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
Director of Inspectional Services: Paul McAuliffe
Recording Secretary: Tracey McCarthy
Mr. Conner called the meeting to order and explained the procedures for the evening.
Public Hearing: Church of Latter-Day Saints – Case #3752
(Continued from August 20, 2014)
Federal Furnace Road
Special Permit per Section 205-17, Paragraph I (2) a. to exceed the 35’ height requirement in order to erect a 57 foot steeple
Sitting: Mr. Conner; Mr. Peck; Mr. Keohan; Mr. Main; and Mr. Conroy
The Board received the following documentation* for review of this case:
- Excerpts from August 20, 2014 Public Hearing
- October 20, 2014 Letter from FAA to Flaherty & Stefani
- November 11, 2014 Transmittal from Keenan & Kenny Architects, LTD
- Revised A201 Plan – “Exterior Elevations 6’ Steeple Height Reduction” dated 8-20-14
- Revised A202 Plan – “Exterior Elevations 4’ Steeple Height Reduction” dated 8-20-14
- Revised A203 Plan – “Exterior Elevations 4’ Steeple Height Reduction” dated 8-20-14
Mark Flaherty, Flaherty & Stefani, representing Petitioner, recapped the request for the Special Permit. He referred to the October 20, 2014 determination letter from the FAA and highlighted their condition that the steeple needs to be illuminated. He reviewed elevations and site plan for the property. He closed by stating the steeple height will be 52’ instead of original proposal of 57’.
There was discussion between the Petitioner and the Board regarding the FAA light requirement. It was concluded that the Petitioner would have to comply with Section 205-65 of Plymouth’s Bylaw.
Public comment in favor: No one
Public comment in opposition: No one
The Chairman closed public comment.
The Chairman closed the public hearing.
Mr. Conroy motioned to approve Special Permit for Case No. 3752 with a maximum steeple height not to exceed 51.4’ from above ground level (AGL) and that it does not exceed 187 feet above mean sea level. Mr. Main seconded.
Granted unanimously (5-0)
Public Hearing: Plymouth South High School – Case #3766
490 Long Pond Road
Special Permit per Section 205-17 I(2) Height; and, a Special Permit per Section 205-25 A(3) and 205-57 (AA) Table, extending, altering, reconstructing, and moving pre-existing nonconforming use and structures in the Aquifer Protection District subject to Environmental Design Conditions 205-9-C
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
- Sign Requirement Pictures
- ZBA Petition Application
- Dept. of Inspectional Services denial dated September 26, 2014
- Deed recorded in BK 11972, PG 164
- Environmental Impact Statement
- November 4, 2014 Planning Board comments
- October 29, 2014 Engineering Dept. comments
- October 31, 2014 Pare Corporations response to October 29, 2014 ENG comments
- October 21, 2014 Fire Dept. comments
- September 26, 2014 revised October 30, 2014 Memo RE Parking Summary
- October 8, 2014 Drainage Narrative Memorandum from Pare Corporation
- October 24, 2014 Supplemental Summary Narrative
- Civil Plans – C0.1 thru C5.4
- Architectural Plans – A1.10 thru A3.12
- Landscape Plans – L1.0 thru L2.4
- Electrical Plans – ES.1
- Revised plans:
- Planting Plan 1 – Revised Nov. 12, 2014
- Planting Plan 2 – Revised Nov. 12, 2014
- Planting Plan 3 – Revised Nov. 12, 2014
- Planting Plan 4 – Revised Nov. 12, 2014
- Planting Plan 5 – Revised Nov. 12, 2014
- Hardscape Plan 1 – Revised Nov. 12, 2014
- Hardscape Plan 2 – Revised Nov. 12, 2014
- Hardscape Plan 3 – Revised Nov. 12, 2014
- Hardscape Plan 4 – Revised Nov. 12, 2014
- Hardscape Plan 5 – Revised Nov. 12, 2014
- Overall Site Plan revised Nov. 12, 2014
- November 12, 2014 Design Review Board Meeting Minutes
- November 5, 2014 Letter from Pare to Fire Dept. RE: Response to Comments
- October 31, 2014 Letter from Griffith & Vary RE: Fire Water Supply Requirements
- C4.0 – Overall Utility Plan dated Nov. 12, ‘14
- C4.1 – Utility Plan 1 dated Nov. 12, ‘14
- C4.2 – Utility Plan 2 dated Nov. 12, ‘14
- C4.3 – Utility Plan 3 dated Nov. 12, ‘14
- C4.4 – Utility Plan 4 dated Nov. 12, ‘14
- FT-01 Fire Truck Turning Plan dated Nov. 12, ’14
James Jordan, Ai3 Architects, presented slides of the first and second floor plan and provided an existing building overview. He noted that the priority in the design was to integrate arts and classrooms and bring them together and this is why the stair tower was so important. He then reviewed the third floor plan which is the comprehensive/academic core. He reviewed the south and west elevations and reviewed the gray water collection system. He closed by reviewing the LEED scorecard.
Cari Orsi, Senior Project Engineer, Pare Corporation, reviewed the existing and proposed conditions site plans. She reviewed the existing and proposed parking, which haven’t changed. She also reviewed the existing and proposed conditions comparison. She noted that all service facilities will be located within the 26.6 acre site.
Don Martinage, Wastewater Engineer, reviewed the wastewater treatment facility. He reviewed existing and proposed conditions and highlighted features of the new plant.
Edward Conroy asked about safety to which James Jordan responded that all required safety precautions are in place and include electronic partitions.
Mr. Jordan noted that the proposed height is due to the clerestory windows that would allow design overhang so they could control daylight and eliminate blind or hot zones. He then explained that the design layout of the labs and classrooms comply with decibel levels.
Ms. Orsi and Mr. Jordan addressed concerns by Mr. Keohan regarding the existing well.
Ms. Orsi outlined the three (3) construction phasing plans. 1- Construct 2-Demo 3-Restoration and stated that the building will be completed in 2017.
Mr. Jordan addressed the Fire Department comments and stated that the water supply requirement would be addressed with the Fire Department by the project Water Engineer. He concluded by stating that he would comply with a third-party engineer review.
The Board had a discussion regarding the DPW comments, PARE comments, Fire Department comments, and Chapter 40A.
Public comment in favor: No one
Public comment in opposition: No one
Mr. Conroy motioned to continue Special Permits for Case No. 3766 with the Petitioner returning to provide a written response from the Police Department and a written response from the DPW Engineering Department as to PARE’s October 31, 2014 response. The Petitioner is to provide an analysis for the accommodation of a main entrance sidewalk and sidewalk along the Long Pond Road property line. Mr. Keohan seconded.
Granted (3-2: Mr. Main and Mr. Peck in opposition)
Mr. Conroy motioned to continue to date certain of December 3, 2014 at 7:30 p.m. Mr. Keohan seconded.
Granted (4-1: Peck in opposition)
Public Hearing: Robert & Rosemarie Daniello – Case #3767
6 Ice House Road
Special Permit per Section 205-40 and Table V to waive the side setback requirements in order to construct a carport
Sitting: Mr. Conner; Mr. Peck; Mr. Keohan; Mr. Conroy; and Mr. Main
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
- Dept. of Inspectional Services denial dated September 15, 2014
- ZBA Petition Application
- Deed recorded in BK 33310, PG 315
- November 11, 2014 Planning Board comments
- October 24, 2014 Engineering Dept. comments
- October 29, 2014 Fire Dept. comments
- Unofficial property record card
- Plan prepared by Flaherty & Stefano dated October 12, 2014
- Proposed addition plan showing elevations
- Site Map
- Site Photos
Mark Flaherty, Flaherty & Stefani, representing Petitioner, recapped request for the Special Permit. He read a November 18, 2014 letter of support from Mark & Patricia Steinhoff into the record. He reviewed the site plan and proposed addition.
Public comment in favor: No one
Public comment in opposition: No one
The Chairman closed public comment.
The Chairman closed the public hearing.
Mr. Peck motioned to approve Special Permit for Case No. 3767 with standard conditions. Mr. Main seconded.
Granted unanimously (5-0)
Other Business: Approval of November 5, 2014 ZBA Meeting Minutes
Mr. Main motioned for the Board to approve the November 5, 2014 Meeting Minutes with changes as discussed. Mr. Conner seconded.
Agreed unanimously (7-0)
Mr. Main motioned to adjourn the meeting. Mr. Conroy seconded. Agreed unanimously (7-0)
*On file with the Zoning Board of Appeals in project case files.
Respectfully Submitted
Tracey McCarthy
Administrative Secretary
Approved: December 3, 2014
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