November 18, 2013
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
Recording Secretary: Eileen Hawthorne
Administrative Notes:
Minutes:
October 28, 2013
Bill Wennerberg moved for the Board to approve the minutes of November 18, 2013* as presented: Tim Grandy, second; the vote was unanimous (5-0).
B509 – The Trails
Covenant Extension*
Bill Wennerberg moved for the Board to extend the covenant for B509 – The Trails (a.k.a. Fox Hollow) to November 18, 2015; Tim Grandy, second; the vote was unanimous (5-0).
Form A Plans*:
The Board determined that the following Form A plans were entitled to endorsement:
A4481 – 499 State Road LLC, 495, 497 and 499 State Road, Map 76, Lots 35-2, 38 and 38A – Create lots 35-5 and 38C
Bill Wennerberg moved to endorse; Tim Grandy, second; the vote was unanimous (5-0).
A4482 – Pinehills LLC, Skipping Stone, Map 78B, Lots A252 and A-253 – Divide to create lots A-254 and 11-237 through and including 11-256 (21 Lots)
Tim Grandy moved to endorse; Marc Garrett, second the vote was (4-0-1) with Bill Wennerberg in abstention.
A4483 – William Harrington Trust of 2008, 12 Center Hill Road, Map 50, Lots 21B and 4C – Lot line adjustment to create lots 21B-1 and 4C-2
Bill Wennerberg moved to endorse; Tim Grandy, second; the vote was (4-0-1) with Marc Garrett in abstention.
A4484 – Whitman Homes/Pinehills, Boatwright’s Loop, Map 77E, Lots 15-258 and 15-259 – Lot Line Adjustment to create lots 15-269 and 15-270
Marc Garrett moved to endorse; Tim Grandy, second; the vote was (4-0-1) with Bill Wennerberg in abstention.
Site Plan Review
136, 138 & 140 Court Street
Parking Expansion Plan
The Board received the following documentation* for review of this case:
Staff memo
Letter from Flaherty & Stefani Inc., dated October 22, 2013
Locus Map
Handout: Letter from Engineering Dept. dated November 18, 2013
Site Plan, Grading and Drainage Plan and Detail Sheet dated October 21, 2013
Mark Flaherty presented a site plan detailing a combined parking area for two abutting buildings on Court Street. There would be a one way entrance from Court Street to access the proposed 20 parking spaces with a one way egress onto Court Street with adequate sight distances. A 5’ wide pedestrian walkway and drainage will also be installed. Several existing trees will be removed in order to combine the existing parking areas. Landscaping details were provided on the plan.
Lee Hartmann noted that the existing buildings consist of a commercial/residential structure and a residential structure. Mr. Hartmann stated that the proposed parking plan will be a vast improvement to the existing conditions. He noted that DPW submitted a recommendation with 13 conditions, several of which the applicant has agreed to comply with Conditions No. 4, the first part of 10, 11 and 12.
The Board members were supportive of the proposed parking layout and agreed that the new layout would be a vast improvement.
Bill Wennerberg moved for the Board to notify the Building Commissioner that the site plan will comply with the minimum standards of the Zoning Bylaw once the findings and recommendations in the staff report and following conditions have been met:
Landscaping
§205-23 H Visual relief for lots (5) requires that a competent professional certify to the Building Inspector that the landscaping has been installed in accordance with the approved plan prior to the issuance of an occupancy permit. The proposed plan does depict three (3) trees and a notation which states “proposed landscape area” but no other details, with the exception of a typical tree planting detail on sheet 3 of 3. It is recommended that a more detailed landscape plan be prepared and submitted on a revised plan using native species as landscape elements, precluding the installation of non-native and potentially invasive plants form the proposed project.
Lighting
The plan should be revised to depict adequate lighting for the proposed parking area and pedestrian walkways.
Details
Two (2) of the proposed details on sheet 3 of 3 should be revised to comply with best development practices (BDP).
- The Siltation fence detail should be revised to depict the haybale on the opposite side of the siltation fence. It is BDP to have the haybale on the same side as where the silt fence is trenched in which minimizes the potential of silt/sediment laden water from being discharged beyond the limit of work.
- The detail titled Drain Haybale Enclosure should be revised to depict an alternative to haybales if the erosion control barrier is to be installed on a paved surface. It should be noted that it is impossible to secure a staked haybale on pavement. If this is the case then an alternative such as compost wattle should be used instead.
- The applicant should provide a cape cod berm around proposed catch basin #2 to direct/capture all stormwater runoff.
- The applicant must provide 1” of treatment volume per Plymouth’s Drainage Guide.
Malcolm MacGregor, second; the vote was unanimous (5-0).
Conceptual Review – Atty. Robert Betters
Spring LLC, 234 Water Street
Five – 3 Bedroom Units
The Board received the following documentation* for review of this case:
Locus Map
Site Plan dated October 7, 2013
Handout: Site Photographs
Mark Flaherty presented a conceptual plan for a five unit, 3 bedroom condominium project with associated parking at 234 Water Street. A modification of an existing special permit through the Zoning Board of Appeals would be required for this project. The site is currently used as a parking area. The structure would be similar in design and style to a project approved for Caswell Lane. The structure would be located to the rear of the site with a driveway along the front to access a one car garage under each unit. Hedges would be planted along Water Street for screening. Five additional parking spaces would be provided at opposite ends of the structure. Mr. Flaherty stated that the site would be serviced by Town water and sewer. The site has no wetland issues and is not in a flood zone. Landscaping would include a planted buffer to the abutting neighbor to the north, a hedge row along Water Street and interior plantings.
Lee Hartmann noted that the site is in the waterfront zone that allows for multi-family units. The proposed project is consistent with density requirements of 8 units per acre (five units on .63 acres). There is no affordable component due to the five unit count. Mr. Hartmann stated that losing parking in this area is an issue, but this would be an improvement to the waterfront neighborhood. Mr. Hartmann stated he would check whether the site is in a flood zone on the preliminary flood maps that will be effective in Spring 2014.
Malcolm MacGregor suggested cleaning up the railroad right of way to the rear of the site and creating a connection to the proposed Copper Cove residential project.
Tim Grandy asked whether the snow would be stored on site or removed.
Mr. Flaherty replied that it would have to be removed.
Marc Garrett suggested moving the structure closer to Water Street and having the driveway and garage access to the rear of the site.
Atty. Robert Betters noted the elevations that were presented were for the Caswell Lane project and this project would be similar. Atty. Betters stated that they could look at moving the structure closer to the street and putting the driveway and garages to the rear of the site.
Bill Wennerberg felt the density was appropriate for the site.
Paul McAlduff agreed with Mr. Garrett regarding moving the structure closer to the street and putting the parking in the rear of the site.
The Board looks forward to further review of the project.
Conceptual Review – Atty. Robert Betters
40 Sandwich Road Real Estate Trust
40-42 Sandwich Road/Map 47, Lot 7B
The Board received the following documentation* for review of this case:
Locus Map
Proposed Reduced Frontage Lot Plan dated September 12, 1989
Atty. Robert Betters and Mark Flaherty presented a conceptual plan for a Rural Density Development (RDD) on Sandwich Road. Atty. Betters noted that the plan that the Board received showed lot dimensions, but the lots could not be created on a scenic street. The site is a 3.5 acre site with an existing single family dwelling. The RDD would create an additional residential lot with a shared driveway and a two acre open space lot. There are no wetlands or Natural Heritage or FEMA zones. The buffer along the adjacent highway will provide screening and sound mitigation for the dwellings. The topography rises steeply from Sandwich Road.
Marc Garrett questioned whether a standard subdivision could be designed for the site and stated that the Board would need to review a subdivision layout.
Tim Grandy agreed with Mr. Garrett and suggested that the plan be presented to the abutter’s of the property.
Malcolm MacGregor also agreed with Mr. Garrett. Mr. MacGregor stated that he would prefer to see as much woodland preserved between the exit ramp and the buildings to minimize sound.
Paul McAlduff agreed with Mr. MacGregor regarding providing as much of a buffer area from the highway as possible.
Other Business:
“Topics not reasonably anticipated by the Chair 48 hours in advance of the meeting.”
The Board discussed adding a minority report or a statement of minority opinion to Town Meeting articles and/or all Planning Board reports and recommendations. The minority report would summarize the dissenter’s reasons for their vote.
Lee Hartmann stated that he would consult with Town Counsel regarding including a minority report in special permits.
Malcolm MacGregor moved for the Board to include a statement of minority opinion upon request of a dissenting voter; Bill Wennerberg, second; the vote was (3-2) with Tim Grandy and Marc Garrett in opposition.
Marc Garrett presented a draft letter to Mass DOT requesting consideration of work at the Exit 5 interchange. The letter was drafted with input from the DPW and Planning Directors.
Malcolm MacGregor suggested a change to the third to last paragraph: remove the reference to ramps and add “bringing the remainder of the intersection as close to a full interchange as possible”.
Bill Wennerberg moved for the Board to approve the letter with the amendment suggested; Tim Grandy, second; the vote was unanimous (5-0).
1820 Courthouse Update
Marc Garrett stated that there were approximately 115 attendees at the last meeting. Fifteen commentators responded with some in favor and some against. A meeting will be held Wednesday (11/20) to determine the next steps.
Marc Garrett announced that a discussion forum between Plymouth and Kingston officials regarding the Route 44 corridor has begun.
Correspondence:
Environmental Partners Engineering Review*
Map 89, Lot 13-4, Home Depot Drive
No discussion.
Tim Grandy moved to adjourn at 8:25 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: November 25, 2013
Administrative Assistant
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