Planning Board Meeting
April 2, 2007
Minutes
These minutes are not verbatim – they are the secretary’s interpretation of what took place at the meeting. – Open Meeting Law – Section III.
Board Members: Malcolm MacGregor, Paul McAlduff, Loring Tripp, III, and Marc Garrett.
Planning Board Alternate: Timothy Grandy
Staff Members: Valerie Massard, Caroline Quidort
Recording Secretary: Peggy Fitzgibbons
Form A’s: None
Administrative:
MEPA response letter – A.D. Makepeace
Valerie Massard asked if the Board had any edits on the draft MEPA response letter for the A. D. Makepeace project that was presented at the joint meeting with the Board of Selectmen and School Committee.
Paul McAlduff moved for the chair of the Planning Board to endorse the letter and submit to the Executive Office of Environmental Affairs; the vote was unanimous (4-0).
A joint meeting with the Board of Selectmen regarding the land inventory and industrial land committees is tentatively scheduled for May 8, 2007.
B542- College Pond Road RDD Plan
Ms. Massard presented the B542 – College Pond Road RDD plan for endorsement. The plan satisfies the conditions of approval set by the Board.
Paul McAlduff moved for the Board to endorse the plan as presented; the vote was unanimous (4-0).
Minutes:
March 19, 2007
Paul McAlduff moved to approve the minutes of March 19, 2007 as presented; the vote was unanimous (4-0).
BOA 3414 – Robert Cozzone
Warren Avenue
Ms. Massard presented the request for a special permit to waive the side setback requirements in order to convert an existing one-car garage to a 32’x32’ two car garage with shop and storage above. The side yard setback would be 11 feet. The property is located at the intersection of Cliff Street and Warren Ave.
Marc Garrett questioned the purpose of having a bathroom in the garage.
Mr. Cozzone replied that the house did not have a bathroom on the first floor and that he would be working in the garage a lot. He also stated that he would like to put in an outside shower.
Mr. Garrett was concerned with the addition becoming a second living space.
Mr. McAlduff preferred that the proposed garage have no inside plumbing and no outside shower.
Malcolm MacGregor asked if the property was serviced by Town sewer.
Mr. Cozzone replied that the property had its own septic system.
Loring Tripp moved for the Board to recommend approval to the Zoning Board of Appeals subject to the following conditions:
The converted garage shall not be converted into a dwelling unit.
No bathroom is to be constructed in the converted garage. A service sink and outdoor spigots may be installed in the converted garage.
The vote was unanimous (4-0).
Site Plan Review – Pebbles
76 Water Street
Jeff Metcalf presented the site plan review for a 1,350 sq. ft., second floor addition to the existing Pebbles restaurant on Water Street. The addition would consist of a storage area (350 sq. ft.) and a one bedroom apartment (1,000 sq. ft.) for use by the owners. The addition would consist of cedar shingles, white trim, double hung windows with a medium gray roof. The peak of the new roof would be 6’ above the existing facade. The Historic District Commission has reviewed and approved the proposed plan.
Caroline Quidort stated that the proposed addition requires two off street parking spaces. As the permit request was submitted prior to the Board of Selectmen voting to increase the parking fund fee, the applicant will pay into the off-street parking fund at the old rate in lieu of constructing the parking spaces.
Marc Garrett asked if the addition would obstruct the view of the house directly behind the restaurant.
Mr. Metcalf replied that the owners of Lot 39A and 40A appeared at the hearings with the Historic District Commission when elevation analysis/site profiles were presented which related to lots 39A and 40A. The peak of the roof at Pebbles was 41’ and the windowsills of the houses behind are at 39’ and 39.5’. As a result of the concerns from the abutters the roof was dropped 2’ to 39’ in order to maintain the view shed.
Mr. Garrett was concerned with the trend to add a second story to the buildings along the waterfront. Mr. Garrett stated that he was satisfied with the vertical analysis.
Malcolm MacGregor asked if the addition would be contained within the original footprint.
Mr. Metcalf replied that it would.
Mr. MacGregor felt that the proposed improvements to the building would be appropriate.
Loring Tripp said that in order to keep the current old mercantile feel of the neighborhood, the building should be kept as is. The changes make it look more residential and are not in keeping with the character of the neighborhood.
Paul McAlduff agreed with both Mr. Garrett and Mr. Tripp that this trend is not the best plan for the waterfront area.
Mr. Tripp asked whether the change in use was an allowed use in the zone.
Ms. Massard stated that the intent of the Downtown/Harbor zone is to encourage mixed uses; however, there was confusion as to the zoning district in which the site is located. Ms. Massard asked Mr. Metcalf if he had a zoning permit.
Mr. Metcalf replied that the zoning permit has been applied for and that it was going through the process.
Ms. Massard suggested clarifying the questions regarding zoning and the change of use with the Building Commissioner.
Mr. MacGregor moved to continue the site plan review to April 9, 2007; the vote was unanimous (4-0).
BOA 3415 – Kim Robinson
Lake Road
Kim Robinson presented his request for a special permit to waive the front setback requirements in order to erect a 24’x30’ free standing barn. His original submission for a 24’x40’ barn (BOA Case No. 3393) which was denied without prejudice, showed the proposed barn closer to Lake Road within a portion of the property separated from the residence by a paved driveway. The current petition shows the barn to the west of the paved driveway in an area that was suggested by the Board which is relatively flat and close to utilities. The existing shed will be razed. The petitioner reviewed the proposed location with the Planning Board.
Caroline Quidort reviewed the location of the property and the setback requirements for the zone.
Paul McAlduff felt that the proposed location was an improvement over the previous petition.
Paul McAlduff moved to recommend approval to the Zoning Board of Appeals; the vote was unanimous (4-0).
B505- Pickerel Cove – Performance Guarantee Reduction
Valerie Massard presented a request for a bond reduction in the amount of $55,895.00 for the work completed in the B505 – Pickerel Cove subdivision.
Mr. McAlduff moved to reduce the bond held for the above-mentioned subdivision in the amount of $55,895.00; the vote was unanimous (4-0).
Paul McAlduff moved to contact the Town Manager regarding the Board being moved from the Mayflower Meeting Room at Town Hall; the vote was (3-0-1) with Loring Tripp in abstention.
Paul McAlduff moved to adjourn at 8:30 p.m.; the vote was unanimous (4-0).
Respectfully submitted,
Peggy Fitzgibbons Approved: April 23, 2007
Administrative Assistant
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