10/27/14
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: Marc Garrett, Paul McAlduff, Tim Grandy, Malcolm MacGregor, and Ken Buechs
Planning Board Alternate: Robert Bielen
Staff Members: Lee Hartmann and Robin Carver
Recording Secretary: Eileen Hawthorne
Administrative Notes:
Minutes:
October 20, 2014
Tim Grandy moved for the Board to approve the minutes* of October 20, 2014 as presented; Malcolm MacGregor, second; the vote was (4-0-1) with Marc Garrett in abstention.
B510 – Stonegate Farm – Covenant Extension and Final Traffic Mitigation Payment
Malcolm MacGregor moved for the Board to extend the covenant for B510 – Stonegate Farm and to accept the final traffic mitigation payment of $58,085.00; Marc Garrett, second; the vote was unanimous (5-0).
Form A Plans: None
ZBA 3765 – Yara Montminy
143 Court Street/Map 14, Lot 34
Special Permits subject to EDC and waiver of parking if required in order to convert a mixed use building to a two family residence.
The Board received the following documentation for this review:
Staff Report
Project Narrative dated September 18, 2014
Fire Dept. Comments dated October 6, 2014
Engineering Dept. Comments dated October 14, 2014
Environmental Impact Statement dated September 22, 2014
Locus Map and Site Photographs
Plan dated September 11, 2014
Yara Montminy presented a request for special permits with a waiver of parking space size in order to convert a first floor office use to a three bedroom residential unit. The building currently has a single residential unit on the second and third floors. The bylaw requires parking spaces to be 10 ft. wide and the petitioner is asking for a waiver to keep the six existing parking spaces at 9 ft. The project includes interior modifications to the first floor. The building has already undergone asbestos and mold abatements and will have a lead paint abatement in the near future. A Mass Save audit has been done and as a result, the heating system will change from oil to gas and central air may be installed.
The Board discussed the use of a shared driveway and the size of the existing parking spaces.
Marc Garrett moved for the Board to recommend approval to the Zoning Board of Appeals subject to the following conditions:
The Petitioner will comply with the following comments included in the Department of Public Works Engineering Division Memo dated October 14, 2014:
The wastewater flow calculations associated with this change of use must be reviewed by the Sewer Division. All connections to Town sewer are subject to wastewater flow availability and payment of all applicable sewer connection fees. The DPW Sewer Division will not sign off on building permits until all sewer connection fees have been paid and construction plans have been submitted and approved. Construction plans must show adequate detail on the size and material of the proposed and existing sewers, including service laterals, cleanouts and manholes. All sewer laterals, existing and proposed, should include a two-way cleanout, located at the property line.
Prior to the start of construction, the applicant shall submit construction plans to the Plymouth DPW for final review and approval of proposed utilities. Construction plans must show adequate detail on the size and material of existing and proposed water service lines and water mains, including valves, fittings and other related appurtenances. The applicant must also demonstrate through hydrant flow testing that the water system can deliver adequate fire flow and static pressure to the proposed facility. (The DPW Water Division will not sign off on building permits until construction plans have been submitted and approved.)
Malcolm MacGregor, second; the vote was unanimous (5-0).
Presentation
ZBA 3329 – Twin Pine Farms
335 Carver Road/Map 107, Lot 69
Revised Plans
The Board received the following documentation for this review:
Staff Memo dated October 22, 2014
Letter with schematic plans from Freeman Realty dated October 20, 2014
West Plymouth Steering Committee comments dated October 20, 2014
Site Plan dated March 9, 2005
Proposed Site Plan dated September 19, 2014
Floor Plans dated June 27, 2014
Jim Freeman, Freeman Realty Associates Inc., introduced himself to the Board as the new owner of the land subject to the Twin Pines Comprehensive Permit. An existing house on the site will be demolished and the site cleaned prior to construction. The site was approved for a total of 20 attached town house units in six buildings including five units of affordable housing; common surface parking lots; and an island within the entrance off Carver Road. Due to a market change, Mr. Freeman presented a second option that detailed sixteen Nantucket cottage style, single family structures with a single car garage and a parking space; four affordable dwellings, a cul-de-sac driveway off Carver Road, and increased open space around the perimeter and to the rear of the site. Mr. Freeman stated that the conceptual sixteen unit
plan was presented to the West Plymouth Steering Committee and they were supportive. Site plans, construction detail plans, landscaping and architectural plans will be submitted to the Zoning Board of Appeals for a modification to the Chapter 40B comprehensive permit for Twin Pine Farm if the conceptual plan is supported.
Robin Carver noted that staff has met with Mr. Freeman to review the conceptual plan and is supportive of the proposed changes.
Public Comment:
Deborah Campbell, on behalf of the residents of Peter Road, agreed that the 16 unit project would be preferable than the 20 unit project, but the residents would prefer that a single family home be built on the site. They are concerned that the on-site parking will not be sufficient; there will be a public safety issue as the site is located on a curve; the units will not have adequate storage; their home values will be impacted; there will be privacy issues for residents on Darby Station Road; and no landscaping plans have been presented.
Phil Miller, Miller Starbuck Construction, explained that he built a similar project in Falmouth (Mill Farm Way), has been in business for 35 years and has a reputation for quality construction.
The Board was generally supportive of the reduction in unit count, but would like more detailed information. They suggested that the owner should draft more detailed site, landscaping, and architectural plans and review the plans with DPW and the Fire Department prior to any further review.
Other Business:
“Topics not reasonably anticipated by the Chair 48 hours in advance of the meeting.”
The Board recapped Fall Town Meeting and discussed whether the Board should be more proactive in explaining to other boards, committees and Town Meeting members the intent and context of proposed articles.
Tim Grandy moved for the Board to adjourn at 8:26 p.m.; Marc Garrett, second; the vote was unanimous (5-0).
*On file with the Office of Planning and Development in project case files.
Respectfully Submitted:
Eileen Hawthorne Approved: November 3, 2014
Administrative Assistant
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