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, Tim Grandy, and Bill Wennerberg
Planning Board Alternate: Ken Buechs
Staff Members: Lee Hartmann and Valerie Massard
Recording Secretary: Eileen Hawthorne
Administrative Notes:
Minutes:
December 20, 2010
Paul McAlduff moved to approve the minutes of December 20, 2010; the vote was unanimous (5-0).
January 3, 2011
Paul McAlduff moved to approve the minutes of January 3, 2011; the vote was (4-0-1) with Larry Rosenblum in abstention.
BOA 3615 – Adriano Cimbron
45 Provincetown View Road, Map 49, Lot 2-5
Special Permit to waive side setback requirements in order to construct an exterior set of stairs on a single family home
The Board received the following documentation* for review of this case:
Staff Report dated January 6, 2011
Locus Map and Site Photographs
Property Record Card
Zoning Permit Plot Plan dated October 26, 2010
Bill Wennerberg moved for the Board to recommend approval to the Zoning Board of Appeals; the vote was unanimous (5-0).
BOA 3614 – Jeffrey R. and Donna E. Brooks
21 Reed Ave E, Map 48, Lot 53-46
Special Permit to waive side and rear setback requirements and to demolish and re-build a non-conforming structure
The Board received the following documentation* for review of this case:
Staff Report dated January 6, 2011
Locus Maps and Site Photographs
Fire Department Comments dated November 24, 2010
Design Review Board Comments dated December 21, 2010
Board of Health Certificate of Compliance
Septic System Plan
Plot Plan for 21 Reed Ave East dated September 3, 2010
House Design Plans
Jeffrey Brooks presented his request for a Special Permit to waive side and rear setback requirements and to demolish and re-build a non-conforming structure. The existing structure is not weather tight and the new structure will be more energy efficient. Mr. Brooks noted that a new Title V septic system (five bedroom capacity) has been installed.
Valerie Massard stated that the property is located on a minor street and the structure is on a small undersized lot laid out in 1910. There are two cottages on the site: the front cottage is a three bedroom and the rear cottage is a two bedroom. The new septic system was designed to accommodate the existing bedroom count for both dwellings. This petition would replace the existing single story, three bedroom dwelling with a new two story, three bedroom dwelling. The reconstruction would be within the existing footprint. The Manomet Steering Committee chose not to review this petition. Several properties in the area have been renovated and there is a variety of architectural types and styles in the neighborhood.
Tim Grandy noted that the Fire Department is encouraging the installation of a residential sprinkler system.
Mr. Brooks replied that residential sprinklers are not required by code.
Paul McAlduff asked how close the property will be to the abutting neighbor.
Mr. Brooks stated that on one side, the structure would be 3-4 ft. from the property line; the opposite side would be 15 ft. from the property line and the rear setback would be 20-30 ft. from the property line.
Ms. Massard stated that there will be approximately 17 ft. between buildings.
Larry Rosenblum stated that he was supportive of the changes to the architectural styles as outlined by the Design Review Board (DRB). Mr. Rosenblum questioned the use of the second dwelling on the site.
Mr. Brooks stated that he was happy to comply with the DRB suggestions and that the second dwelling was used occasionally as a guest house.
Mr. Rosenblum suggested adding a restriction that the second house could not be expanded to a two story dwelling.
Lee Hartmann stated that they may be able to add a second story to the rear structure without a special permit and they could file a perimeter plan to separate the two structures onto separate lots and sell the lot. A condition could be added to the staff recommendation that would restrict the second structure from adding a second story. Mr. Hartmann suggested adding a limitation on the bedroom count.
Mr. Brooks stated he would not object to a restriction that limited the addition of a second story to the second structure.
Bill Wennerberg agreed that two two-story structures would overwhelm the small lot.
Larry Rosenblum moved to recommend approval to the Zoning Board of Appeals subject to the following conditions:
Prior to the issuance of a Building Permit, the Petitioner shall show evidence of payment of any back taxes owed to the Town, if any, on the subject property.
In order to mitigate for the increased density on the land, in order to provide adequate air circulation and sunlight in the immediate neighborhood, in terms of structural massing, the Petitioner shall:
- limit the second cottage (the one to remain) to a single-story structure; and
- limit the total number of bedrooms for this parcel to five (5) bedrooms.
Prior to issuance of a Building Permit, the Petitioner shall return on an informal basis with revised architectural plans which reflect New England architectural details for advisory review by the Design Review Board and final approval by the Board of Appeals.
The vote was unanimous (5-0).
Discussion (continued from 12/6/10)
Site Design Guidelines
The Board received the following documentation* for review of this case:
Draft Site Design Guidelines dated 12/14/2010
The Board continued their review of the draft Site Design Guidelines.
The following changes were suggested:
Throughout the document:
Reference and/or acknowledge graphics and information copied from existing plans and identify locations of photographs.
Page 12 – Other landscaped areas
Strongly define mitigation of cuts and fills and land disturbance, further define grass seed types, salt, and drought tolerant species, and growth time frame as well as maintenance for completed projects.
Page 15 – Signage
Add language that would incorporate modern company logos into signage that is more in keeping with the character of the neighborhood and Town.
Page 17
Consider changing “pergola” to “arbor”
Village Style Developments
Pages 18-21
No specific changes
Large Non-Village Developments
Pages 22-27
Consider requiring a percentage or minimum of landscaped area and amenities based on the building square footage.
Change title of this section to something more positive such as “Commercial, Industrial, Retail and Other Development Outside Village Centers”
Other Suggestions:
Include a preamble or intent statement that outlines goals for each section.
Determine whether the document should be enforceable or jurisdictional and whether the Design Guidelines should be voluntary for the first year or more.
Encourage the developers to schedule pre-meetings for all projects.
The Board’s comments and suggestions will be incorporated into the draft document and further reviewed prior to submitting the draft documents to developers, other boards and committees and the public for their comments and suggestions.
Tim Grandy moved to adjourn at 8:45 p.m.; the vote was unanimous (5-0).
*On file with the Office of Planning and Development in project case files.
Respectfully Submitted,
Eileen M. Hawthorne Approved: January 24, 2010
Administrative Assistant
| 
