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: Paul McAlduff, Tim Grandy, Malcolm MacGregor, and Bill Wennerberg
Staff Members: Lee Hartmann and Valerie Massard
Recording Secretary: Eileen Hawthorne
Administrative Notes:
Minutes:
June 3, 2013*
Bill Wennerberg moved for the Board to approve the minutes of June 3, 2013 as presented; Malcolm MacGregor, second; the vote was unanimous (4-0).
B437 – Pinehills LLC – Briarwood plan endorsement
Malcolm MacGregor moved for the Board to endorse the Briarwood plan for B437 – Pinehills LLC; Tim Grandy, second; the vote was (3-0-1) with Bill Wennerberg in abstention.
Form A Plans:
A4461 – Thirty Four Court Street LLC, 50 Rollingwood Lane, Map 79A, Lot 2-19 and Jeffrey and Lori Hobin Santos, 32 Rollingwood Lane, Map 79A, Lot 2-20 – Lot Line adjustment to create lots 2-31 and 2-30
Bill Wennerberg moved for the Board to determine that Form A plan 4461 is entitled to endorsement; Malcolm MacGregor, second; the vote was unanimous (4-0).
Committee Appointments
The Board received the following documentation* for review of this case:
Committee Selection Process Sheet with deadlines
Planning Board Worksheets for each committee
Letters of Interest from Individual Applicants
Handouts:
E-mail letters of interest received after the June 5, 2013 Deadline
The Board made the following committee appointments:
Cedarville Steering Committee
Keven Joyce
Steven Lydon
Manomet Steering Committee
Karen Buechs
North Plymouth Steering Committee
Joan Tassinari
Charles Vandini
Plymouth Center Steering Committee
Greg Krantz
Zelda MacGregor
West Plymouth Steering Committee
No applicants
Open Space Committee
Rachelle Boucher
Sharl Heller
Planning Board Alternate
Kenneth Buechs
Public Hearing: B579 – 305 Sandwich Street VOSD
Frank C. Dunlap Family Trust, Map 26, Lot 21
Special Permit to create one additional residential lot and an open space lot
The Board received the following documentation* for review of this case:
Draft Vote of Approval
Narrative Letter from Flaherty & Stefani, Inc., dated April 4, 2013
Engineering Dept. comments dated June 4, 2013
Fire Dept. comments dated May 30, 2013
Environmental Impact Statement
Locus Maps
VOSD Site & Topographic Plan dated February 15, 2013
Handouts:
Letter from William Handy dated May 30, 2013
Site Photographs
Paul McAlduff read the public hearing notice and opened the public hearing.
Mark Flaherty, Flaherty & Stefani, Inc., requested a continuance in order to have a full Board present.
Malcolm MacGregor moved for the Board to continue the Public Hearing to June 24, 2013 at 7:30 p.m.; Bill Wennerberg, second; the vote was unanimous (4-0).
Site Plan Review - Pinehills LLC
Assisted Living Facility
The Board received the following documentation* for review of this case:
Staff Memo
Narrative received June 4, 2013
Site Plans and Architectural Plans received June 4, 2013
Handout:
Revised site plan
Bill Wennerberg recused himself and left the room.
John Judge, Pinehills LLC, began the presentation for a site plan review of a proposed assisted living facility to be located off Landmark and Golf Drives. The access to the facility will be off Golf Drive. The site provides an easy walking distance to shops and businesses in the Village Green.
Tony Green, Pinehills LLC, stated that they looked for an experienced provider for senior living and chose the Northbridge Companies for the proposed facility in the Pinehill’s development.
Wendy Nowokunski, Northbridge Companies, explained that they make sure the facility proposed fits in with the greater community. They want to ensure that the residents, families and communities are living well and loving life by finding caring people to manage and staff their facilities.
Ray Mitrano, Northbridge Companies, described the topography of the sloped site with a plateau in the middle where the building will be constructed. The building will consist of 2-3 stories with a parking garage underneath a portion of the structure. The 21 independent living units will be above the garage area; a common area will be in the middle of the building; and the 30 assisted living units and 29 memory care units will be on the eastern side of the building. In addition to the garage parking, there will be a visitor’s parking area and a visitor/employee parking area. All deliveries will be made at the rear of the building. Each section of the building will have a separate courtyard area.
Paul Maloney, The Architectural Team (TAT), presented architectural renderings of the proposed building. Eighty percent of the building will present as a two story structure with a small portion having a dormered third story. The memory unit will have a secured courtyard. There will be a connection to the walking trail. The proposed materials to be used in construction of the building will be in keeping with the surrounding structures.
Mr. Judge explained that an old fire road that runs between the site and the adjacent hotel will be used for a walking trail and will access other trails that connect to the Village Green and the Fitness Center. The interior spaces are designed to feed into the outdoor spaces by using grade. He noted that a full traffic study was done and the predicted vehicle trips are low and fit in with the overall master traffic plan. The grading respects the natural contours and the drainage takes advantage of the sandy soils. Utilities will be underground and the landscaping will be in keeping with the surrounding area. The lighting will comply with the dark sky bylaw and the signage will be vetted through the Pinehill’s design review process. The project will create approximately 175 construction jobs
and 90 new jobs when the facility is opened.
Tim Grandy asked for an explanation of the multiple curb proposed for a secondary means of emergency egress.
Mr. Judge replied that it is a low profile, hard curb with pavers that the emergency vehicles can drive over if necessary.
Mr. Grandy asked for the percentage of the commercial area that is existing.
Mr. Judge stated that with the hotel and the assisted living facility, there will be approximately 250,000 sq. ft. of commercial space.
Malcolm MacGregor asked if the building would be connected to the sewer plant and whether there has been any increase in the nitrogen loading down gradient.
Mr. Judge replied that the building would be connected to the sewer plant and that the plant is currently running at 140K to 150K gallons per day. The plant has the capacity to run at 300K gallons per day. The initial permit required both up gradient and down gradient testing of the aquifer and is reported annually to DEP. There has been no indication of a nitrogen impact.
Paul McAlduff inquired whether the memory care unit was for Alzheimer’s patients and whether accommodations for spouses will be made.
Ms. Nowokunski stated that the memory care units were for all types of memory loss and they do try to make accommodations for spouses.
Malcolm MacGregor moved for the Board to approve the Assisted Living Facility site plan, and find that the site design, architecture and submittals satisfy the requirements of the Zoning Bylaw (OSMUD) and the Pinehills Master Plan.
- It is noted that the facility has agreed to voluntarily comply with the Prevention of Light Pollution (aka Dark Skies) Section 205-65 of the Bylaw.
In the GC Zone, the use is a special permit use subject to environmental design conditions, and the use is not expressly prohibited within the OSMUD, so an assisted living facility is therefore an allowed Non-Residential Use in the Village Green District of the OSMUD per Section 205-63, Paragraph D (d). The use is further described within the Village Green within the approved Development Plan (aka Master Plan, 2000) Section 5.1.5.
The design is consistent with the standards of OSMUD and the Master Plan. The structure is ±37,200 SF in area, 3 stories, gabled roof style, with details and amenities, including sheltered parking, consistent with the architecture of the Village Green. Landscaping is appropriate both in materials and planting sizes. The facility has agreed to voluntarily comply with the Prevention of Light Pollution (aka Dark Skies) Section 205-65 of the Bylaw.
Tim Grandy, second; the vote was unanimous (3-0).
Bill Wennerberg rejoined the meeting.
ZBA 3698 – Stop and Shop LLC (cont. from 6/3)
Off Samoset Street, Map 101, Lots 16A-Z, 17A-2, and 17B-3
Special Permit subject to EDC for a wind turbine
The Board received the following documentation* for review of this case:
All materials from the meeting on June 3, 2013
Letter from Modeling Specialties dated May 30, 2013
Handouts:
Memo from staff dated June 10, 2013
e-mail from Marc Wolman, DEP dated June 10, 2013
Letter from Marc Wolman, DEP dated June 7, 2013
Atty. Edward Angley noted that the Department of Environmental Protection (DEP) report that was anticipated was received on Friday, June 7, 2013.
An e-mail clarification from DEP and staff report were also distributed.
The staff report outlined the following options for the applicant:
To withdraw without prejudice in order to collect additional acoustic data during the upcoming winter season as recommended by Mass DEP
Recommend denial of the petition due to insufficient information.
For the applicant to agree in writing to curtail operation of the wind turbine during periods of concern or
Research a wind turbine of similar size with lower operating noise levels.
Richard Tabaczynksi, Atlantic Design Engineers, explained that the proposed turbine complies with the State and Town noise regulations. Mr. Tabaczynski noted that the DEP comments indicate that further information relating to acoustical compliance under isolated late-night cold weather conditions should be gathered. He stated that mitigation is available to address the limited seasonal conditions including control of the wind turbine noise level according to calendar, time of day, wind direction, wind speed and any combination of the above.
Atty. Angley stated that the applicant has agreed to shut down the turbine during times of peak noise conditions.
Lee Hartmann stated that staff was not comfortable recommending approval without the additional information regarding the noise levels during the winter months.
Malcolm MacGregor asked how much of Stop and Shop’s electricity would be provided by the turbine.
Mr. Tabaczynski replied that the turbine would provide approximately 70 percent of the electricity Stop and Shop uses.
Public Comment:
In Favor:
Zelda MacGregor, Christine Hurley, Steve Lydon, Jason Borea, and Ted Bosen
In Opposition:
Atty. David Pallioti, representing Algonquin Heights
Everett Malaguti
Tim Grandy asked if the most recent acoustical information has been peer reviewed by the Town’s consultant.
Mr. Hartmann replied that the information is currently under review by Beals & Thomas.
Mr. Grandy suggested that the applicant consider a quieter turbine. He preferred to obtain additional acoustical information during the winter months as suggested by DEP. He was supportive of denying without prejudice based on insufficient information.
Malcolm MacGregor moved for the Board to recommend approval to the Zoning Board of Appeals; there was no second.
Tim Grandy moved for the Board to recommend denial without prejudice to the Zoning Board of Appeals due to the lack of information provided; Bill Wennerberg, second; the vote was (2-2) with Malcolm MacGregor and Paul McAlduff in opposition. The Board took no action.
Mr. Hartmann stated that he would forward the findings and proposed conditions to the Zoning Board of Appeals with no recommendation from the Planning Board.
Other Business:
“Topics not reasonably anticipated by the Chair 48 hours in advance of the meeting.”
1820 Courthouse Update
Lee Hartmann stated that there will be a meeting Wednesday, June 12, 2013.
Tim Grandy moved to adjourn at 8:45 p.m.; Bill Wennerberg, second; the vote was unanimous (4-0).
*On file with the Office of Planning and Development in project case files.
Respectfully Submitted:
Eileen Hawthorne Approved: July 22, 2013
Administrative Assistant
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