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Scituate Planning Board, January 27, 2011
TOWN OF SCITUATE MASSACHUSETTS

SCITUATE PLANNING BOARD

MINUTES

January 27, 2011

Members Present: Mr. William Limbacher, Chairman, Mr. Daniel Monger, Vice Chairman, Dr. Afanasenko, Mr. Eric Mercer and Mr. Richard Taylor

Members Absent: Mr. Robert Vogel

Others Present: Ms. Laura Harbottle, Town Planner

See Sign-in List for names of others present at this meeting.

Location of meeting: Selectmen’s Hearing Room, Town Hall

Mr. Limbacher called the meeting to order at 7:30PM. He announced the meeting was being audio recorded and asked if there were any other recordings being taken. There were none.

Documents
• 1/27/10 Planning Board Amended Agenda

ACCEPTANCE OF AGENDA: Mr. Monger moved to accept the amended agenda. Mr. Taylor seconded the motion and the vote was unanimous in favor.

Discussion: Progress on Master Plan

Mr. Limbacher suggested moving this agenda item to the end of the meeting.

Old Business, New Business, Correspondence, Administrative Items, Updates

Form A Plan – 788 First Parish Road - Map/Block/Lot: 30-1-1C
Owner/Applicant M&C Bulman Trust

Documents
• Form A plan by Ross Engineering Co., Inc. dated 1/13/11 for Carol C & Michael T. Bulman, Trustees, M & C Bulman Family Trust
• Memo from Paul Shea, Conservation Commission received 1/24/11

Ms. Harbottle said that the purpose of the Form A is to do some land swapping between what was lot 2 and lot 3. She believes parcel 2B would become part of lot 3 so the structure on lot 3 can be on that person’s land. Mr. Limbacher agreed that the purpose is to move the lot line to make the structure conforming. Ms. Harbottle said that parcel 2A would be used for frontage for lot 1B. She said there is a note on the plan that parcel 2A is not a buildable lot.

MOTION: Mr. Mercer moved to endorse the Form A for 788 First Parish Road. Mr. Monger seconded the motion and the vote was unanimous.

Resolution, Support Application for District Local Technical Assistance

Documents
• Scituate Center Project from Laura Harbottle, Town Planner

Ms. Harbottle said she and Mr. Monger have been discussing the possibility of a new business district on Route 3A. The District Local Technical Assistance grant would assist with a study on how viable that idea would be. Mr. Taylor asked if that type of study should be left for the new Economic Development Commission. Mr. Monger said the grant application is due 1/31/11 and there wouldn’t be another grant available. Mr. Taylor said he read the article in the newspaper mentioning a business district and a supermarket on Route 3A and feels the Board has to be cautious in setting the right expectations. Mr. Limbacher feels they should be careful to not appear as if the Planning Board is undermining the Economic Development Commission. Mr. Monger said this is just a grant to study whether a new commercial zone would be a good idea. Mr. Limbacher said that although he would support a study, the Board must remember many residents are in favor of the greenbelt. He said that there are already four centers in town and there is sensitivity there. Mr. Taylor said he wouldn’t object to a study but the town already has centers and has done a lot of work to improve these areas. He feels more strongly about focusing on the existing business districts rather than creating another one.

MOTION: Dr. Afanasenko moved to support the submittal of an application for District Local Technical Assistance. Mr. Monger seconded the motion and the vote was unanimous.

Discuss/approve letter of support, Ocean Campus Center

Documents
• Copy of letter from Mr. Limbacher to Mr. Rosen in support of the Center

Mr. Limbacher read a letter he drafted in support of the Ocean Campus Center as presented at the 1/13/11 meeting and asked the Board for a motion. Mr. Taylor suggested a word change.

MOTION: Mr. Monger moved to endorse the concept and to send the letter as amended. Mr. Taylor seconded the motion and the vote was unanimous.

Informal Discussion, Flexible Open Space Development, 78 Border St.
Map/Block/Lot: 6/1/4
Owner: Zervas Realty Trust Applicant: Shepard Investments, LLC

Documents
• Preliminary Subdivision Plan by Edward Eisenhaure, PE, PLS dated 12/27/10 for applicant Shepard Investments, Inc.
• Site Plan by Carr, Lynch & Sandell, Inc. (not dated)
• Memo from DPW dated 1/20/11
• Email from Jennifer Sullivan, Board of Health to Laura Harbottle, Town Planner dated 1/21/11

Mr. Monger recused himself and left the room because his Law Firm has a business relationship with Mr. Shepard. Mr. Robert Shepard, Shepard Investments introduced himself and Mr. Jim Sandell, architect for the project. He referred to the plan submitted to the Board and said that he was trying to show that they could fit 8 house lots on the property. He said they met with the neighbors and showed them their plan. He reported positive feedback from the neighbors. Mr. Shepard informed the Board that he has had no involvement in any of the previous proposals that have come forward on this property.

Mr. Shepard said they would be putting the homes on what are currently parking lot areas therefore, reducing impervious surface. They would use the existing septic system as a shared system. The homes would be around 2,200-2,400sf.with first floor master suites. Their market would be empty nesters or people looking to downsize.

Ms. Harbottle said she has met with Mr. Shepard but didn’t have as much detail as what is presented tonight. She is not sure it would be possible to get 8 homes with current zoning and subdivision regulations. Ms. Harbottle said the detention basin would have to be on a separate lot. Mr. Shepard said he spoke with his engineer about that and it would be put on a separate lot if needed. He said, according to his engineer, they might not need the detention basin. They are looking at using new technology that can handle subsurface drainage without use of a basin. He said that within the development there would be less impervious surface than what is there now. Ms. Harbottle said the septic system, as shown, extends to the road and goes under homes. Mr. Shepard apologized saying that they took an existing plan and used overlays so it is confusing. He explained where the septic area would be. Ms. Harbottle said that would also have to be shown correctly on the plan. Mr. Limbacher said they must submit a conventional plan showing what could be built under current and existing zoning. Mr. Limbacher asked how long the cul-de-sac would be. Mr. Shepard replied less than 500’.

Mr. Shepard asked if the submitted concept plan needed to be approved. Mr. Limbacher said the Board would need to approve a conventional density sketch plan. Dr. Afanasenko explained that the applicant would need to show a plan proving density before the Flexible Open Space plan could be submitted. He told Mr. Shepard that if the engineer does not feel the detention basin is necessary then he should not show it on the plan but would need to show the drainage calculations. Mr. Shepard said he could not perc every lot and asked how he could show 8 separate septic systems. Mr. Limbacher said they would have to show a shared system on a separate lot with access to the system and have the Board of Health verify the septic system could handle the development.

Dr. Afanasenko said they would have to show a plan with 8 house lots and two additional lots for septic and drainage. He asked Mr. Shepard if there would be an age restriction on the development. Mr. Shepard replied no. Dr. Afanasenko asked if they would be building the homes or would they sell the lots. Mr. Shepard responded they would be building the homes to suit the owners. Dr. Afanasenko said he was concerned that the homes built would be larger than presented. Mr. Shepard responded that there is not enough land to make the homes much larger.

Mr. Taylor asked if the existing buildings would be demolished. Mr. Shepard replied they might try to save the front part of the restaurant where the fireplace is located and incorporate that into one of the homes. He asked if their design would be in keeping with the character of the neighborhood. Mr. Shepard responded yes. Mr. Shepard said they are also hoping to put in walking trails, a gazebo and a putting green into the common areas.

Mr. Limbacher said the DPW would require they loop the water. Mr. Shepard said they would plan to bring the water in and loop back out to the street. Mr. Limbacher said they should speak with DPW to find out what would be acceptable to them.

Ms. Harbottle suggested the Board follow up with a letter summarizing the Boards concerns. Mr. Limbacher agreed and asked the public for questions or comments. Mr. Bill Smith, 87 Border St., said he was unable to make the neighbors meeting. He said of the three plans that have been presented for this property, he prefers this one. He asked what the price range for the homes would be. Mr. Shepard responded between $900,000.00 and $975,000.00. Mr. Smith said there are drainage issues on Border St. that come from this property and hope they would be addressed. Mr. Limbacher said the Board would address drainage when the application is filed. Ms. Kristen Norris, 66 Border St., said she is favor of the development. She is concerned with privacy so she will be interested in hearing about buffer zones. Mr. Steve Bjorklund, 15 Capt Dan Litchfield, apologized for getting to the meeting late and asked the Board if they addressed the bylaw regarding the Conventional Density Sketch plan. Mr. Limbacher responded they had and the applicant would be making changes to the plan.

Mr. Limbacher summarized by saying that the applicant must meet with the Board of Health regarding issues with the septic system, make a determination on the detention basin and speak with the DPW on the town’s water standards and looping the water. Mr. Limbacher suggested the applicant revise the plan based on the discussions with these departments, meet with the neighbors and come back to the Board for further discussion.

Mr. Monger returned to the meeting at 8:39PM.

Old Business, New Business, Correspondence, Administrative Items, Updates (cont.)

Discussion: Progress on Master Plan

Dr. Afanasenko asked the Board for more time to research the Master Plan and prepare a presentation. He requested the item be put on the 2/24/11 agenda.

Town Planner Report

Ms. Harbottle said she is actively seeking FEMA elevation grant applicants. There was discussion about the process of applying for a grant. Mr. Taylor asked if there were grants available to bury utilities. Ms. Harbottle replied that it would have to go to Town Meeting and the whole town would have to agree to a 2% increase in the utility to pay for it.

Approve Minutes

Documents
• 9/23/10, 10/14/10, 10/28/10, 11/8/10, 11/18/10 and 12/1/10 Planning Board Minutes

MOTION: Dr. Afanasenko moved to approve the minutes of 9/23/10, 10/14/10, 10/28/10, 11/18/10 and 12/1/10. Mr. Monger seconded the motion and the vote was unanimous.