October 20, 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: Paul McAlduff, Tim Grandy, Malcolm MacGregor, and Ken Buechs
Planning Board Alternate: Robert Bielen
Staff Members: Lee Hartmann
Recording Secretary: Eileen Hawthorne
Administrative Notes:
Minutes*:
October 6, 2014
B576 – Gunning Point Road VOSD – Lot Release* 1342, 1343, and 1344
Form A Plans: None
Tim Grandy moved for the Board to approve the Administrative Notes as presented; Malcolm MacGregor, second; the vote was unanimous (4-0).
B437 – Pinehills LLC
Ship’s Lookout, Map 77C, lot 1-235
Divide for a new ten lot neighborhood
Paul McAlduff read the public hearing notice and opened the public hearing.
Seated: Paul McAlduff, Tim Grandy, Malcolm MacGregor, and Ken Buechs
The Board received the following documentation for this review:
Staff Report
Modified Definitive Subdivision Ship’s Lookout at Pinehills Plans dated July 16, 2014
Ship’s Lookout Topographical Plans dated June 9, 2014
Handout:
Review Plan dated October 3, 2014
Graphic Master Plan dated June 27, 2000
Letters from the following abutters: George and Debbie Kouri; Karen Shulman and William Burke; Marolyn Katz; Robert M. and Melaine Alpern; Margaret B. and Joseph A. Gallagher; Ed and Beverly Murphy; Bruce and Debra Berlanstein; Anne and Daniel O’Donnell; and Tom & Cara Ward
John Judge, Pinehills LLC, introduced a new neighborhood Ship’s Lookout consisting of ten residential lots and one open space lot. The neighborhood will be located off Old Tavern Trail with elevations varying between 205 ft. to 256 ft. The Hitching Post neighborhood located between elevations 110 ft. to 136 ft. and is 400 to 600 ft. from the proposed Ship’s Lookout neighborhood. Mr. Judge noted that an informational meeting was held for abutters last week where it was explained that the master plan always designated this area for a future neighborhood. Mr. Judge offered to record an open space covenant to protect the land between Ship’s Lookout and Hitching Post from future development and to provide a considerable buffer between residences.
Lee Hartmann reviewed the 1,100 ft. road layout with a 10 percent grade and no major cuts and fills which is consistent with the Town’s standards.
Public Comment:
Alan Lyons, Mike Babini, William Burke, Dennis Duckett, Robert Alpern, Beverly Murphy, Kathy Duckett, Marolyn Katz, George Kouri, Daniel O’Donnell, Jean Kennedy, Mary Alpern, Anne O’Donnell, Ed Murphy, and Karen Shulman voiced their concerns regarding adequate drainage to capture runoff, the close proximity of the proposed neighborhood, and the construction impacts (dust, noise and traffic). Several residents stated that they were told by Pinehills’ representatives that there would be no development on Telegraph Hill.
Malcolm MacGregor moved to close the public hearing; Ken Buechs, second; the vote was unanimous (4-0).
The Board reviewed details of the proposed neighborhood and suggested conditions to address some of the neighbors’ concerns.
Malcolm MacGregor moved for the Board to approve the Modified Definitive Subdivision Ship’s Lookout 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.
The total number of homes located on Ship’s Lookout shall not exceed 10.
Prior to construction, the Pinehills shall identify sight lines at the intersections of i)Ship’s Lookout and Old Tavern Trail, and ii) Stonebridge Road and Old Tavern Trail to identify any necessary improvements. Said findings, and any improvements, if necessary, shall be submitted to the Planning Department to be reviewed by the Planning Board’s consulting engineers.
Prior to construction, Pinehills LLC will submit a drainage plan to the Planning Department showing the proposed drainage design for Ship’s Lookout and the existing drainage facilities in Old Tavern Trail, for review by the Planning Board’s consulting engineers to determine the impact, if any, on abutting roads and existing drainage areas. Revisions resulting from this review, if any, shall be presented to the Planning Board.
Prior to recording the Plan, the Pinehills will prepare and submit to the Planning Board a Form A – Approval Not Required Plan (ANR Plan) delineating the open space parcel (“Open Space Parcel”) between Hitching Post and Ship’s Lookout. The bounds (to be installed by Pinehills LLC) identifying the Open Space Parcel shall be shown on the ANR plan.
Co-incident with the recording of the ANR Plan, Pinehills LLC will record in the Plymouth County Registry of Deeds an Open Space Covenant which will include the Open Space Area, committing this land to be part of the seventy percent of Common Open Space as required under the OSMUD Zoning By-law and Pinehills Master Plan approved by the Town of Plymouth.
Ken Buechs, second; the vote was unanimous (4-0).
B437 – Pinehills LLC
Sacrifice Rock Rd, Long Ridge Rd, Climber’s Path, Walking Stick and Kensington
Map 78B, Lot A-254 and Map 76, Lot 7A
Divide to create 62 lots
Paul McAlduff read the public hearing notice and opened the public hearing.
Seated: Paul McAlduff, Tim Grandy, Malcolm MacGregor and Ken Buechs
The Board received the following documentation for this review:
Staff Report
Modified Definitive Subdivision Plan, Sacrifice Rock Road, Long Ridge Road, Climber’s Path, Walking Stick, & Kensington dated September 2, 2014
Topographical Plans for Sacrifice Rock Road; Long Ridge Road & Kensington dated August 12, 2014
Topographical Plans for Walking Stick & Climber’s Path dated June 9, 2014
Pinehills LLC agreement list dated October 20, 2014
E-mail correspondence from Deborah Sedares dated October 20, 2014 with attachment
List of Seton Highland Residents unable to attend meeting
Letter from David Warden dated October 20, 2014
John Judge, Pinehills LLC, presented the plans for a 62 lot subdivision (54 residential lots and 8 open space lots) with associated infrastructure. The plans detailed two small neighborhoods (8 and 12 lots) and a 34 lot neighborhood with a 14 ft. wide, gated, gravel emergency access only through Seton Highlands. An informational session was held for the surrounding residents last week. There will be a 50 ft. buffer with supplemental evergreen plantings installed along the Seton Highlands’ border. There will be some disturbance within Seton Highlands during the beginning construction phase to allow a connection of utilities. Construction vehicles for the Kensington neighborhood will be restricted from accessing and parking within the Seton Highlands neighborhood.
Public Comment:
Steven Shaw, Linda Brunel, Ed Nicholson, Bruce Brunel, Mike Dowling, Sheath Joyce, Ellen Sturtevant, and Ron Benezio expressed their concerns with restricting access through Seton Highlands and the size of the proposed buffer, timing of the proposed plantings, and construction impacts.
Malcolm MacGregor moved to close the public hearing; Ken Buechs, second; the vote was unanimous (4-0).
The Board discussed the proposed conditions and conditions suggested by the residents of Seton Highlands
Lee Hartmann reviewed the proposed conditions and additional conditions that resulted from public comment and the Board’s discussion.
Tim Grandy moved for the Board to approve the Sacrifice Rock Rd, Long Ridge Rd, Climber’s Path, Walking Stick and Kensington neighborhoods 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.
As proposed emergency access (the “Gravel Road” connection) shall be constructed to a maximum width of 14’ wide from and between the paved portion of Kensington and Shetland and shall be used for access and egress only by emergency vehicles and for other emergency purposes only (i.e. mandatory evacuation or some other public safety directed purpose).
A fifty foot natural buffer (“Buffer”) will be established between the side property line of lot 11-316 on Kensington and the property line of the Seton Highlands Condominium.
Subject to the granting of access from the Seton Highlands Condominium Association, landscaping (trees and/or shrubs) shall be planted in the Buffer area adjacent to the property line (exclusive of the Gravel Road layout). Other than as required for construction of the Gravel Road and utilities located between Shetland and Kensington, and for the installation of the landscaping within the Buffer, any disturbance to or grading into the existing vegetation in the Buffer shall be minimized.
A farm gate with a lock shall be installed and maintained across the Gravel Road.
No construction vehicles will be permitted to access Kensington through Shetland except to the extent required for the limited work necessary to construct the Gravel Road and to complete utility connections extending and connecting existing underground utilities and infrastructure between Shetland and Kensington.
No construction vehicles, and no employees of the home builder or its contractors or subcontractors, will be permitted to park on Shetland to access Kensington.
Pinehills Design Review for the homes to be constructed on Kensington will include, if necessary, only minimal disturbance or grading into the open space buffer to the rear of the home sites. Such minimal disturbance or grading, if necessary, shall be appropriately re-landscaped as part of completion of the home.
Prior to recording the Plan, Pinehills LLC shall submit a Form A – Approval Not Required plan (“ANR Plan”) delineating the Buffer as an open space parcel including showing the bounds (to be installed by the Pinehills) identifying the open space parcel.
As proposed and planned, Pinehills will record in the Plymouth County Registry of Deeds an Open Space Covenant which will include Buffer, committing this land to be part of the seventy percent of Common Open Space as required under the OSMUD Zoning By-law and Pinehills Master Plan approved by the Town of Plymouth.
Ken Buechs, second; the vote was unanimous (4-0).
Tim Grandy moved to adjourn at 9:26 p.m.; Ken Buechs, second the vote was unanimous (4-0).
Other Business:
“Topics not reasonably anticipated by the Chair 48 hours in advance of the meeting.”
*On file with the Office of Planning and Development in project case files.
Respectfully Submitted:
Eileen Hawthorne Approved: October 27, 2014
Administrative Assistant
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