These minutes are not verbatim – they are the secretary’s interpretation of what took place at the meeting. – Open Meeting Law – Section III.
Board Members: Malcolm MacGregor, Marc Garrett, Loring Tripp, III, Paul McAlduff, and Larry Rosenblum
Staff Members: Lee Hartmann
Recording Secretary: Eileen Hawthorne
Administrative Notes:
The Board recommended approval to the Zoning Board of Appeals of BOA 3474 – Zion Evangelical Lutheran Church, 384 Court Street, M 1, L 55, Special Permit for a sign over 10-sq. ft. in order to erect an 18 sq. ft. freestanding sign at the entrance to the property subject to the following condition:
Any lighting for the proposed sign must comply with the Prevention of Light Pollution Bylaw.
The Board recommended approval to the Zoning Board of Appeals of BOA 3475 – Ken Healy, AKJ Sales, 126 Long Pond Road, M 88, L 49-7, Special Permit to operate a vehicle repair service and storage business subject to the following conditions:
A current and valid waste pickup contract between the owner and a licensed hazardous waste hauler must be on file with the Building Commissioner at all times.
The Fire Chief must be contacted regarding any special fire walls or equipment necessary for this use prior to the issuance of a zoning permit;
The maximum number of vehicles allowed to be parked outside overnight is limited to four (4)-registered vehicles.
The outside storage of unregistered vehicles is prohibited.
The Board approve the minutes of January 7, 2008 with a correction for a typographical error on page three.
Loring Tripp moved for the Board to approve the administrative notes; the vote was unanimous (5-0).
BOA 3472 – Benchmark Assisted Living
157 South Street/M 27, L 29C – Modification of Special Permit #2831 to add a 42’x60’ addition and 8 beds to the existing Plymouth Crossing Assisted Living Facility
Atty. Richard Serkey reviewed the history of the existing Plymouth Crossing Assisted Living Facility which was granted a Special Permit by the Board of Appeals (Case #2831) and built around 1998. The modification would allow for a 42’x60’ addition, 4 new parking spaces and an 8 bed Alzheimer’s Unit. It would also include renovations to the existing building which would eliminate 5 existing beds for a net gain of 3 beds. Atty. Serkey stated that the Plymouth Center Steering Committee and the Design Review Board were supportive and that an abutting neighbor was also supportive. Two other neighbors have not responded to date.
Jon Henson presented the landscape design, site plan review, site location, and architectural renderings. The proposed Alzheimer’s unit will provide a more secure environment for the residents while allowing them to stay in familiar surroundings. There will also be an enclosed courtyard area provided. There will be a circular walkway system with benches and plantings and a new courtyard with a patio area for the assisted living residents. Existing vegetation along the property line will remain. Four parking spaces, angled away from any adjoining use have been provided and will be screened by plantings. Mr. Henson presented the floor plans and the elevations. The addition’s architecture and construction materials and color palette will be identical to the existing
structure.
Marc Garrett asked for clarification as to whether it would be 2 or 3 net units.
Lee Hartmann stated that the staff report would be amended to reflect three net units.
Peter Lee, proponent, stated that the facility needs a secured area for Alzheimer’s residents.
Paul McAlduff moved for the Board to recommend approval to the Zoning Board of Appeals subject to the following conditions:
All prior conditions of the Special Permit #2831 shall remain in full force and effect.
All lighting shall comply with the Dark Skies (Section 205-65) requirements of the Bylaw.
The vote was unanimous (5-0).
New Business:
Marc Garrett handed out the proposed outline for the tidal energy presentation which is scheduled for January 28, 2008.
Larry Rosenblum reminded the Board that the Board of Selectmen would be meeting with the County Commissioners on Tuesday, January 15, 2008.
Lee Hartmann stated that there were two main items for discussion at the Board of Selectmen’s meeting with the County Commissioner. The discussion items are the County Farm conservation restriction and the purchase and sale agreement for the Courthouse buildings. The former Registry of Deeds building is no longer available.
The Board requested a copy of the conservation restriction for the County Farm.
7:30 Conceptual Review – Phil Cronin Section 3
South Street, Inclusionary Housing
Phil Cronin presented a conceptual site plan for Lot 62D on Map 27, a four acre site, located on South Street. The plan showed five duplex structures which would be 100 percent affordable units. One option showed the project meeting the setback requirements which would have the buildings located toward the rear of the property with parking closest to South Street. The preferred option would have the structures closer to South Street with the parking in the rear of the site. Mr. Cronin stated that he considered market rate units, but felt that at this density providing affordable housing made a better project. A green belt around the perimeter of the property has been designed to provide buffering for the abutting neighbors.
Lee Hartmann suggested considering a reduction in the number of parking spaces. Mr. Hartmann stated that the proposal is consistent with the master plan with higher density and infill development within a village center.
Malcolm MacGregor suggested relocating unit 10 to provide a greater buffer area. Mr. MacGregor stated that a trout hatchery is downstream and a higher density could lead to nitrogen loading problems.
Loring Tripp stated that the applicant should meet with the Conservation Planner to determine if the low point on-site is a vernal pool. Mr. Tripp was supportive of the proposed density.
Paul McAlduff preferred the option with the parking spaces to the rear of the building and was supportive of the proposed density and the unit layout.
Larry Rosenblum suggested increasing the density and the height of the buildings.
Marc Garrett supported the option with the decreased front setbacks with the parking at the rear of the site.
Mr. MacGregor summarized saying that the project density was appropriate; the front setbacks should be minimized; and the vegetative buffers should be maximized.
The Board signed their recommendation to Town Meeting for Article 27 for the proposed rezoning of property located at the intersection of Lunn’s Way, Bourne Road and Pretto Way.
Loring Tripp moved to adjourn at 8:10 p.m.; the vote was unanimous (5-0).
Respectfully Submitted,
Eileen M. Hawthorne Approved: January 28, 2008
Administrative Assistant
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