Planning Board Meeting
November 14, 2011
Minutes
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, 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:
Tim Grandy moved for the Board to approve the minutes* of November 7, 2011 as presented; the vote was (3-0-1) with Marc Garrett in abstention.
Tim Grandy moved for the Board to approve the minutes* of October 31, 2011 as presented; the vote was (3-0-1) with Bill Wennerberg in abstention.
ZBA 3651 – Martin & Maureen Drilling
10 Lothrop Street, Map 12, Lot 13A
The Board received the following documentation* for the review of this case:
Draft staff report
Locus Map
Site Photographs
Memo from Engineering Dept. dated October 31, 2011
Unofficial Property Record Card
Site plan dated September 12, 2011
Architectural plan of Garage
Tim Grandy moved for the Board voted to recommend approval to the Zoning Board of Appeals of Special Permits to waive the side setback requirements and to enlarge a non-conforming structure in order to construct a 14’x20’ wood deck and a 15’x24’ garage subject to the following condition:
The deck and garage shall not be used for purposes of living space.
The vote was unanimous (4-0).
Master Plan Discussion
West Plymouth Steering Committee (WPSC)
The Board received the following documentation* for this review:
Tabulation of rankings from Brainstorming Session
Report of results on the Brainstorming Session
Results of Priorities Analysis with updated Goals
Consolidated Ranking
WPSC Members: Brenda Bradley, Allen Cotti, Janet Young, Ken Howe
The Board hosted a discussion with the West Plymouth Steering Committee regarding the results of the brainstorming session that was held on August 22, 2011.
The priorities ranked the highest by the committee included the following:
Balanced preservation of rural character
Improved connectivity – pedestrian, bicycle, vehicular
Infrastructure maintenance and improvements
Enhanced recreational opportunities
Balanced neighborhoods with local-based commercial uses close by
Continued support for existing forests, clubs, parks
Future of the “gravel pit” (between Carver and Plympton Roads)
Allen Cotti asked what the next steps are.
Valerie Massard explained that she is midway through the update of the Manomet Village Master Plan and hopes to present the update at Spring Town meeting. Ms. Massard stated that she hopes to begin working with the WPSC in January or February in anticipation of presenting the West Plymouth Master Plan Update at the next Fall Town Meeting.
Allen Cotti expressed his concerns with the implementation of the updated Master Plan.
Lee Hartmann explained that the updated plan will define the priorities for village center and be used as a basis for reviewing projects, applying for grants, and encouraging the town to invest in improvements in the West Plymouth Community.
Ms. Massard stated that the plans with the updated goals for the community will be shared with Board of Selectmen, DPW, the Open Space Committee, and the Community Preservation Committee. They may be able to assist with helping the committee to reach goals outlined in the plan.
Marc Garrett and Tim Grandy encouraged the WPSC to work through the process so an updated plan can be used to implement the goals of the committee.
Site Plan Review
Auto Fair Honda – Storage Lot
The Board received the following documentation* for the review of this case:
Memo from Valerie Massard dated November 19, 2011
Letter from Allen & Major Associates Inc., dated November 8, 2011
Emergency Fire Turning Plan dated November 8, 2011
Valerie Massard stated that she has worked closely with the developer to insure that the site plan addressed the concerns regarding landscaping, protection of the aquifer zone and adequate emergency access. The landscape plan was presented and approved last week and a plan has been submitted that addresses the emergency access.
Atty. Edward Angley explained that an agreement has been made with Home Depot regarding drainage for the site.
Larry Rosenblum moved for the Board to notify the Building Commissioner that conditions with respect to zoning compliance will be satisfied with standard conditions:
Compliance with the Prevention of Light Pollution Zoning Bylaw must be documented.
Prior to issuance of an occupancy permit: a Registered Professional Engineer must certify that the drainage system, driveways, 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 Bylaw and the approved site plan.
Compliance with ADA requirements must be documented.
The vote was unanimous (4-0).
ZBA 3638 – MCDE Realty LLC (cont.)
2240 State Road, Map 54, Lot 14
The Board received the following documentation* for the review of this case:
Staff report for November 14, 2011
Letter from Ron Muller & Associates dated November 8, 2011
Draft Staff Report for October 31, 2011
Letter from Mark Flaherty to ZBA dated October 25, 2011
Letter from Mark Flaherty to ZBA dated September 13, 2011
Letter from Mark Flaherty to ZBA dated September 7, 2011
Memo from Design Review Board dated August 4, 2011
Traffic Assessment dated July 26, 2011
Lighting Specifications
Building Elevations
Site Plan dated June 2, 2011, revised August 8, 2011 and September 6, 2011
Original Site plan dated June 2, 2011
Handout: Revised site plan dated November 8, 2011
Valerie Massard stated that staff has worked with the developer to create a plan that addresses drainage issues on the site and Old County Road and eliminates the rear access onto Old County Road. A favorable recommendation was received from the Cedarville Steering Committee. At the last meeting, the Board raised questions in regards to parking, maneuverability of large vehicles within the site, and safety on State Road. The traffic consultant for the project has submitted a letter of response that addresses point by point the issues raised by the Board at the October 31, 2011 meeting.
Atty. Angley noted that a letter was sent to the owners of Rock Bottom Seafood regarding site to site access, but no response has been received to date.
Ms. Massard suggested adding a condition that would allow for a shared curb cut in the future.
Mark Flaherty presented a plan which staff has not reviewed yet, but incorporates some of the suggestions that the Planning Board requested. The building size has been reduced, an 8 ft. wide shoulder has been created along State Road, and the parking spaces have been reconfigured to provide ten – 10 ft. wide spaces with a 29 ft. aisle and 34 – 9 ft. wide spaces with a 25 ft. aisle. An area has been provided that would allow for cross connection to neighboring sites.
Marc Garrett asked if the revised plans still show a two way traffic circulation in front of the building.
Mr. Flaherty replied that one aisle was widened, and the two-way traffic circulation is shown on the plan.
Larry Rosenblum asked where the change in the road width occurs on State Road.
Ron Müller, the proponent’s traffic engineer, noted that there is a turning lane from Shaws to CVS and the road narrows north of CVS. Mr. Müller stated that he reviewed the accident information at the Mobile gas station site which shows nine accidents which is a crash rate of 0.49 accidents. The state average is 0.6 accidents. Mr. Müller informed the Board that given the unknown uses on the site, at the highest use, he estimates that trip generation would increase from the original estimation by 39 vehicle trips.
Tim Grandy asked for an overview of the proposed drainage improvements on Old County Road.
Mr. Flaherty explained that currently water pools at the intersection of Old County Road and Florence Street and also runs down Old County Road from State Road and enters the site. A new drainage system consisting of 20 structures will capture the storm water and have been designed to accommodate large storms with overflow. A few trees along the shoulder will need to be removed and the Town Engineer is comfortable with the plan.
Marc Garrett was not convinced that the parking aisles would be large enough to accommodate larger SUV’s. He stated that it is difficult to maneuver into a 9 ft. space with a 25 ft. aisle. He was also concerned that the traffic circulation was still showing as two way instead of one way.
Larry Rosenblum moved for the Board to recommend approval to the Zoning Board of Appeals, subject to the following conditions:
Prior to issuance of Building Permit:
The Petitioner shall provide evidence of payment of all back taxes and outstanding fees, if any, through Municipal Lien Certificate;
Evidence of recording of special permit shall be provided to the Building Commissioner at the Land Court or Registry of Deeds;
Evidence of a curb cut permit from MassHighway shall be provided;
Evidence of Street opening permit from DPW shall be provided;
The Petitioner shall submit revised plans for final approval by the Board of Appeals, subject to advisory review from the Design Review Board, Town Engineer, Fire Department and Planning Board, and shall reflect changes shown on September 6, 2011 plans, the November 8, 2011 further changes shown as described at the November 14, 2011 Planning Board meeting, and the plan sheet dated September 13, 2011 showing drainage improvements on Old County Road, while substantially complying with the conditions herein, including, but not limited to:
The building footprint size of 10,600 SF shall not be exceeded;
Adequate turning radii for emergency response vehicles shall be retained around the building;
Adequate parking for the proposed use, in line with the percentage of reduction approved herein, up to 62.8 percentage of required parking, shall be shown on the plans;
Architectural plans shall include details on height, screening of rooftop mechanicals, use of traditional building materials, colors, and front, side and rear elevation views;
Exterior lighting details consistent or complimentary in design with nearby existing uses in the commercial zone for the parking lot shall be included;
Demonstration of turning radii shall be included on a separate sheet within the plans;
The plans shall show the width of the proposed drive through lanes;
Easements or restrictions for landscaping, signage, poles or other structures necessary for maintaining adequate sight lines and turning radii shall be shown on the plans;
Landscaping shall be included and be consistent with final site design plans, and shall maintain the 35’- 45’ foot buffer of existing vegetation along the rear of the site as shown on the September 6, 2011 site plan;
Language is to be included on the final plans noting a provision for future connection by abutting commercial properties for shared access and/or parking provisions; and
Off-site improvements to improve drainage for Old County Road and Florence Street in a manner acceptable to the DPW Town Engineering Division and as reflected in the plan sheet dated September 13, 2011 showing proposed improvements.
Prior to issuance of a Final Occupancy Permit:
A Registered Landscape Architect or other qualified licensed professional must certify to the Building Commissioner that the required landscaping has been installed substantially in accordance with the approved site plan and Zoning Bylaw;
A report must be submitted to the Building Commissioner by a Registered Professional Engineer, certifying that the drainage system, drive ways, curbing, and parking areas have been installed according to accepted practices and in compliance with the Zoning Bylaw and approved site plan;
Off-site road improvements depicted in the Traffic Assessment prepared by Ron Müller & Associates, Hopkinton, Massachusetts dated July 26, 2011 and recommended clearing on State Road for sight distances, shall be installed to the satisfaction of the Department of Public Works, Building Commissioner, and MassHighway;
Off-site drainage improvements, as shown on the approved site plan, shall be installed to the satisfaction of the Department of Public Works and the Building Commissioner;
Sidewalk construction along State Road as a continuation of what is existing, which is approximately 2-3 feet bituminous along both sides of State Road in this vicinity, shall be installed if approved by MassHighway to the satisfaction of MassHighway and the Building Commissioner;
The Petitioner shall install lampposts for pedestrians, evenly distributed, along the proposed sidewalk adjacent to State Road if approved by MassHighway to the satisfaction of MassHighway and the Building Commissioner;
The project is subject to the Prevention of Light Pollution Section of the Zoning Bylaw and compliance must be documented;
Evidence that the placement of a pedestrian crosswalk marking in this vicinity of State Road has been reviewed by Mass Highway, and installed if the Petitioner has been granted approval by the same;
All requirements of the Town Water Department with respect to water connections will be satisfied; and
Adequate parking for the proposed use, in line with the up to 62.8 percentage of reduction approved herein, shall be demonstrated for each use in context with the existing uses on the site.
Any signage on the property is subject to the Zoning Bylaw or additional permits are required.
Overall, the parking requirement for the combined tenants on the site at any time shall satisfy up to 62.8% of the required parking.
Minor modifications to the design and location of buildings, parking, landscaping and other site elements may allowed by the Building Commissioner (aka Director of Inspectional Services) to accommodate reasonable and/or necessary field conditions which modifications do not amount to a substantial modification of the plans. Such changes as substituting a particular plant material or number of shrubs or trees where it is impractical to do something, or move a building in a manner which does not materially change the project, or slightly reconfigure a drainage area or parking space may be allowed.
In the event of disagreement between the Petitioner and any town agent concerning the implementation of these conditions, the Board of Appeals reserves to right to make the final judgment or approval.
The vote was (3-1-0) with Marc Garrett in opposition.
*On file with the Office of Planning and Development in project case files.
Tim Grandy moved to adjourn at 8:02 p.m. the vote was unanimous (4-0).
Respectfully Submitted,
Eileen Hawthorne Approved: November 21, 2011
Administrative Assistant
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