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Agenda
WPB.10-19-20_AGENDA.PDF
Meeting Materials
10-19-2020_PLANNING_BOARD_1.PDF
10-19-2020_PLANNING_BOARD_0.PDF
1.
Documents:
2.
Documents:

Town of Winthrop
Planning Board
Robert Carroll, AIA.-Chair
Gina DiMento, Esq.
Honor Merceret
David Proctor
Christopher Boyce
Steve Koutalakis
Julia Wallerce
PLANNING BOARD MEETING AGENDA
MONDAY OCTOBER 19, 2020 7:00 PM
VIA ZOOM
Call to Order:
Roll Call:
Presentation:
Metropolitan Area Planning Council (MAPC)
Clean Energy & Climate‐
Public Comment:
New Business:
 WPB Citations for David Stasio and Vinny Zappula
 Chapter 91 Waterways License Application, Cottage Park Yacht Club, 76 Orlando Avenue
 Discussion on CB District Zoning Map, November 19, 2019
Old Business:
 None
Adjournment:
The listing of matters is those reasonably anticipated by the Chair which may be discussed at the meeting. Not all items listed may in fact be discussed
and other items not listed may be brought up for discussion to the extent permitted by law.

Planning Board Meeting Minutes
October 19, 2020, 7:00 PM

Chair Carroll opens meeting at 7:00 PM

Roll Call

Chair Carroll Present
David Proctor, Absent
Honor Merceret Present
Gina DiMento, Esq. Present
Chris Boyce Present
Steve Koutalakis Present
Julia Wallerce Present

Presentation from the Metropolitan Area Planning Council (MAPC) Clean Energy and Climate
Citations are held until Dave and Vinny can join meeting

Chapter 91 Waterway License Application, CPYC, 76 Orlando Ave.

Member Carroll explains this does not require anything by the board to discuss and sign of for the DEP on the
extension of the current docks.

Discussion continues and there are several questions that Chair Carroll will try and find answers

Zoning Map CBD

Board just having a discussion on this map, no changes just a basis of what the CBD is now. This has been
going back and forth, but we have landed on a map and wants to review the boundary lines.

Discussion continues the zoning and economic growth concerns with this new map.

There is still an amount of legalities that must be discussed that could take up so much time, and happy that this
has been discussed and legal issues being reviewed.

Chair Carroll asks all to review this map and be prepared to continue this discussion

Rob DeMarco, Councilor at Large reviews that this map being discussed and completed, we have to consider the
Middle School Zoning

Motion to adjourn by Chris Boyce 8:49
2"4 by Gina DiMento
Passed Unanimously

LEGAL NOTICE
JOINT PUBLIC HEARING
TOWN COUNCIL & WINTHROP PLANNING BOARD
CENTER BUSINESS DISTRICT--AMENDED ZONING MAP
TUESDAY- OCTOBER 1, 2019-DELEO SR. CENTER — 6:00 PM

Notice is hereby given that the Town Council and the Winthrop Planning Board will conduct a
Public Hearing on Tuesday, October 1, 2019 at 6:00 pm at the DeLeo Sr. Center, 35 Harvard St.
Winthrop, MA 02152 on the CENTER BUSINESS DISTRICT AMENDED ZONING MAP

At said hearing, all interested persons will be given an opportunity to be heard.

A draft copy of the map to be discussed is available on the Town of Winthrop Town Council and
Winthrop Planning Board website(s), available for viewing in the Town Clerks Office and

Council Clerk office during regular business hours and will be available at the public hearing for
review.

Winthrop Planning Board
Town Hall
One Metcalf Square
Winthrop, MA 02152

David A. Stasio, Esq. - Chair
Gina Dimento, Esq.
Honor Merceret, AIA

Davis Proctor

Vincent P, Zappulla

Christopher Boyce

Steve Koutalakis

Summary of Review by Winthrop Planning Board
to Winthrop Town. Council regarding the
Amendment of the Town of Winthrop Zoning Map for
the Center Business District
I Summary of Review

Chairman ‘Stasio called the meeting of July 15, 2019 to order at 7:05PM. The Winthrop Planning Board
(AYPB”) had no other matters on the agenda that evening. All. seven members of the WPB were present for
this discussion; however, Chairman Stasio. recused himself from the ‘Public Hearing due to a potential conflict
given his represents clients in his law practice that live and/or work in the Center Business Disteict (“CBD”),
The public meeting had approximately ‘Twenty-Five (25).members of the public present. Michael Wang of
Form, & Place and Janelle Austin of K&P Law were amongst the current Town officials present at the public

Chairman Stasio opened up the meeting for public comment respectfully requesting only new comments be
offered in ‘the interest of time, He went on to state that this tmecting is. exclusively meant to address the

zoning map. Chairman Stasio asked the Board for their comments,

WPB Member Vinny Zappulla stated that there have been 80 many meetings, he agrees with trying to stick to
this subject and offered a Motion that the WPB hear only new information tegarding what is in front of us in
lieu of what ‘has already been: discussed. over and over. The Motion was 2nd by Gina DiMento and
subsequently passed unanimously,

Jack Dowd, Robert M. DiMento, Paul Southworth, John Vitagliano, Lois Baxter, John Eade, Anna Bakos,
Nick Tsiotis, Jean Coughlin, and Peter Gill ‘were amongst the citizens who spoke.

The WPB discussed the CBD zoning map and the different potential boundaries as it related to residential
neighborhoods such as Viking Garden, Fremont Stieet résidents. as well ag the Middle School parcel(s). the
discussion covered concerns such as height testtictions, parking, density, impact on the residents throughout

the Town as well as abutting residents: to the Proposed boundaries, ‘The WPB discussed that the following
parcels not be included in the CBD:

* Viking Garden (1 05-107)

Page 1 of 1

Middle School parcel(s) (141-151)
Fremont Street

Winthrop Street

Hagman Road

However, the WPB-also discussed that the Middle School patcel(s) must be addressed with priority by ‘the
Town Council and teferred to their 2/5/2018 fecommendation (attached hereto as Appendix A) that a

modified CBD zone be created: to addvess the best interest of the Town and the residents as well as
encourage future planning and development for the site, Additionally, the WPB expressed concern with

ambiguity regarding setbacks and height restrictions stating there should be clarity on both.

WPB Member Chris Boyce made.a Motion to tefer to the ‘Town Council a base zoning map, hatching area’s
currently included in:the diaft base zoning map and add in Business A and CBD. ‘The Motion also stated that
the draft base zoning map exclude ‘new additions of Winthrop Middle School (141-151), Fremont Street, and

Viking Gardens (105-107). Vincent Zappulla 2" the Motion which was subsequently passed unanimously

WPB Member Chris Boyce. made a Motion that the ‘Town Council refer to the recommendation sent by the
WPB on 2-5-2018 teferenicing the additional parcels. (listed in order of priority): Middle School (141-151),
Fremont St, and Viking Gardens (105-107). The Motion was 2! by Honor Merceret-and subsequently passed
unanimously (Chair Stasio-Recuse/New Membei Koutalakis-No Vote).

I. The Winthrop Planning Boards Role and Responsibility

The Winthrop Planning Board has held multiple meetings and public heatings relative to the Zoning
Designation of 141-151 Pauline Street, Middle School Parcel 48 well as the zoning map for the CBD,

The Purpose of the Planning Board is to:

‘promote the health, safety, convenience, morals and welfare of the inhabitants of the town; to lessen
congestion in the streets; to conserve health; to secure safely from fire, panic and other danger; to provide
adequate light and air, to Prevent the. overcrowding of land; to avoid undue Gancentration of population; to
facilitate the adequate Provision of transportation, water, Sewerage, schools, parks and other ‘public
requirements; to conserve the value of land and buildings; to. encourage the most appropriate use of land
throughout the town; to achieve Optimum environmental quality through review and cooperation by the use

the tax base by proper utilization and development of land, It is made with reasonable consideration of the

character of the districts and their peculiar Suitability for Particular uses, with a view to giving direction or

effect fo land development policies and Proposals of the planning board, including the making of Winthrop
The July 15, 2019 Public Hearing closed at 8:45 pm.

Respectfully Submitted,

Gina DiMento, Esq. ~ Acting Chair
August 12, 2019,

Please see Massachusetts General Laws Chapter 40A and Town of Winthrop Code of Ordinances 17.04,030-Purpose.

Page 2 of 2

APPENDIX A

Page 3 of 3

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The Appendix to Chapter 17.16 Table of. Dinensional Regulations is hereby amended by replacing the dimensional
requirements of the Center Business in its entirety with the following:

Minimum Yard
Setback
District “| Minimum | Maximum Minimum | Minimum | Front | Side Rear =} Maximum: | Maximum’ Maximum “| Maximum
Lot Area | Density Frontage | Lat Width Number of | Height Coverage | Buildable
(sf) Stories Distance
Between
Buildings
Center | 5,000 - 30 | 30 on, P10. 1s" A, [4 48." 90% -
Business

No side yard requirement for a commercial or mixed-use structure, except for a commercial
May be reduced to ten feet, subject to site plan review, “unless abutting a residential disirict,
14 For parcels abutting a residential district, 2.5 maximum staries/ 35 maximum height-at initial setbacks, one floor and 10 feet of

additional allowable height for each additional 10 fect of distance from applicable setbacks, not to. exceed 4 floors/48 feet of
maximum height,

lot abutting a residential district,

David A. Stasio, Esq, - Chair

Winthrop Planning Board Robert Cartoll, AlA
Town Hall Gina Dimento, Esq.
One Metcalf Square ae erearet AIA
Winthrop, MA 02152 '

Vincent P, Zappulla
Christe)
ECE MED
M10 FEB -5 2:28
i aa tc | e
Decision. and Recommendation of Winthrop Planning Board.’ oy
to Winthrop Town Council regarding the :
Request to Amend Town ‘of Winthrop Zoning Map for
141-151 Pauline Street

LF Purpose

On July.11, 2017, the Winthrop Town Council referred the Amendment to the Zoning Code of the Town of
Winthrop to the Winthro: Planning Board. This. teferral was in regards to Amending the Zoning Code of the Town
of Winthrop to include the Town owned land, located at 141-152 Pauline Street, knownas the site of the former
Winthrop Middle School, Auditorium and Gymnasium, as part of the Centra Buslness District in the Town of
Winthrop and include it as Such on town zoning Maps; or to take any action thereto.

il, Process

To this end, Winthrop Planning Board:held six (6) public hearings relative to the ravised zoning of the property

: iuline Street, TI place on the following dates; August 29, 2017, September
19, 2017, October 23, 2017, November 13, 2017, December 14, 2017 and danuary-22, 2018, The Planning Board
considered many factors in order to render this decision, fulfill Its purpose and provide-a tecommendation to the
Town Counell; The Planning Board members. also considered the 2017 Centre Business District Masterplan, and on-
Boing studies for Public Safety Facilities, Housing and Recreational Facilities, During those hearings the Planning

Board took comment from approximat ly forty (40) members‘of the public: (For more details, please refer to
Individual meeting minutes for the Gates listed above),

HL Recommendation

By.7-0 vote, the Winthrop Planning Board, voted. ‘to-recommend that the Property located at 141-154 Pauline

Street, known as the site of the former Winthrop Middle School, Auditorium and Gymnasium, adopt a “modified”
Central Business (CB) zoning designation.

Modifications could take the form of amendinents/restrictions or enhanced design standards that accommodate
the special nature, location -and scale of the Property and-address the concerns noted in Public hearing, such as
height; massing, density, and parking. Further a “modified” Central Business (CB) zoning designation will provide

the Town with the. flexibility needed ta address the wide ‘Tange of possible use, currently under consideration for
this site,

Respectfully Submitted,

David A, Stasio, ‘Esq. - Chair
February 5, 2018,

JOINT PUBLIC HEARING
CENTER BUSINESS DISTRICT AMENDED ZONING MAP

WINTHROP TOWN COUNCIL

WINTHROP PLANNING BOARD
OCTOBER 1, 2019

Council President Vecchia opens the Town Council

Public Hearing

TOWN COUNCIL -ROLL CALL

Councilor Engman- Absent
Councilor Calla- Present
Councilor Christopher- Present
Councilor Boncore- Present
Councilor Ferrino- Present
Councilor LoConte- Present
Council Vice President Letterie- Present
Council President Vecchia Present

Member Gina DiMento opens the Planning Board Public Hearing

PLANNING BOARD-ROLL CALL

David Stasio-Chair Present
Gina DiMento Present
Chris Boyce Present
Dave Proctor Present
Honor Merceret Absent
Vincent Zappulla Present
Steve Koutalakis Absent

David Stasio recuses himself from this meeting
Attendance includes Attorney Robin Stein K&P Law and Michael Wang-Form & Place Design
Council President opens meeting with discussion of two zoning maps and opens meeting up to discussion

Gina DiMento clarifies that the light blue areas of the drafted zoning map was not recommended by the Planning Board,

That they should not be put in the CBD at this time, but they do need to be addressed, they did not want to hold up having a formal map.
Intent with summary was to exclude from the CBD, priority parcels, the Middle School, Viking Gardens as well as Fremont St. but the blue
area should include# 19-45. Also, did not include Winthrop St., where 2 formal Funeral homes are, they are now residential.

PUBLIC COMMENT

-Donna Reilly (P5)-Comments on map being a better rendering of what is in/out of the CBD. Question, where there residents homes in the
district? It seems the map is clarifying that they are not. Questions Fremont St and asks why #15 is still in CBD.

-Gina DiMento-They are not in the CBD, should be blue.

-Chris Boyce-This is a future zoning map, not a land map.

-Donna asks, what happens about 15 Fremont St., what color

-Chris Boyce-That would be purple as it is a zoning map, not land use

-Donna-What is height? 4 Story Possibility and this is a major problem, congestion with people, cars, and all pockets of town.

-Jean Coughlin (P5)-Thanks for map, thanks for boundary lines. It still bothers that it states proposed, wants finalized. Agrees with 4 stories
being too much no matter where in town. Disagrees with the Board of Appeals being able to put the residents in the CBD. Requests
respected development with developers and town.

-Tom Reilly (P5)-What happens procedurally? When will it be adopted

-Council President- It should be at the 10-15-19 Town Council Meeting

-Tom Reilly-Think about taking 15 Fremont out and Burrill Terrace

~Peter Gill (P5)-Thanks for deleting Viking Garden from the CBD.

-Kathleen Cappuccio (P2)-Asks if this map is being presented by Planning Board to Town Council.

-Council President-Draft Map

-Kathleen-Appears #19-45 Fremont should have been blue, are these all?

JOINT PUBLIC HEARING TOWUN COUNCIL / PLANNING BOARD OF OCTOBER 1, 2019 PAGE

Requests another map to be posted publicly prior to Town Council Vote?

riority Parcels question, who is recommending?

-Gina-Planning Board recommended be a modified CBD

‘Stephen Hines (P2 &6)-There could be several large developments in the future, make sure of the “priority” zoning and be prepared.
‘Ruth Cogashkin (P5)-Discusses the residents and different addresses on Fremont St. Seems like a deliberate set up to #15 Fremont St.
-Gina-There are certain areas that were appropriate to stay in the CBD, this is not the only residential that is included in CBD.

#15 & #18 Fremont have always been part of the CBD.

‘Ruth-Asks for price of maps and how many more maps will the town be paying for?

‘Chris Boyce-These are draft maps, there will be several until a finalized map.

Council President Vecchia, once this map is adopted, then this will be the final map.

{t will go to the Rules & Ordinance of which the public will have a Public Comment,

-Bob Honan (P5)-Will there be a final map to view?

-Council President-Yes, it will be on the website as soon as before the 10-15-19 Town Council meeting as possible.

Council has 90 days, we are working to expedite this procedure.

-Greg Curci (P2)-Property #20 Madison and requests to be put in the CBD.

-Bob Carroll (P6)-Concems not including the Middle School site, but it is very important to get this zoned. This is a huge opportunity for
the town.

-Lois Baxter (P2)-Requests entire area to be zoned, do not do piece by piece, asks that 4 stories are not allowed.

-Tom Honan (P5)-Question on Madison St., there are residents and they should be heard of prior to allowing this property in the CBD.
-Michael Gervasi (P5)-Time to take our town back, the developers are overtaking it and it is not right. Comments on the Parks and Rec and
new location and requests maintenance fund to be developed for any new projects.

-Donna Reilly (P5)-Discusses that the residents that are in the CBD be notified.

-Council President understands this does not change their property.

-Gina-They are already in the CBD.

-Donna-They knew this when they bought their home?

-Gina-They should have

-Donna-Asks about the Environment and Climate change and thanks Town Manager Faison for his expertise. Comments the airport is
expanding, we have to renegotiate our mitigation agreement.

-John Eade (P1)-Comments on map, Burrill Terrace and #15 Fremont should not be in the CBD. Discusses previous maps and where
boundary lines were. The Zoning ordinance has to be reflected in the zoning map. Against any dimension changes.

Legitimate concerns have been confusing, communication is a key. Respect all involved.

-Wendy Millar Page (P2)-Winthrop St. Corridor-Should the new business located at the previous Leveque Home be in the CBD?
-Attorney Stein-This is an educational zoned area.

-Wendy-Discusses the CBD Parking that is included and asks for clarification on Winthrop St. down from Methodist Church to Caggiano.
-Gina- Winthrop St. # 211-181, and on north west side ends at #5. Our goal is not to make every business in the CBD.

#12-170 is all residential’s not included in the CBD.

-Tom Reilly (P5)-Helpful to identify in the minutes what will be excluded in the actual map.

-Jack Dowd (P3)-Comments on Ingleside Park

-Council President Vecchia responds this is not part of this Public Hearing.

-Jack-Asks if at the next Town Council meeting, 141-151 Pauline St. will be voted on.

-Council President Vecchia replies not at this time.

-Jim Soper (P2)-Thanks Planning Board as being a building commissioner this is a very valuable piece of material to have.

He discusses the zoning and asks that this should not be rushed. This map is different from what was published and there is a process that
has to be followed.

Council President Vecchia clarifies that the draft has not changed, it is a proposed change.

Jim-Asks if there will be a change in the dimensional regulations?

Councilor LoConte request a current version and the exact accurate proposal from the Planning Board

Attorney Stein reports that if the Planning Board is ready to make their recommendation, then physically draw on the map to reflect the
Planning Boards recommendations.

Councilor Christopher had a question on Bus. A vs. CBD will there will be any major changes?
Gina replies the northeast side of Winthrop St. will be in the CBD

Councilor Ferrino review of clarification of the Historical District that should be on the map
Attorney Stein replies that it will not be on a zoning map as it is not a zoning issue.
The Town of Winthrop does not have a Historical zoning district so that is why it would not be on the zoning map.

Assistant Town Manager Rodrigues replies that town is currently reviewing the GIS maps system and districts in Winthrop will be made
aware to the public.

Councilor DeMarco requests at the next Town Council meeting the map is once again reviewed and then the vote is at the next Town
Council Meeting.

JOINT PUBLIC HEARING TOWUN COUNCIL / PLANNING BOARD OF OCTOBER 1.2019 PAGE2

ina DiMento and Michael Wang review map to prepare for the Planning Boards recommendation

Michael Wang begins reviewing the map stating that the Planning Board would like the parcels on the West Side of #19 through #45
Fremont St. included in the Priority Section of the map. In addition they would like area that is currently Bus. A. South of Jefferson
West of Winthrop St., will not be included in the CBD.

Greg Curci requests his property be included.
Gina DiMento replies that though appreciated his concern, it was not part of the Planning Boards proposal, it will be up to the Town
Council when they are making their decision.

Council President replies that Mr. Curci should attend the Rules & Ordinance Meeting to state his concerns.

Motion by Gina DiMento that the Town Council adopt the recommendation from the Planning Board of the amended map,
for the CBD, not including the blue areas that are gray.

2"4 by Chris Boyce

PLANNING BOARD-ROLL CALL

David Stasio-Chair Recuse
Gina DiMento Yes
Chris Boyce Yes
Dave Proctor Yes
Honor Merceret Absent
Vincent Zappulla Yes
Steve Koutalakis Absent
Motion Passes

Motion by Councilor Letterie to refer this amended map to Rules & Ordinance for a meeting to be held as soon as possible.
2" by Councilor LoConte
Passed Unanimously

Councilor LoConte inquires if this vote from the Town Council will have any recusals?
Councilor President replies there are no recusals at this time. The Town Council has to vote 2/3

Public Hearing Closed
Motion to Adjourn Town Council-8:15 PM

Motion to Adjourn Planning Board -8:15PM

JOINT PUBLIC HEARING TOWUN COUNCIL / PLANNING BOARD OF OCTOBER 1, 2019 PAGE3

Town of Winthrop
Planning Board

Robert Carroll, ATA.-Chair
Gina DiMento, Esq.

Honor Merceret

David Proctor

Christopher Boyce

Steve Koutalakis

Julia Wallerce

PLANNING BOARD MEETING AGENDA

MONDAY OCTOBER 19, 2020 7:00 PM
VIA ZOOM

Call to Order:

Roll Call:
Presentation:
Metropolitan Area Planning Council (MAPC)
Clean Energy & Climate-
Public Comment:
New Business:
e WPB Citations for David Stasio and Vinny Zappula

e Chapter 91 Waterways License Application, Cottage Park Yacht Club, 76 Orlando Avenue

Old Business:

e None

Adjournment:

The listing of matters is those reasonably anticipated by the Chair which may be discussed at the meeting, Not all items listed may in fact be discussed
and other items not listed may be brought up for discussion to the extent permitted by law.