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, Tim Grandy, and Malcolm MacGregor
Planning Board Alternate: Ken Buechs
Staff Members: Lee Hartmann and Valerie Massard
Recording Secretary: Eileen Hawthorne
Administrative Notes:
Minutes:
May 21, 2012*
Form A Plans*:
A4426 – Ashanty Trust, 40 Morgan Road, Map 69, Lot 71 (6.95A) – Divide into lots 71-1 (5.06A) and 71-2 (1.87A)
A4427 – Deasy Associates LLC, Little Sandy Pond Road, Map 58, Lot 25 (12.85A) – Divide into Lots 25-1 (0.69A), 25-2 (11.47A) and 25-3 (0.69A)
Paul McAlduff moved for the Board to approve the Administrative Notes as presented; Bill Wennerberg, second; the vote was unanimous (5-0).
Appointment:
B536 – Sherman Woods
Update and Street Name Approval (Miles Court)
The Board received the following documentation* for the review of this case:
Staff Report
Timeline as of May 15, 2012
Spectrum Homes Contact List
Street Name Approval Form and Locus Maps
Handouts:
E-mail from George Preble, dated 6/4/12
E-mail from Mike Guimares, dated 6/4/12
Timeline as of June 4, 2012
Sherman Woods Income Projections
Site Plan – Retaining Walls
Draft Declaration of Easements and Restrictive Covenants
Floor Plans and Elevations
Marc Garrett recused himself from this update and joined the audience; Bill Wennerberg became acting chair.
Valerie Massard noted that staff received updated information and plans just prior to the meeting and has not had an opportunity to review the information or plans.
Lee Hartmann explained that staff and Beals & Thomas have been working with the developers to address site issues. Staff is concerned with making sure the necessary paper work is done and the developer can move forward. The developer has to address the conditions of the special permit.
Ms. Massard noted that a new timeline has been submitted by the developer and the fence along the Cold Spring School boundary has been installed. The plans submitted show revised grading on the site.
David Klenert, Collins Civil Engineering Group Inc., stated that he has taken over the construction phases of the project. The proposed revisions will make the project more viable and easier to construct. The original retaining wall could not be constructed as designed without infringing on the abutting school property. The revisions show two retaining walls: one 10 ft. and one 16 ft. from school property. Both walls will have a chain link on top. Units 8-12 will have garages under.
Ms. Massard noted that the original plan had seven retaining walls. A series of step grades have been eliminated. She noted that the drainage and grading on the proposed plan will need to be reviewed. Ms. Massard asked whether the building elevations will exceed the height limitations.
Mr. Klenert stated that the building height from the front of the structure will be 28-30 ft.
Tim Grandy requested a cross-section showing the height of the retaining walls and the buildings.
Bill Wennerberg was supportive of the two car garage under the dwellings. The Board agreed that the aesthetics of the concrete retaining walls need to be addressed either with landscaping, façade treatment or both.
Mr. Klenert replied that they could work that into the landscape and lighting plan that will be submitted to the Board for review at a future meeting.
Ms. Massard asked the developer to address the information that was just received and give a timeline for detailed plans to be submitted.
Michael Guimares, Re/Max Spectrum, stated that a time line has been submitted which outlined the following items necessary for site preparation; they received zoning permits for the proposed retaining wall, but need to apply for building permits; floor plans are complete; front elevations are being redesigned; an updated proforma is ready for review in order to determine if a payment in lieu of an affordable unit will be approved; and they need to meet with DPW to discuss water and sewer layout; contact NStar regarding relocation of an existing pole on Standish Ave; complete curb cut on Standish Ave; covenant and easement documents need to be finalized by attorney; construction of retaining walls and installation of underground utilities and installation of binder coat of road asphalt.
Malcolm MacGregor asked for details on the proposed drainage system and maintenance of the drainage system.
Mr. Klenert explained that the underground infiltration system which was originally proposed has not changed and that the grading and retaining wall changes on the proposed site plan will not affect the drainage. He noted that six parking spaces and associated granite curbing will be eliminated. There will be a stormwater management plan for a future homeowners association.
Ms. Massard stated that the revised plans will be reviewed by DPW and that a waiver request will have to be submitted in order to eliminate the granite curbing.
Paul McAlduff suggested using pervious pavement on the sidewalks instead of concrete.
Tom Jaeger, Best Western hotel owner, was concerned with the massing of the concrete retaining walls.
Staff outlined the following that should be submitted prior to the next meeting with the Planning Board:
A formal list of all changes requested; very important to provide stone veneer or other aesthetically pleasing cladding of highly visible concrete retaining walls, esp. for local residents and guests at Best Western hotel (note not much support for painting or staining, but staining might work on less visible locations in combination with landscaping) – bring physical examples of proposed cladding to meeting; landscaping plans (prevent headlight glare to Best Western, screen retaining walls); cross-sections of the developed area; architecture, show how all work together with elevations that represent the cross sections with landscaping/buildings/walls.
Malcolm MacGregor moved for the Board to approve the street name of Miles Court for the B536 – Sherman Woods VOSD; Paul McAlduff, second; the vote was unanimous (4-0).
Malcolm MacGregor expressed his concerns with the small size of the back yard spaces.
Marc Garrett rejoined the Board.
Appointment
B474 – Wadsworth Estates
Update
The Board received the following documentation* for the review of this case:
Memo to John Moon dated 5/30/12
Locus Map
Lee Hartmann opened the discussion by noting that staff visited the site which has been stabilized with a fair amount of vegetation, with the exception of the drainage area and slopes that are visible from Herring Pond Road. Mr. Hartmann recommended that the drainage area and two slopes visible from Herring Pond Road be vegetated.
Malcolm MacGregor agreed that the areas visible from Herring Pond Road should be re-graded (leaving a cut for the road) and planted.
John Moon, representing the owner, stated that the front part of the road is loamed, seeded and graded, and when the economy turns around, the subdivision road will be constructed. Mr. Moon agreed to seed the drainage area.
Tim Grandy asked if the subdivision could be rescinded.
Mr. Hartmann stated that the subdivision could be modified or rescinded, but the impact would guarantee that the site remains a sand pit.
Tim Grandy was supportive of additional stabilization of the site.
Marc Garrett agreed that the site should be secured and stabilized.
Mr. Moon agreed to stabilize the drainage area and all visible side slopes by June 30, 2012.
Other Business:
“Topics not reasonably anticipated by the Chair 48 hours in advance of the meeting.”
Marc Garrett reminded the Board about the joint meeting with the Zoning Board of Appeals and a representative from Kopelman & Paige on June 6, 2012 at 7:30 p.m.
Mr. Garrett updated the Board members on a recent meeting with the Building Commissioner, Paul McAluliffe, Bill Wennerberg and staff to see if there was a way to make enforcement and monitoring of sand and gravel projects more efficient. It was suggested that a more comprehensive monitoring program pre, during and post construction be included in the permitting process. The town’s peer review consultant has issued a scope for monitoring the projects*.
Mr. Hartmann stated that the Board could include in their recommendations to the ZBA a provision for peer review and conditions for funding of quarterly inspections and for addressing complaints.
Bill Wennerberg noted that appropriate conditions would increase the Building Department’s ability to issue cease and desist orders.
The Board agreed that working together with the Building Department to step up the review process and enforcement ability was a positive action.
Lee Hartmann presented information to the Board regarding current gravel removal operations and subdivisions that are active (15) and idle with performance guarantees held by the Planning Department. The Board received the following docuements:
Performance Guarantee spreadsheet
Active and Idle Subdivision Tracking
Gravel Permit Spreadsheet
Marc Garrett stated that Representative Thomas Calter is in the process of setting up a meeting with Kingston. Future meetings may include the town of Plympton. Mr. Garrett also noted that he and Mr. Wennerberg and School Committee representatives will be attending the Board of Selectmen’s annual retreat on June 30, 2012.
Mr. Garrett noted that Tom Berkley has invited Board members to visit the Waverly Oaks site to review conceptual plans for approximately 75 residential units.
B547 – Cordage Seaport, Phase 1 – Extension for Definitive Subdivision Covenant* and Site Plan Approval*
Paul McAlduff moved for the Board to support an extension of the Definitive Subdivision Covenant and an extension of the Site Plan Approval for B547 – Cordage Seaport, Phase One, Tim Grandy, second; the vote was unanimous (5-0).
Malcolm MacGregor acknowledged a letter* received from West Plymouth residents regarding the abandoned Twin Pines project.
Lee Hartmann stated that the letter has been forwarded to the Building Commissioner.
Malcolm MacGregor moved for the Board to request that the zoning agent check on the southeast area of Hedges Pond Road where erosion is occurring and a number of dumpsters are being stored, Paul McAlduff, second; the vote was unanimous (5-0).
Malcolm MacGregor moved to adjourn at 8:30 p.m., Tim Grandy, second.
Mr. MacGregor withdrew his motion.
Tim Grandy moved to adjourn at 8:31 p.m., Bill Wennerberg, second; the vote was unanimous (5-0).
*On file with the Office of Planning and Development in project case files.
Respectfully Submitted,
Eileen Hawthorne Approved: July 2, 2012
Administrative Assistant
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