11/24/14
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, and Tim Grandy
Planning Board Alternate: Robert Bielen
Staff Members: Lee Hartmann and Robin Carver
Recording Secretary: Eileen Hawthorne
Administrative Notes:
Minutes*:
November 17, 2014
The Board approved the minutes of November 17, 2014 as presented.
Form A Plans: None
Marc Garrett moved for the Board to approve the Administrative Notes as presented; Tim Grandy, second; the vote was unanimous (3-0).
ZBA 3770 – Town of Plymouth, Fire Department
260 Old Sandwich Road, Map 78A, Lot 11-257
Special Permits subject to EDC in order to erect a communication tower
The Board received the following documentation for this review:
Staff Report
Communication Tower Land Plan dated June 26, 2013
Pinehills Plan of Land dated September 16, 2014
Lee Hartmann presented the request for a special permit to exceed height requirements in order to erect a new 150 ft. communication tower on the top of the Pine Hills. Mr. Hartmann noted that the existing tower is owned by the State and is in disrepair. The new communication tower will be located on land transferred to the Town by Pinehills LLC and approved by Town Meeting. The new tower will provide communication for the Town’s police, fire, and emergency management departments. The State Police, MCBR and DCR will remain on the existing communication tower for the time being.
Marc Garrett questioned whether the existing communication tower would be removed.
Fire Chief Edward Bradley explained that State will continue to use the existing tower but there will be an opportunity for the Town’s public safety departments, mutual aid partners and State entities to share the new communication tower with an agreement to share the maintenance of the facility.
Tim Grandy moved for the Board to recommend approval of Case 3770 to the Zoning Board of Appeals subject to the following conditions:
Any disturbance to existing vegetation is to be restored and stabilized to the satisfaction of the Building Commissioner.
The tower will not be marked with painted stripes or lit unless required under federal/state regulations.
If feasible, space shall be made available on the tower for other Federal, State, County and local emergency service operators.
Marc Garrett, second; the vote was unanimous (3-0).
Presentation
Rising Tide Charter School Site Plan
The Board received the following documentation for this review:
Conceptual Landscape Plan dated November 17, 2014
Existing Condition Plan dated June 12, 2014
Jill Crafts, Rising Tide Charter School; William Shaw, Associated Engineers; Tamar Warberg, Studio G Architects; Jon Henson, Landscape Architect; and Jeffrey Dirk, Vanasse and Associates presented conceptual plans for a new high school with associated infrastructure to be located at the corner of Industrial Park Road and Commerce Way, adjacent to the existing middle school. The plans detailed a two story, 34 ft. 6 in. high, 45,000 sq. ft. metal frame building; lighted parking lot with spaces and landscaping for faculty; common areas; an educational garden area; perimeter and interior landscaping; a pedestrian connection between the two schools; and a shared traffic pattern for vehicular and pedestrian access to both schools. The combined student population could reach 700 students.
The Board suggested increasing the landscaping within the parking lot; showing the 18 ft. wide emergency access around the building on the plan; softening the architecture of the proposed building; presenting any proposed signage, lock down plans, and other security measures; phasing for better traffic flow; and providing student parking.
ZBA 3769 – Marcel Masse
53 and 61 Main Street, Map 20, Lots 54A-1 and 44E
Special Permits to waive off street parking and to exceed height requirements in order to renovate portions of the interior and exterior of existing buildings for use as retail space, a theater, a café/restaurant and residential space.
The Board received the following documentation for this review:
Staff Report
Letter from BOJ Construction dated October 20, 2014
Parking Calculations
Letter from the Plymouth Center Steering Committee dated May 2, 2014
Plan of Land and Existing Conditions dated June 20, 2014
Proposed Renovation Plans dated October 16, 2014
Nehemiah Jayne, BOJ Construction, presented the request for special permits to waive the off street parking and height requirements in order to renovate existing buildings located at 53 and 61 Main Street to include the existing Common Sense retail space; a two story café/restaurant with a seasonal deck (the Yellow Deli; a small one story, 124 seat theater; open courtyard; an extended tower; and residential space. Mr. Jayne noted that the restaurant/café would not be open on Friday and Saturday evenings. He also noted that they have contacted the bank across the street about a potential use of their parking lot during hours when the bank is closed.
Robin Carver noted that the existing gable height already exceeds the 35 ft. height requirements at 42. Ft. 4 in. and the proposed tower extension would be at 48 ft. 4 in. Ms. Carver explained the parking requirements of 118 spaces for individual proposed uses; an allowance for joint use parking which reduces the need to 71 spaces; the 90 spaces that are grandfathered for the existing uses; and the 28 spaces for which a waiver has been requested. She also noted that both the Plymouth Center Steering Committee and the Historic District Commission have reviewed the plans and are supportive.
Public Comment:
In Favor: Greg Sander and Jim Benedict
In Opposition: Alan Zanotti, PGDC, expressed some concerns with the insufficient parking in the downtown area in general and the potential waiver of the required parking spaces.
Everett Malaguti did not think the parking requirements should be waived.
The Board was supportive of the proposed building renovations and discussed the parking constraints in the downtown area and the request for a waiver of parking.
Marc Garrett moved for the Board to recommend approval to the Zoning Board of Appeals subject to the following conditions:
Prior to issuance of a Building Permit:
- A Zoning Permit must be issued;
- Evidence of payment of any back taxes owed to the Town, if any, in the form of a Municipal Lien Certificate, shall be provided to the Building Commissioner;
- A Street Opening Permit from DPW is required for all projects involving a street opening, whether or not Town utilities are involved in the reason for the street opening;
- The Petitioner shall submit documentation demonstrating conformance with Section 205-65 of the Bylaw, Prevention of Light Pollution, shall be submitted to the satisfaction of the Building Inspector.
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 DPW Water Division will not sign off on building permits until construction plans have been submitted and approved.). The applicant must also demonstrate that the water system can deliver adequate fire flow and static pressure to the proposed facility.
- 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.
- The applicant must consult with the Sewer Department to determine if a grease trap will have to be added prior to discharging to the Town’s Sewer System since the applicant will be adding a kitchen.
The Petitioner is encouraged to seek other arrangements for other shared parking opportunities.
The restaurant component will be closed at 6:00 pm on Friday through Saturday.
Tim Grandy, second; the vote was unanimous (3-0).
Other Business:
“Topics not reasonably anticipated by the Chair 48 hours in advance of the meeting.”
Tim Grandy informed the Board that he has been appointed as a member of the Charter Review Committee and stated that he would like to receive suggested revisions from the Board and Staff.
Tim Grandy moved to adjourn at 8:53 p.m.; Marc Garrett, second; the vote was unanimous (3-0).
*On file with the Office of Planning and Development in project case files.
Respectfully Submitted:
Eileen Hawthorne Approved: December 15, 2014
Administrative Assistant
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