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, Tim Grandy, Malcolm MacGregor, and Bill Wennerberg
Planning Board Alternate: Ken Buechs
Staff Members: Lee Hartmann and Patrick Farah
Recording Secretary: Eileen Hawthorne
Administrative Notes:
The Board approved the minutes of July 23, 2012 as presented.
Minutes:
July 23, 2012*
Form A Plans:
The Board determined that the following Form A plan is entitled to endorsement:
A4433* – Pomatomus Retrieval Company, Old Sandwich Road, Map 62, Lot 1C
(302 A) – Divide into Lots 1-18 (233.45A), 1-19 (30.90 A) and 1-20 (37.65A)
Malcolm MacGregor moved for the Board to approve the Administrative Notes as presented; Paul McAlduff second; the vote was unanimous (4-0).
Bill Wennerberg joined the meeting.
Site Plan Review
Solar Field, Map 62, Lot 1-20 (see A4433 above)
The Board received the following documentation* for the review of this case:
Staff Report
Letter from Sage Stone dated 7/17/12
Locus Map
Section View, Solar Panel Layout, dated 7/16/12, amended 7/30/12
Amended Site Plan, dated 7/16/12, amended 7/30/12
Richard Kleiman, Sage Stone LLC, began the presentation for a proposed solar field on property located off Old Sandwich Road and adjacent to Route 3. The proponents are working with the Town and other municipalities regarding the use/purchase of energy credits. An application has been submitted to NStar and is under review. NStar owns transmission lines along Route 3 adjacent to this site. NStar will be issuing an impact study within the next three months. Engineering of the site has been done to minimize impact within the site and surrounding areas.
Glen Dougherty, Tetra Tech, presented the site plan for a 6 megawatt solar farm off Old Sandwich Road. The site is currently undeveloped and secluded. The closest residence is 2,330 ft. away from the closest portion of the solar array. Several homes on Seabiscuit Drive are over 2,800 ft. away with the horse farm being 2,500 ft. away. Other neighborhoods are in excess of 3,000 ft. away. The site will be graded to balance cuts and fills with no material imported or exported from the site. The topography of the site surrounding the proposed solar array will provide a natural buffer. The solar array will not be visible from Route 3. Drainage will include slopes around the perimeter and 5 ft. wide drainage swales to intercept any water shed. A herbaceous conservation plant mix will be planted
under the 35 acre solar array which will consist of approximately 32,000 panels. Site work will take 2-3 months to complete.
Patrick Farah stated that the site work would require 2-4 truck trips per day during the week with no work proposed on weekends for a three month construction period. The construction will include grading of the site, installation of drainage, installation of the panels and planting of the conservation mix under the panels. The site is in the aquifer protection area, but does not trigger a special permit. If there is any gravel removal in excess of 10 cubic yards, a special permit will be required. Any lighting must comply with the dark sky bylaw. Access to the site is off Old Sandwich Road through an existing service road for an adjacent cell tower.
Malcolm MacGregor asked about the nature of the forest that will be removed and whether the carbon balance has been considered.
Mr. Dougherty replied that the trees are approximately 20 years old.
Lee Hartmann noted that there was a fire on this site in 1991.
Mr. Kleiman stated that the carbon balance is a net positive environmentally. The solar array will reduce the use of fossil fuels and can power over 1,200 homes annually. The planting of native vegetation under the panels would contribute to enhancing the carbon sink.
Mr. MacGregor asked how the megawatts are measured.
Mr. Kleiman explained that the megawatts are based on nameplate capacity which is the rating of the panel. It is a capacity rating vs. production.
Mr. MacGregor asked how a solar array works with the grid and what maintenance is required.
Mr. Kleiman replied that there is a net metering regulation. The array would connect to NStar lines and all the power would go into the grid. A power purchase agreement could be entered into with an NStar customer (municipality). It would be a public private partnership. The array, once installed is very low maintenance. It may require a yearly cleaning.
Tim Grandy asked what the efficiency of a solar array is versus a wind turbine and what the capacity is. Mr. Grandy also asked if there were any future plans to expand the solar array into the adjacent vacant property.
Mr. Kleiman stated that wind is a more efficient way to generate power, but solar is more benign.
Mr. Kleiman replied that the solar array is 6 megawatts. The Kingston turbines are 2 megawatts each. There are no plans to expand the solar array to adjacent property.
Mr. Grandy asked if the project is a public/private partnership, where the panels would be made, and what the life expectancy of the panels is.
Mr. Kleiman stated that the solar array would be a private development, but may have some Federal support through tax incentives and that the panels would most likely be purchased from U.S. or Korean manufacturers. The panels have a life expectancy of 30 years or more. If the project ceases to be productive, the panels have a recycle value and the site would naturally revegetate.
Paul McAlduff asked if they have a Public Power Agreement (PPA) and if the site has already been cleared. Mr. McAlduff noted that dust from Route 3 may reach the panels and yearly cleaning may be necessary. He also asked if the panels would be facing east and how many wind turbines could be put on the site.
Mr. Kleiman replied that they are negotiating PPA’s with more than one municipality, including Plymouth. Plymouth’s School Department has brokered with another company for 8 megawatts. Each municipality is allowed 10 megawatts. The site has not been cleared yet. The panels will be facing south. The site could probably support ten wind turbines.
Ken Buechs asked if there would be any solar from the panels and would pilots be impacted.
Mr. Kleiman explained that the panels do not create solar glare, they are made with a light absorbing material. Panels have been installed at Logan Airport and other areas in the flight paths and have not had any impact.
Lee Hartmann stated that there is a new solar array along Route 44. He also noted that the site has been considered for subdivisions, a golf course, and a movie studio which would all be more disruptive.
Marc Garrett felt that the drainage should include interior mitigation as well as the proposed perimeter drainage. Mr. Garrett requested that a condition be added to the staff report that would require revised plans be submitted showing interior drainage to stabilize the site.
Mr. Dougherty replied that installation of 10 or more drywells scattered throughout the site would be acceptable.
Don Quinn was concerned that the installation of the drywells might require a special permit for gravel removal.
Mr. Garrett explained that the drainage structures can be addressed in the revised plan so that a gravel removal special permit would not be required.
Public Comment:
Peter Stearns was concerned with the drainage impacts to his property and the future value of his property.
Bill Wennerberg moved for the Board to notify the Building Commissioner that the above-referenced site plan will comply with the requirements of the Zoning Bylaw after the following recommendations are addressed.
The Applicant may be required to file with Massachusetts Environmental Policy Act (MEPA) Office if a state permit is required and/or state funds are provided for this project.
The Applicant agrees to submit revised site plans depicting an internal drainage system consisting of a number of dry wells (e.g. 10-15) strategically placed throughout the solar array.
All service roads should conform to emergency vehicle access and turn radius requirements, as directed by the Plymouth Fire Department.
Any material removed from the proposed project site, if deemed necessary, in excess of 10 cubic yards will require a gravel removal special permit.
Any installed lighting is to comply with the Light Pollution Bylaw.
Tim Grandy, second; the vote was unanimous (5-0).
Zoning Workshop
The Board received the following documentation* for this review:
Zoning Articles – Town Meeting List, July 2012
Lee Hartmann presented a list of proposed zoning articles for Fall Town Meeting and future consideration. The proposed articles for Fall Town Meeting include technical revisions to the aquifer bylaw and adoption of new zoning maps as well as any petitioned articles. The site plan review bylaw is under review by Town Counsel and hopefully will be ready for Spring Town Meeting. The Industrial Land report has been completed and will be presented to the Board of Selectmen next week. Over the past several years, twenty-six other possible amendments have been suggested which need to be prioritized. Mr. Hartmann noted that capital funding requests have been submitted for design standards and a comprehensive bylaw revision but not funded. Staff has worked to annotate the existing bylaw to identify language and
sections of the bylaw that need revisions. Staff is seeking direction from the Board on which articles are a priority.
The Board agreed to review the list of proposed articles and submit their suggestions for prioritization prior to the next meeting and continue the discussion.
Randy Parker thought that dealing with the zoning bylaw should be more of maintenance issue. Revisions should be done at regular intervals with funding built into the budget. Mr. Parker volunteered to sit on a committee that would review the existing bylaw and make suggestions for revisions.
Other Business:
“Topics not reasonably anticipated by the Chair 48 hours in advance of the meeting.”
Paul McAlduff noted that the State is upholding fines for violations of the five minute idle zone requirements. Mr. McAlduff submitted photographs* of angle curbing, pervious pavers and pervious concrete that have been installed at the new high school.
Marc Garrett thanked the School Committee, School Department and Board of Selectmen for including him in the events planned for the Japanese delegation. The delegation was very appreciative of the Town’s donation toward recovery from the recent earthquake and made a presentation showing the devastation and recovery efforts.
Ken Buechs also attended many of the events and noted that a presentation is scheduled with the Board of Selectmen at 6:00 p.m. on Tuesday, August 8, 2012.
Marc Garrett addressed a letter from the Plymouth Redevelopment Authority regarding a Board members position as the Planning Board representative. Mr. Garrett stated that the boards and committees all need to work together.
Tim Grandy moved for the Board to adjourn at 8:35 p.m., Paul McAlduff, 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: August 20, 2012
Administrative Assistant
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