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
Staff Members: Lee Hartmann and Valerie Massard
Recording Secretary: Eileen Hawthorne
Administrative Notes:
MEPA Comment Letter for Sawmill Woods Chapter 40B* (comment closes 9/10)
Handout: Letter from Timothy J Shobbrook dated September 6, 2013
Valerie Massard presented a draft MEPA comment letter from the Planning Board for the Chapter 40B Sawmill Woods development. The site is approximately 50 acres located behind Shallow Pond Estates off State Road. The draft letter comments on the impacts to future well sites, and recreational water bodies, inconsistency with local and regional plans, a requirement for adequate static pressure and fire flow testing, the location of the wastewater treatment facility, requirements for the construction plans, and hours of operation. Ms. Massard noted that she met with several abutters to discuss their concerns.
Public Comment:
John Joseph, Thomas Coughlin, and Leon Rabidoux
The concerns of abutters included the impact of a high density development using private ways for access, public safety including adequate access for emergency vehicles, environmental impact to Shallow Pond, and completion of the roadways.
Marc Garrett requested that the comment letter include a requirement for the preparation of a draft Environmental Impact Report and concerns regarding traffic and access.
Tim Grandy was concerned with adequate fire suppression given the location of the site.
Marc Garrett moved for the Board to support the comments as outlined in the draft letter with additional comments regarding environmental impact, access, and fire suppression: Tim Grandy, second; the vote was unanimous (5-0).
Minutes*:
August 12, 2013
Malcolm MacGregor moved for the Board to approve the minutes of August 19, 2013 as presented; Bill Wennerberg, second; the vote was unanimous (5-0).
August 19, 2013
Malcolm MacGregor moved for the Board to approve the minutes of August 19, 2013 as presented; Bill Wennerberg, second; the vote was unanimous (5-0).
Form A Plans*:
A4472 – Glen & Judy Wiglesworth, 262 and 264 Court Street, Map 9, Lot 23B and 24B-Z– Divide into Lots 23-1 and 24-1
Malcolm MacGregor moved for the Board to determine that A4472 was entitled to endorsement; Marc Garrett, second; the vote was unanimous (5-0).
Conceptual Review - VOSD
Donald Correa/Dublin and Coastline Drives
The Board received the following documentation* for review of this case:
Staff Narrative
Excerpt from the Planning Board minutes of September 26, 2005
Plan of Land at 19 Dublin Drive dated August 12, 2013
Grading & Utilities Plan Dublin Highlands (not dated)
Donald Correa presented two options for a Village Open Space Development (VOSD) on a 85,505 sq. ft. site located off Dublin and Coastline Drives. One option showed five single family lots ranging in size from 6,382 sq. ft. to 9,627 sq. ft. with a single 48,881 sq. ft. open space lot. The other option detailed seven units consisting of five single family lots ranging in size from 6,580 sq. ft. to 9,627 sq. ft.; a 6,656 sq. ft. duplex lot and 35,881 sq. ft. of open space (one of the duplex units would be deed restricted as affordable).
Lee Hartmann stated that the Board has seen several proposals for this site over the past few years. Mr. Hartmann noted that although it would benefit the Town to include an affordable unit, the higher density may not be appropriate for the site. He asked the Board if they consider the open space “meaningful”. He also noted that single family homes would be more in keeping with the surrounding neighborhood. He stated that an ANR plan could be submitted that would create two 30,000 sq. ft. lots that would support two duplexes and a single family lot of 20,000 sq. ft. with no open space.
Malcolm MacGregor asked what the average size lot is in the neighborhood.
Mr. Hartmann explained that the average lot size is approximately 20,000 sq. ft.
Tim Grandy stated that if the open space is mostly wetlands utilized for drainage, there would be little usable open space and it may not meet the intent of the VOSD bylaw to create “meaningful” open space.
Marc Garrett asked for details on the condition of the land.
Steven Kotowski, Webby Engineering, explained that the site was opened up to create a drainage area and is now overgrown with vegetation and several 5-6 ft. pine trees.
Marc Garrett felt that the conceptual plans push the interpretation of the intent of the VOSD as the open space could not be considered valuable given the existing conditions.
Bill Wennerberg stated that the conceptual plans show a mathematical VOSD, but is not consistent with the neighborhood and does not meet the intent of the VOSD bylaw.
Paul McAlduff was in agreement with the other Board members.
Public Comment: None
Mr. Kotowski stated that other alternatives would have more impact on the open space area.
Mr. Garrett stated that the Board has to be convinced that a VOSD is superior to what is allowed.
Tim Grandy suggested that the conceptual plans should also be presented to the Cedarville Steering Committee.
The Board looks forward to further review of the proposed project.
Lot Line Adjustment Request – Village at South Street
Immediate abutters have been noticed of this request
If approved ANR Plan endorsement
A4473 – Salvelinus LLC, South Street and Hat Trick Drive, Map 27, Lots 62D-1 through 62D-6 and 62D-16 – Lot line adjustments to create lots 62D-17 through 62D-23
The Board received the following documentation* for review of this case:
Abutters Notification of Public Meeting
Abutters Labels
Lot line adjustment plan dated December 13, 2012
Lot line adjustment plan dated August 6, 2013
Planning Board vote dated March 8, 2010
Handout: Inclusionary Housing Site Plan revised through August 6, 2013
Valerie Massard explained that when the original plan was approved, there were six lots along South Street. The developer would like to adjust the plan to show four slightly larger lots along South Street with two lots at the end of Hat Trick Drive. The adjustments to the lots will allow for preservation of some substantial trees and an improved layout. Ms. Massard noted that a notification was mailed to abutters closest to the changes in layout and buffers.
Phil Cronin, the developer, explained that the changes also allow for parking to be included within the lots instead of on the road layout as originally shown
Public Comment: None
Bill Wennerberg moved for the Board to determine that A4473 was entitled to endorsement; Malcolm MacGregor, second; the vote was unanimous (5-0).
ZBA 3722 – S/F LLC
146 Court Street, Map 14, Lot 2
Special Permit subject to EDC for a Multi-Family conversion
The Board received the following documentation* for review of this case:
Staff memo
Project Narrative dated August 8, 2013
Memorandum in Support of Application for Special Permit dated July 24, 2013
Environmental Impact Statement
ZBA Petition Plan dated July 15, 2013
Floor Plans dated July 11, 2013
Handout; draft conditions
Atty. Richard Cornetta presented a request for special permits in order to convert the first and second floors of an existing commercial/residential building into five one bedroom apartments. The existing two bedroom apartment on the third floor and the existing 1,200 sq. ft. commercial space in the lower level would remain. The site is approximately 14,000 sq. ft., will have 17 parking spaces, a screened dumpster at the rear and separate access and egress curb cuts (existing and will be serviced by Town water and sewer). The existing sign on Court Street will be removed. The one bedroom apartments will range in size from 600 to 730 sq. ft. and will have centralized heating and air conditioning.
Valerie Massard stated that staff is in support of the request with conditions outlined in the draft staff report.
Bill Wennerberg moved for the Board to recommend approval to the Zoning Board of Appeals subject to the following condition:
Prior to a Certificate of Occupancy:
- A Municipal Lien Certificate shall be provided to the Building Commissioner as evidence of payment of any back taxes, fees or penalties owed to the town, if any; and
- Evidence of recording of this Special Permit at the Plymouth County Registry of Deeds or the Land Court shall be presented to the Building Inspector.
Marc Garrett, second; the vote was unanimous (5-0).
Conceptual Review – RDD
Augustino Diodato/Braley Road
This review was continued to a future meeting at the request of the developer and the engineer.
Other Business:
“Topics not reasonably anticipated by the Chair 48 hours in advance of the meeting.”
1820 Courthouse Update
Handout: 1820 Courthouse presentation
Marc Garrett updated the Board on the presentation by the architects for the proposed new Town Hall tied into the existing 1820 Courthouse. He praised the architects for the great job that they did and for meeting timelines while staying on budget. The proposals will be presented to the community via the Board of Selectmen’s meeting on Tuesday, September 10, 2013. The proposals include increased parking and retention of the three existing homes. The estimated cost is $35 million. The cost does not include the retrofit of the Town Hall for the School Department which may be offset by the sale of the School Department building on South Meadow Road. It will be up to the community whether the project moves forward.
Malcolm MacGregor expressed his concerns with the traffic along the Exit 5 corridor and suggested considering a moratorium on development.
The Board discussed the matter and considered types of improvements that could be initiated.
Correspondence:
2014 FATM Capital Requests memo
Tim Grandy moved for the Board to adjourn at 9:00 p.m.; Malcolm MacGregor, 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 16, 2013
Administrative Assistant
| 
