01/21/2009 PLANNING BOARD Minutes

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Public Hearing Willowbend Country Club, Inc. Approval of Special Permit Modification-62 Additional Townhouse Condominiums To the Willowbend Country Club Project The Chairman called the Public Hearing to order and recognized Attorney Jack McElhinney, representing the Applicant. Also in attendance, David Wood, Vice President and Steve Mason, Civil Engineer, Baxter&Nye. .Attorney McElhinny provided copies of"Traffic Impact Study Willowbend Country Club Residential Expansion, Mashpee, Massachusetts, dated January 20, 2009, prepared by Fuss & O'Neill" for Planning Board review. Attorney McElhinney then updated the Board with reference to the site plan. He stated that contact has been made with the Natural Heritage Program resulting in a significant portion of the project site being identified as habitat for the eastern box turtle. Although some issues have not yet been resolved, Attorney McElhinney stated that the revised plan is conceptually satisfactory to Natural Heritage and that conditions for mitigation are being reviewed. A financial commitment will be required in order to fund a study in order to protect some areas more stringently than others. The road layout has been re-engineered to utilize the existing Simons Road layout which will be paved and which will prove to eliminate a road behind the proposed units, which was a concern raised by some of the abutters. The prior layout had been recommended by the Design Review Committee,the design being presented is clearly a less attractive option for the Applicant,but has been adopted in response to community preference. Also, in response to concerns regarding visual impact, one of the proposed four-unit buildings has been eliminated and replaced with two, two-unit buildings that should have a lower profile and should be less intrusive to the neighborhood. . The proposed project consists of a 48-unit layout; the traffic study examined traffic impacts at a 48-unit level and concludes there are no harmful or material impacts at the intersections of Cape Drive, Route 28, Sampsons Mill Road, Quinaquisset Road, and the entrance to Willowbend Drive. Essentially 25%of traffic would enter from Simons Mill Road, 25%would use Willowbend Drive, and 50%would more than likely use the existing main entrance to the Country Club which is off Quinaquisset Road. Applicant is no longer proposing to pave the approximate 100-yards of Simons Road, said area to remain a gravel road, which will prove to make it less attractive to enter and/or exit. A total of 30-trips per day have been projected within the traffic counts with regard to the proposed 48-units. At this point James Leonard inquired as to whether or not the abutters have reviewed the proposed revisions and their comments. 3