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, Larry Rosenblum, Tim Grandy, and Bill Wennerberg
Staff Members: Lee Hartmann and Valerie Massard
Recording Secretary: Eileen Hawthorne
Administrative Notes:
Minutes:
The Board approved the minutes of June 21, 2010 as presented.
The Board determined that the following Form A Plan was entitled to endorsement:
A4370 – Dodd J Corby and Candice D Smith – 96R Billington Street Map 27, Lots 131A (2.17A) and 131D (1.31A) and Kimberlee Sullivan, 112 Billington Street, Map 27, Lot 156A (0.93A) – Eliminate lot 131D to create lots 131E (2.84A) and 156B (1.38A)
Larry Rosenblum moved to approve the Administrative Notes as presented; the vote was unanimous (4-0).
BOA 3586 – Thomas Donovan
23 Cape Cod Ave/Map 48, Lot 53-379
Steve Kotowski, Webby Engineering presented a request for Special Permits to waive the front/side setback requirements and to rebuild non conforming structures in order to demolish four existing cottages (BOA 3586, 3587, 3588, and 3589) and construct four new dwellings with new foundations and expansion of a second floor within the existing footprints. The four lots vary in size from 2213 sq. ft. to 2767 sq. ft. The existing structures are assessed as three bedrooms each and the bedroom count would remain the same for each structure. A one-way entrance and one way egress is proposed for the site to access the under structure garages. Three of the structures would have two-vehicle garages and one would have a one-car garage. Two additional parking spaces are proposed on site. The driveway parking
surface would consist of white crushed landscape stone or crushed sea shells. An alternative to the proposed parking would be to locate eight parking spaces further east on Cape Cod Avenue while retaining the rights to construct a single family dwelling on an abutting property that is held in contiguous ownership.
In working with staff, the elimination of the center cottage on Cape Cod Avenue was suggested to create a more appropriate density for the site. Mr. Donovan, the owner of the property felt that eliminating the center cottage would create a loss of revenue.
Valerie Massard explained that there has been dialogue with the developer to try to reach a compromise as to the massing and parking on the site. The proposed plan would take existing dwellings and bring them up to code and contain the parking on the site by creating under structure garages with two on site parking spaces. The applicant could reconstruct the dwellings piece by piece without special permits, but has chosen to apply for the special permits as presented. The proposed architecture is in keeping with other structures in the neighborhood. The site has a deep depression in the middle and the existing dwellings are on block stilts. There would be roughly 100 ft. between the structures on Cape Cod Avenue and the one fronting on Brush Hill Road. Ms. Massard has suggested to the applicant that a
viable alternative would be to eliminate the center cottage on Cape Cod Avenue and increase the bedroom count in the other three dwellings. Ms. Massard has recommended conditions that would require residential fire-suppression sprinkler systems, fireproof materials on walls in close proximity to other structures and tree preservation where feasible among other recommended conditions. Ms. Massard noted that the Manomet Steering Committee is supportive of the project and the Design Review Board expressed concerns with the proposed density, size of the structures, location of the structures on the site and the lack of information regarding landscaping, grading, proposed materials, and building elevations. Ms. Massard commented that the submitted plans, in accommodating traffic and parking, as well as septic systems, will likely result in the loss of all existing trees, which will change the character of the neighborhood, and has suggested a condition of a site
walk after the site is staked to identify any trees that could be preserved.
Mr. Kotowski explained that all runoff would be contained on site and agreed that, as presented, most of the trees, with the exception of Brush Hill Ave. frontage, will be lost.
Larry Rosenblum was concerned with the density on the site, the ability to adequately locate septic and drainage systems, the circulation on the site, and the lack of preservation of existing vegetation and trees.
Tim Grandy expressed similar concerns to Mr. Rosenblum and asked if the abutter had been contacted regarding the retaining wall that would abut his property. Mr. Grandy also requested to see rear elevations detailing the proposed under structure garages.
Mr. Kotowski stated that he has not contacted the abutter as the retaining wall would be on their property and arborvitaes would be installed to screen the abutter’s property.
Bill Wennerberg also felt that the massing was excessive and suggested relocating the structures on the site while keeping the same footprints.
Marc Garrett also shared the Board member’s concerns. Mr. Garrett supported the relocation of the structures which would help to preserve more trees. He also was supportive of creating a different circulation pattern on the site.
Mr. Kotowski requested a continuance of the Board’s review of the proposed project in order to take the Board’s comments into consideration and continue working on the plans.
The Board continued their review of BOA 3586, 3587, 3588 and 3589 to July 12, 2010.
Other Business:
Planning Board Committee Liaison Updates
Marc Garret stated that he has not been in contact with the Harbor Planning committee; he has been meeting with Selectmen Bill Hallisey on a frequent basis and has spoken to Debbie Betz, School Committee Chair as part of the Joint Chairman Committee, and the West Plymouth Steering Committee has been working on various issues including expansion of the Airport. The North Plymouth Steering Committee has been working on their five priority projects, the two buildings on Court Street that are of concern relative to their condition, enforcement of outdoor advertising regulations and are reviewing the best avenues for the money the Town has received in regards to the Cordage Park project. As soon as the membership of the Industrial/Commercial/Office Land Study Committee has been completed, the committee will hold its first meeting.
Tim Grandy informed the Board that at the last Roads Advisory Committee meeting there was no quorum and that Sergio Harnais has been appointed as the Board of Selectman’s representative. The Manomet Village Steering Committee meeting has not met since he was appointed as the Board’s liaison.
Larry Rosenblum reminded the Board about last week’s presentation and update by the 1820 Courthouse Consortium and welcomed questions and comments from the Board members.
Bill Wennerberg requested that staff forward information regarding the meeting locations, dates and times for the Plymouth Growth and Development Corporation and the Plymouth Center Steering Committee.
Bill Wennerberg moved to adjourn at 8:15 pm; the vote was unanimous (4-0).
Respectfully Submitted,
Eileen M. Hawthorne Approved: July 12, 2010
Administrative Assistant
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