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: Marc Garrett, Paul McAlduff, Larry Rosenblum and William Wennerberg
Staff Members: Lee Hartmann, Valerie Massard, and Howard Coppari
Recording Secretary: Eileen Hawthorne
Appointment
Plymouth Rock Studios
Bill Wynne, Plymouth Rock Studios, thanked the Board and the Planning Staff for all the hard work that was done on behalf of the studio. They have looked at six sites within the town and are in the process of evaluating their potential for a studio complex. Other sites are also being considered. Mr. Wynne stated that he would come back in a couple of weeks to update the Board on their progress.
Marc Garrett expressed the Board’s commitment to work with the studio representatives to see this project move forward.
Administrative Notes:
The Board approved the minutes of May 12, 2008 as presented.
The Board approved the minutes of May 19, 2008 as presented.
The Board recommended that the clerk sign the following Form A plans:
A4297 – Howard & Judith Kierstead; Randy & Maureen Kierstead, lot line adjustment, Micajah Pond Road, Map 90, Lots 15-5C and 15-6A: convey Parcel A (4,373 sf) and Parcel B (141 sf) from former Lot 15-6A to create new Lot 15-6B (30,405 sf), add Parcels A & B to former Lot 15-5C to create new Lot 15-5D (51,012 sf), showing driveway easement (647 sf) on Lot 15-5D for the benefit of Lot 15-6B.
A4300 – David T. Ellis, Ellisville Road, Map 53, Lots 12F (5.99A) and 12P (5.87A) – Divide into lots 12R (120,096 sf), 12S (121,037 sf), and 12T (6.348A)
B405 – Greener Pastures Adequate Facilities Special Permit
The Board voted a FINDING regarding Greener Pastures B405: ANR Plan No. 4229 recorded at the Plymouth County Registry of Deeds Plan Book 52, Page 316 indicates that Lot 24-11 was limited to two (2) bedrooms due to the in-law apartment then approved on previous Lot No. 24-8 in the existing single-family dwelling, said dwelling is now located on newly created Lot 24-10 as created by said ANR plan. Lot 24-10 has waived its right to construct the in-law apartment as recorded at the Plymouth County Registry of Deeds in Book 35944, Page 207. The Planning Board therefore finds that the Note on said ANR Plan restricting the number of bedrooms on Lot 24-10 to 3 bedrooms is now recognized to be 2 bedrooms, and the Note on said ANR plan is now recognized to limit the bedroom count on Lot 24-11 to 3 bedrooms.
B473 – Applewood Estates – Performance Guarantee Release
The Board voted to release all remaining funds ($5,000.00 plus accrued interest) for work completed in the subdivision.
Paul McAlduff moved to approve the Administrative Notes as presented; the vote was unanimous (4-0)
B524 – Orchard Hills
A4299 – Relocation of Emergency Access Easements
Valerie Massard explained that this Form A plan relocates the emergency access that was created for the B524 – Orchard Hills development. Fire Chief Bradley inspected the site with planning staff, the developer and his representatives on Friday, May 23, 2008. Chief Bradley is supportive of the proposed relocation of the emergency access. The alternative access would be an existing gravel way through another lot owned by the developer that gains frontage and access off of Holman Road.
Paul McAlduff moved to approve the relocation of the emergency access/egress with the following condition:
Until such time as the emergency access road is permanently located and modified for grades more in keeping with the emergency access standards under subdivision control and satisfactory to the Fire Chief and the Planning Board, the final lot release for buildable lots within the Orchard Hills subdivision will be withheld; the vote was unanimous (4-0).
BOA 3492 – Jerimiah Bridgwood
28 Cape Cod Ave, M 48, L 53-80
Maryanne Bridgwood presented a request for Special Permits to waive the front and side yard setback and to enlarge a non-conforming structure in order to modify an existing single-story house into a renovated two-story house with a new front porch, second floor balcony, new deck and small addition. The proposed project began because the house needed a new roof and there was no access from the driveway to the back door.
Howard Coppari explained all the modifications and staff’s concerns with the location of the porch and its proximity to the side property line. The side setback for the deck would be approximately 2’7” with the roof line at 1’7”. Mr. Coppari stated that during an inspection he measured the area between the abutter’s house and the subject dwelling and there is only 26 ft. between the existing structures.
Larry Rosenblum stated that the renovations and additions are typical of many situations found in the area. He felt the issue would be whether the neighbor objects to the reduced setbacks.
Paul McAlduff stated that this is a neighborhood in transition and the renovations would be an improvement to the neighborhood.
Marc Garrett was supportive of the concept of improving the house, but had concerns with the proposed side setback as it would be a significant encroachment. He suggested reducing the width of the deck and the scaling back the roofline.
Ms. Bridgwood replied that they may be able to reduce the size of the deck.
Mr. Rosenblum suggested eliminating the roofline over the side deck and possibly making the front deck slightly deeper.
Paul McAlduff moved to recommend approval of the petition as filed to the Zoning Board of Appeals; the vote was (2-2) therefore the motion did not pass.
The Planning Board discussed the relative closeness of the modified house to the abutting property.
Larry Rosenblum moved to recommend approval to the Zoning Board of Appeals subject to the following:
After much deliberation, the Board came to a consensus that the proposed wrap-around porch should be modified. To reduce the mass of the additions, the roof over the side porch should be removed. In addition, the Planning Board recommends that the Board of Appeals explore options to reduce the width of the side porch thereby increasing the side yard setback. If this issue can be addressed to the satisfaction of the Board of Appeals, then the petition for a special permit required to waive a front and side yard setback per section 205-43 and another special permit to enlarge a non-conforming structure per section 205-25 A3 could be granted for the following reasons:
The proposed use, a two-story single-family house, is appropriate within the R20SL Zone. A modified house will not negatively affect the existing residential pattern found on Cape Cod Avenue (East). Many homes are being renovated and winterized.
Adequate and appropriate facilities serve the existing single-family house and the new additions do not need any additional town services.
The modified house will be built in a manner that will not be a hazard to pedestrians or vehicles.
The modifications to an existing house would not be a nuisance and/or have an adverse effect with the existing residential neighborhood. The neighborhood is in a transition mode.
CONDITION:
If the porch is allowed, a condition should be imposed stating that it shall not be enclosed or converted into livable space.
The vote was (4-0).
Conceptual Review
Gunning Point – DiPrete Engineering
Len Bradley, DiPrete Engineering, presented a conceptual plan for a VOSD in order construct eight condominiums on a 24.1 acre parcel shown on the Assessor’s records as Map 123, Lot 1P-1282. In 2005, the Board denied a definitive subdivision plan for the same property. At that time, the proponents had not submitted the proposed plans for review by Natural Heritage. The review by Natural Heritage has been completed and the applicant has agreed to provide and maintain a 50 ft. no disturb zone along the wetlands and abutting ponds. A conservation restriction will be created to protect the open space and will be held by a third party. Gravel roads and driveways will be provided, the water line will access the Ponds at Plymouth water system, and there will be individual septic systems. The improvements to
the existing gravel road will include widening to 20 ft. and culminating in a hammerhead turnaround at the southerly end of the property. Mr. Bradley met with Planning, Conservation and Board of Health staff recently to review the proposal and receive their input prior to filing.
Valerie Massard reviewed the history and the location of the proposed project. The current plan addresses the concerns the Board had during the previous filing such as the location of the septic systems, the management of the open space, and including a lot that may have been part of the Heritage Hills settlement by the courts in the conservation restriction. A perk test is to be done prior to filing and the proposed project will be subject to peer review and review by the Conservation Commission. The road layout was created in a 1952 subdivision and is a private traveled way from Raymond Road, but has no layout as it extends to Bourne Road. Neighbors will be noticed during the public hearing process once the plans have been filed. Ms. Massard noted that there is an existing public boat launch not
far from the site.
Larry Rosenblum had some concerns with the density on the portion of the site adjacent to Big Sandy Pond. He felt the open space between the units could be increased in order to save more trees and shared driveways could increase the amount of open space. He also suggested reducing the number of units in order to provide a more rural character to the development or combining units to reduce the impact/footprint of the development.
Mr. Bradley replied that they will be working with a landscape architect and try to preserve as many trees as possible. Mr. Bradley estimated that 75% of the site would be open space.
Marc Garrett asked if the Conservation Restriction had been crafted and reviewed by Natural Heritage and whether the restriction references a metes and bounds plan. Mr. Garrett requested that the metes and bound plan, the letter from Natural Heritage, and the proposed conservation restriction be submitted to the Board when the plan is filed.
Bill Wennerberg suggested providing more open space between the structures to minimize the removal of trees and vegetation. Mr. Wennerberg also suggested spading native plantings, reusing existing vegetation and considering shared septic systems.
The Board was generally supportive of the conceptual plan.
Other Business:
B520 - Beaver Dam Ridge - Performance Guarantee Reduction
Paul McAlduff moved to release $6270 for the completion of the catch basin hoods in the subdivision; the vote was (3-0-1) with Marc Garrett in abstention.
New Business:
Valerie Massard informed the Board that during the months of June, July and August meetings will be scheduled on alternate weeks. Ms. Massard also informed the Board that the B543 - A.D. Makepeace – River Run appeal period has passed and that she expects a filing shortly.
Marc Garrett suggested inviting the Steering Committees to future Board meetings, beginning with the Manomet Steering Committee.
Paul McAlduff moved to adjourn at 8:30 p.m.; the vote was unanimous (4-0).
Respectfully Submitted,
Eileen M. Hawthorne Approved: June 16, 2008
Administrative Assistant
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