitive subdivision and requested waivers as presented; the vote was unanimous (4-0). Mr. Buechs did not act as an Alternate on a definitive subdivision plan.
Site Plan Review
40 & 42 Industrial Park Road (RMV site)
The Board received the following documentation* for the review of this case:
Memo from Valerie Massard dated 8/18/11
Copy of PowerPoint presentation by sba Architects, Jon Henson and Associated Engineers
Copy of e-mail dated 7/28/11
Site Photographs
Zoning Application
Copy of Letter to Building Commissioner dated 8/15/11
Site Plans dated 8/15/11
Permit Application Plans dated 8/10/11
Bill Shaw, Associated Engineers, stated that the site plan has been presented to DPW and the West Plymouth Steering Committee (WPSC). The Board had asked for information on pedestrian and traffic circulation within the site and a landscape plan. DPW asked for a traffic study to be done. The major change on the site is a realignment of the entry road to relieve some congestion. Mr. Shaw stated they are asking for the Board to find that the site is a unified complex which is a modification of an existing permit and site plan approval.
Jeff Dirk, Vanasse Associates, reviewed the traffic study for the site. The focus was on off-site impacts. The study area included the Industrial Park Road corridor at the unsignalized intersections at Cherry Street, Christa McAulliffe Blvd, and the access to the site. Existing traffic volume consists of approximately 6,000 vehicle trips per day with average travel speeds of 40 mph. The topography is flat and straight with no sight distance obstructions. There are existing sidewalks in the area and there is no formal bicycle path, but the shoulders are wide enough to accommodate bicycles. A five year projection indicates that majority of traffic increases will be on Commerce Way. The projections indicate that no signalization will be necessary at the site or Cherry Street intersections, but a
modern round about may be appropriate at the Christa McAuliffe Blvd intersection.
Paul McAlduff noted that there are significant delays during the weekday, 3:30 p.m. time frame.
Marc Garrett asked if the roundabout could accommodate larger vehicles as P & B bus line may be using the large under-utilized parking lot.
Mr. Dirk replied that the roundabout could be designed to handle larger vehicles.
Kurt Rockstroh and Don Maloney, sba architects, presented the existing conditions on the site which include two existing buildings: a large office building that houses the Registry of Motor Vehicles (RMV), Post, O’Connor and Kadrmas Eye Center and several smaller office uses and a smaller building that contains a private school. The two proposed buildings would include a two-story, 25,000 sq. ft. medical office building and a two and one half story, 50,000 sq. ft. medical office building. Both new buildings would have covered drop off areas, and adequate parking. The larger building will be built into the existing slope closer to Industrial Park Road with parking and entrances on different levels. Forty parking spaces will be located under the larger building. Mr. Rockstroh noted that the site
grading plan shows a second access to the site off Industrial Park Road. This access will be completed prior to the relocation of the existing access. The exterior of the buildings will be terra cotta masonry with a rain screen.
Mr. Garrett asked if height relief was required in this area.
Ms. Massard replied that the Industrial Park has a 55 ft. height limit.
Jon Henson, Landscape Architect, presented the landscape plan and pedestrian circulation on the site. A low wall, signage and plantings will be installed at the main entrance to the site. The existing access to the site will be relocated away from the existing building to help control vehicular speeds. Existing vegetation along Industrial Park Road will be enhanced with low canopy plantings while maintaining sight distances. Pedestrian crossings will provide areas to cross parking lots safely. A pedestrian path will meander through out the site with the exception of the school area. Seating will be installed in several areas along the pedestrian path. Lighting, low plantings, perennials, and evergreens will be installed at appropriate locations throughout the site. Signage will be installed to
direct pedestrian and vehicle traffic throughout the site.
Larry Rosenblum suggested creating a direct pedestrian connection from the smaller office building to the existing RMV building. Mr. Rosenblum also suggested creating a staging plan for the construction.
Mr. Garrett suggested that in addition to the pedestrian connection, islands with crossovers should be provided in the parking lot of the smaller office building.
Mr. Rockstroh stated that the second access point and site work for the larger building will be done first. They do not want to disrupt the existing parking until new parking is completed.
Mr. Rosenblum asked if the tenants in the existing buildings are aware of the plans for the site.
Greg Jordan replied that there has been limited dialogue with some of the tenants.
Bill Shaw noted that DPW had three requests which the applicant has agreed to: installation of a 12 inch water loop, that the onsite septic system be abandoned and the buildings tied into the Town’s sewer system and that a traffic study be commissioned.
Paul McAlduff felt that the site plan would improve pedestrian and vehicle movement and safety throughout the site.
Mr. Garrett suggested extending the pedestrian pathway along the school and including a sitting area would further unify the complex. Mr. Garrett asked that a condition be added that required the applicant to return with a formalized landscape and planting plan.
Allen Cotti, West Plymouth Steering Committee (WPSC), stated that the committee had some concerns with the traffic on the main road accessing the site, drop off points adjacent to parking spaces and the crossovers within the parking islands going through parking spaces instead of dedicated pedestrian walk through areas.
Malcolm MacGregor asked whether the buildings would be LEED certified and if there is adequate room along the roadway for bicycles.
Mr. Henson stated that the parking spaces next to the pedestrian crossovers could be widened.
Mr. Rockstroh stated that the buildings will be LEED certifiable at the silver level.
Ms. Massard suggested making a pedestrian loop throughout the site for employees by connection the paths shown on the proposed plan.
Larry Rosenblum moved for the Board to notify the Director of Inspectional Services that a determination has been made by the Planning Board that the entire lot and all structures are planned and designed as a unified complex, and appropriate provisions are made for shared parking, access, drainage and utilities as presented; and the site plans comply with the requirements of the Zoning Bylaw.
The following conditions should be addressed through the Building Department as the project proceeds:
Prior to issuance of an Occupancy Permit, the Applicant has agreed to return to the Planning Board for review of the final landscaping plan, which shall include a planting schedule and specifications for size and species of plantings.
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.
Compliance with ADA requirements must be documented.
Lighting is to comply with the Light Pollution Bylaw.
The Town Engineer must approve the proposed drainage design and calculations.
NOTED: The Applicant is considering a future food service within the site, this will require a special permit and this specific use was not formally considered by the Planning Board.
The Planning Board offered the following suggestions regarding the site plan to be taken into consideration by the Applicant, and the Applicant has agreed to return to the Planning Board prior to construction to report back on how these suggestions were incorporated, if any, in final site plan design:
- A more direct route from the rear 2-story building to the existing RMV building is recommended;
- The school should be contacted to see if they would like a seating plaza added to their area of the lot;
- Drop-off points should be carefully planned to allow for through traffic within the plaza to continue in its movements while pedestrians are safely exiting vehicles throughout the site wherever feasible;
- Clear identification of intended inter-island pedestrian walkways should be provided, whether through signage, pavers, painted pavement areas, dedicated breaks in the parking bays, or otherwise;
- Bike racks, and consideration of a bike lane in the Industrial Park and within the site should be considered;
- Staging of the construction should be planned and existing tenants notified prior to initiation of construction.
The Board commends the proponent on the possibility of building a silver LEED-certifiable addition to the industrial park.
The vote was unanimous (5-0).
Brainstorming Session
West Plymouth Steering Committee
The Board received the following documentation* for the review of this case:
List of questions for the goal session
The Planning Board and the West Plymouth Steering Committee answered the list of brainstorming questions as follows:
What do you like about West Plymouth?
West and Federal Furnace Elementary Schools Airport
Lakes and Ponds Retail Service Center
Residential close to retail Rural Character
Cranberry Bogs/Agricultural Uses People and sense of community
American Legion/VFW Posts Proximity to major roadways
Forests
What don’t you like about West Plymouth?
Gravel Pit Delayed light at Rte 80
No pedestrian/bicycle circulation or infrastructure Isolated subdivisions
Difficult to get to Critical access points – bottlenecks
Traffic Flow/Radial Lack of maintenance by Town
Dirt bikes on power lines and bogs Larger vacant properties
No strong identity Lack of recreational facilities
Lack of maintenance – Morton Park Lack of bathrooms at recreation facilities
What would you like to see changed?
More recreational facilities Trail links to other parts of Town
Better facility maintenance More formal pedestrian & bicycle systems
Improve Drew Road Better control at Morton Park
In the future, what are you looking forward to?
Sidewalks for collector and major streets Re-zoning of gravel pit
Internal access Limited curb cuts
Practicable development plan A defined civic/public center
Links between residential and commercial areas Neighborhood commercial
Further commercial development of airport
In the future, what most concerns you?
Traffic and traffic speeds Sidewalks
Quality of ponds – long term Valuation of housing
Temporary nature of commercial structures Cranberry bogs
Funding of changes Preserving open space
Balance of future development vs. quality of life Condition/maintenance of roads
Lack of neighborhood commercial development
The group then rated what their priorities are for the West Plymouth area. The rankings will be tallied by staff and presented at a later date.
Other Business:
“Topics not reasonably anticipated by the Chair 48 hours in advance of the meeting.”
Marc Garrett reminded the Board members of the Charter Review Committee meeting on August 24, 2011 at 7:30 a.m.
Larry Rosenblum suggested that the Charter should be amended to include clarification of the language regarding the Board’s ability to utilize Town Counsel.
Tim Grandy moved for the Board to adjourn at 10:20 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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