PLANNING BOARD
Earle Mountain Hearing Room
November 13, 2013 - 5:00 p.m.
MEETING MINUTES
Members Present: Dan Coppelman - Chair, Richard Dill, Craig Nightingale, Lisa Panaccione, Robert Smith, Marc Stahl, Lee Verrone, Dwight Woodson,
Members Absent: None
Staff Present: Neil Andres - DPW Superintendent
Chairman Dan Coppelman explained meeting protocols and stated that the meeting was being taped. He asked the audience if anyone else was taping the meeting, and the answer was no. Mr. Coppelman opened the meeting at 5:00 p.m.
Case No. PB2013-17 – Joseph M. Doering and Amy C. Hart - Doering, of Brighton, Victoria, Australia and Tim Brady, Representative, of Orleans, MA request Residential Site Plan Approval to remodel an existing house and construct a new detached garage/studio pursuant to Eastham Zoning By-Laws, Section IX, Intensity Regulations – Paragraph D.2. for property located at 30 Sparrowhawk Lane, Map 05 Parcel 93.
Sitting on this case: Coppelman, Dill, Nightingale, Panaccione, Smith, Stahl, Woodson
Tim Brady gave a brief description of the proposed project. The exterior of the house will retain the same look as it has now and the interior will be remodeled. The area in the back of the house is where most of the work will be taking place. A loft will be added in the garage area. They are planning a two-car garage with an artist studio above. The Board of Health approved with the provision that there is no heat in the upstairs area of the garage. Mr. Brady said the plans were modified, at the request of the Town Administrator, to show that there is an existing garage on the property that would be converted to living space.
Mr. Coppelman said that there are evergreens on the southeast corner at the intersection of Old Orchard Road that significantly obstruct the line of site. They will have to be cleared. Also, there is no walkway down on the plan to the new structure. Mr. Brady said walkways aren’t usually shown on the plans.
Mr. Coppelman asked if the owners were aware that there is no heat on the second floor. Mr. Brady said they are only here in the warm weather at this time and didn’t know what their long term plans were.
Mr. Coppelman asked if it was their intent to keep the existing driveway. Mr. Brady said yes.
Mr. Woodson asked what will be done in winter since there is no heat in the house. Mr. Brady said it would be drained in the winter. He also inquired about the septic system. Mr. Brady said it was an older Title V septic system, but was acceptable.
Mr. Andres said that a condition could be added to approval that would address the removal of the shrubbery blocking view.
Ms. Panaccione read a letter of opposition to the project into the record.
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Findings of Fact:
1. The lot size is 24,031 sq. ft. or 0.55 ac.
2. The existing site coverage is 2,03e6 sq. ft. or 8.5% coverage.
3. The proposed site coverage is 3,638 sq. st., which is 15.1% coverage, which is an expansion of 6.6% from existing.
4. The mean grace at 60' will remain unchanged.
5. The proposed maximum building elevation above mean grade is 25', which reflects an increase of 10'.
6. The proposed project will not adversely effect the views of abutters.
7. Whereas the number of bedrooms has not changed from the existing to proposed condition, no changes to the septic system are required.
8. The project preserves the landscape in its natural state in so far as practical.
9. The proposed project relates harmoniously to the terrain and to the use, scale and proportions of the existing and proposed buildings in the neighborhood.
10. The proposed project avoids steep slopes, flood plains, hilltops, scenic views and wetlands.
11. The proposed project maximizes the convenience and safety of vehicular and pedestrian movement within the site and relationship to adjacent ways, subject to one of the conditions listed below regarding clearing of line of site.
A MOTION by Marc Stahl to approve the findings of fact as stated, seconded by Craig Nightingale.
In Favor: Coppelman, Dill, Nightingale, Panaccione, Smith, Stahl, Woodson
Opposed: None
The VOTE: 7-0
Motion Passed - Unanimous
A MOTION by Craig Nightingale to GRANT Site Plan Approval - Residential for Case No. PB2013-17 with the following conditions:
Conditions:
1. Any changes to the project application and approved plans of record must be reviewed by the Planning Board to determine whether or not they are significant enough to warrant a new hearing.
2. The applicant will clear an appropriate line of site for the intersection of Sparrowhawk Lane and Old Orchard Road subject to the approval of the Town’s Highway Superintendent.
3. The applicant will provide a recorded site distance easement subject to the approval of the Town’s Highway Superintendent.
Seconded by Dwight Woodson.
In Favor: Coppelman, Dill, Nightingale, Panaccione, Smith, Stahl, Woodson
Opposed: None
The VOTE: 7-0
Motion Passed - Unanimous
Case No. PB2013-18 – Richard Trimble, of Eastham, MA and Holly Tarleton, Art of Construction Inc, of Orleans, MA request Residential Site Plan Approval to make modifications to an existing dwelling including a new two-car attached garage and 4’x16’ kitchen addition pursuant to Eastham Zoning By-Laws, Section IX, Intensity Regulations – Paragraph D.2. for property located at 35 Wicklow Lane, Map 17 Parcel 04.
Sitting on this case: Coppelman, Dill, Nightingale, Panaccione, Smith, Stahl, Woodson
Findings of Fact:
1. The lot size is 32,701 sq. ft. or 0.751 ac.
2. The existing site coverage is 2,146 sq. ft. or 7% coverage.
3. The proposed site coverage is 3,334 sq. ft. or 10%.
4. The existing mean grade at 30' will remain unchanged.
5. The proposed maximum building elevation above mean grade is 21'.
6. The proposed project will not adversely effect the views of abutters.
7. Board of Health approval has been granted.
8. The project preserves the landscape in its natural state in so far as practical.
9. The proposed project relates harmoniously to the terrain and to the use, scale and proportions of the existing and proposed buildings in the neighborhood.
10. The proposed project avoids steep slopes, flood plains, hilltops, dunes, scenic views and wetlands.
11. The proposed project maximizes the convenience and safety of vehicular and pedestrian movement within the site and relationship to adjacent ways.
A MOTION by Marc Stahl to approve the findings of fact as stated, seconded by Craig Nightingale.
In Favor: Coppelman, Dill, Nightingale, Panaccione, Smith, Stahl, Woodson
Opposed: None
The VOTE: 7-0
Motion Passed - Unanimous
A MOTION by Marc Stahl to GRANT Site Plan Approval - Residential for Case No. PB2013-18 with the following conditions:
Conditions:
1. Any changes to the project application and approved plans of record must be reviewed by the Planning Board to determine whether or not they are significant enough to warrant a new hearing.
2. Board of Health approval is required, and as stated above, it was already granted.
3. The applicant, through their agent, has agreed to provide evergreen landscape screening to mitigate headlight intrusion into the existing lot to the north and to the east.
Seconded by Craig Nightingale.
In Favor: Coppelman, Dill, Nightingale, Panaccione, Smith, Stahl, Woodson
Opposed: None
The VOTE: 7-0
Motion Passed - Unanimous
Case No. PB2013-20 - Cook Family Nominee Trust, Alice C. Cook Trustee, and Felco, Inc. Applicant, of Orleans, MA seeks endorsement by the Planning Board that approval under the Subdivision Control Law is not required, pursuant to M.G.L. Chapter 41, the Subdivision Control Law, and the Eastham Subdivision Rules and Regulations, for property at 1705 Nauset Road, Map 9, )Parcel 251A.
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