Planning Board Work Session
October 14, 2008
Minutes
Members Present: Leslie-Ann Morse-Chairman, Debbie Abbott, Michael Cole, Don Andersen, Howard Sandler.
Members Absent: Peter McDonald, Craig Nightingale, Tom Johnson-Alternate, Richard Morello-Alternate.
Staff Present: Sarah Raposa-Town Planner.
Chairman Leslie-Ann Morse opened the meeting at 4:10 p.m.
Informal ANR Discussion
Attorney Lester J. Murphy and Lucille St. Aubin presented plans that were submitted to the Zoning Board of Appeals for a setback variance to reconfigure lot lines at property located at 245-265 Turnip Field Road, Map 07 Parcels 511-512. Mr. Murphy stated that he was looking for any feedback about potential issues the Planning Board may have. The Planning Board discussed subdivision control law and determined that since zoning was in effect before the cottages were built MGL ch. 41 §81L does not apply. The Planning Board indicated that it would be looking at area and frontage requirements when the plan comes before them for ANR endorsement. Town Planner asked Mr. Murphy when he would apply for the ANR endorsement. He answered he would apply after the ZBA hearing.
Residential Site Plan Approval
CASE NO. PB2008-21 JAMES and PAM GRANGE/ 290 SILVER SPRINGS BEACH ROAD seek approval in relief of the intensity regulations as stated in the Town of Eastham Zoning By-Laws Section IX.D.1. for renovations and additions to include a new dormer, a farmer's porch, a finished basement and foundation work on the property, Map 04 Parcel 483O-R.
Chairman Leslie Morse explained to Tim Klink that since Peter McDonald, Craig Nightingale, Tom Johnson, and Richard Morello are absent from today's meeting, he would need to decide to continue the hearing or restart the hearing. Tim Klink agreed to restart the hearing so that Howard Sandler and Don Andersen could hear the substantive comments related to the project.
Tim Klink, Coastline Design, presented the plans for the project at 290 Silver Springs Road for renovations including raising the house 18". He explained the details of the landscaping plan. The applicant stated that he would like to certify the current height and then certify the height at the end of the project. Currently the height is surveyed at 24' 7 ?" from top of foundation to the ridge.
Don Andersen asked if there were any comments from abutters. The Town Planner said no. Mike Cole commented on the quality of the presentation and that he appreciated the straightforwardness with the Planning Board about the details of the project. He expects reactions because it is a big job. Howard Sandler agreed that it is a big job and will impel great changes in the neighborhood and will stand out. Debbie Abbott mentioned that Tim Klink will be doing a project for the neighbor that will be submitted to the Planning Board in the next few months. Leslie Morse said that most of the square footage is there now and doesn't affect the massing. Mike Cole indicated that there is not a dramatic increase that the Planning Board has control over. Debbie Abbott mentioned that the fill and grading allows the runoff the stay onsite. Mike Cole
commented again that Tim Klink has been forthright about presenting the project and agreed to a compromise of raising the house 18" instead of the 3' originally proposed. Leslie Morse agreed that much of the project could be done by-right with a building permit without coming to the Planning Board, i.e. the farmers porch and the raising of the house.
Finding of Fact:
1. Finishing the basement does not add to the massing of the plan.
2. Architecturally, the building is not detrimental to the neighborhood.
3. The applicant has agreed to raise the house 18" instead of 3 feet.
4. The proposed landscape plan will enhance the property and the neighborhood.
5. The proposed landscape plan will contain runoff in drywells.
6. The regarding of the front will ameliorate the impact of the 1?' height change.
7. The applicant will certify height before and after the work is done
8. Without the basement space the increase in cite coverage goes from 18% to 19%.
9. The Board of Health has approved the project.
10. There is no increase in the footprint except for the farmers porch.
A MOTION made by Howard Sandler and Seconded by Mike Cole to accept the Findings of Fact.
The VOTE: 5-0 IN FAVOR: Abbott, Andersen, Cole, Morse, Sandler.
OPPOSED: None.
Motion Passed.
A MOTION to grant Site Plan Approval - Residential based on the Findings of Fact in Case No. PB2008-21 was made by Howard Sandler and Seconded by Don Andersen.
The VOTE: 5-0 IN FAVOR: Abbott, Andersen, Cole, Morse, Sandler.
OPPOSED: None.
Motion Passed.
Land Use Vision Map
The Planning Board will wait to vote on the Land Use Vision Map until the full board is present.
Wind Bylaw
Mike Cole summarized the joint Planning Board - Board of Selectmen meeting for the benefit of Howard Sandler and Don Andersen and the Town Planner passed out draft minutes from the meeting that occurred on October 8, 2008. Both Howard Sandler and Leslie Morse agreed that the bylaw should go to public hearing as is and then be revised based on comments from the Select Board as well as the public. The public hearing shall occur on November 5, 2008 at 5:00 PM in the Earle Mountain meeting room. The Town Planner will advertise in the Cape Codder on October 17, 24, and 31, 2008.
Standard Condition:
The Town Planner drafted a condition stating "Any changes to the plan date XX and stamped by the Town Clerk on XX that increase the site coverage ratio, massing or volume of the structure must be reviewed by the Planning Board." Tom Johnson had previously emailed a condition for review in his absence from the meeting stating, "The Building Inspector will be provided a copy of the building plans approved and signed by the planning board as well as any conditions imposed by the board and will not grant an occupancy permit until he or she certifies that the specified conditions have been met." A discussion of creating a standard condition versus enforcement and follow-through occurred.
Adjournment
A MOTION to adjourn was made by Howard Sandler and Seconded by Debbie Abbott.
The VOTE: 5-0 IN FAVOR: Andersen, Cole, Morse, Abbott, Sandler.
OPPOSED: None.
Meeting adjourned at 6:00 PM.
Respectfully submitted,
Craig Nightingale, Clerk
Eastham Planning Board
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