These minutes are not verbatim – they are the secretary’s interpretation of what took place at the meeting – Open Meeting Law – Section III.
Members present: Peter Conner, David Peck, Michael Main, William Keohan, Edward Conroy, James Simpson, and Mike Leary
Recording Secretary: Tracey McCarthy
Mr. Conner called the meeting to order and explained the procedures for the evening.
Public Hearing: Ivo Coll – Case # 3763
2 Wood Fern Path
Special Permit per Section 205-42 and Table 5 to waive front setback requirements; and a Special Permit per Section 205-25, Paragraph A3 to enlarge a non-conforming structure in order to construct a 25’ x 27’6” two-car garage.
Sitting: Mr. Conner; Mr. Peck; Mr. Keohan; Mr. Main; and Mr. Conroy
Mr. Keohan, the Clerk, read the legal advertisement into the record.
The Board received the following documentation* for review of this case:
- Notice of public hearing
- ZBA Petition Application
- Dept. of Inspectional Services denial dated August 8, 2014
- Deed recorded in BK 43314, PG 304
- September 16, 2014 Planning Board comments
- September 8, 2014 Engineering Dept. comments
- September 17, 2014 Fire Dept. comments
- Figure 1 Site Photos
- Aerial view map
- Plan dated May 21, 2014
Ivo Coll, Petitioner, provided an overview of his request for Special Permits. He noted that when he purchased the property in July 2013 the foundation for the garage was already in place. He stated that he will be using the existing foundation slab for the garage and that he will not be enlarging it. He also noted that the garage will be 2 stories and will be attached to the house, that the second floor will be used for storage, and architecturally the garage will be the same height as the house. He concluded by referring to the Planning Board recommendation.
Public comment in favor: No one
Public comment in opposition: No one
The Chairman closed public comment and closed the public hearing.
Mr. Peck motioned to approve Special Permit for Case No. 3763 with conditions noted in the Planning Board recommendation as well as adding a condition for the Petitioner to return for an informal session to present for review and approval finals plans and elevations for the garage. Mr. Main seconded.
Granted unanimously (5-0)
Other Business: Discussion regarding Affordable/Inclusionary Housing
Peter Conner explained that he asked Lee Hartmann, Bruce Arons, and Laura Schaefer to come before the Board and explain how developing affordable housing in Plymouth works.
Lee Hartmann, Director of Planning & Development, reviewed the Bylaw that triggers a Special Permit for affordable housing. He explained the difference between retrofitting and new projects and the impacts of both on developers. He discussed inclusionary housing and how it works. He briefly explained the marketing aspect of affordable housing. He introduced and briefly defined alternatives to inclusionary housing; i.e. off site and payment in lieu of. He closed by explaining the need in Plymouth is for rentals.
Laura Schaefer, Executive Director, Plymouth Redevelopment Authority, noted that she is an approved lottery agent for the State of MA. She described her responsibilities and how the programs (LIP & DHC) work. She discussed the challenges of selling affordable properties, reviewed how the affirmative fair housing works, discussed the MLS process, and closed by discussing today’s standards for qualifying buyers.
Bruce Arons, Director of Community Development, described the State requirements for developers. He explained the LIP application process. He reviewed the Regulatory Agreement and what it entails. He noted the process regarding affordable units and how the occupancy permits are issued. He explained the impact on Developers when the occupancy permits are jeopardized. He summarized the monitoring process and outlined what is owned vs. rental. He reviewed payment in lieu of and leveraging money when it goes in to the Affordable Housing Trust and discussed alternatives to inclusionary housing. He closed by briefly discussing State Regulatory requirements.
Carol King, Habitat for Humanity, and Realtor, briefly discussed how the MLS process works.
Rick Vayo discussed the MLS situation with regard to affordable housing and his project. He discussed current demand in Plymouth and demographics of the armory and types of audiences that would be interested or disinterested in the condos. He recapped on-site affordable units and discussed alternatives.
Other Business: Armory Building - Case # 3701
76 Court Street
Affordable Unit & Inclusionary Housing
Sitting: Mr. Conner; Mr. Peck; Mr. Keohan; Mr. Main; and Mr. Conroy
Rick Vayo asked the Board to respectfully consider removing the inclusionary unit component for the Armory and consider “in lieu of” a rental at his Clyfton Street property.
Mr. Hartmann explained how the process has worked to date with regard to this property and noted that the Board should entertain other options.
Atty. Bob Betters discussed the LIP application process and the Regulatory Agreement process.
Board, Atty. Betters, Mr. Arons, and Mr. Hartmann discussed State requirements, modification of Special Permit, amending the MOU and Regulatory Agreement, and occupancy permits.
Mr. Keohan motioned to allow the transfer of the inclusionary unit from the Armory to the Clyfton Street property subject to Town Counsel’s input. Additionally, that the transfer will count toward the 10% for the State of MA. Mr. Peck seconded. (Voted 4-1: Mr. Conroy in opposition)
Other Business: Approval of September 3, 2014 ZBA Meeting Minutes
Mr. Keohan motioned for the Board to approve the September 3, 2014 Meeting Minutes as presented. Mr. Peck seconded. Agreed unanimously (7-0)
Other Business: Approval of September 17, 2014 ZBA Meeting Minutes
Mr. Main motioned for the Board to approve the September 17, 2014 Meeting Minutes with changes as discussed. Mr. Keohan seconded. Agreed unanimously (7-0)
Mr. Simpson motioned to adjourn the meeting. Mr. Main seconded. Agreed unanimously (7-0)
*On file with the Zoning Board of Appeals in project case files.
Respectfully Submitted
Tracey McCarthy
Administrative Secretary
Approved: November 5, 2014
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