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Planning Board Minutes April 8, 2013
Planning Board Meeting
April 8, 2013
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, Paul McAlduff, Tim Grandy, Malcolm MacGregor, and Bill Wennerberg
Planning Board Alternate:  Ken Buechs
Staff Members:   Lee Hartmann
Recording Secretary:  Eileen Hawthorne

Administrative Notes:   
Form A Plans: None

Informal Review – Cranberry Crescent (cont. from April 1, 2013) 
        Carver/Plympton Roads, Map 105, Lot 1-127
The Board received the following documentation* for review of this case:
Staff report with Proposed Transportation Mitigation Matrix
Memo from Nitsch Engineering dated April 1, 2013
Memo from West Plymouth Steering Committee dated March 3, 2013
Zoning Board of Appeals Decision for Case No. 2946
Memorandum of Understanding between Commerce Park LLC and West Plymouth Steering Committee (WPSC) dated January 4, 2000
Memo from WPSC dated August 16, 2012
Marc Garrett stated that at the last meeting the Board requested a continuance in order to hold a site visit.  The site visit was held on Friday, April 5, 2013.   
Lee Hartmann noted that the Board received a draft recommendation to the Zoning Board of Appeals in which the first three conditions reflect previous discussions regarding location and screening of dumpsters, landscaping and stormwater maintenance plans need to be submitted to the Building Commissioner and the petitioner will need to return to the West Plymouth Steering Committee, Design Review Board, Planning Board and Board of Appeals with lighting details and building architecture.  Other conditions address DPW’s concerns. If any of the proposed conditions have been met prior to the Zoning Board of Appeals review, they will be removed from the document.   The petitioner is amenable to the proposed conditions.  
Rick Fryberg, Tec Inc., stated that the petitioner has agreed to retain as much vegetation as possible along Plympton Road, install a 5 ft. wide gravel path for a pedestrian connection between Jamie’s Path and the site, to increase the landscaping buffer along Carver Road, and to paint the interior of the fence along the abutting subdivision dark green to deter graffiti.  The side of the fence facing the abutting subdivision appears to be free of graffiti.
Atty. Betters stated that the petitioner has offered to provide a gift of $75,000 to be used toward the installation of sidewalks in this area wherever the Town determines is beneficial.  
Tim Grandy asked if the sidewalks would connect to Commerce Way.
Mr. Fryberg stated that the sidewalks are interior on the site and would connect from Carver Road to Plympton Road.  
Mr. Garrett asked for information regarding the pedestrian access from Jamie’s Path.  
Mr. Fryberg stated that the access would be about midway in the site and showed the location of the proposed path on the site plan.  An easement through the abutting property would be required in order to construct the path.  
Ken Buechs suggested that the Board add a condition to include sidewalks.
Mr. Grandy asked how far it was from the site entrance to the elementary school.
Mr. Fryberg replied that it was approximately 800 to 1,000 ft.  He noted that the site’s frontage on Route 80 has been designed to accommodate vehicles and bicycles by providing a 5 ft. shoulder.  
Mr. Grandy suggested pulling the sidewalks out of the State layout into the site.
Malcolm MacGregor inquired why the pedestrian access to the adjacent development would not be paved.
Mr. Fryberg explained that if the access was paved it would have to be ADA compliant and the sloping topography would make that very difficult.  
Tim Grandy asked if grass and pavers would be appropriate for the pedestrian walkway.
Mr. Fryberg explained that grass and pavers would probably be acceptable but would require maintenance on a regular basis.  
Jonathan Beder, DPW Director, agreed that maintenance would be an issue for the walking path and the Town would have to evaluate plans for sidewalks vetted for feasibility and priority.  The Mass Works grant is focused on “complete streets” for Commerce Way and any extension there of.  Mass Highway has issued permits for the intersection of Commerce Way and Plympton Road and improvements will begin next week.
Mr. Grandy asked if $75,000 would be enough to install a sidewalk from the entrance of the proposed development to the school.
Mr, Beder replied that it would cost approximately $150 per linear foot of sidewalk, but there are other issues that would also have to be considered such as rights of way, slope, and easements.   
Jon Henson, Landscape Architect, presented an updated landscape plan that evolved from the onsite visit.  Along Plympton Road, 25 units of evergreen shrubs 6-12 ft. in height would be added.  These trees would help to screen headlights.  The same would be planted along Carver Road.  A fence along Carver Road would be eliminated and Rhododendrens would be planted.  The fence abutting Jamies Path will be painted a  dark green to mask the existing graffiti.  Some of the existing vegetation will be relocated to fill in pockets where needed.  Barren areas will be planted seedlings and whips of a variety of species in a grid, 15 ft. on center.
Paul McAlduff asked what measures would be taken to mitigate dust suppression and limit recreational vehicles.  
Mr. Henson stated that there will be a contractor on site and a temporary construction fence.  The areas between existing planting and buffer areas will be seeded with a dry mix for erosion control.   
Public Comment:
In Favor:  None
In Opposition or Questions:
Allen Cotti, West Plymouth Steering Committee (WPSC) stated that they are supportive of the development, but are looking for effective screening along Plympton and Carver Roads so the site will not be visible.  They are concerned with the ingress and egress of the gas station.  Mr. Cotti asked who would own the roadway.
Mr. Hartmann stated that the Town would own the roadway but the petitioner would be responsible for the maintenance of the landscpaing.  
Judy Barber, WPSC, asked if there would be a connection between this site and the existing shopping area to the east.  
Mr. Fryberg replied that a location to connect has been provided in the middle of the site, but an access easement would be necessary.
Atty. Betters stated that easements for connections were created at either end of the properties, when it was separated but not in the middle.  
Ms. Barber also asked about sidewalks along Plympton and Carver Roads and where the public space would be.
Mr. Fryberg stated that an 8 ft. should along the roadways is being provided for future sidewalks and bicycle lanes will be provided.  The public space is located adjacent to the new road’s Plympton Road curb cut and will be for passive recreation.  
Mr. Garrett stated that the public space will be made available to the Town to determine the use.  Mr. Garrett suggested strengthening the language on the plan for a future connection to the abutting shopping center.  
The Board discussed where the sidewalks should be located.
Mr. Beder stated that a safe route to the school would be a priority.  
Mr. Garrett asked who was driving the need for the additional curb cuts and visibility on Plympton and Carver Roads.  He was concerned that the plans were not detailed enough to make a decision.
Mr Friberg stated that the additional curb cuts and the visibility are driven by proposed tenants.  
Atty. Betters explained that the developer has letters of intent from tenants, but the plans need to be approved before leases can be signed.  
Mike Cahill, Compass Realty, stated that the owner took title to the site over two years ago and the engineering and design has been a long process.  There is a binding contract to work on the intersection at Plympton Road.  The proposed intersection improvements and sewer connection is at a cost of approximately $4.9 million to the developer.  The final approval of the plans is key to signing the leases.  Nitsch Engineering evaluated the traffic patterns and determined that a left hand turn onto Carver Road was safe and that a left turn from the curb cut on Plympton Road was not safe therefore, it has been eliminated.  
Mr. MacGregor asked if moving the gas station building closer to the street and putting access and parking behind it had been considered.
Mr. Cahill stated that the design for the gas station was proposed by the tenant.  
Mr. Hartmann suggested a gift of $95,000 for the sidewalks reduced to $75,000 if the Jamies Path access is created.  
Malcolm MacGregor moved for the Board to notify the Zoning Board of Appeals that the plans and mitigations measures offered by the owner adequately address conditions 19 and partially 20 subject to the attached Table and provided the following items are addressed:
Conditions
  • The Planning Board recommends requiring the installation of sidewalks along the site’s Carver Road and Plympton Road frontages, although the owner has indicated that there may be right-of-way considerations in order to implement the sidewalks that are not within the owner’s control.
  • The owner has agreed to donate $95,000 to the Town for the installation of public sidewalk to be located in the vicinity of the development.  If the owner is able to secure the necessary right-of-entry permissions, they have agreed to install a 5-foot wide gravel path from the site to Jamies Path.  If this pathway is constructed the donation amount will be reduced to $75,000.  The owner has also agreed to explore installing grass pavers on this path as an alternative to gravel.
  • The owner will paint the fence located along the site’s western boundary dark green.  The owner will also paint the side of this fence facing the abutting residential neighborhood dark green if requested by homeowners.
  • A minimum of twenty-five (25) additional low canopy evergreen shrubs (to mature to 6 feet to 12 feet height) shall be added along the property’s Plympton Road frontage.
  • A minimum of twenty (20) additional low canopy evergreen shrubs (to mature to 6 feet to 12 feet height) shall be added along the property’s Carver Road frontage.
  • The Jamie’s Path vegetative buffer, along western property line, shall consist of existing vegetation to remain supplemented by the addition of fifty-seven (57) Arborvitae and six (6) Falsecypress, to be used, in part, along the existing vinyl fence line on the project side of the fence.  Up to twenty five (25) units of these species may be field located to other locations, within this buffer, if such locations make more effective buffer use of that material.  Nineteen (19) Austrian Pines will also be employed throughout this buffer to provide additional material in areas where the buffer can benefit from such reinforcement.  The Owner will also allow the slope along the western property line, Jamie’s Path buffer, to undergo revegetation by natural succession, which will ultimately lead to additional shrub and tree coverage.
  • Un-vegetated sideslope areas located along the site’s western property line shall be planted with a variety of seedlings and plant whips in a grid pattern 15 feet on center.  All non-slope areas (where site work is not proposed) in this vicinity shall be seeded with a drought tolerant seed mix.
  • The owner agrees to define a cross-access easement (on a recorded plan) that connects the site’s main east/west driveway to the abutting commercial development.  The owner agrees to pursue the establishment of formal easements allowing for such a connection.  
  • The owner has identified 129 parking spaces as “banked spaces” (not required by zoning but may be needed by a future use).  If the owner seeks to construct these parking spaces he shall return to the Planning Board and Zoning Board of Appeals for review and approval.
  • The location of dumpsters associated with the various site uses shall be identified.  Each dumpster shall be screened with landscaping and/or enclosed with decorative fencing.
  • A landscaping and stormwater maintenance plans shall be submitted to the Building Commissioner.
  • The owner shall return to the West Plymouth Steering Committee, Design Review Board, Planning Board, and Zoning Board of Appeals with final landscaping plans, lighting details and building architecture.   Particular attention should be given to any roof top mechanicals proposed on buildings located adjacent to Carver Road.
  • No Lotting sheet or property line information has been provided for the proposed subdivision. A lotting sheet should be provided with all bearings, distances, radii, delta angle, lot areas, easements and new lot numbers (approved by DPW Engineering Dept.). The plan should conform to the Registry of Deeds and Town of Plymouth’s Subdivision standards. Proposed roadway bounds should be shown.
  • The Road needs to be named for street addresses, and 911 purposes. Commerce Way extension, Commerce Way, and Main Retail Driveway are not acceptable names.
  • Applicant should get sign off from NSTAR for the proposed re-located utility poles, proposed parking, roadway and utilities within the NSTAR easement.
  • Please add Zoning District lines to plans.
  • The applicant is proposing to raise the centerline grade of Carver Road by 0.8’ feet at the proposed intersection. Directly opposite this proposed intersection is an existing driveway with a negative grade. The applicant should provide existing driveway elevations. A new driveway apron with a berm should be provided to prevent any increase in stormwater runoff due to the roadway being raised.
  • Benchmarks need to be added to plans.
  • Locations of fire alarm boxes and proposed lighting need to be shown.
  • All drainage and runoff control structure need to be installed and fully functional per the approved plans prior to any binder course of asphalt being installed.
  • Signal and controller boxes shall be powder coated black.
  • Berms shall be monolithic and installed during top course.
  •  A detail/cut sheets of the proposed street lights need to be provided.
  • The proposed curb cuts along Carver Road, Plympton Road, and Commerce Way Extension need to be~verified as providing required sight distance.
  • The proposed utility poles with overhead wires are shown on the plan; it is recommended that underground conduit and manholes be provided per Commerce Way "design standards".
  • The proposed bike lane markings through intersections and right-turn only lanes needs to be verified per 2009 MUTCD and NACTO.
  • The proposed Commerce Way Extension ROW lines should be widened to include proposed street lights, utility pole lines, traffic signal conduit & equipment. Currently shown as 96' to 82' to 64' to 73' to 62' wide from face of curb to back of walk.
  • The proposed Carver Road ROW lines should~be provided 8' back of curb line for future sidewalk construction.
  • The proposed Carver Road curbing should be Vertical Granite Curb, oppose to Type A Berm as shown.
  • The proposed Carver Road profile grading is less then min required 0.75% running slope for proper drainage and construction tolerance.
  • The proposed Carver Road shoulder should be min of 4' wide?
  • There is a need for peer review on proposed designed signalized intersections.~
  • The mast arms on Carver Road need to be moved per future sidewalk location.
  • The proposed crosswalk markings should be 12" Thermo White, 2.5' o.c.
  • Title Sheet Index needs to be reformatted as shown on markups, and a Key Plan sheet needs to be added.
  • Acceptance and As-built plans shall be prepared and submitted by the applicant.
  • Carver Road is one of the roads in Plymouth without established layout portions, which are classified as “Used and Maintained”. The portion of Carver Road that fronts the property of High Rock Cranberry Crescent, LLC is “Used and Maintained”. A plan has to be prepared by the developer creating a Parcel between the center line of the travel way and the developer’s property line to be deeded to the Town of Plymouth  granting easement in, along, and upon those portions of the grantor’s lands for highway purposes.
  • Type of Plantings (Table) for the proposed Landscaped Median shall be shown on the plans.
  • The maintenance of the proposed Landscaped Median shall be the responsibility of the applicant.
Drainage:
  • No details has been provided for the Stormceptor Catch Basin inlet structures, double catch basins, drain pipe installation, drain pipe connection and grassed infiltration basins. Please Provide.
  • Drain/Sewer Manhole detail refers to Town of Haverhill requirements. Please Revise.
  • Catch basin frame & grates shall be East Jordan Iron Works 5546Z/5520M5.
  • Drain Manhole frame & cover shall be East Jordan Iron Works 2114Z/2110A.
  • Double Catch Basin frame & grates shall be East Jordan Iron Works 5448Z/5520M5.
  • Drain and Sewer manholes should be labeled “Drain” and “Sewer”.
  • Pre-Development watershed analysis has been performed using current existing conditions. This project started as a wooded undisturbed site prior to the gravel removal operation which was done to prepare this site for the current proposed development. Pre-Development watershed analysis should be modeled as the site existed prior to the gravel removal operation.
  • The proposed Storm Tech recharge systems have no information provided such as size of system, number of required chambers, header system, and depth of stone below chambers, width of stone around chambers. Please provide drainage system information on plans.
  • TSS removal calculations should be provided for each drainage system. The applicant has used a 52% TSS removal rate for the 7200 Stormceptor oil/water/grit separator. We have found studies documenting this TSS removal rate but no regulations seem to allow this for design purposes. Plymouth’s Drainage Guide allows 25% TSS removal for a water quality inlet and 35% TSS removal for hydrodynamic separators. Please revise. Also the applicant has proposed stormceptor catch basin inlet discharging directly to an underground infiltration system. 44% TSS removal must be met before discharging to an all infiltration systems. Please document this requirement is met for all drainage systems.
  • 72 hour draw down calculations should be provided.
  • All pretreatment structures should be able to hold 1 years worth of sediment from impervious and pervious areas per Plymouth’s Drainage Guide. Please provide calculations. (see table 1 on pg 14)
  • Treatment volumes for required treatment and provided treatment have not been provided. Please provide. Please provide treatment volume for each BMP being used.
  • If infiltration areas are being used to achieve required treatment volume Plymouth’s Drainage Guide requires that the infiltration rate is reduced to 2.4 inches per hour instead of 8.27 inches per hour being used. Please revise drainage calculations if this applies. (see table 4 on pg 30 “Infiltration Systems”)
  • Plymouth’s Drainage Guide requires the evaluation of the 25 year storm event for pre and post conditions. Please provide.
  • The applicant should provide full size Pre and Post Construction Watershed sheets with flow paths, design points, limits of watershed and watershed areas clearly labeled.
  • All outlets to the infiltration basins are labeled DMH (Drain Manhole). Please change label to FES for (Flared End Section).
  • Drainage Ponds 1 & 9 are being proposed adjacent to the Rte 80 “Plympton Road” Right of Way Line. Grading is being proposed up to the Right of Way Line. Pond 1 has a proposed grade adjacent to the “ROW” of elevation 158. The existing grade in the “ROW” area is elevation 175. Pond 9 has a proposed grade adjacent to the ROW of elevation 170 to 164. The existing grade in the “ROW” area is 174. A retaining wall needs to be provided in these areas to overcome the existing/proposed elevation changes and to prevent grading within the “ROW”. All retaining walls must be located at least 3 feet from any property line per Plymouth’s Building Inspector.
  • The rainfall storm depth rates for the drainage calculations provided need to be revised. The SCS TR55 Rainfall Depth Maps indicate 3.25 inches for 2 Year Storm, 4.75 inches for 10 Year Storm, 5.50 inches for 25 Year Storm and 7.00 inches for 100 Year Storm. Please revise.
  • The Stormwater Management Operation and Maintenance Plan states that the proposed catch basins will be cleaned once a year. The Massachusetts Stormwater Management Act recommends catch basins are to be cleaned at least 4 times per year.
  • All proposed infiltration areas require a 10 foot setback from property lines per Plymouth’s Drainage Guide. Please provide separation.
  • The existing basin P-2 that is proposed to be expanded adjacent to West Plymouth Plaza is approximately 60 feet from the existing buildings. Massachusetts Stormwater Management requires 100 foot separation from an infiltration basin to a building downstream. Since the applicant is proposing to expand and increase the amount of stormwater that will be going to this basin it should be re-located to provide the required separation.
  • The applicant should provide a “wick” leaching structure for frozen ground conditions for all infiltration basins.
  • MA DEP requires a sediment forebay be provided prior to discharge to an infiltration basin. Please provide.
  • Pond 6 proposed contours have a proposed 168 elevation tying into an existing 164 elevation contour. Please revise proposed grading.
  • Specify classes of RCP pipe to be used.
  • Existing septic system for West Plymouth Plaza should be shown to confirm required setbacks from infiltration basins or a note added stating that the required setbacks have been provided.
  • Stormwater drainage storage/infiltration areas should be maintained by developer since proposed roadway and site drainage will be combined into common drainage areas on private property.
  • Drainage easements should be provided for Stormwater drainage storage/infiltration areas the developer shall give the Town the right to drain.
        Water:
  • The submittal indicates that the proposed development shall be connected to the Town of Plymouth’s water distribution system. The applicant must demonstrate through flow testing that the water system can deliver adequate fire flow and static pressure to the proposed development. Prior to the start of construction, the applicant shall submit construction plans to the Plymouth DPW for final review and approval of the proposed utilities. The DPW Water Division will not sign off on building permits until construction plans have been submitted and approved.  Construction plans must show adequate detail on the size and material of the proposed water mains and fire service lines, including valves, fittings, hydrants, post indicator valves and other related appurtenances.  All water mains shall be made of Class 52, ductile iron pipe. All valves and hydrants shall OPEN RIGHT.   
  • The plans do not provide adequate detail on the proposed connections to the existing water mains on Carver Road and Plympton Road.  Please provide additional detail (i.e. tapping sleeves and valves, cut-in tees and valves, etc.).
  • The plans indicate that an 8-inch diameter water main shall serve the site. Please provide calculations indicating that the water main is sufficiently sized to serve the proposed development.
  • The size and material of all proposed water services shall be clearly labeled on the plans.  Each individual retail/office unit in the development will require a separate water service and curb stop.  The engineer/applicant must submit plumbing and mechanical schematics that provide detail on meter sizing, plumbing fixtures and fire sprinkler system layout.  Applications and fees for water services and backflow devices shall be submitted to the Plymouth DPW, Water Division.  Water accounts will be established upon full payment of all system development and meter fees.   
  • The proposed water valve layout is in need of further refinement.  The applicant/design engineer should meet with the DPW-Water Division to review the proposed layout of water valves within the site.  
  • The proposed hydrant layout must be adjusted to ensure that hydrant spacing does not exceed 500-feet.
  • To provide additional redundancy and reliability to the proposed water supply network, the applicant may wish to pursue the possibility of connecting the proposed water main behind the 136,000 SF retail structure on Sheet C-9 to the adjacent 10” DI water main located on the neighboring property (Parcel 105-000-001-029).
  • In order to optimize the looping of the water supply network, the applicant may wish to consider redesigning a portion of the proposed water supply network by installing the water main along Commerce Way Extension, from Plympton Road to Carver Road.
  • A DPW assigned inspector must be present onsite during the installation and testing of all water mains, hydrants, valves, appurtenances and building domestic and fire lines.
Sewer:
  • The plans indicate that the proposed development shall be connected to the Town of Plymouth’s sewer collection system.  The applicant must submit wastewater flow calculations to the Plymouth DPW for review and approval. The DPW Sewer Division will not sign off on building permits until construction plans have been submitted and approved.  Construction plans must show adequate detail on the size and material of the proposed sewers, including service laterals, cleanouts and manholes.  
  • The size, slope and profile of all sewer mains should be shown on the plans.
  • The size and slope of all sewer building laterals should be shown on the plans.  The plans propose 4-inch diameter sewer laterals for several structures.    Sewer laterals shall be a minimum of 6-inches in diameter.  In addition, there is no sewer lateral shown for the proposed 27,300 square foot structure shown on sheet C-12. Where sewer laterals are not directly connected to a manhole, all sewer laterals should include a two-way 6-inch exterior cleanout.  
  • All restaurant facilities require an external grease trap. Please provide sizing calculations for the grease trap shown on sheet C-12 for the proposed 82,500 square foot retail space.
  • The proposed 4-inch sewer line serving the 136,000 square foot retail building shown on sheet C-9 is unacceptable.  At a minimum, this sewer service shall be 6-inches in diameter.  The applicant should provide wastewater flow estimates and a grease trap (if required) for this proposed building.
  • The Drain/Sewer manhole detail shown on detail sheet C-20 refers to the City of Haverhill standards.  This detail should be revised to reflect Town of Plymouth standards.
  • The applicant must submit wastewater flow calculations showing that the proposed 8” diameter sewer main is adequately sized to meet both the needs of the proposed development and the Town’s future wastewater flow requirements.
  • The sewer mains that shall be conveyed to the Town of Plymouth should be located within the Town layout wherever possible.  It appears that the proposed sewer main shown on sheet C-15 could be relocated with the layout of Commerce Way Extension.
  • The applicant shall work with the Town/DPW to ensure that the proposed sewer pump station and force main shown on sheet C-9 are appropriately sized for the future needs of the Town.
  • A DPW assigned inspector must be present onsite during the installation and testing of all sewer gravity and force mains, sewer laterals and pump stations.
Note: A Street Opening Permit is required for all projects
Paul McAlduff, second; the vote was unanimous (4-0).

Site Plan Review Atlantic Properties
        Commerce Way Lots 14K-124 & 14K-125, Map 103
The Board received the following documentation* for review of this case:
Staff Report
Memo from West Plymouth Steering Committee dated March 18, 2013
Building schematic and elevations
Planting Plan dated April 1, 2013
Bill Shaw, Associated Engineers of Plymouth Inc., presented the site plan review for two 24,000 sq. ft. buildings off Commerce Way and Industrial Park Road.  There are 245 parking spaces proposed.  There is an access road proposed to Commerce Way that would be a right turn out only.  The West Plymouth Steering Committee (WPSC) has reviewed the proposed buffers and is supportive.  Along Plympton Road to Meganset Drive, the State has taken 30 ft. for a natural buffer.  Intersection improvements along Industrial Park Road have been designed and are moving forward.
Jon Henson, Landscape Architect, presented the landscape plans which include seeding with a wildflower mix for stability.  The exit drive to Commerce Way is flanked by evergreen plantings on both sides and deciduous shrub plantings.  DIverse deciduous shade tree plantings will be scattered throughout the site.  The buildings will be surrounded on three sides with perennial plantings.  The front of the buildings will be planted with deciduous and evergreen shrubs.  Islands will be planted with perennials.  
Along the NStar easement there will be 31 units of evergreen plant material.  The site will be screened from Grabau Drive.  
Malcolm MacGregor asked how tall the buildings are.
Mr. Hartmann stated that the building height has been reduced to two stories instead of the original three story structures.  
Henry Stout stated that in working with the neighbors, they have reduced the height of the buildings to two stories, have committed to screening the abutting residential neighbors, and will be providing a sewer easement to Cranberry Crescent.  
Lee Hartmann stated that this is a site plan review for an allowed use located in phase one.  Phase two will include a request for gravel removal and an additional building.  He noted that there was a positive recommendation from the WPSC.  
Jonathan Beder, DPW Director stated that he has worked with the petitioner and is satisfied with the progress at this time.  
Public Comment:
In favor: None
In Opposition or Questions:
Allen Cotti asked if the plantings will be similar to that proposed by Cranberry Crescent along Carver Road and if there would be a right turn only on Commerce Way.
Mr. Henson replied that the plantings would be similar and it would be a right turn only onto Commerce Way.  
Patrick Ellis was concerned with the lack of sidewalks in the area.  
Tim Grandy moved for the Board to to notify the Director of Inspectional Services that a determination has been made by the Planning Board that the entire lot and all structures are planned and designed as a unified complex, and appropriate provisions are made for shared parking, access, drainage and utilities as presented; and
the site plans comply with the requirements of the Zoning Bylaw.  
The following conditions should be addressed through the Building Department as the project proceeds:
The owner agrees to return with the architectural details of the third building.
The location of dumpsters associated with the three buildings shall be identified.  Each dumpster shall be screened with landscaping and/or enclosed with decorative fencing.
Prior to issuance of an Occupancy Permit, a Registered Professional Engineer must certify that the drainage system, drive ways, 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 By-law and the approved site plan.
Lighting is to comply with the Light Pollution Bylaw.
The Town Engineer must approve the proposed drainage design and calculations.
Paul McAlduff, second; the vote was unanimous (4-0).  

Tim Grandy moved to adjourn at 6:44 p.m.; Paul McAlduff, second; the vote was unanimous (4-0).  

Respectfully Submitted,





Eileen Hawthorne                                Approved:  May 13, 2013
Administrative Assistant

Proposed Transportation Mitigation – High Rock Cranberry Crescent, LLC Project





Location



Improvement Description


Responsible Party



Schedule of Completion
Anticipated Commencement Date of Construction (Dependent on Project Absorption)



Comments
  • Commerce Way Extension
  • Construct Commerce Way Extension from Plympton Road to Carver Road as shown on the TEC plans dated March 5, 2013, or as amended by the Zoning Board of Appeals, HRCC, and Plymouth DPW based on conditions of approval or mutual agreement.  Improvements will include construction of a bicycle-accommodating shoulder with a landscaped median island and lighting consistent with the current portion of Commerce Way.
  • HRCC
  • Initial Site development – substantial completion prior to occupancy of the first structure
  • Commensurate with Initial Project Construction
  • Commerce Way Extension
  • Construct sidewalk along the easterly side of Commerce Way Extension from Plympton Road to Carver Road, with crosswalks and accessible ramps at intersections.
  • HRCC
  • Initial Site development – substantial completion prior to occupancy of the first structure
  • Commensurate with Initial Project Construction
  • Commerce Way, between US Route 44 and Plympton Road
  • Widen Commerce Way between Plympton Road and Colony Place / McAuliffe Way to provide two through lanes in each direction.
  • Widen McAuliffe Way westbound approach to Commerce Way to provide an exclusive right-turn lane.
  • Widen Commerce Way northbound from Colony Place / McAuliffe Way to north of Route 44 Eastbound Ramps to provide two through lanes and maintain two exclusive left-turn lanes.
  • Upgrade signal equipment, coordinate traffic signals, and optimize signal timing / phasing at the following intersections:
  • Commerce Way / Plympton Road
  • Commerce Way / Plaza Way / Industrial Park Road
  • Commerce Way / McAuliffe Way / Colony Place Drive
  • Commerce Way / Route 44 EB Ramps
  • Town / EOHED
  • Prior to Certificate of Occupancy
  • Commensurate with Initial Project Construction
  • To be completed by the Town of Plymouth as part of the MassWorks Infrastructure project.





Location



Improvement Description


Responsible Party



Schedule of Completion
Anticipated Commencement Date of Construction (Dependent on Project Absorption)



Comments
  • Commerce Way / Plympton Road (Route 80)
  • Restripe Plympton Road eastbound approach to accommodate an exclusive left-turn lane and a shared through / right-turn lane.
  • Widen and restripe Plympton Road westbound approach to accommodate an exclusive left-turn lane, a through lane, and a channelized right-turn lane.
  • Construct the Commerce Way Extension northbound approach to accommodate an exclusive left-turn lane, two through lanes, and an exclusive right-turn lane.
  • Widen and restripe Commerce Way southbound approach to accommodate a left-turn lane, a shared left-turn / through lane, a through lane, and a channelized right-turn lane.  The limits of work north of Plympton Road shall extend to the end of the new left-turn lane.
  • Install new or supplemental traffic signal equipment, modify and implement optimal signal timing and phasing plan.
  • HRCC
  • Geometric improvements will be substantially completed by Summer 2013, pending the Town’s coordination with NStar for the relocation of utility poles within the right-of-way.
Signal timing and phasing modifications will be implemented upon the issuing of a Certificate of Occupancy (COO) for the High Rock Cranberry Crescent Development.
Commensurate with Initial Project Construction
This work is located within State Highway Layout (SHLO) and shall be completed by HRCC consistent with the MassDOT Access Permit issued to the Town of Plymouth as part of the MassWorks Infrastructure Project.
  • Carver Road / Commerce Way Extension
  • Install fully-actuated traffic control signal, including the driveway to 120 Carver Road.
  • Widen Carver Road to construct an exclusive left-turn lane on the eastbound approach, an exclusive right-turn lane on the westbound approach, and 2-foot shoulders on both roadway edges.
Widen Carver Road westbound to accommodate a new right-turn lane and sidewalk shelf.
  • Install a guide sign on Carver Road eastbound to direct drivers to turn left onto Commerce Way Extension to access Plympton Road, Commerce Way, and US Route 44.
  • HRCC
  • Initial Site development – substantial completion prior to occupancy of the first structure
  • Commensurate with Initial Project Construction
  • Utility poles run along the northerly side of Carver Road near the intersection.  Four poles and overhead wires will need to be shifted approximately 30 feet north in the vicinity of the intersection to accommodate the roadway widening.  The Town of Plymouth will assist HRCC in coordinating with the utility companies to relocate these poles and wire within the newly provided right-of-way.





Location



Improvement Description


Responsible
Party



Schedule of Completion
Anticipated Commencement Date of Construction (Dependent on Project Absorption)



Comments
  • Commerce Way Extension / Main Retail Driveway
  • Install a fully-actuated traffic control signal
  • HRCC
  • Upon occupancy of 100,000 SF of new retail floor area, or earlier, based on a projected traffic condition satisfying a traffic signal warrant.
  • Commensurate with construction of a Project phase that will trigger a traffic signal warrant
  • HRCC will construct the intersection with the necessary subsurface conduit, detection, and mast arm foundations to support a fully-actuated signalized intersection.  When determined to be warranted, HRCC will install additional signal equipment and infrastructure to provide a fully-actuated traffic signal.
HRCC anticipates construction of a traffic signal as part of the first phase of development, as the two large anchor retail buildings will likely be constructed in the first phase and will meet warrants for installation of a traffic signal.
  • Plympton Road / Carver Road
  • Implement signal timing optimization.
Provide field survey to the Town of Plymouth in the form of an existing conditions plan stamped and signed by a Professional Land Surveyor (PLS) and an AutoCAD file (Version 2012 or newer) for the Town’s future use.  HRCC is not liable for the Town’s future use and related design activities of improvements at this intersection.
  • Provide a temporary slope easement along the northeasterly / easterly corner of Lot 1-28, which is owned by HRCC, for the Town’s or State’s future geometric improvements to the intersection.  The temporary slope easement is expected to be approximately 20 feet wide where Plympton Road meets Carver Road.  The geometric reconfiguration of the intersection can be accommodated within the existing public right-of-way.  Other easements, if required, may be considered as part of a mutual agreement between HRCC and the Town..
  • HRCC
  • Upon issuance of a Certificate of Occupancy.
Within twelve (12) months following the issuance of the first Certificate of Occupancy on the HRCC site.



Within twelve (12) months following the issuance of the first Certificate of Occupancy on the HRCC site.
Following opening of Commerce Way Extension between Plympton Road and Carver Road
Initial signal retiming will occur one month following the opening of Commerce Way Extension to Carver Road.
Signal timing will be monitored and re-optimized on an annual basis following initial occupancy of the HRCC Development and continuing for three years following issuance of a Certificate of Occupancy.

See attached draft sketch by TEC dated 4/1/13 for a graphical depiction of the temporary easement area.






Location



Improvement Description


Responsible
Party



Schedule of Completion
Anticipated Commencement Date of Construction (Dependent on Project Absorption)



Comments
  • Commerce Way / US Route 44 Ramps
  • Optimize signal timings
  • HRCC
  • Initial retiming will occur six months following issuance of a Certificate of Occupancy for the Cranberry Crescent Development.
  • Subsequent retiming will occur on an annual basis for a period of three years following issuance of a Certificate of Occupancy.
  • Signal retiming will end three years after issuance of a Certificate of Occupancy for the Cranberry Crescent Development or when a proponent for another development is required to take over the retiming as mitigation for their project as directed by Plymouth DPW
Six months following issuance of a Certificate of Occupancy for HRCC Development
  • Commerce Way / McAuliffe Way / Colony Place Drive
  • Optimize signal timings
  • HRCC
  • Initial retiming will occur six months following issuance of a Certificate of Occupancy for the Cranberry Crescent Development.
  • Subsequent retiming will occur on an annual basis for a period of three years following issuance of a Certificate of Occupancy.
  • Signal retiming will end three years after issuance of a Certificate of Occupancy for the Cranberry Crescent Development or when a proponent for another development is required to take over the retiming as mitigation for their project as directed by Plymouth DPW.
Six months following issuance of a Certificate of Occupancy for HRCC Development
  • Commerce Way / Plaza Way / Industrial Park Road
  • Optimize signal timings
  • HRCC
  • Initial retiming will occur six months following issuance of a Certificate of Occupancy for the Cranberry Crescent Development.
  • Subsequent retiming will occur on an annual basis for a period of three years following issuance of a Certificate of Occupancy.
  • Signal retiming will end three years after issuance of a Certificate of Occupancy for the Cranberry Crescent Development or when a proponent for another development is required to take over the retiming as mitigation for their project as directed by Plymouth DPW.
Six months following issuance of a Certificate of Occupancy for HRCC Development





Location



Improvement Description


Responsible
Party



Schedule of Completion
Anticipated Commencement Date of Construction (Dependent on Project Absorption)



Comments
  • Samoset Street / Pilgrims Highway (Route 3 / US Route 44) Southbound Ramps / Myles Standish Plaza Driveway
  • Coordinate the intersection with the signalized intersection of Samoset Street / Pilgrims Highway (Route 3 / US Route 44) Northbound Ramps / Westerly Road and implement optimal signal timing and phasing plan.
  • HRCC
  • Within one (1) year following the date of a Certificate of Occupancy.
Commensurate with Initial Project Construction
  • Samoset Street / Pilgrims Highway (Route 3 / US Route 44) Northbound Ramps / Westerly Road
  • Modify the signal phasing to allow the Westerly Road southbound right-turns to operate in overlap with the Samoset Street eastbound left-turn.
  • Reintroduce traffic signal coordination with the intersection of Samoset Street / Pilgrims Highway (Route 3 / US Route 44) Southbound Ramps / Myles Standish Plaza Driveway.
  • HRCC
  • Within one (1) year following the date of a Certificate of Occupancy.
Commensurate with Initial Project Construction
  • Samoset Street / Carver Street / Seven Hills Road
  • Optimize signal timings
  • HRCC
  • Initial retiming will occur six months following issuance of a Certificate of Occupancy for the Cranberry Crescent Development.
  • Subsequent retiming will occur once one year after occupancy.
Six months following issuance of a Certificate of Occupancy for HRCC Development
  • On-Site Infrastructure
  • Construct a network of sidewalks and enhanced streetscapes to establish pedestrian-friendly connections within the site and between the site and Carver Road and Plympton Road.
  • Install bicycle racks at multiple locations throughout the site.
  • Provide a bus stop with bus shelters on-site for GATRA service.
  • HRCC
  • Initial Site development.
  • Commensurate with Initial Project Construction
  • The location of bus stops on the site will be contingent upon review and approval by GATRA.  The site has been designed to accommodate bus turning movements throughout the major drive aisles to facilitate future bus access to the site.
  • Multiple Locations
  • Collect Turning Movement Counts (TMC) for the weekday morning (7-9AM), weekday evening (4-6PM) and Saturday midday (11AM-1PM) peak hours , at the following locations:
  • Commerce Way / Plympton Road
  • Commerce Way Extension / Carver Road
Plympton Road  / Carver Road
HRCC
Initial collection to begin six months following issuance of a Certificate of Occupancy for the Cranberry Crescent Development.
Subsequent collections to occur on an annual basis for a period of five years following issuance of Certificate of Occupancy.
Six months following issuance of a Certificate of Occupancy for HRCC Development
  • Multiple Locations
  • Collect Automatic Traffic Recorder (ATR) counts, including 72-hour speed data, at the following locations:
  • Commerce Way, north of Plympton Road
  • Commerce Way Extension, south of Plympton Road
  • Plympton Road, near Commerce Way
  • Carver Road, near Commerce Way Extension
  • HRCC
  • Initial collection to begin six months following issuance of a Certificate of Occupancy for the Cranberry Crescent Development.
Subsequent collections to occur on an annual basis for a period of five years following issuance of Certificate of Occupancy.
Six months following issuance of a Certificate of Occupancy for HRCC Development
  • Multiple Locations
  • Collect parking demand counts on-site during the weekday evening (4-6PM) and Saturday midday (11AM-1PM) peak hours.
 
HRCC
Initial collection to begin six months following issuance of a Certificate of Occupancy for the Cranberry Crescent Development.
Subsequent collections to occur on an annual basis for a period of five years following issuance of Certificate of Occupancy.
Six months following issuance of a Certificate of Occupancy for HRCC Development
  • Multiple Locations
  • Prepare memorandum summarizing the results of TMCs, ATRs, parking demand counts and Synchro analysis for submission to MassDOT, the Town of Plymouth and the OCPC.
HRCC
Initial collection to begin six months following issuance of a Certificate of Occupancy for the Cranberry Crescent Development.
Subsequent collections to occur on an annual basis for a period of five years following issuance of Certificate of Occupancy.
Six months following issuance of a Certificate of Occupancy for HRCC Development
  • On-Site
  • Due to comments, changes to the site plans (dated March 5, 2013) include the following:
  • The Southerly Right-In/Right-Out Driveways will be changed to a right-in only, prohibiting any egress from the driveway.
  • The Easterly Site Driveway on Plympton Road will be restricted to prohibit left-turns out of the driveway.
  • HRCC
  • Initial Site development
  • Commensurate with Initial Project Construction
  • HRCC = High Rock Cranberry Crescent, LLC (Proponent)
  • Town = Town of Plymouth Department of Public Works (DPW)
Notes:
  • Shaded items are committed improvements that are to be completed by others in conjunction with an associated approved development unrelated to the Project.
  • The design of roadway and intersection improvements shall be based on current traffic conditions established at the time that the improvement is warranted.