These minutes are not verbatim – they are the secretary’s interpretation of what took place at the meeting. – Open Meeting Law – Section III.
Board Members: Marc Garrett, Paul McAlduff, and Bill Wennerberg
Planning Board Alternate: Ken Buechs
Staff Members: Lee Hartmann and Valerie Massard
Recording Secretary: Eileen Hawthorne
Administrative Notes:
Minutes:
June 10, 2013 and June 24, 2013*
The Board postponed action on the minutes of June 10, 2013 until additional Board members were present.
Bill Wennerberg moved for the Board to approve the minutes of June 24, 2013; Marc Garrett, second; the vote was unanimous (3-0).
B563 – Rosemont VOSD Site Plan
279 – Manomet Point Road, Map 46, Lot A-173
The Board received the following documentation* for review of this case:
Staff Memo dated July 11, 2013
Letter from Flaherty & Stefani Inc., dated June 19, 2013
Copy of Subdivision Vote
Site Plan dated June 4, 2013
VOSD Lotting Plan dated April 16, 2010
Marc Garrett moved for the Board to notify the Building Commissioner that the site plan presented for B563 – Rosemont VOSD met condition No. 3 of the Special Permit; Bill Wennerberg, second; the vote was unanimous (3-0).
B474 – Wadsworth Estates – Covenant Extension
The Board received the following documentation* for review of this case:
Staff Memo dated July 8, 2013
Request for Extension dated July 1, 2013
Draft Vote of Extension
Locus Map and Site Photographs
Marc Garrett moved for the Board to grant a one (1) year covenant extension for B474 – Wadsworth Estates; Bill Wennerberg, second; the vote was unanimous (3-0).
Form A Plans*:
A4462 – Pinehills LLC, Greengate, Map 77D, Lots A-234 and S-199 – Divide into lots A-246, A-247, S-207 and S-208
The Board postponed action on A4462 until additional Board members were present.
Committee Appointments:
Manomet Steering Committee – No Applicants
Plymouth Center Steering Committee – Applicant not available for meeting.
West Plymouth Steering Committee – No Applicants
The Board received the following documentation* for this review case:
Letter of Interest from Pamela Santini
The Board requested that the applicant for the Plymouth Center Steering Committee, Pamela Santini be invited to the next meeting and for the advertisement for applicants to be posted on the PAC-TV Community Bulletin Board.
Site Plan Review
Monique and James Creati
44 Seven Hills Road, Map 103, Lot 23-44
The Board received the following documentation* for review of this case:
Excerpt from the Zoning Bylaw
Locus Map
Letter from Gerard F Beach received July 10, 2013
Marc Garrett moved for the Board to find that the proposed recreational vehicle storage location for 44 Seven Hills Road will be adequately screened from public view once the following conditions are addressed:
The parking area shall be moved ten feet closer to the house. Ten feet of the current parking area located adjacent and parallel to Seven Hills Road shall be restored to a natural state and re-vegetated.
Five White Pines (6 to 7 feet high) shall be placed in two staggered rows within the area located between the parking area and Seven Hills Road.
Bill Wennerberg, second; the vote was unanimous (3-0).
Conceptual Review – VOSD
John and Jane Healy
54 Manomet Point Road, Map 46, Lots 13-1 and 13-2
The Board received the following documentation* for review of this case:
Staff Report
Property Record Cards
Locus Maps
VOSD Plan dated July 9, 2013
Mark Flaherty, Flaherty and Stefani, Inc., presented a conceptual review for a proposed Village Open Space Development (VOSD) at 54 Manomet Point Road. The existing pork chop lot and lot with frontage on Cushing Drive total 2.85 acres and each lot has an existing single family dwelling. The VOSD for three residential lots with open space would consist of a shared driveway for a newly created lot of 45,716 sq. ft.; two residential lots with existing dwellings (37,367 sq. ft. and 41, 617 sq. ft.); and open space areas consisting of 50,619 sq. ft.
Valerie Massard noted that the special permit density options for the property include a special permit for a VOSD or 2 two-family dwellings. The frontage on Cushing Drive is just under 50 ft. and may require a waiver of frontage or they could use the frontage off Manomet Point Rd to create the ingress/egress. There is not adequate frontage to create a subdivision road. The proposed new dwelling is approximately 30 ft. from the existing dwelling. Ms. Massard questioned why the new dwelling could not be moved further into the open space to the north, thereby creating additional separation between dwellings.
Marc Garrett felt that the proposed plan created marginal open space and that the site has already received relief from frontage by the creation of the existing two pork chop lots. Mr. Garrett stated that the proposed plan does not meet the intention of the VOSD and does not create any meaningful open space.
Bill Wennerberg agreed that the VOSD may not be an appropriate vehicle for the subdivision of this site. He was not sure that the other alternatives would be a better option.
Lee Hartmann stated that although the open space is marginal, it would create buffers for the neighbors. The VOSD alternative would be preferable than a conventional subdivision with waivers and no open space. Mr. Hartmann encouraged the owner and his engineer to be more creative with the open space.
The Board encouraged further review of alternatives for this site.
Conceptual Review
Breezy Hill Motel
97 Cherry Street, Map 4, Lot 60
32 Residential Condominium Units
The Board received the following documentation* for review of this case:
Staff Report
Locus Maps and Site Photographs
Existing Conditions Plan dated November 13, 2012
Condominium Plan dated October 31, 2012
Conceptual Landscape Plan dated July 1, 2013
Handout: Plans dated July 15, 2013
Traffic Report from MDM Transportation Consultants Inc, dated June 25, 2013
Atty. Robert Betters, Zachary Basinski, Bracken Engineering Inc., and Jon Henson, landscape architect, presented a conceptual site plan for a property in North Plymouth that is currently the site of the Breezy Hill Motel. The site is located in the R20MF zone. The existing motel and associated buildings would be demolished and 32 condominium units would be constructed. The 32 units would consist of 29 market rate units and 3 affordable units. The units would be 2 bedroom, 2 story units. There are two options for special permits for the site: a special permit for a VOSD through the Planning Board or a special permit for a multi-family through the Zoning Board of Appeals. The proponent’s preferred option is to pursue a special permit for a VOSD. The proposed open space could provide
access to the Russell-Sawmill Conservation area. The traffic study shows the level of service for the site and sight distances are adequate and there is appropriate emergency vehicle access. The North Plymouth Steering Committee is supportive of the conceptual plan. The proposed condominiums would consist of five buildings; 3-eight unit buildings and 2-four unit buildings with associated parking. Town sewer and water are proposed along with on-site drainage including rain gardens. There would be a vegetative buffer along Cherry Street; the parking area would have islands with shade trees; trees and plantings would separate each building; foundation plantings would be along the front, side and rear of the buildings; and a lawn area would be to the rear of each unit.
Marc Garrett suggested considering pervious materials for the large parking area. He felt that the site would be appropriate for a VOSD and would include meaningful open space.
Valerie Massard stated that the plan would protect a steep hill on the site. The VOSD would provide flexibility for the site. The project would be similar to an existing complex on Hedge Road. There are public sidewalks along Cherry Street. A waiver of the 100 ft. setback would be appropriate and is grandfathered due to the existing dwelling. No other buildings in this area of Cherry Street meet the setbacks. Ms. Massard was supportive of the proposed layout.
Bill Wennerberg was supportive of a VOSD special permit for the site as the proposal showed meaningful open space and the density is appropriate.
Ken Buechs was concerned with the turning radius of 14 ft. shown on the proposed plan and suggested consulting with the Fire Dept. to provide adequate emergency vehicle access.
Mr. Bazinski explained that the 14 ft. driveway would be egress only.
Paul McAlduff was supportive of the proposed conceptual plan.
The Board looks forward to further review of the project.
Site Plan Review
Camelot Realty Trust
119 Camelot Drive
Warehouse and Showroom
The site plan review for a proposed warehouse and showroom on Camelot Drive was continued to July 22, 2013.
Other Business:
“Topics not reasonably anticipated by the Chair 48 hours in advance of the meeting.”
Site Plan Review
Emerald Landscape Supply
72 Hedges Pond Road/Map 55, Lot 36A
The Board received the following documentation* for review of this case:
Staff Report
E-mail Correspondence dated July 10, 2013
Locus Map
Site Plan dated July 9, 2013
Mark Flaherty, Flaherty and Stefani, Inc. presented the site plan for a small office building with a paved parking area and a concrete slab for the storage of various landscaping materials with on-site drainage, installation of a septic system and connection to Town water.
Valerie Massard noted that the site has previously been used for storage and is north of Cedarhill Park Drive.
Bill Wennerberg moved for the Board to notify the Building Commissioner that the site plan will comply with the requirements of the Zoning Bylaw after the following issues are addressed:
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 according to accepted practices and in compliance with the Zoning Bylaw and the approved site plan.
Compliance with ADA requirements must be documented.
Lighting is to comply with the Light Pollution Bylaw, and this must be documented. Light poles should not exceed twelve feet in height.
Dumpster location is to be properly screened from abutting properties and public ways.
Landscaping along Hedges Pond Road should be consistent with the GC zone requirements for Cedarville; it is recommended that a future landscaping plan be submitted to the Planning Board as an administrative note for review and that the landscaping be installed prior to occupancy.
Marc Garrett; second; the vote was unanimous (3-0).
1820 Courthouse Update
Marc Garrett explained that the consultant firm has done an existing condition evaluation of the Courthouse and Town Hall. He stated that staff has completed a survey of space allocation. The consultant firm will determine what is usable space at the Courthouse and what is needed to accommodate the proposed municipal services. Mr. Garrett stated that the contract for a wireless fire suppression system has been awarded and will be forthcoming. Public education will be key to moving this project forward.
High Rock Cranberry Crescent LLC – Correspondence
The Board received the following documentation* for this review case:
Letter from David C. Sweetster dated June 25, 2013
West Plymouth Steering Committee comments dated July 27, 2013
Letter to High Rock Cranberry Development LLC dated July 3, 2013
Plympton Road widening graphic dated July 2, 2013
Lee Hartmann stated that work done on the site has stopped and the developer needs to submit final plans. Mr. Hartmann noted that the developer and Mass Highway have met and discussed re-vegetation and restoration of the right-of-way on Route 80. Letters regarding the Town’s concerns with the disturbance on the site were sent by the Board of Selectmen and the Planning Board and the Town will continue to work with the developer for a resolution.
B430 – Clark Estates - Guarantee Account Reduction
The Board received the following documentation* for review of this case:
Staff Memo
Account Report dated September 8, 2012
Marc Garrett moved for the Board to release $500.00 for legal work completed for B430 – Clark Estates; Bill Wennerberg, second; the vote was unanimous (3-0).
Letter of Support for the State Zoning Reform
The Board received the following documentation* for review of this case:
E-mail correspondence from Eric Hove dated July 10, 2013
Memorandum re: Summary of the Zoning Reform Bill, dated February 18, 2013
Marc Garrett moved for the Board to send letters to the State delegation in support of the Zoning Reform bill; Bill Wennerberg, second; the vote was unanimous (3-0).
B439 - Definitive Subdivision of Sandwich Road - Lot Release
Handout: Copy of Release
Marc Garrett moved for the Board to release Lots 1-5, 1B, 1A and Caribou Lane from the covenant for B439 – Definitive Subdivision of Sandwich Road; Bill Wennerberg, second; the vote was unanimous (3-0).
Marc Garrett moved for the meeting to adjourn at 8:55 p.m.; Bill Wennerberg, second; the vote was unanimous (3-0).
*On file with the Office of Planning and Development in project case files.
Respectfully Submitted,
Eileen Hawthorne Approved: August 12, 2013
Administrative Assistant
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