PLANNING BOARD
April 14, 2010
MINUTES
Members Present: Don Andersen, Michael Cole, Dan Coppelman, Tom Johnson, John Knox - Alternate, Craig Nightingale, Howard Sandler
Members Absent: Leslie-Ann Morse
Staff Present: Sarah Raposa - Town Planner
Chairman Michael Cole opened the meeting at 5:00 p.m.
Case No. PB2010-06 – Jerope Realty Trust & Nathan Nickerson III, of Eastham, MA, seek a Waiver of Site Plan Approval – Special Permit (§XIII.D) in relief of Eastham Zoning By-Laws Section XIII.B.1.B for a seasonal moveable trailer; Purpose: sell, rent, & repair bicycles, etc. at property located at 3580 State Hwy (Arnold's Restaurant), Map 11 Parcel 4.
Nathan A Nickerson requested withdrawal without prejudice.
A MOTION to grant withdrawal without prejudice by Tom Johnson, seconded by Donald Andersen.
The Vote: 6-0
In Favor: Andersen, Cole, Coppelman, Johnson, Nightingale, Sandler
Opposed: None
Motion Passed - Unanimous
Request for Full Covenant Release – PB2004-37 Good Luck Cottages Nominee Trust, 5755 State Highway/Nauset Oaks Lane.
Robert Freeman of Schofield Brothers and Don Connelly, Trustee of Good Luck Cottages discussed road maintenance section in protective covenants and road conditions, as-built plan, catch basins and drainage.
A MOTION to release from covenant based on an inspection by Neil Andres with minor construction variation of drainage swale by Howard Sandler, seconded by Tom Johnson.
The Vote: 6-0
In Favor: Andersen, Cole, Coppelman, Johnson, Nightingale, Sandler
Opposed: None
Motion Passed - Unanimous
The Board then signed Release of Covenant to be recorded at the Barnstable County Registry of Deeds.
John Knox - Alternate was asked to sit in on Case No. PB 2010-05.
Case No. PB2010-05 – Paul Pazniokas and Phyllis Mondelli, Brookside NJ & East Cape Engineering, Orleans, MA, seek Residential Site Plan Approval in relief of Eastham Zoning By-Laws Section IX.D.2. & XIV (site coverage exceeding 3,000 sf), for kitchen/roof addition, finish attic space & general renovations located at 50 Bayshore Lane, Map 13 Parcels 136E.
Tim Brady of East Cape Engineering explained proposed project, site coverage, renovations to the interior and addition. He explained the site coverage calculation and ratio using uplands lot area.
He showed profile views to show very little change to building except for roof over main part of building and the kitchen addition bumped out on one side.
Dan Coppelman doesn't feel that the house is compatible with others in the area. He is okay with the kitchen addition. There is no other house in the area that has a 3-story effect. John Knox addressed the "timely" removal of debris. Tim Brady stated that there would most likely be a dumpster that would be emptied when it was full. Don Andersen's biggest concern is massing. Craig Nightingale discussed H20 rated septic system in the driveway, motion sensors and shielding for the lighting.
Tom Johnson feels the project is too massive. Howard Sandler doesn't feel the project is too massive, but the worst part of the house is the garage. Craig Nightingale stated he would vote for the project.
Tim Brady said that they added carriage style doors to the garage and could also construct a shed roof over the garage doors to break up the space and make it look better. Mike Cole stated that the percentages of site coverage are what triggered this hearing. The plans are a silhouette of the building before and after and the volume is increasing. He discussed lot size/uplands and the fact that there were no abutter comments either for or against. Howard Sandler mentioned the visual perspective from the bay, looking up it would always look large.
Mike Cole opened the hearing for public comments - there were none.
Tim Brady stated that on the street side of the house there is a dormer over the front door - and asked if this was okay with the board. He referred to Page A4 and asked for feedback. Dan Coppelman said the 3rd floor bothered him, it changes the visual impact of the existing house because of windows and finished space. The Board consensus was to upgrade lighting to fully-shielded and downward facing fixtures. Tom Johnson suggested a picture window. Don Andersen addressed landscaping.
Tim Brady requested a continuance to the next meeting.
A MOTION to grant a continuance to the May 12, 2010 meeting by Dan Coppelman, seconded by Tom Johnson.
The Vote: 7-0
In Favor: Andersen, Cole, Coppelman, Johnson, Knox, Nightingale, Sandler
Opposed: None
Motion Passed - Unanimous
Informal Discussion – Michael Smith (General Contractor), Timothy Daley (Owner), 39 Cranberry Lane: 10' x 22' sunroom addition with roof deck. Approval granted by Conservation Commission.
Michael Smith stated that taking into consideration the existing house and proposed addition, the lot coverage will exceed 3,300 sq. ft. of finished space. Plan is an extension of the living room and an observation deck on the roof of the living room extension.
Howard Sandler noted that the plan says "Cole Road". Mike Smith said that was a typographical error and that Cranberry Lane is at the end of Cole Road. Dan Coppelman addressed the impact to the neighbor. Glass area faces south toward the neighbor. Consider screening between this house and the neighbor. Tom Johnson addressed landscaping, exterior lighting plan, and also mentioned erosion on coastal bank add boardwalk to beach. Show on exterior plan along with landscaping. Mike Cole addressed massing, height and minimize impact of overall structure. The abutters should be contacted for full hearing. Mike Cole suggested upgrading the site plan to show screening and landscaping plan, also a lighting plan showing fixtures facing down and shielded to the neighbors, and show drywell for shower.
Minutes of March 10, 2010 - 3:30 p.m.
A MOTION to approve the minutes of March 10, 2010 - 3:30 p.m. field visit to 35 Brittany Way made by Dan Coppelman, seconded by Craig Nightingale.
The Vote: 4-0-2
In Favor: Cole, Coppelman, Nightingale, Sandler
Opposed: None
Abstain: Andersen, Johnson
Motion passed
Minutes of March 10, 2010 - 5:00 p.m.
A MOTION to approve the minutes of March 10, 2010 - 5:00 p.m. by Don Andersen, seconded by Craig Nightingale.
The Vote: 5-0-1
In Favor: Andersen, Cole, Coppelman, Nightingale, Sandler
Opposed: None
Abstain: Johnson
Motion Passed
Minutes of March 11, 2010
A MOTION to approve the minutes of March 11, 2010 by Dan Coppelman, seconded by Craig Nightingale.
The Vote: 5-0-1
In Favor: Andersen, Cole, Coppelman, Nightingale, Sandler
Opposed: None
Abstain: Johnson
Motion Passed
Minutes of April 7, 2010
A MOTION to approve the minutes of April 7, 2010 by Dan Coppelman, seconded by Don Andersen.
The Vote: 6-0
In Favor: Andersen, Cole, Coppelman, Johnson, Nightingale, Sandler
Opposed: None
Lisa Panaccione inquired about the minutes on line. She was told that the minutes on line should be considered as drafts. Approved minutes can be obtained from the Town Clerk.
Upcoming Meetings
Joint meeting with Board of Selectmen on April 28, 2010 at 5 p.m. to discuss Housing Production Plan. - Dan Coppelman will not be available.
May 12, 2010 at 7 p.m. - Long Range Planning Advisory Board will hold a public hearing on the Local Comprehensive Plan.
Wellfleet Bylaw Proposal regarding Sign Code
Summary of Annual Town Meeting Articles
Cape Cod Commission hearing on April 29, 2010 on the Regional Policy Plan
Adjournment
A MOTION to adjourn the meeting made by Tom Johnson, seconded by Howard Sandler
The Vote: 7-0
In Favor: Andersen, Cole, Coppelman, Johnson, Knox, Nightingale, Sandler
Opposed: None
Motion passed - unanimous
Meeting adjourned at 6:10 p.m.
Respectfully submitted
as prepared by Madelynanne Magill
Craig Nightingale, Clerk
Eastham Planning Board
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