TOWN OF MEDFIELD PLANNING BOARD

Transcription

1 Fax: ApPLICANT: Medfield Holdings LLC c/o Robert Borrelli PO Box 377 Medfield, MA TOWN OF MEDFIELD PLANNING BOARD 459 Main Street Medfield, MA SPPB: OWNER: Bernath Kohn 82 Pleasant Street Medfield, MA 02052,81lY.37,20l7!= ~. o -oj... -i""yl A.-. C PROPERTY LCICitffIU1~;...1_. ::;ie , Pleasant S~~ N r:;;<.' OJ orr, Medfield S? 0 :::!:~- I ftip r1.,» Ie ::.o~ ; _;.:r:::x..f? --,!"Tl.+=,»(f' --' (f By application dated May 23,2017 and filed May 24,2017 with the Town Clerk and the Planning Board, Medfield Holdings LLC c/o Robert Borrelli requests a Special Permit (Section ofthe Zoning Bylaw and Chapter 300 Zoning Attachment 1 Table ofuse Regulations 1.2c) for the conversion of an historic single family dwelling into a new twofamily dwelling with an expansion of less than 30% lot coverage. The project proposal was revised to meet the 25% lot coverage maximum and no longer requires the Historic Preservation Incentive lot coverage bonus. The property is located at 82 Pleasant Street in a RU Zoning District and is shown on Assessors' map 37 as lot 182. The duly posted public hearing on this Site Plan was opened on June 19, 2017 after being advertised in the Medfield Press on June 2,2017 and June 9,2017 and was continued through July 17,2017. The Applicant filed with the Board the following: Permit application entitled: Application for Hearing - Special Permit, dated May 10, 2017, submitted by Medfield Holdings LLC, Medfield, MA. Site Plan of Land "82 Pleasant Street" in Medfield Massachusetts, dated May 19, 2017, revised to July 5, 2017, prepared by GLM Engineering, Consultants, Inc. Holliston, MA. Floor Plans and building elevations (6 sheets) entitled: Two Family Residence, prepared by J.P. Rodgers, Wrentham, MA, undated and revised (received by the Planning Board on July 13,2017). Stormwater Management Report 82 Pleasant Street Medfield, Massachusetts, dated June 13,2017, prepared by GLM Engineering, Consultants, Inc. Holliston, MA SPPB / 82 Pleasant Street

2 The existing parcel, known as 82 Pleasant Street, is currently developed with an existing residential structure, paved driveway and walkway, sheds, and utilities. The site slopes from the northern boundary ofthe parcel towards the southern boundary with the adjacent property. The project proposes to relocate the existing residential structure and expand the building into a two dwelling unit (Unit A and Unit B). Each unit will contain a two car garage and three bedrooms. The proposed floor area ofunit B has been increased from 2,112 sq. ft. to 2,466 sfin the revised plan set. This results in an increase in Floor Area Ratio from 0.14 to New driveways and stormwater infiltration systems are also proposed for the site. The retaining wall previously proposed along the southerly property line has been eliminated. The proposed 29,795± square foot lot is located within the Residential Urban (RU) Zoning District and the Secondary Aquifer Zone. The project abuts other residential properties located in the RU Zoning District. The existing single family dwelling is proposed to be relocated and an addition constructed to convert it into a two-family dwelling. Available assessor's information indicates the building was erected in approximately 1850, and as suchthe property is considered an historic property. Per Article 40 ofthe Report on the Warrant for the Annual Town Meeting (April 2017) (Approved Town Warrant), the amended Medfield Town Code Chapter 300 Zoning Table of Use Regulations provides that conversion ofone-family dwelling to two-family dwelling or a new two-family dwelling (where lot coverage is >15%) is permitted under a Special Permit from the Planning Board. The project proposed lot coverage of26.7% and requiring Historic Preservation Incentive - Special Permit by the Planning Board. The site plan was subsequently revised to 21.9%; therefore impervious coverage is reduced below threshold that requires Historic Preservation Incentive. FINDINGS OF FACT The Board makes the following findings based on the application, plans, and information received at the public hearing: (l) Overall design is consistent and compatible with the neighborhood, including as to factors ofbuilding orientation, scale, and massing. Two-family dwellings are allowable in the RU zoning district. The project meets the minimum requirements for lot area, frontage, width, depth, perfect square, front, side, and rear setbacks, height, floor area ratio (F.A.R.), lot coverage and permitted stories. The existing historic building will be preserved SPPB / 82 Pleasant Street

3 (2) Vehicular traffic flow, access and parking and pedestrian safety are properly addressed such that the proposed use will not result in a public hazard due to substantially increased vehicular traffic or parking in the neighborhood. Traffic will not substantially increase based on one additional unit. On-site garages are an improvement over the present existing conditions. (3) Drainage, utilities and other infrastructure are adequate or will be upgraded to accommodate development. Roof runoff will be directed to underground leaching chambers. The chambers will provide mitigation for the increased impervious surface on the site. (4) The proposed use will not have any significant adverse effect upon properties in the neighborhood, including property values. The Board has received no evidence to indicate that the proposed use would have any adverse effect upon property values in the neighborhood. In fact, the proposal is unlikely to have any adverse effect on the neighborhood. (5) Project will not adversely affect or cause substantial damage to any environmentally significant natural resource, habitat, or feature or, if it will, proposed mitigation, remediation, replication, or compensatory measures are adequate. MassDEP Priority Resource, FEMA, and NHESP mapping indicate the site is not located within proximity of wetland resources, floodplain, or estimated habitat of rare wildlife areas. The project is within a MassDEP Approved Zone II Wellhead Protection Area and as such, is within the Aquifer Protection District - Secondary Aquifer Zone and is below the maximum lot coverage requirement. (6) Number, height, bulk, location and siting of building(s) and structure(s) will not result in abutting properties being deprived of light or fresh air circulation or being exposed to flooding or subjected to excessive noise, odor, light, vibrations, or airborne particulates. The proposed design of the two-family dwelling is within the building envelope as prescribed by the Zoning Bylaw. (7) Water consumption and sewer use, taking into consideration current and projected future local water supply and demand and wastewater treatment capacity, will not be excessive SPPB! 82 Pleasant Street

4 The two-family use will not have significant additional impacts over the present single family use. (8) The Proposed use will not create any hazard to public safety or health III the neighborhood. The Board has received no evidence to indicate that the proposed use would create any hazard to public safety or health in the neighborhood. (9) If public sewerage is not provided, plans for on-site sewage disposal systems are adequate and have been approved by the Board of Health. The development will be connected to the Town's water and sewerage system. FINDINGS SPECIFIC TO Two-FAMILY SPECIAL PERMITS: (1) The common party wall shall connect habitable space (an area within a building, typically a residential building, used for living, sleeping, eating or cooking purposes - also called occupiable space. Those areas not considered to meet this definition include storage rooms, garages and utility spaces). The layout of the two-family units has been revised to relocate the proposed garage of Unit B from the rear of the dwelling to the north side of the dwelling. The garage will now separate Units AandB. The party wall between the two units is partially connected through habitable space. The first floor family room of Unit A is connected to the garage of Unit B, while the second floor master bedrooms of each unit are connected. (2) There shall be no more than two garage bays (or two interior parking spaces as defined by the Zoning Bylaw) per unit and they should be oriented so that they are in character with the surrounding properties. Two separate bituminous asphalt driveways, each leading to an individual two car garage, are proposed for the project. The project meets the maximum requirement of two spaces per unit. (3) Each dwelling unit has access to private yard, patio, or other private outdoor space. Each unit is provided access to private outdoor space as shown on the revised site plan SPPB! 82 Pleasant Street

5 (4) The Planning Board, in its discretion, may require additional screened buffer zone for the privacy of adjacent properties. Screening can include use of existing trees and plants, new vegetation, fencing, or a combination ofthese options. A combination of mature evergreen and deciduous trees and shrubs shall be densely planted along the side property line of Unit B to create a visual screen for the occupants of Unit B and the abutting property owners. Plantings shall not be installed as a hedge row. The plantings shall at a minimum screen the entire length of the southern side of Unit B. (5) Each parking space or driveway serving a two-family dwelling shall be set back at least 10 feet from any side lot line and rear lot line and shall be designated on the site plan. Waiver granted. The proposed driveway for Unit A is located less than 10 feet (7' min.) from the northerly property line in order to allow more space between Unit B and House #84. (6) Adequate provisions for snow removal or on-site storage should also be demonstrated. Snow storage area is shown on the revised site plan for Unit A. Snow storage for Unit B will be on either side ofthe driveway. DECISION Based on the Findings of Fact above the Board makes the following decision: The Planning Board approves the Special Permit after carefully considering the site itself, the qualities ofthe location and the proposed use ofthe land, grading, access, and egress, and other aspects ofthe development, including those meeting the objectives discussed herein, comments received at the public hearings, and the findings of the Board. The Board imposes the following conditions on such approval, which the Board finds to be reasonable. In the event the Applicant fails to satisfy any ofthese conditions the Board may revoke this approval. 1. The applicant shall satisfy all requirements of other Boards or Commissions. 2. The Applicant will obtain approval ofthe Board of Health for its plan for stormwater drainage from the site, certifying that the methods of drainage at the site are adequate and SPPB! 82 Pleasant Street

6 meet all applicable regulations. The Board's approval ofthe Special Permit will not become effective until this condition has been met. 3. That there shall be no increase in runoff from the property. 4. The proposed roof runoff collection system must collect runoff from the entire roof of the two-family dwelling and attached garages and be infiltrated on-site. 5. Fencing and vegetative buffers shall remain in perpetuity. Planting lost shall be replaced with a similar species that can provide a similar type of buffer when mature. Fencing shall remain in good repair. 6. All on-site lighting shall be directed only to the site and be dark-sky compliant i.e. fullyshield and downward facing. On-site lighting (luminaire type/wattage) shall be consistent with those shown on the plans and not be cast on neighboring property. 7. A construction management plan shall be approved prior to the Board endorsing the site plan. 8. This decision and conditions shall remain in effect for all future property and unit owners. The decision shall be recorded at the Norfolk County Registry of Deeds and be referred to in all future property deeds, deed transfers, and condominium association documents. 9. Correct proposed grading along the southerlyproperty line. Proposed contour 98 connects to existing contours 94 and Narrow the pavement for Unit B driveway near Pleasant Street..11. Remove retaining wall detail from final plan set. 12. The developer shall make effort to preserve the 6' and 12' trees noted for removal on the plan set as they are "carried-over" from the original design. Ifthey are not able to be saved, similar species should be planted nearby. 13. Revise alignment of Unit A driveway to be perpendicular with Pleasant Street (to better match with the existing driveway). 14. Provide a combination of densely planted mature evergreen and deciduous trees & shrubs along the side property line ofunit B to create a visual screen for the occupants ofunit B and the abutting property owners. Plantings shall not be installed as a hedge row. The plantings shall at a minimum screen the entire length ofthe southern side of Unit B SPPB! 82 Pleasant Street

7 15. Depict the snow storage area for Unit B driveway on the final plans but not within the 10' buffer along the side lot lines. 16. The final approved plan set for Planning Board signatures shall incorporate conditions and be stamped by MA Registered Professional Engineer. RECORD OF VOTE We, the members ofthe Planning Board, vote to approve the "82 Pleasant Street" Special Permit as stated above in the "Decision": July 17,2017 TOWN OF MEDFIELD PLANNING BOARD L:.~~~-/ Paul D. McKechnie G~~Jlt\cr---- Town Clerk: Original Decision Norfolk County Registry ofdeeds: Certified Copy ofdecision cc: File Applicant Building Department Assessing Department Board of Health Notice of Decision to Abutters SPPB / 82 Pleasant Street

8 TOWN OF MEDFIELD Office afthe PLANNING BOARD (508) (508) Fax TOWN HOUSE, 459 MAIN STREET MEDFIELD, MASSACHUSETTS NOTICE OF DECISION ApPLICANT: Medfield Holdings LLC DECISION DATE: July 17,2017 DATE OF FILING DECISION: July 28, 2017 DECISION lumber: SPPB At a public meeting held on July 17,2017 the Town ofmedfield Planning Board, acting in the above referenced matter, approved with conditions the requested Special Permit (Section ofthe Zoning Bylaw and Chapter 300 Zoning Attachment 1 Table ofuse Regulations 1.2c) for the conversion ofan historic single family dwelling into a new two-family dwelling with an expansion ofless than 25% lot coverage. The property is located at 82 Pleasant Street in a RU Zoning District and is shown on Assessors' map 37 as lot 182. An appeal ofthis decision ofthe permit granting authority may be made by any person aggrieved pursuant to MGL Chapter 40A Section 17, as amended, within 20 days after the date offiling the notice ofdecision in the Office ofthe Town Clerk. Copies ofthe decision may be obtained at the office ofthe Board ofappeals in person or via . Sarah Raposa Town Planner (508) sraposa@medfield.net

9 TOWN OF MEDFIELD Office ofthe PLANNING BOARD (508) (508) Fax TOWN HOUSE, 459 MAIN STREET MEDFIELD, MASSACHUSETTS INSTRUCTIONS FOLLOWING THE RECEIPT OF A DECISION: Your decision was filed with the Town Clerk on: Friday, July 28, 2017 Your 20 day appeal period ends: Thursday, August 17,2017 On Friday, August 18,2017 or thereafter you should contact the Town Clerk for the certified decision as well as a letter from the Town Clerk indicating that no appeals have been taken regarding the Board's decision. Please call or prior to coming in to make sure that the letter is ready. o Carol Mayer, Town Clerk, (508) or cmayer@medfield.net Take the Town Clerk's letter & the decision to the Registry ofdeeds in Dedham and record them. (There is a fee ofaround $76 according to recent filings.) Norfolk County Registry ofdeeds 649 High St, Dedham, MA (781) norfolkdeeds.org Directions from Town Hall, Medfield: Take 109 East to Dedham Bear Right on High Street Destination will be on the left in approximate Y2 mile Note: On street meter parking or parking in rear (wi fee) Save the numbers they will give you as proofofrecording. Call or my office with the Book and Page numbers. This is a required part ofthe process! When you apply to the Building Department for a permit, you will also give them the Book and Page numbers. Sarah Raposa, Town Planner (508) sraposa@medfield.net