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 Valerie Massard
Recording Secretary: Eileen Hawthorne
Administrative Notes:
Minutes:
The Board approved the minutes of August 6, 2012* as presented.
B568 – 61 Nicks Rock Road – Lot Release for Model Home
The Board received the following documentation* for review of this case:
Release of Covenant
The Board approved and endorsed the release for a model home on lot 22-4 in B568 – Nicks Rock Road subdivision.
B569 – Meharg/BayColony Drive – Lot Release
The Board received the following documentation* for review of this case:
Staff memo dated August 16, 2012
Handouts: Release of Covenant
Covenant
The Board approved and endorsed the release for lot 26-5 in B569 – Bay Colony Drive RDD.
ZBA 3682 – Volta Oil Company140 Samoset Street, Map 101, Lot 8B
Special Permit to exceed the number and size of signs allowed in an AC zone
The Board received the following documentation* for review of this case:
Staff Report
Zoning Board of Appeals decision Case No. 2655
Locus Maps and Site Photographs
Sign Schematics dated March 19, 2012
Handout: Revised staff report
The Board recommended approval of ZBA 3682 – Volta Oil Company, subject to the following condition:
The lighting for the proposed sign must comply with the Prevention of Light Pollution Section of the Bylaw (Section 205-65).
Paul McAlduff moved for the Board to approve the Administrative Notes as presented; Tim Grandy, second; the vote was unanimous (5-0).
ZBA 3684 – Whelan Associates LLC (Jordan Hospital)
275 Sandwich Street, Map 26, Lot 44-3
Special Permits subject to EDC for use; for more than one principal structure on a lot; and to modify off-street parking requirements if needed
The Board received the following documentation* for review of this case:
Staff Report
Engineering Memo dated August 15, 2012
Architectural Renderings dated July 24, 2012
Site Plans dated July 27, 2012
Handout: Beals & Thomas Letter dated August 14, 2012
Revised Staff Report
Locus Map
Atty. Robert Betters presented a request for special permits subject to EDC for use; for more than one principal structure on a lot; and to modify off-street parking requirements if needed in order to construct a 30,600 sq. ft., two-story medical office building on property owned by Jordan Hospital. The office building will be located adjacent to the existing helipad. Atty. Betters stated that there will be adequate parking (153 are required and 162 net spaces have been added. The petition was presented to the neighbors on July 24, 2012 and to the Plymouth Center Steering Committee on August 2, 2102 with favorable results. Atty. Betters noted that the proposed conditions in the staff report are acceptable. Beals and Thomas, the Town’s consultant will be reviewing the proposed drainage plans.
Bob Forbes, Prime Engineering, reviewed the site plan showing the location of the building which is adjacent to the helipad and an existing parking lot. Parking spaces will be provided surrounding the building and in a new parking area located to the north of the entrance boulevard. The drainage has been designed to handle a 25 year storm and there will be an infiltration basin which can handle a 100 year storm next to the proposed building. Utilities will consist of Town water and sewer. Mr. Forbes noted that the Woodvale neighborhood is at a lower elevation than the proposed building. There will be plantings along edge of disturbed areas and building.
Greg Siroonian, Medcom Architectural Group, stated that the proposed building is approximately 27 ft. high and will have screened roof top mechanicals that will bring the total height to approximately 35 ft. In the front of the building there will be a drop off/pick up area with a canopy. There will also be an entrance at the rear of the building. The facade will consist of brick, metal panels and punched windows with small parapets to vary the roof elevation.
Tim Grandy asked if the water main could be looped.
Mr. Forbes replied that there is an existing water main, but it could be looped if the DPW requires it.
Malcolm MacGregor noted that the proposed drainage pit appears to be higher than the houses on Woodvale Ave and asked if there would be any flooding issues.
Mr. Forbes stated that the existing basin handles water from 40 acres of impervious area and they don’t anticipate any groundwater issues with this basin which will handle a much smaller area.
Marc Garrett asked if the silt fence barrier shown on the plan is the edge of work and if the area near the new detention basin is fairly wooded.
Mr. Forbes replied that the silt fence barrier is the edge of work and the wooded area near the proposed detention basin consists of scrub pines and shrubbery.
Mr. MacGregor asked if the building would be green energy certified or certifiable.
Bill Whelan explained that they are not proposing to build a LEED certified building, but will build an energy efficient building.
Mr. MacGregor suggested that a condition be added that would require the building be certifiable.
Paul McAlduff was supportive of constructing a certifiable building.
Mr. Siroonian stated that that new building codes require some energy efficient measures and they could look at incorporating additional energy efficient measures.
Mr. MacGregor asked if the developer has considered installing solar panels on the roof.
Mr. Siroonian stated that they have not considered solar panels.
Mr. Garrett asked if the Town has the expertise to judge whether a building is LEED certifiable.
Lee Hartmann stated that there are various levels with associated costs for LEED certified buildings. The Town’s consultants could review the plans and make a determination in regards to the building being certifiable.
Tim Grandy noted that the developer will have to meet the energy requirements of the Massachusetts Building Code which has become more stringent. Mr. Grandy noted that the Stretch Code will be mandated shortly.
Public Comment:
None
Mr. McAlduff asked if the previously approved medical office building could be built in the future. He suggested that solar heaters could be installed on the roof that would heat water before it circulates through the boiler.
Valerie Massard stated that the special permit for the other office building was still valid for one year to the best of our knowledge.
Bill Wennerberg suggested that the developer provide a list of proposed energy technologies that will be used.
Atty. Betters stated that standards not part of the Building Code cannot be mandated legally, but the developer could strive to achieve an energy efficient building.
Malcolm MacGregor moved for the Board to recommend approval to the Zoning Board of Appeals subject to the following conditions:
No building permit shall be issued until plans are revised to address the concerns of the DPW and Fire Chief to the satisfaction of the Board of Appeals, including demonstration of adequate water pressure.
Exterior lighting shall comply with Section 205-65, Prevention of Light Pollution.
The Petitioner and the Board of Appeals are strongly encouraged to explore and strive to incorporate all energy-efficient and green building strategies that are feasible and practicable to the building as proposed.~ Although such strategies are not mandatory (other than those required by the Building Code), for informational purposes, the Petitioner shall submit an inventory of those energy-efficient and green building strategies, if any, that are being incorporated into the project to the Planning Board, Board of Appeals and the Building Commissioner.~ This inventory should indicate those strategies that are required by the Building Code, and those that the Petitioner may have elected to incorporate into the project, if any, that are not required by the Building Code.
Paul McAlduff, second; the vote was unanimous (5-0).
Presentation
Cranberry Crescent, Map 105, Lot 1-27, Carver and Plympton Roads
The Board received the following documentation* for review of this case:
Memo from West Plymouth Steering Committee dated August 16, 2012
Memorandum of Understanding dated January 4, 2000
Preliminary Site Plan
Zoning Board of Appeals decision Case No. 2946
High Rock Development Site plan
Intersection Views – Plympton Road/Commerce Way and Carver Road
Landscape Plan
Buffer Planting Plan
Atty. Robert Betters presented a conceptual site plan for High Rock Cranberry Crescent to be located at the intersection of Commerce Way and Plympton Road with a through road to Carver Road. The developer is working in conjunction with DPW in regards to design and construction of the connector road between Commerce Way and Carver Road, a potential sewer connection, installation of the water service, signalization, and a deceleration lane on Carver Road. They have also been working with the Economic Development Foundation on a proposed TIF for Fall Town Meeting to offset the cost of the infrastructure improvements that will be installed by the developer. The special permit (in case 2946) allows for a retail use not to exceed 300,000 sq. ft. and 16,000 sq. ft of office space. Site plan review will be required for each
building that is constructed. The developer’s goal is to address concerns of the Planning Board and West Plymouth residents during the evolving process.
Rick Fryeberg, TEC, noted that the developer is working with CDM Smith to coordinate with the work that is currently under construction along Commerce Way. The new connector road would be similar to the Commerce Way boulevard and have 5 ft. shoulders for bicycles lanes and sidewalks. Signalization will be provided on Carver Road and Plympton Road. Sewer improvements include connection to existing sewer line and installation of an on-site lift/pump station. Water lines will be looped from Carver Road to Plympton Road.
Jonathan Beder, DPW Director, informed the Board that the Town received a $1.5 million grant from Mass Works to widen Commerce Way from the ramps at Rte 44 to Rte 80. The original plans did not include intersection improvements at Rte 80 for this commercial development and the developer’s engineering firm worked with CDM Smith to design sewer and water connections as well as intersection improvements. Mr. Beder stated that he was supportive of the request for a TIF at Fall Town Meeting to offset the cost of the improvements that will benefit the community.
Tim Grandy asked what the annual cost for maintenance of the pump station would be.
Mr. Beder replied that the developer will design and construct the pump station. The annual costs would include heat and electricity. The Town would eventually take over the pump station.
Mr. Grandy asked why it would be in the best interest of the Town to take over the pump station.
Mr. Beder stated that the Town would eventually like to tie other areas of West Plymouth into the pump station.
Lee Hartmann stated that this project has been a collaborative effort between the developer, the Economic Development Foundation, DPW and Planning. The focus at this meeting is the proposed infrastructure improvements for the previously approved connector road and an informal review for compliance of existing conditions.
Mr. Grandy asked for information regarding the proposed TIF.
Denis Hanks explained that the TIF will be a five year agreement to reimburse the developer through a reduction in taxes for the cost of the infrastructure improvements.
Atty. Betters stated that the developer has an obligation to construct the connector road and this is not part of the TIF. The additional municipal infrastructure improvements of water and sewer connections were a collaborative effort between the developer and the Town.
Allen Cotti, West Plymouth Steering Committee, stated that this parcel has been identified as a key piece of land in West Plymouth. He noted that zoning and curb cut issues are paramount.
Malcolm MacGregor was concerned with the vast amount of pavement and suggested using energy efficient materials within the development.
Ken Buechs asked how far it would be from the existing sewer line in the industrial park to the proposed pump station.
Mr. Beder stated that the existing sewer line ends at Resnik Road and it would be a couple of hundred feet to bring it out to Rte 80.
The Board was generally supportive of the West Plymouth Steering Committee’s recommendation and will work with the developer to address some of the concerns during further review of the project.
Other Business:
“Topics not reasonably anticipated by the Chair 48 hours in advance of the meeting.”
Town Meeting – Update
Petitioned Articles
Neighborhood Commercial Bylaw Language Change Petition
Memo from West Plymouth Steering Committee dated August 16, 2012
Petition to rezone Map 104, Lot 14F-2 to Transitional Commercial
Petition to rezone Map 104, Lot 14F-2 to Light Industrial
Petition for Moratorium on Wind Turbines
Lee Hartmann reviewed the four petitioned articles and two Planning sponsored articles for Fall Town Meeting. Revisions to the Aquifer Bylaw use table have been requested by DEP and the adoption of updated zoning maps has been proposed. The petitioned articles include a bylaw language change for Neighborhood Commercial which would allow off premise consumption for restaurants (the petitioner has requested no action); a rezone of Map 104, Lot 14F-2 to Transitional Commercial; a rezone of Map 104, Lot 14F-2 to Light Industrial and a request for a two year moratorium on wind turbine. Mr. Hartmann noted that Town Counsel is reviewing the petition regarding a moratorium on wind turbines. The Public Hearings are scheduled for September 10, 2012.
Adoption of Industrial Commercial Office Report
Marc Garrett stated that the Planning Board did not have a quorum at the joint meeting with the Board of Selectmen regarding the adoption of the Industrial/Commercial/Office Land Study Report. The Board of Selectmen voted unanimously to adopt the ICO Land Study Report and to continue the Committee for another year with the potential for one year extensions.
Paul McAlduff moved for the Planning Board to adopt the ICO Land Study Report and to authorize the committee to stay in effect for another year with the potential for one year extensions; Tim Grandy, second; the vote was unanimous (5-0).
Submittal of Priority Rankings for Zoning Amendments
Lee Hartmann noted that he received all the priority rankings and will put in order for discussion at the September 10, 2012 meeting.
Tim Grandy moved to adjourn at 8:40 pm; 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: September 10, 2012
Administrative Assistant
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