11/2/2011 - Meeting Minutes

Moderator: Maria Lajoie

11/2/2011 - Meeting Minutes

Postby Maria Lajoie » Thu Jan 05, 2012 11:28 am

The meeting was called to order at 7:02pm.

ATTENDANCE
Present were Chairman Daniel Heney, Sean Holland, Leonard Demers, Adelle Reynolds (Building Commissioner) and Maria Lajoie (Administrative Secretary). Absent were Pamela Holmes and Michael Nelson.

7:02 PM CASE #2011-08
PUBLIC HEARING: JOHN BEUKEMA
10 Cummings Court
Request for Special Permit
Hearing this Case will be Daniel Heney, Sean Holland and Leonard Demers. Present were Applicant/Owner John Beukema, Jr. and his father John Beukema, Sr. No abutters were present. Beukema is requesting a Special Permit in a Village/Residential Zoned area, Douglas Zoning Bylaws, Section 3.0 – Use Regulations, Subsection 3.4 – Non-conforming Uses & Structures and Subsection 3.4.3 – Non-conforming Structures to construct a 5-foot wide open farmers’ porch across the front of a pre-existing non-conforming tow-family house with a 33-foot front yard setback with approximately 20,259 square feet of land. The Planning Board had no objection to this request for a Special Permit. The Board received letters from two abutters stating they were in favor of this request because it would improve the looks of the neighborhood. Beukema showed the Board pictures of the house and the street and Beukema said he lives next door. Beukema also said that he will be putting a new roof on the house because it will help eliminate any ice issues. Heney said he drove by and saw pre-existing non-conforming homes on the street. After discussion, a Motion was made by Holland to close the Public Hearing, seconded by Demers. Vote was unanimous. A Motion was made by Demers to accept Case #2011-08, John Beukema, 10 Cummings Court, as applied for to vary the 50-foot front yard setback to a 33-foot front yard setback and would not substantially be to the detriment of the public good and would not substantially nullify or substantially derogate from the intent and purpose of the Bylaws, seconded by Holland. Vote was unanimous.

ZBA 2012 MEETING SCHEDULE
After review, a Motion was made by Demers to accept the ZBA 2012 Meeting Schedule, as submitted, seconded by Holland. Vote was unanimous.



7:15 PM ZBA CASE #2011-09
PUBLIC HEARING: FRANCIS BEAUPRE
Cliff Street
Request for Special Permit
Hearing this Case will be Daniel Heney, Sean Holland and Leonard Demers. Present on behalf of the Applicant was Michael Weaver of Guerriere & Halnon. Beaupre is requesting an amendment to his Special Permit – (CASE #2011-02) in an Industrial Zoned area, due to changes in building and processing area sizes and locations, Douglas Zoning Bylaw, Appendix A – Schedule of Use Regulations, #17 – Recycling of Glass and Metal Materials. The Planning Board had no objection to this request. The Board of Health approved the septic design and the Fire & Police Departments approved the plan also. The property consists of a combined lot area of approximately 28 acres and approximately 171 +/- feet of frontage along Cliff Street. Weaver said that there shall be two 6,400 square foot buildings; a 160-foot by 200-foot processing/sorting area; 24-feet of paved driveway with 15 parking spaces. The proposed structures comply with all required setbacks. The 44-foot strip right-of-way shall remain in place for the right to pass and repass for Parcel #5. Weaver said the Planning Board asked for a design for the concrete slab, which was submitted. Holland asked about the two buildings and Weaver said they were for fire suppression because there is no public water supply and the Oxford Fire Department will be the first responders and there will be separate alarms. Holland asked about the number of parking spaces and Weaver said they went from 55 spaces to 15 spaces due to the change in use. Reynolds discussed the difference between an Amendment and a Modification. An Amendment can be considered a minor change to the plan and does not need a public hearing or has to be re-recorded. A Modification can be considered a substantial change to the plan that would require a public hearing and need to be re-recorded and but since the Board advertised this as a public hearing it is their decision as to whether or not this is a minor or major change. After discussion, a Motion was made by Demers to close the Public Hearing, seconded by Holland. Vote was unanimous. A Motion was made by Holland to accept the amendment to the revised plan dated 10/13/2011, Case #2011-09, Francis Beaupre, Cliff Street as submitted by the Applicant and would not substantially be to the detriment of the public good and would not substantially nullify or substantially derogate from the intent and purpose of the Bylaws, seconded by Demers. Vote was unanimous.

7:35 PM ZBA CASE #2011-10
PUBLIC HEARING: DOUGLAS SOLAR, LLC
Brookline Terrace
Request for Special Permit and a Variance
Hearing this Case will be Daniel Heney, Sean Holland and Leonard Demers. Present was Owner Joyce Guiou, Applicants David J. Fenton, Jr. and Edward T. Liston of DG Clean Power, LLC and Representative Stephen O’Connell of Andrews Survey. Requesting a Special Permit in an R/C-1 Zoned area, Douglas Zoning Bylaws, Section 3.1.3 – Table of Use Regulations – Appendix A and a Variance, Douglas Zoning Bylaws, Appendix B – Dimensional Regulations to vary the required 300-feet of frontage to 212.97-feet of frontage with approximately 909,852 square feet (21 +/- acres) of land on Brookline Terrace for a proposed 2-megawatt ground mounted solar photovoltaic electric generating facility. The Planning Board had no objection to this request. No abutters were present. Brokers Fenton and Liston from New York said that they work with utility companies. O’Connell said the wetlands are over 200-feet away from the project. Reynolds said there won’t be any glare, will be quiet and this is a great project and use. O’Connell said they still have to go to the Planning Board for Site Plan Review. Heney asked if there would be an increase in traffic and O’Connell said maybe 20 times a year the maintenance men would check the panels and take care of the vegetation (mow the lawn, etc.). Heney asked about water and sewer and O’Connell said it is not a necessity for this type of project. Demers asked if there were any other solar facilities in town and Reynolds said no but there are some in other surrounding towns. After discussion, a Motion was made by Holland to close the Public Hearing, seconded by Demers. Vote was unanimous. A Motion was made by Holland to accept the Variance as applied for to vary the 300-feet of frontage to 212.97-feet of frontage on Brookline Terrace to construct a 2-megawatt ground mounted solar photovoltaic electric generating facility per plan dated October 10, 2011, seconded by Demers. Vote was unanimous. A Motion was made by Holland to accept the Special Permit as applied for to vary the Use Regulations, Appendix A, to construct a 2-megawatt ground mounted solar photovoltaic electric generating facility per plan dated October 10, 2011, seconded by Demers. Vote was unanimous.

OLD/NEW BUSINESS
1. Meeting Minutes of 10/5. Tabled for the December 7th meeting.
2. ZBA Rules & Regulations. Future Meeting
3. Copy of a violation letter from Adelle Reynolds to Chad Woodward, 164 Perry Street. FYI.

ADJOURNMENT
At 7:53pm, a Motion was made by Holland to adjourn the meeting, seconded by Demers. Vote was unanimous.

Respectfully submitted,



Maria D. Lajoie
Administrative Secretary
Community Development Dept.
Maria Lajoie
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