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
Recording Secretary: Eileen Hawthorne
Administrative Notes:
ZBA 3707 – Denise Montville – Robert J. Way
Special Permit for a Children’s Hair Salon
The Board recommended approval of ZBA 3707 – Denise Montville, Robert J Way.
B318 – Whipple Trust, Bump Rock Road
Confirmatory Release Lot 1A-10
Lee Hartmann explained that a lot release was signed but never recorded for Lot 1A-10 and the plan shows a slight reconfiguration to the lot. The confirmatory release will be recorded.
The Board agreed to endorse the confirmatory release for Lot 1A-10.
Form A Plans:
The Board determined that the following Form A plan was entitled to endorsement:
A4453 - 880 State Road Realty Trust, 880 State Road, Map 48, Lot 49-173 and 49-174 - Divide to create Lots 49-173 (0.381A) and 49-174 (0.346A) per ZBA Case 3700
Malcolm MacGregor moved for the Board to approve the above listed Administrative Notes as presented; Paul McAlduff, second; the vote was unanimous (5-0).
Informal Review – Cranberry Crescent
Carver/Plympton Roads, Map 105, Lot 1-127
ZBA Case No. 2946/1996.
Lee Hartmann noted that Town staff has met with the developer several times over the last few weeks. A letter from the Town’s consultants, Nitsch Engineering, states that there were a number of issues that we have worked through over the past few weeks and the proposed mitigations will address the impacts of the development. The Planning Board received an outline that detailed the mitigation that will take place and a list from the Engineering Dept. that outlines technical issues that need to be addressed. The site has already been granted a Special Permit through the Zoning Board of Appeals (ZBA) and is before the Planning Board for an informal site plan review. The Board will make an advisory recommendation to ZBA on whether the conditions of approval have been met. They will have to come back at a
later date with building architecturals plans and signage. Tonight’s review includes the mitigation package, site plan and landscape plans.
Atty. Robert Betters, representing High Rock Cranberry Crescent LLC, stated that the plans are being presented to address a condition of the special permit. The plans have been presented to the West Plymouth Steering Committee, and abutter notification of the informal review by the ZBA will be completed.
Kevin Dandrade, Tec Inc., presented a summary of the traffic and drainage mitigations for the 53.6 acre site which will have just under 300,000 sq. ft. of retail and 27,000 sq. ft. of office space with associated parking. The site requires 1,622 parking spaces and 1,721 are being provided. A new road will connect Plympton and Carver Roads. There will be a total of four curb cuts. The sewer line will connect up to Industrial Park Road. The project’s Plympton Road curbcut will require an access permit from the State. Traffic mitigation includes Improvements to Plympton Road and Carver Road. They will monitor traffic after construction to insure that the projected traffic is being adequately addressed. At the State level, the project needs an access permit and the Environmental Impact
Report is under review by MEPA. Nitsch Engineering has confirmed that the traffic study was comprehensive and the proposed mitigation meets current traffic guidelines.
Jon R. Hensen, Landscape Architect, presented a general overview of the landscape plan. The entry road off Plympton Road will have a stone wall and a crescent shaped planting bed with major signage. At the main entry points there will be a sequence of flowering trees and evergreens with lower evergreen buffers to diminish traffic lights.
The entire boulevard and where possible within the medians there will be street tree plantings. At each entry point off the boulevard the plantings step down to a lower canopy planting scheme. Parking lot islands will be planted with trees where feasible. Perennials will be planted where snow will be deposited. Each building will have its own planting scheme. The buildings near the Carver Road entrance will be below grade and will be buffered by deciduous and evergreen plantings. The entry way off Carver Road will be similar to the Plympton Road entrance. Irrigation will also be installed.
Tim Grandy was concerned about receiving the “Proposed Transportation Mitigation” list prior to the meeting as he did not have time to review the report. Mr. Grandy asked if the MOU signed by the previous owner has been incorporated into the current plans and whether dumpster enclosures were included on the plans.
Mr. Dandrade replied that the MOU regarding the buffers has been incorporated into the current plans. Specific dumpster locations have not been shown on the plans as locations will be determined by the tenants.
Mr. Grandy suggested that the dumpster locations and screening be shown on the plans.
Malcolm MacGregor asked if there was a maintenance plan for the landscaping and if one could be submitted. Mr. MacGregor also asked for an explanation of the site grading.
Mr. Henson replied that he had not prepared a maintenance plan.
Mr. Dandrade explained the grading on the site will balance cuts and fills and will not exceed 3:1 slopes. He noted that turn lanes will be constructed to access the site.
Lee Hartmann noted that re-signalization will be done once the project has been completed and traffic will be monitored. He also noted that the proponent will need to return with a lighting plan.
Mr. MacGregor asked if any of the buildings will be LEED certified.
Mr. Dandrade stated that they are not pursuing LEED certification because of the types of buildings and the architecture has not been completed yet. Energy saving measures required by the State will be implemented.
Ken Buechs asked if the sidewalks within the development could be extended along Plympton Road at least to the school.
Mr. Dandrade stated that they have been working with DPW regarding potential sidewalks.
Allen Cotti, member of the West Plymouth Steering Committee (WPSC) spoke about the committee’s concerns regarding a commercial development in the middle of residential neighborhoods. The committee was also concerned about adequate buffering and screening, the number and location of curb cuts and the provision for sidewalks.
Judith Barber, WPSC member, suggested that the Town and Boards should comment on the MEPA filing regarding the proposed traffic, sidewalks, bikeways and impacts to the Town.
Mr. Dandrade stated that they are exploring banking 129 parking spaces until such time as they would be needed.
Mr. Cotti was concerned that access to the proposed gas station would not be safe.
Atty. Betters noted that the decision granted in 1999 (ZBA 2946) dictates what happens on the site. In the current plan, the number of curb cuts has been reduced from the plans that were proposed in 1999. Working with the Town’s peer review consultant, the project has revolved into a viable option for the applicant and the Town. The buffers were addressed in the original decision.
Mr. Grandy inquired about the fencing proposed and what size and caliper of trees would be installed along the property lines of the abutting residences.
Jon Henson noted that there were runs of fencing that were not contiguous along Carver Road and Plympton Road paralleled the service areas behind the buildings. That fencing was eliminated and replaced with planting materials. The deciduous trees planted along the residences would be 2.5 to 3.0 inch caliper and the evergreens would be from 5-7 ft. in height at installation.
Malcolm MacGregor was concerned with the curb cut for the gas station and suggested a right turn only egress onto Carver Road. Mr. MacGregor suggested visiting the site to assess the sound mitigations proposed.
Marc Garrett stated that the special permit was issued for an arterial commercial use in a general commercial zone despite concerns by the WPSC. A memorandum of understanding addressed some of the deficiencies that The WPSC felt were in the special permit. Some of the issues were left to be dealt with at a later date which is now. Issues included curb cuts, landscaping and buffering. The site cannot be viewed in isolation. The site was shown as a village center in the master plan. The owner bought the land with all its issues. March 3, 2013 a second MOU was issued in addition to the original MOU. Mr. Garrett asked if the WPSC’s concerns have been addressed in the additional MOU.
Atty. Betters replied that on some issues compromises were reached and others have not been addressed. The WPSC’s request for the elimination of all curb cuts on Plympton and Carver Roads has not been met, but the number has been reduced. The request for berms all along Plympton and Carver Roads has not been met, but a buffer plan has been provided. The traffic concerns have been peer reviewed and notes that there is no safety issue.
Mr. Garrett asked if there was a 50 ft. vegetative buffer along the entire perimeter of the site.
Atty. Betters replied that there is not a 50 ft. buffer along the entire site.
The Board agreed that they wanted to visit the site.
Tim Grandy moved for the Board to continue their review of the site plan for Cranberry Crescent to Monday April 8, 2013 at 5:00 p.m.; Malcolm MacGregor, second; the vote was unanimous (5-0).
It was suggested that the WPSC and the applicant also attend the meeting.
Other Business:
“Topics not reasonably anticipated by the Chair 48 hours in advance of the meeting.”
1820 Courthouse Update
Marc Garrett updated the Board on the progress of the 1820 Courthouse Committee. The committee voted to have a feasibility study done for the courthouse corridor. They also discussed a draft RFP. The site is being considered for a Town Hall/School Administration site instead of a visitor center. A request for $75,000 for a feasibility study will be presented to Town Meeting.
Tim Grandy moved for the Board to adjourn at 8:35 p.m.; Paul McAlduff, second; the vote was unanimous (5-0).
Respectfully Submitted,
Eileen Hawthorne Approved: April 29, 2013
Administrative Assistant
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