Planning Board

************************************************************ TAUNTON PLANNING BOARD MINUTES CITY HALL, TAUNTON, MA 02780 Meeting held at Maxham School, 141 Oak St, ************************************************************* DATE: January 8, 2018 BOARD MEMBERS: Bob Campbell, Chairman Anthony Abreau Arthur Lopes, Vice Chairman Manuel Spencer, Clerk Jordan H.F. Fiore John Reardon Brian Carr ADVISORS: Mark Slusarz, City Engineer Kevin Scanlon, City Planner __________________________________________________________________________ Roll Call: Carr, Abreau, Lopes, Fiore, Reardon, Spencer and Campbell present. Meeting opens at 5:30 PM. Chairman Campbell had a moment of silence for Neil Kelly, former Planning Board member and current Conservation Commission member who passed away. Chairman Campbell stated he was an engineer who did a lot behind the scenes and will be missed. Arthur made motion to approve minutes of December 7, 2017 seconded by Tony. All in favor. Election of Officers: Chairman, Vice Chairman & Clerk Brian made motion to continue same slate of officer as last year as below seconded by Tony. All in favor. Robert Campbell was elected Chairman. Arthur Lopes was elected Vice Chairman. Manuel Spencer was elected Clerk. Public Hearing - Form J Plan – Waiver of frontage – to divide one lot into two lots (See ZBA #3413 ) for property at 561 Hodges St., Submitted by Shawn Silvia. Hearing opens at 5:32 PM Clerk Spencer read public hearing notice and dept. comments from the City Planner and Conservation Commission into the record. Jody made motion to invite petitioner into the enclosure. Seconded by Tony. All in favor. Brad Fitzgerald, P.E, Senna Fitzgerald & Gilbert was invited into the enclosure. Brad stated the petitioner received ZBA approval to divide the lot into two lots and now needs Form J approval. They ZBA put a 10 foot no cut zone and 15 foot no cut zone for the remaining portion of the property. The driveway will be on the west side of the lot and there are no site distance issues. The existing house has a well and they are putting septic in front. The septic system will be 100 feet from any well per the rules. John asked where the new house will be going? Brad says west of the exiting house. The applicant’s dad will be building on new lot. John asked if they perked for septic and they answered yes. Brian asked what size home are they proposing? Brad answers a single family single story, about 60 feet deep, 2 car garage in front. Brian asked 1 about the condition the ZBA put about trees? Brad stated during the perk test some trees were taken down and they need to replace them. Manny asked if there would be 2 separates homes and deeds and it was answered yes. Chairman Campbell thought they should be a little more specific about the trees and how many. Brad stated it’s frustrating because they are forced to put trees up for abutters privacy. Public input: No one in favor. Opposed: Paul Griffin, 541 Hodges Street stated when he bought his home he was told that is not a buildable lot. He is concerned about his well and their septic being too close. He was frustrated because the Board waived everything. Chairman Campbell explained to him the ZBA process and they can grant a variance and now the Planning board has to determine if the frontage is sufficient for access for one house. Mr. Griffin was not happy because the applicant didn’t talk to him about this. He stated when they were at the ZBA it was stated it would be a smaller house. Chairman Campbell explained again they are voting on the frontage and access only tonight. The ZBA has approved this. Chairman Campbell wanted to be clear about the trees because the ZBA decision was vague on how many. They did provide a no cut zone for protection to neighbors but he doesn’t think it’s fair to the applicant to provide his neighbor’s privacy. After some more discussion the Board voted to be specific relative to the plantings. Tony made motion, seconded by Brian, to approve the Form J plan with the following condition: The applicant must plant eleven 8 foot tall Arborvitaes spaces 8 feet apart adjacent to the property line of property I.D. 33-5. Plantings shall be centered with the proposed single store house. All in favor. Hearing closes at 6:09 PM Public meeting –Site Plan Review – 16-22 Tremont St - the addition of auto sales to the existing auto repair business, submitted by Michael Raad. – Applicant requesting to withdraw his request. Motion made and seconded to grant request and allow petition to be withdrawn. All in favor. Special Permit – 12 ½ Maple St. – 6 family use – Need to forward a recommendation to the Municipal Council Chairman Campbell stated we need to forward a recommendation to the Municipal Council. The applicant already came before us for the Site Plan Review. Clerk Spencer read dept. comments from the TMLP and B.O.H. into the record and placed on file. Steven Figueiredo, general contractor was invited into the enclosure. He stated he went to DIRB and received Planning Board approval for Site Plan Review. He updated sewer, put ballards in front, added dumpster and has adequate parking. Even though this isn’t a public meeting approval they asked if anyone was here in opposition or in favor. No one was in favor or opposed. Brian asked if he talked to neighbor about fencing? Steven said he will fence and try some large trees. Jody made motion to forward a positive recommendation to the Municipal Council for a 6 family use, seconded by Manny. All in favor. Special Permit – 68 Church Green – 40 Unit Inclusionary Multi-family senior development – Need to forward a recommendation to the Municipal Council. Chairman Campbell stated we need to forward a recommendation to the Municipal Council. Jody excused. Atty. Matthew Costa was into the enclosure. Clerk Spencer read letters from the B.O.H., Conservation Commission and Veolia Sewer. Carl Nagy-Koechlin, Exec. Director, Housing Solutions for Southern Mass. Jim Burke, Civil Engineer, Tim Doherty, Real Estate Director, Neighborhood Works Southern Mass. 2 Atty. Costa stated they are proposing a 40 unit low income senior age facility in the existing building in the back of the historical museum. The Board needs to forward a recommendation to the Municipal Council. This Board has already approved the base density at 23 for the based number. They have a pending application with the ZBA for waiver of parking and if they received approval from Municipal Council they will withdraw variance for parking. They have 55 parking spaces instead of 80 parking (2 per unit ) The traffic study confirms based on history that 2 spaces are not necessary. They have a draft plan showing 80 spaces. They are proposing inclusionary housing so they are not required to comply with all dimensional requirements. They are proposing 40 units. They would be allows under the zoning requirements 30 units with 3 stories but the abutters had concerns. Carl Nagy-Koechlin, Exec. Director stated they have strong track record for these types of projects. They will be offering high quality moderately priced housing for seniors. They have 3 elderly complexes located in Carver, Plympton and Marshfield. They have a professional management company and there is a need for this in Taunton. There are 7600 seniors in Taunton and many currently rent and or have burden of owning home. They would be providing housing for the elderly while redeveloping an eyesore. Tim Doherty, stated the property is located behind the Old Colony Museum. The building has been abandoned for about 7 years. They are proposing 40 one bedroom 6500 square foot units with ground floor amenities. They will have a common recreation room, common kitchen and patio space. And provide office space for management company. They do have 80 parking spaces (2 per unit) They went over the income requirements for one and 2 person households. It’s not a 40B project but these units will go towards the 10% goal of affordable housing. They will have one way access with emergency vehicles access. The current size of the building is 14,900 square foot and they will replacing with a 11,900 square foot building. They are complying with height requirements with 3 stories. ( they are allowed 3 ½ stories) They will keep in line with the existing museum roof line. They had traffic study done and it suggests smaller demand for parking but they have shown 80 spaces. He stated the perhaps the museum will use on event days. They have an informal agreement with them but have positive feedback from them. They are proposing a lower number of units on the multiplier under the inclusionary housing. They will be transforming a disinvested building and provide senior housing. They went over the traffic study and calculations. Residents will be able to walk downtown to shop. The building will consist of earth tones and the Historic District was favorable to that. John stated they designed it nice and is happy about the height and asked if they will have lottery? It was answered yes and there is a process you have to follow and fair housing rules. There will be visitor/tenant restriction and there will be occupancy restriction to one bedroom. Brian asked about the easement they have for access. They met with the exec. Director of the old Colony Museum and had discussions about the parking privileges. They have not committed themselves yet. Brian did research on their website and saw they own some projects and other they built and sold. He wanted to make sure the affordable use is in perpetuity. Their mission is to own and operate this site. Brian asked about who will oversee the project and police to make sure 70% will be offered to Taunton residents. They have an affirmative marketing plan with advertising, using social media and social services. Brian asked about the vetting process and if committed of a crime are they allowed to live there. There are certain threholds for tenant selection and if you committed a violent crime then most likely not allowed. Jim Burke, Civil Engineer stated the whole site is impervious and this project will improve the site they will re-locate rooftop runoff. John asked if the income verification has to be done every year and they answered yes. Brian asked about fencing around parking. They are proposing 7 ½ foot fence. Chairman Campbell stated in coordination with Handicapped Access there is no connection to the street? He would like to see a sidewalk connection to street but they may need to check with the Old Colony Museum about the easement rights. He asked if they would consider parallel parking instead of vertical parking. He stated it difficult to police and operate vertical parking. The spaces closest to the building are for 3 residents and the spaces closest to the museum are unassigned. Manny asked if there would be surveillance and they answers yes. There will be management on site Monday – Friday 9 -5 and maintenance on call. Chairman Campbell asked what the common area would consist of? A community room about 900 square foot and maybe a fitness room? They are showing a garden area. It was asked if Section 8 would be allowed and they answered yes if they qualify. Even though this is not a public meeting approval they asked for anyone in favor or opposed. No one in favor or opposed. Brian made motion, seconded by Arthur to forward a positive recommendation to the Municipal Council with the following conditions: 1. That the facility be operated in strict compliance to the City of Taunton Zoning Ordinance relative to Inclusionary Housing (70% of the units shall be donated, rented or sold to City of Taunton residents and City of Taunton Workers first.) 2. That since the existing sanitary sewer service pipe is old and of questionable condition, it must be replaced with a new PVC sewer conforming to City specifications. 3. That the property management company is to have an on-site office and be present on site Monday – Friday 9 AM – 5PM. and be available “on-call” at all other times, as presented. 4. That the project include construction and maintenance of a compliant sidewalk connecting the building site with the sidewalk at Church Green. 5. That the proponents devise a plan as to how the use of the expected excess parking on site will be allocated for use by others and how the plan will be implemented / enforced. All in favor (6 members in favor 1 member excused) Municipal Council Referral relative to letter from residents of Winthrop Heights – relative to stop signs & unfinished work in subdivision Clerk Spencer read letter from an abutter and the Municipal Council. The City Engineer stated he will be itemizing the list of things we can do with the money based on his walk through. Chairman Campbell stated Stop signs are not the jurisdiction of the Planning Board. City Engineer you can’ use the money we are holding for stop signs. He would suggest putting a stop sign at end of Winthrop Heights Drive and Winthrop Street. He says the other places noted in letter stopping is assumed and should not need signage. He stated his big concern is recovering some manholes because they may be have been paved over. He thinks 8 are paved over and 3 catch basins need hoods. He stated some of the other unfinished work will get done when needed. The City plows now after we took bond. Chairman Campbell stated the Stop signs are the jurisdiction of the Council. City Engineer stated most of the work that needs completing is off the roadway, like detention basin, adding stone and pipe. He will provide an itemized list of work and how to spend the money to the Board. John made motion to forward a letter to the Municipal Council informing them the Planning Board called the bond on this project and will use the surety to complete items on the prioritized list provided by the City Engineer. And the Board will expeditiously petition the Council for street acceptance. Also to inform them it’s the Council’s jurisdiction (allocated to them by the State) to install Stop signs. Seconded by Manny. All in favor. John asked if anyone knew what was going on with the old bowling alley on Winthrop Street. It was stated that they heard Emond Plumbing bought it. Meeting adjourned at 7:37 PM 4