January 6, 2014
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
The Board held a moment of silence in memory of Ric Cone.
Administrative Notes:
Minutes:
December 16, 2013*
The Board approved the minutes of December 16, 2013 as presented,
Form A Plans: None
Marc Garrett moved for the Board to approve the Administrative Notes as presented; Tim Grandy, second; the vote was (4-0-1) with Bill Wennerberg in abstention.
B581 – The Residences at Waverly Oaks
(cont. from 11/25 and 12/16)
Seated: Paul McAlduff, Marc Garrett, Bill Wennerberg, Malcolm MacGregor, and Ken Buechs
Modification of RDD Special Permit; Definitive Subdivision for Phase One; Inclusionary Housing and Transfer of Development Rights
The Board received the following documentation* for review of this case:
Comments from Joseph DeSilva dated December 31, 2013
Staff Report
Letter from Vanasse & Associates dated November 21, 2013
Engineering Department Comments dated November 21, 2013
Letter from Beals & Thomas dated November 19, 2013
Letter from Nitsch Engineering dated November 15, 2013
Excerpts from the minutes of 2/25/13, 10/15/12, 7/11/11, 6/13/11, and 12/17/07
Submittal Packets including plans received October 3, 2013
Traffic Impact and Access Study Received October 8, 2103
Handouts:
Fire Department Comments
Memo from Leighton Price
Fire Department Comments dated 1/6/14, 2/14/13, and 7/10/13
Mark RIdder updated the Board regarding a project review meeting held with area residents. The proposed project will create a golf course community.
Jeffrey Dirk, Vanasse & Associates, Inc., presented a traffic study map detailing the site location and intersections that were studied. Mr. Dirk noted that traffic patterns have changed significantly in the area and improvements need to be made to increase vehicle, pedestrian, and bicycle safety. Traffic volumes have increased especially at intersection of Clark Road and Long Pond Road. The project location has had relatively stable traffic volume at 4-5 thousand vehicle trips per day while the area south of the site has experienced an increase to approximately 10-12 thousand vehicle trips per day. The speed along Long Pond Road, bicycle accommodations for the Claire Saltonstall Bikeway and sight lines are of concern. Intersections in the area that operate at a failed level of service include the Plymouth South
High School entrance/exit and the Clark and Long Pond Road intersection. The proposed project is predicted to increase traffic volume by 900 trips per day. Installation of a roundabout at Clark Road as part of the River Run project will help to alleviate some of the congestion at that intersection once constructed. Traffic calming measures for this project include: a raised median at the entrance to the site; internal pathways for pedestrian and bicycle connections through the site to the school property; and roadway widening to accommodate bicycles within a 4-5 ft. shoulder along the project frontage on Long Pond Road and an interim right turn lane at Clark Road onto Long Pond Road.
Lee Hartmann cautioned that there is no guarantee that the proposed River Run improvements at the Clark Road intersection will be installed prior to the beginning of this project.
Tom Ryan, landscape architect, informed the Board that they went back and revisited the spine, dispersal and cluster schemes for the site. Mr. Ryan stated that the site was originally designed to accommodate a golf course with minimal areas that would be suitable for residential development. The alternative schemes would require significant land clearing within the golf course and would not create a sense of community. The proponent feels the best option for the site is to place the residential development in the area closest to Long Pond Road and the school. The current plan relocated units in order to preserve additional woodlands, includes two park areas, roadways that will line up with existing roads on the opposite side of Long Pond Road and a variety of housing options that take advantage of the topography in
the area of development. The residents will be able to take advantage of the amenities on the site and utilize golf carts to traverse the site.
Mr. Ridder stated that all the amenities and roads will be privately maintained by a home owner’s association. The project will provide revenue to the Town through real estate taxes and permitting fees. He noted that the Fire Department comments will be addressed.
Malcolm MacGregor suggested beginning the development closer to the golf course/club house area and that a trail from the school to Bump Rock Road was important.
Public Comment:
Sam Chapin expressed his concerns with traffic issues on Long Pond Road, using the existing commercial golf course/facility toward density calculations and whether the golf course should be considered as open space.
Joe DeSilva commented that the proposed project has a high density with requested waivers that will impact traffic and safety issues; there is a question of whether the open space is “meaningful”; there may not be a credible source of water with adequate water pressure; and a master plan should be submitted for all phases of the development.
Tom Gallant stated that he attended the original meetings for the existing golf course with 10 residential units. He was concerned with the traffic and safety issues and whether any further development could be proposed for the site.
Craig Richards asked why the open space would be under a covenant instead of a conservation restriction.
Mr. Hartmann explained that in order for open space to have a conservation restriction, the land would have to be left in a natural state.
Leighton Price handed a memo to the Board outlining his concerns with increased traffic and safety for vehicles, cyclists, runners, and walkers that are using Long Pond Road.
Ed Russell asked if the open space covenant could be amended or eliminated at Town Meeting.
Mr. Hartmann replied that the covenant would not need to go before Town Meeting, but could be amended by the Planning Board.
Bill Wennerberg stated that he struggles with the golf course being considered as open space. He felt open space that was naturally wooded or marsh is generally considered more meaningful. Mr. Wennerberg was supportive of a design that would disperse the residential areas throughout the site, would provide better separation for septic and wells, better views and vistas, and mixed housing sizes and styles. Mr. Wennerberg stated that a comprehensive master plan should be designed for the site.
Mr. MacGregor stated that given the history of wild fires in the area and the surrounding wooded areas, fire prevention measures should be required.
Ken Buechs stated that the location of the units was too congested. Mr. Buechs preferred the spine layout. He was concerned with safety on Long Pond Road, providing an adequate turning radius for emergency vehicles, whether there is adequate water pressure and the impact of septic systems on the area’s aquifer.
Marc Garrett shared the other Board member’s concerns with the layout, whether the open space is meaningful, school, pedestrian and bicycle safety, fire safety, and the lack of a master plan.
Tim Grandy and Paul McAlduff also agreed with other Board member comments.
Mark Ridder asked for the Board to continue the public hearing in order to address the Board’s concerns.
Paul McAlduff requested that a complete plan be submitted.
Marc Garrett moved to continue the public hearing to March 3, 2014 at 7:15 p.m.; Bill Wennerberg, second; the vote was unanimous (5-0).
Tim Grandy moved for the Board to adjourn at 8:50 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: January 13, 2014
Administrative Assistant
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