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 and Valerie Massard
Recording Secretary: Eileen Hawthorne
Administrative Notes:
Minutes:
September 9, 2013
Tim Grandy moved for the Board to approve the minutes of September 9, 2013* as presented; Bill Wennerberg, second; the vote was unanimous (5-0).
Lot Releases*:
B562 – Village at South St (aka Oak Hollow) Lot 62D-18 (aka 62D-1)
Marc Garrett moved for the Board to release lot 62D-18 (aka 62D-1) in the Village at South Street (aka Oak Hollow) VOSD; Malcolm MacGregor, second; the vote was unanimous (5-0).
B437 – Pinehills LLC, Meeting Way, Lot 10-418
Tim Grandy moved for the Board to release lot 10-418 on Meeting Way in the Pinehills Development; Malcolm MacGregor, second; the vote was (4-0-1) with Bill Wennerberg in abstention.
Form A Plans*:
A4474 – Pinehills LLC, Painted Cottage, Map 77D, Lots 10-538 and 10-539 – Combine lots to create lot 10-548
Malcolm MacGregor moved for the Board to determine that A4474 was entitled to endorsement; Marc Garrett, second; the vote was (4-0-1) with Bill Wennerberg in abstention.
ZBA 3723 – Anthony Thompson
11 Westwood Road, Map 30, Lot 4-11
Special Permit subject to waive access way requirements to determine if lot is buildable
The Board received the following documentation* for review of this case:
Staff Report
Property Record Card
Locus Map and Site Photographs
Engineering Dept. Comments dated September 3, 2013
Plan of Land dated November 8, 1971
Handout:
Letter from Lawrence Winokur dated September 16, 2013
Valerie Massard reviewed the history of the site which is located on Westwood Road, approximately 500 ft. off Royal St, which is off Samoset Street. The lots were created prior to zoning. There is an existing road layout, but the road has not been built to the site. Currently the gravel road varies in width from 8-10 ft. at its narrowest area to 16-25 ft. wide at the widest areas. There are no special habitat considerations or well head areas. Ms. Massard noted that there is an existing house on lot 3-1 and a garage on lot 4-11. The intention is to combine the garage and vacant lot to create a buildable lot and retain the existing house on a separate lot (each lot is held in separate ownership). The plans submitted to the Board did not show any access or drainage improvements. The recommended
conditions in the staff report were drafted in conjunction with the Engineering and Fire Departments.
Anthony Thompson stated that his intention was not to become a developer, but to liquidate the estate of his mother at the highest use. Mr. Thompson stated that he was always told that the lot with the garage was a buildable lot. A zoning application filed with the building department indicated that a special permit for accessway was required.
Tim Grandy asked if the road was maintained, graded and plowed by the Town.
Mr. Thompson replied that the Town has come out occasionally to grade and plow the road, but he maintained the road while his mother was alive.
Lawrence Winokur, an abutter, handed out a letter to the Board outlining a number of his concerns regarding the number of units to be constructed; lack of survey work; no topographical data, grading, road improvements or drainage is shown; proposed driveway, house and sewer locations are not shown; adequacy of utilities; and limit of clearing and proposed retaining walls and buffering are not shown. He noted while some of the items are addressed in the staff report, he would like more information.
The Board continued their review to September 23, 2013 in order to allow Mr. Thompson and Mr. Winokur to meet to address the issues raised.
Conceptual Review – VOSD
Beaver Dam Road
The Board received the following documentation* for review of this case:
Staff narrative
Property Record Cards
Narrative from Land Management Systems Inc, dated September 12, 2013
Locus Map
VOSD Plan #1 dated 6-24-13
Serenity Hill Cottages VOSD plan dated 8-13-13
VOSD Analysis
Randy Parker, Land Management Systems Inc., presented conceptual plans to create a VOSD on property that currently houses Serenity Kennels on Beaver Dam Road, Map 75, Lots 13B and 13D. The preferred option showed the existing kennel and house on a lot with an easement to an open space lot to the rear and a lot with a 14-16 ft. access way ending in a cul-de-sac (to allow adequate turning for Fire apparatus) and five “cottage” style condominiums with a total of 12 bedrooms.
Valerie Massard noted that the site is next to land owned by the Pinehills LLC and across from the Tidmarsh Farms complex. The proposed density and access to trails is consistent with the VOSD. Ms. Massard stated that Option 2 is less intrusive on the landscape and maintains existing grades for a better configuration. There is also a potential for a trail link with the Pinehills.
Malcolm MacGregor asked what the green dots on the plan were and encouraged a potential trail access.
Mr. Parker replied that the green dots represent screening that will mitigate some of the noise from the kennels. The screening will utilize some existing trees with additional tree plantings.
Marc Garrett thought that the concept was fine, but that varying the location of the “cottages” would be preferable.
Bill Wennerberg agreed that varying the layout would be preferable and allow for improved siting of the proposed individual wells and septic systems.
The Board looks forward to further review of the proposal.
Conceptual Review –
Local Initiative Program (LIP) for 24 units
Augustino Diodato/Braley Road
The Board received the following documentation* for review of this case:
Staff Narrative
Property Record Card
Locus Map
Conceptual Site Plan dated July 25, 2013
Conceptual Site Plan dated August 26, 2013
Handout:
Local Initiative Site Program (LIP) Site Plan dated August 26, 2013, 24 Units, 3 Buildings
Conceptual Site Plan dated August 26, 2013, 16 Single Family Dwellings
Conceptual Site Plan dated August 26, 2013, 24 Units, 4 Buildings
Conceptual Site Plan dated August 26, 2013, 24 Units, 3 Buildings
Mark Flaherty, Flaherty and Stefani, Inc., presented a conceptual plan for a 24 unit affordable project located on Braley Road, adjacent to Route 3 which is the preferred option. The 24 units would consist of three buildings with eight units each accessed by a looped road system. The site will be serviced by Town water and sewer. The property is not located in an endangered species area. Mr. Flaherty also presented alternative plans showing 16 single family homes on the site and 24 units in four buildings with six units each.
Valerie Massard noted that the project would be located away from existing homes on Braley Road, but no input from the residents of the area has been received yet. It is not in a Zone 2 of the Lout Pond well, therefore, would not affect the well and if it they install Town water and sewer impacts would be minimal. Mr. Diodato has not met with the Community Development Director yet to vet the affordable housing component and what types of units would be constructed. Ms. Massard noted that approximately 40 to 50 percent of the families of Plymouth would qualify for affordable housing. There would be a series of public hearings required if the project moves forward.
Malcolm MacGregor felt that the concept was much too dense to put along the highway. He stated that the Town’s Master Plan includes a green network from downtown Plymouth through this area and we would lose potential open space and tourism. He felt that the proposal would be a massive disturbance to the property.
Marc Garrett was also concerned with the proposed density. He was also concerned with the access and sight distances from Braley Road onto Billington Street. He felt that the condition of Braley Road would not support a development of this size. He was also concerned that a secondary access for emergency access for public safety has not been provided.
Tim Grandy and Paul McAlduff agreed that the proposal was far too dense. Mr. Grandy was also concerned that there was no secondary means of egress. Mr. McAlduff felt that the noise from the highway would also be a deterrent for potential buyers.
Augustino Diodato, the potential developer, did not feel that the project was any denser than the proposed project on Cherry Street and his project was not on a major street.
Other Business:
“Topics not reasonably anticipated by the Chair 48 hours in advance of the meeting.”
B509 – The Trails (aka Fox Hollow Farm and Fox Hollow)
The Board received the following documentation* for review of this case:
Staff Memo
Escrow Agreement
Valerie Massard presented a request for a reduction to the escrow account for B509 – The Trails (aka Fox Hollow Farm) in the amount of $4,000.00 for work completed and a lot release for construction purposes for lot 17-12, Seabiscuit Drive.
Tim Grandy moved for the Board to release $4,000.00 from the escrow account for the above-mentioned subdivision; Malcolm MacGregor, second; the vote was unanimous (5-0).
Marc Garrett moved for the Board to release lot 17-12, Seabiscuit Drive from the above mentioned subdivision; Malcolm MacGregor, second; the vote was unanimous (5-0).
1820 Courthouse Update
Marc Garrett stated that the 1820 Courthouse committee would be meeting this week to discuss the community reaction to information from the presentation that was held at the Board of Selectmen’s meeting.
Tim Grandy moved to adjourn at 8:30 p.m.; Marc Garrett, 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 23, 2013
Administrative Assistant
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