To see if the Town will vote to change the official zoning map of the Town of Plymouth by changing the designation of Lots 1, 2, 3, 4, 5, 6, 7, 23, 24A, 24B, 25, 26, 27, 28, 29, 30, and to the center line of the right-of-way of the portions of Court Street and Russell Street abutting these parcels as shown on Plymouth AssessorsNEED & JUSTIFICATION:
The new courthouse facility on Obery Street is under construction. Fortunately, with this move the Town will retain its position as the seat of county government. However, the current downtown facility will be vacated in the near future. In addition, the Registry of Deeds has already been relocated to Obery Street. The result of these relocations will be a loss of patrons for downtown businesses, which will pose a significant challenge to a number of these businesses.
The area covered by this amendment includes the Courthouse, three privately owned dwellings, County Commissioners Offices, and the former Police Station. The area is zoned for residential (R20-SL) and is located within the Plymouth Historic District.
The County is exploring options to re-use this property. Unfortunately, under current zoning, the only allowed use is single-family dwellings on half acre lots. The County is requesting that the Town re-zone this property to Downtown/Harbor District.
The Plymouth Center Steering Committee unanimously supported this petition. The proposed change is consistent with zoning recommendations as outlined in the Downtown Village Center/Waterfront Area Master Plan, Zoning section, page 20, as follows:
Goal I: Provide zoning changes to strengthen, improve, and enhance the sense of the Downtown Village Center/Waterfront Area by attracting and retaining viable commercial/retail entities to the area.
In 1991, the Town created the Downtown/Harbor District. The district encourages a mix of commercial and residential uses on individual lots and throughout the District, that compliments the Town's rich historical background. It is not clear why these parcels were excluded from the Downtown/Harbor District when it was originally created in 1991.
During the public hearing, concerns related to the Courthouse park facing Court Street were raised. To address these concerns, the County Commissioners have agreed to place an open space restriction on the park.
EFFECT
The effect of this amendment will be to place the County property located on Russell Street within the Downtown Harbor District. The lots are already within the Historic District, and the Historic District Commission must approve any additions or changes to the building. To secure the Commission's approval, site changes must be consistent with the appearance and character of the surrounding historic area.
INTENT:
The intent of this amendment is to encourage the redevelopment of the County property by expanding the uses allowed on it as well as on adjacent land.
The vote was unanimous (5-0).
Larry Rosenblum submitted to the Board copies of an editorial article that he wrote which was published in the Old Colony Memorial on September 7, 2005. The article speaks to the possibility of the Town joining with the County to set developmental guidelines for the downtown area. One of the issues that should be addressed is the parking issue in the downtown area.
Larry Rosenblum moved to begin a discussion with the County about a joint development process that would result in the creation of our vision of what we would like to see there, which we would then use to jointly shop these properties nationally or if necessary, internationally.
Nicholas Filla stated that the County Commissioner has set up an advisory committee. An extensive outreach program has been outlined; Part of the process would be to define the RFP.
Loring Tripp stated that the County has put out an RFP for a planner for the County lands and that the County was supportive of adding the parking lot to the rezoning article.
Nicholas Filla suggested having the County come to a meeting and make a presentation.
Public Hearing
B426 - Little Hios Hills Modification of Subdivision
Nicholas Filla read the public hearing notice and opened the public hearing.
Thomas Fitzgerald began the presentation for a modification of an approved subdivision (1996) known as Little Hios Hills. The modification requested is to eliminate sidewalks, curbing, reduced road width, and drainage.
Steven Desrocher, Neponset Valley Survey Association, Inc., reviewed the proposed modifications as follows:
Replace some of the granite curbing with cape cod berm (with the exception of the catch basin headers and any slopes of 6-7 ft.), eliminate the proposed sidewalk within the subdivision and along Ship Pond Road, and install an island at the entrance (approximately 400 ft).
Valerie Massard informed the Board that during the time the subdivision was under appeal, the DPW made improvements to Ship Pond Road that make the approved drainage and sidewalks not feasible
Loring Tripp asked if the cost of the waivers requested had been calculated yet. Mr. Tripp also suggested that the drainage should be revised to reflect the reduction in pavement and that with the reduction in pavement an open space area could be created.
Mr. Desrocher stated that about 2,700 ft. of the roadway has been cleared and the drainage has been installed up to the catchment area on one entrance to the subdivision.
Nicholas Filla was in support of the installation of the sidewalk on Ship Pond Road and also requested a cost savings estimate if the road width was reduced to 22 feet.
Valerie Massard asked the petitioner how long it would take for a revised layout and drainage plan to be submitted as well as the cost savings estimate.
Mr. Desrochers stated that it would take approximately 4-6 weeks to revise the plans.
Bob Bumpus, an abutter, was concerned with the island at the entrance and how it would effect the drainage at his property.
Donna Frail, 180 Ship Pond Rd, was concerned with the sidewalks and drainage on Ship Pond Road. There is already silt clogging the existing catch basins, and puddling at some points in the road span the width of the road.
Jay Reardon, questioned whether a roadway would be constructed from this development to Captains Landing.
Tom Fitzgerald stated that there is a water easement and a road would not be constructed.
Loring Tripp moved to continue the public hearing to October 31, 2005 at 7:15 p.m.; the vote was unanimous (5-0).
BOA 3316 & 3317- White Cliffs LLC
Modify Special Permit to add 8 units
Lee Hartmann began the presentation for a modification of a special permit for White Cliffs LLC to construct 12 additional units. The developer is the Homeowners Association. The existing two foundations on White Cliffs Drive would be removed. Eight units would be constructed at "12th Hole" which would consist of two 4 unit, two bedroom, townhouse style buildings and four similar units would be constructed in one building at "Dog Patch".
Jack Dawley, Northland Residential, informed the Board that his company has previously constructed over 60 units at White Cliffs and they have a purchase and sales agreement with the HomeownerLoring Tripp moved to recommend approval of both petitions to the Zoning Board of Appeals subject to the following conditions:
All previous conditions of approval imposed under prior special permits remain in full force and effect, except as modified herein.
Prior to issuance of an Occupancy Permit, a Registered Landscape Architect or other qualified licensed professional must certify to the Building Inspector that the required landscaping has been properly installed in accordance with the approved site plan, the Zoning Bylaw and acceptable landscape practices.
Prior to issuance of an Occupancy Permit, a Registered Professional Engineer must certify that the drainage system, driveways, curbing, and parking areas have been installed according to accepted practices and in compliance with the Zoning Bylaw.
The vote was unanimous (5-0).
Other Discussion:
Minutes:
August 15, 2005
Loring Tripp motioned to accept the minutes of August 15, 2005 as presented.
Larry Rosenblum requested that the phrase "a larger area such as the old Methodist Church, the park and" be stricken from the discussion on the rezoning of the downtown parcels (page 4).
Loring Tripp motioned to amend the minutes as requested and approve; the vote was unanimous (5-0).
August 22, 2005
Paul McAlduff motioned to accept the minutes of August 22, 2005 as presented.
Larry Rosenblum requested that the phrase "in the general area" be added to the vote on the Chapter 40R grant (page 2).
Paul McAlduff motioned to amend the minutes as requested and approve; the vote was (4-0) with Loring Tripp in abstention as he was not present.
August 29, 2005
Paul McAlduff motioned to approve the minutes of August 29, 2005 as presented; the vote was unanimous (5-0).
Administrative:
Valerie Massard presented the plans, covenant and phasing covenant for B505 Pickerel Cove for endorsement.
Loring Tripp motioned for the Board to endorse the plans, covenant and phasing covenant for B505 Pickerel Cove; the vote was unanimous (5-0).
Valerie Massard presented the plans for B437 Island Rock, Pinehills for endorsement.
Malcolm MacGregor motioned to endorse the plan for B437 Island Rock, Pinehills; the vote was unanimous (5-0).
Nicholas Filla requested that the town engineer address the board regarding the layout changes to Ship Pond Road.
Loring Tripp motioned for the Board to invite DPW to comment on the layout changes to Ship Pond Road; the vote was unanimous (5-0).
Paul McAlduff and Loring Tripp motioned to adjourn at 10:25 p.m.; the vote was unanimous (5-0).
Respectfully Submitted,
Eileen M. Hawthorne
Administrative Assistant Approved on: September 19, 2005
