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, Bill Wennerberg, and Tim Grandy
Planning Board Alternate: Ken Buechs
Staff Members: Lee Hartmann and Valerie Massard
Recording Secretary: Eileen Hawthorne
Administrative Notes:
Minutes:
The Board approved the minutes of August 29, 2011*
The Board approved the minutes of September 12, 2011*
BOA 3645 – Warren Bush, 575 Federal Furnace Road, Map 96, Lot 70-9 – SP to waive the side setback requirements to construct a side landing and stairs
The Board received the following documentation* for the review of this case:
Staff Report
Letter of Support from Mike Doyle
Locus Map and Photographs
Site Plan
The Board recommended approval of BOA 3645 to the Zoning Board of Appeals.
Armstrong Road layout (Sid Kashi)
Memo from Valerie Massard dated 9/12/11
Memo from Sid Kashi dated 9/7/11
Locus Map
Plan of Easements dated 10/3/05
The Board reaffirmed its favorable recommendation to the Board of Selectmen with respect to Armstrong Road as shown in the September 7, 2011 correspondence with the Town Engineer.
Form A Plans:
A4403 – David Stevens, 62 Sanderson Dr, Map 54, Lot 10A-209 (16,137 sf) and Richard DeBenedictis, 57 Sanderson Dr, Map 54, Lot 10A-208 (16,136 sf)* – Lot line adjustment to create lots 10A-237 (16,137 sf) and 10A-236 (16,136 sf)
The Board determined that A4403 was entitled to endorsement.
Paul McAlduff moved to approve the Administrative Notes as presented; the vote was unanimous (3-0).
BOA 3644 – Nelson & Maria Ferreira
117 Herring Pond Road, Map 56, Lot 2-5
SP for detached accessory structure over 300 sq. ft. needs to meet new zoning requirements R-25 Setbacks side – 15’ total 40’, front – 35’ and rear 40’ (10/5)
Fire Department response dated 9/7/11
Locus Map and Photographs
Site Plan dated 6/7/11
Valerie Massard presented the request for special permits for a detached structure over 300 sq. ft. and for setback requirements in order to demolish an existing shed and construct a 20’x24’ two car garage and a new driveway off Herring Pond Road. Ms. Massard recommended that a condition be included that would limit use of the upper level of the proposed garage for storage only.
Nelson Ferreira stated that his intent was to create a small loft area for storage only and that the interior of the garage will be unfinished.
Paul McAlduff asked if the shared driveway would still be used.
Mr. Ferreira replied that there is a shared driveway that he has deed rights to and those rights would not be abandoned. However, he plans to use the new driveway for access to the garage.
Tim Grandy asked whether the garage would be constructed on a concrete slab or on piers.
Mr. Ferreira responded that the garage will be on a concrete slab with the left side of the garage poured concrete and built into the existing embankment.
Paul McAlduff moved to recommend approval of BOA 3644 to the Zoning Board of Appeals subject to the following condition:
The attic space or future loft area of the single-story two-car garage shall be used as residential storage space, and shall not be converted for purposes of living space or for any commercial use.
The vote was unanimous (3-0).
Public Hearing
B567 – Honda Drive Modification
Letter from Allen & Major Associates, Inc., dated 8/18/11
Memo from Engineering Department, dated 4/5/11
Memo from Engineering Department, dated 9/1/11
Memo from Engineering Department, dated 1/26/11
Modification Plan dated 8/16/11
Marc Garrett read the public hearing notice and opened the public hearing.
Seated: Marc Garrett, Paul McAlduff, and Timothy Grandy
Phil Cordeiro, Allen and Major Associates, noted that the modification to the plan shows the relocation of the bulb of the cul-de-sac to the east, closer to the lot line for Home Depot. The relocation will provide additional vehicle storage for AutoFair Honda and will not require any additional gravel removal or removal of vegetation.
Valerie Massard stated that staff recommends approval with minor revisions on the plan prior to endorsement by the Board.
Public Comment:
In Favor:
David Gilvar, Harald LLC
In Opposition:
None
Tim Grandy moved to close public hearing; the vote was unanimous (3-0).
Tim Grandy moved to approve the modification of B567 – Honda Drive subject to the following conditions:
Prior to endorsement of the plans approved by the Planning Board in this decision, and the decision dated March 14, 2011 recorded at the Plymouth County Registry of Deeds Book 11, Page 148: (a) Sheets C1 “Street Layout and Utilities Plan” and C2 “Roadway Plan and Profile” shall be changed to show the new road layout, including length and placement of the roadway and lot lines; (c) the plans shall make reference to the decisions of the Planning Board; and (b) Lot width and depth notations are to be changed to be consistent with Section 205-3 Definitions, Lot Measurements, of the Zoning Bylaw, wherever necessary, including Sheet L1. The Applicant shall demonstrate compliance with the dimensional requirements for the Highway Commercial zone.
All prior conditions remain in full force and effect.
The vote was unanimous (3-0).
BOA 3643 – Adriano Cimbron
6 CedarHill Park Dr, Map 55, Lot 37A-3
(1) Special Permit per Section 205-49, Paragraph D8 subject to Environmental Design Conditions, for a building in excess of 6,000 square feet, including a waiver of dimensional requirements; (2) Special Permit per Section 205-49, Paragraph F3 for modification of front yard setback; (3) Special Permit per Section 205-23, Paragraph A3 to modify off-street parking; (4) Special Permit per Section 205-17, Paragraph D1 subject to Environmental Design Conditions, for more than one principal building on a lot; and (5) Special Permit per Section 205-49, Paragraph D6 subject to Environmental Design Conditions for minor repair shops (9/21)
The Board received the following documentation* for the review of this case:
Staff Report
Memo from Engineering Department, dated 9/1/11
Locus Map
Photo Simulation of Buildings
Landscape Plan dated 3/11/11, revised 3/15/11 and 4/15/11
Site Plan dated 3/1/11
Marc Garrett noted that during the previous review on September 12, 2011, the Board expressed concerns with the proposed landscaping and density of the proposed plan.
Valerie Massard stated that she met with Steve Kotowski, Webby Engineering, and Atty. Robert Betters to review the items of concern outlined in the DPW report. The issues had to do with whether there was any possibility of relocating the proposed retaining wall and catch basins which overlap. Mr. Kotowski feels that they can meet the requirements without interfering with the proposed layout as shown on the plan. Some minor edits may be necessary. DPW raised the need to provide protection around the corner of the buildings. Proposed planting beds may be wrapped around the buildings to provide corner protection. They discussed the restrictions of the NStar easement which limits planting to low level landscaping and restricts parking. Ms. Massard presented the sight line distances from Rte 3 that were
part of the original subdivision filing for CedarHill Park which demonstrate that the site is not visible from Rte 3 for a 22’ tall building and show that the petitioners’ plans misrepresent the road grade on Rte 3. Due to the elevation changes, the proposed one story buildings should not be as visible from Rte 3. They talked about the need for supplemental planting on the property to fill in screening. The Fire Department is requiring that the buildings have sprinklers installed if they are to be used for minor repair shops. A solution was discussed that would limit minor repair shops to the northern most building which would have sprinklers. The three other buildings would not have sprinkler systems and be restricted from being used for minor repair shops. Design Review Board reviewed the project and expressed their concerns with density.
Atty. Betters confirmed that they have agreed to limit minor repair shops to the building at the northern end of the site and install sprinklers in that building only.
Jon Henson presented the landscape plan which included additional plantings (Austrian Pines and White Spruce trees) along the Rte 3 buffer in the northern and southern portions of the site. In the middle, where the strip narrows, arborvitaes would be planted. Along the front of each building, narrow planting beds would be installed and planted with perennials. The planting areas would be used for snow storage in the winter. Some low level plantings will be installed in a limited area of the NStar easement to define the entry way and the signage at the cul-de-sac entrance would have some ornamental plantings. The proposal includes planting of deciduous trees such as red maples and pines along the frontage. There is existing woodland material along the northern portion of the site will remain. Mr.
Henson noted that there are no abutting residences.
Ms. Massard asked how many trees would be planted along the frontage and what would be planted at the entry apron.
Mr. Henson stated that there would be approximately eight trees along the frontage and low growing junipers would be planted at the entry.
Ms. Massard questioned whether the grade at the entry to the site would be below street level.
Mr. Kotowski stated that the grade would be 3-4 ft. lower than street level.
Ms. Massard noted that another constraint along the entrance to the site is the existing drainage structure with five leaching systems underground handling the subdivision road drainage. She asked if a location for the dumpster had been identified.
Mr. Kotowski stated that with the elimination of one of the fire lanes as a trade off for sprinklering one building, the dumpster could be located there.
Tim Grandy asked what size planters will be in front of the building.
Mr. Henson stated they will be 18 inches wide and should have curbing in his opinion.
Mr. Kotowski stated that he could wrap the planters around the corners of the buildings that would most be exposed to traffic.
Mr. Grandy asked if the tight tanks would be installed for all four buildings.
Mr. Kotowski stated that as the proposed uses are unknown, they would like to construct one building at a time and install the appropriate drainage for each bay and/or building.
Mr. Grandy asked what the limitations on plantings within the easement are and whether what would have been planted along the easement could be planted throughout the site.
Mr. Henson stated that nothing substantial can be planted. Anything with a canopy is not allowed and the plantings have to be kept to a minimum. The potential plantings within the easement have been relocated along the rear of the site. Mr. Henson noted that most of the plantings and the retaining walls could be installed with the first phase of construction.
Paul McAlduff noted that he was not concerned with the visibility from Rte 3.
Ken Buechs stated that
more plantings should be done along the front of the buildings and the property frontage than at the rear of the property.
Marc Garrett stated that although he does not have any issues with the proposed use and the view shed from Rte 3, the plans presented fall short of expectations. The density is too intense and the amount of pavement is massive. Mr. Garrett suggested that the interior landscaping should be increased.
Atty. Betters took a few minutes to confer with his client.
Lee Hartmann reminded the Board about the Health Communities initiative meeting at Jordan Hospital on Wednesday, September 21, 2011 from 6:30 p.m. to 8:30 p.m.
Atty. Betters stated that in light of the Board’s concerns, he would ask the Board of Appeals for a continuance so the plans can be revised to further address the concerns expressed by the Planning Board, Design Review Board, DPW and Fire Department.
Paul McAlduff moved to for the Board to continue their review of BOA 3643 to a future meeting, time uncertain; the vote was unanimous (3-0).
Other Business:
“Topics not reasonably anticipated by the Chair 48 hours in advance of the meeting.”
Capital Requests
FY13 Capital Improvement Request Form*
Scope of Work, Downtown Plymouth Design Guidelines*
Lee Hartmann informed the Board that each year he is asked by the Town Manager to provide a list of two short-term and two long-term goals that the Planning Department is working on. The short-term goals are to continue to update the village center master plans and completion of the Industrial/Commercial/Office Land Study Committee report. The long-term goals are to create affordable housing and update the zoning bylaws. The Selectmen and Town Manager have ranked updating the zoning bylaw as a priority. Staff has started reviewing the bylaw page by page. This years capital requests include $80,000 for a zoning bylaw update and $100,000 for Downtown Design Guidelines.
The $80,000 for the update of the zoning bylaw would include a comprehensive legal analysis and firing a consultant to outline new zoning techniques, tools, definitions, etc.
Long range goals include a master plan update, GIS flyover update, and design standards for North Plymouth, Cedarville, West Plymouth and Manomet.
Tim Grandy moved for the Board to support the capital requests of the Planning Department; the vote was unanimous (3-0).
Tim Grandy moved to adjourn at 8:25 p.m.; the vote was unanimous (3-0).
*On file with the Office of Planning and Development in project case files.
Respectfully Submitted,
Eileen Hawthorne Approved: October 3, 2011
Administrative Assistant
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