Minutes

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JUNE 15, 2026- PLANNING BOARD MEETING MINUTES
Time: 7:00 p.m.
Location: Winthrop Town Hall-Harvey Room & Virtual via Zoom
Members Present: Chris Boyce (Chair), Alyssa Gamble, Honor Merceret,
Sarah Jane Fourness and Jason Pollutro
Members Absent: N/A
PETITION: 2026-PB2 210 WINTHROP STREET
Petition by Capricorn 24 Series LLC and represented by Attorney Delahanty-seeks to construct a
mixed-use building in the Center Building District (CBD) consisting of nineteen residential units
and one commercial unit. Rick Salvo from Engineering Alliance presented.
This project includes nineteen residential units (fourteen one-bedroom and five two-bedroom
units) and a commercial space, with seventeen on-site parking spaces provided at ground level.
The units range from 548 to 974 square feet, with a median size of 675 square feet. The building
is designed to be ADA compliant, with elevator access to all floors, and the overall height is
proposed at 32 feet at the rear and forty-two feet at the roof peak. The project meets the zoning
requirements for the Center Business District, including parking ratios and dimensional
standards.
The Applicant addressed several technical aspects, including site drainage, which will be
managed by a subsurface Caltech system under the garage to handle roof runoff, resulting in a
net reduction in stormwater discharge compared to the current fully paved site. The drainage
system is designed to comply with state plumbing codes, and runoff from outside the building
will be directed to landscaped or pervious areas. The team also discussed trash management,
confirming that two dumpsters will be located inside the garage, with provisions for recycling.
Mechanical equipment will be located on the roof, with screening to be provided as requested by
the board.
Chris Boyce requested an updated Memorandum (Traffic Study) from Vanasses & Associates,
Inc. to show one building and the side lot. The current memorandum on file is dated 11/12/2024
for an earlier design. The Chair also requested a structural engineer to evaluate the retaining
wall. Additional Board comments included requested further study on parking access to reduce
curb cut width and expand commercial frontage; provide building sections indicating building
height as defined by the zoning ordinance with roof deck height, roof mechanical equipment and
screening, and other relevant sectional characteristics; indicate exterior materials on the building
elevations and verify that the fenestration percentage shown conforms to building code; provide
memo of meeting with Historic Commission referenced during this WPB meeting; verify
consistency of plans with stated accessibility provided and with energy code requirements
(example: potential Passive House applicability); Review plans for opportunities to increase
access to natural light in every unit (related to entire units facing adjacent building);