9/30/13
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 23, 2013
The Board approved the minutes of September 23, 2013 as presented.
Site Plan Review – 276 South Meadow Road
Office/Warehouse Addition
The Board received the following documentation* for review of this case:
Staff Memo
Stormwater Analysis
Locus Map
Existing Condition Site Plan
Proposed Addition Site Plan
The Planning Board voted to notify the Building Commissioner that the proposed building addition is acceptable and that the site plan complies with the minimum requirements of the zoning bylaw:
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.
A Registered Landscape Architect or other qualified licensed professional must certify to the Building Commissioner prior to the issuance of a final occupancy permit that the required landscaping has been installed in accordance with an approved site plan, the Zoning Bylaw and acceptable landscape practices.
The Town Engineer must approve the proposed drainage design and calculations.
Form A Plans*:
The Board determined that the following Form A Plans were entitled to endorsement:
A4477 – John McEntee and Gerald Casey, Reed Avenue (West), Map 48, Lots 54-37 and 54-38 – Combine to create lot 54-384
Endorsement of Land Court Plan for A4471 – Dorcod LLC, Cape Cod Ave (previously endorsed on August 19, 2013)
Malcolm MacGregor moved for the Board to approve the Administrative Notes as presented; Marc Garrett, second; the vote was unanimous (5-0).
Public Hearing: B437 – Pinehills Development
Sacrifice Rock, Rockwood and Skipping Stone Neighborhood
The Board received the following documentation* for review of this case:
Draft Vote
Locus Map
Modified Definitive Subdivision Plan dated August 14, 2013
Topography and Road Layout Plan dated August 9, 2013
Road Profiles dated August 6, 2013
Paul McAlduff read the public hearing notice and opened the public hearing.
Seated: Paul McAlduff, Tim Grandy, Marc Garrett, and Malcolm MacGregor
Bill Wennerberg recused himself from this public hearing and left the room.
John Judge presented Phase One plans for a new neighborhood to be located off Sacrifice Rock Road. The plans include the road layouts for an extension of Sacrifice Rock Road, two new roads (Skipping Stone and Rockwood) and the layout for 20 residential lots. Phase Two will consist of 20 additional residential lots.
Marc Garrett asked for clarification of the unpaved emergency access road shown on the plan.
Mr. Judge explained that the emergency access shown is temporary and will be relocated once the remaining portion of Sacrifice Rock Road and Long Ridge Road are completed.
Malcolm MacGregor was concerned that the proposed development in the area of the Pine Hills may interfere with prescriptive rights of those that have been hiking across the top of the Pine Hills over to Tidmarsh bogs for the past 40-50 years.
Mr. Judge agreed to work with the Board to provide walking trails.
Public Comment: None
Marc Garrett moved to close the public hearing; Tim Grandy, second; the vote was unanimous (4-0).
Marc Garrett moved for the Board to approve the modified subdivision plan for B437 – Pinehills: Sacrifice Rock Road, Rockwood and Skipping Stone subject to the following conditions:
The modification to the approved plan is subject to all conditions listed in the approval for the Master Plan Special Permit, and the applicable Planning Board covenant with respect to this subdivision is extended for two (2) years.
Pinehills LLC agrees to work~with the Office of Planning and Development to determine, by mutual agreement of the parties, the feasibility of~creating a walking trail, accessible by the public, in the northeasterly portion of the Pinehills OSMUD, running easterly from Old Sandwich Road. If so determined, Pinehills LLC and the Planning Board further agree to work together to undertake any necessary, mutually acceptable modification to the Pinehills Development Plan.
Tim Grandy, second; the vote was (3-1-0) with Malcolm MacGregor in opposition.
Bill Wennerberg rejoined the meeting.
ZBA 3726 – Balboni Development LLC
135 Camelot Drive, Map 83, Lot 13-14
Special Permit for a proposed use in an Aquifer Protection District for storage of sand/salt mix
The Board received the following documentation* for review of this case:
Staff Report
Note from Applicant dated September 10, 2013
Locus Map
ANR Site Plan
Map indicating location of proposed storage bin
Aquifer Protection Map
Site Photographs
Marc Garrett recused himself from this review and joined the audience.
Valerie Massard presented the request for a special permit by Balboni’s Landscape Supply in order to store sand and salt during the winter months. A special permit is needed because the site falls within Zone 3 of the Aquifer Protection District. The storage area will be covered and placed on a paved surface in order for the use to be allowed. Ms. Massard stated that staff is supportive with proposed conditions.
Malcolm MacGregor suggested that a cover along the front of the bays should be added to the proposed roofing system to keep the product dry and minimize impacts to the aquifer protection area.
Debra Balboni agreed to add protection to keep the product dry.
Tim Grandy moved for the Board to recommend approval to the Zoning Board of Appeals; Bill Wennerberg second.
Malcolm MacGregor requested an amendment to the motion that would require a condition to add protection along the front of the storage bays to keep the sand and salt dry.
Tim Grandy moved for the Board to recommend approval to the Zoning Board of Appeals subject to the following conditions:
Prior to issuance of a Certificate of Occupancy for the use:
- The truss structures shall be constructed to the satisfaction of the Building Commissioner and shall include a simple device to prevent wind-driven rain on the front of the storage bay for the salt.
- 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.
Bill Wennerberg, second; the vote was unanimous (5-0).
Marc Garrett rejoined the Board.
Site Plan Review – Boys & Girls Club of Plymouth
9 Resnik Road, Map 103, Lots 14K-137 and 14K-138
The Board received the following documentation* for review of this case:
Staff Memo
Planning Board Staff Report Case No. 3104 dated July 2, 2002
Zoning Board of Appeals Decision Case No. 3104
Locus Map
Site Permitting Plans dated September 9, 2013(Cover, Pages 3, 5, A2 and Landscape Plan)
Bill Shaw, Associated Engineers, presented previously approved site plans (ZBA #3104) for a 3,376 sq. ft. addition for a teen center to the Boys and Club. The original petition included gravel removal, Phase One for the existing building and Phase Two for the proposed addition. Parking, paving, water and sewer are already in place to service the proposed addition.
Jon Henson presented the landscape plan which included evergreen plantings to maintain visual buffers at lower canopy levels and two flowering trees at the end of the parking lot. The plantings will also provide additional screening for the Grabau Drive neighborhood.
Marc Garrett moved for the Board to recommend approval to the Zoning Board of Appeals of the site and landscaping plans as presented; Tim Grandy, second; the vote was unanimous (5-0).
Site Plan Review – Roberts Realty Trust
Richards Road, Map 102, Lot 12E-15B
The Board received the following documentation* for review of this case:
Staff Memo
Locus Map
Grading Plan dated June 10, 2012
Landscape Plan dated August 28, 2013
Bill Shaw, Associated Engineers presented the site plan for a 13,000 sq. ft. warehouse/storage building with 2,000 sq. ft. of office space which was originally approved in around 1999 or 2000. The site had been leveled and cleared as part of the industrial park improvements and pad-ready lots on Richards Road. Water and sewer as well as storm drainage are existing.
John Henson presented the landscape plan which included a gateway area with lower evergreen shrub material in a center island, deciduous trees planted for screening and a back galley area provides a drainage area.
Malcolm MacGregor moved 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, driveways, 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 must be documented.
Bill Wennerberg, second; the vote was unanimous (5-0).
Other Business:
“Topics not reasonably anticipated by the Chair 48 hours in advance of the meeting.”
1820 Courthouse Update
Marc Garrett noted that the 1820 Courthouse Committee would be meeting on October 4, 2013.
Malcolm MacGregor suggested the Board should work on drafting a coastal management plan. He was concerned with severe erosion to the bluffs and downtown area that would happen in the future.
Paul McAlduff noted that he shared Mr. MacGregor’s concerns.
Marc Garrett stated that although it is not directly related, he has been approached by David Gould, Director of Marine and Environmental Affairs to work on a harbor management plan.
Tim Grandy moved for the Board to adjourn at 7:55 p.m.; Bill Wennerberg, 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: October 7, 2013
Administrative Assistant
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