Wellfleet Planning Board
Minutes of Meeting of November 2, 2005
Town Hall Hearing Room, 7:00 p.m.
Present: R. Dennis O'Connell, Chair; Barbara Gray, Harriet Miller, Alfred Pickard, David Rowell; Rex Peterson, Assistant Town Administrator
Excused: Ben Gitlow, Gerald Parent
Chairman O’Connell called the meeting to order at 7:00 p.m.
Cranberry Hollow Roads
Ted Northrop of 70 Cranberry Hollow Rd. made a presentation regarding the difficulties and confusion surrounding the three entrance roads and the circular road named “Cranberry Hollow Rd.” The entrance way from Rte. 6 has a “Cranberry Hollow Rd.” sign as does the first entrance off Pilgrim Spring Rd. The second entrance way from Pilgrim Spring Rd. is designated as Way # 38 in the Assessor’s Atlas but has no sign. Planning Board felt this was an issue or renaming roads. Al Pickard thought all three access roads could be renamed, but Chairman O’Connell said that Mr. Northrop should start by getting two name changes for the ways off Pilgrim Spring Rd. Mr. Northrop said he would initiate name change procedures for those roads and come back to the Board.
ANR 05-07 -– Reuben D. & Nancy E. Cook, 2560 State Highway (Map 23, Parcel 43)
Al Pickard disclosed that the Cooks are boating customers of his. Chester Lay of Slade Associates, Inc., who came forward to represent the Cooks, said this was not a problem. A portion of Parcel 43 owned by Henry C. Atwood, Jr. will be purchased by the Cooks and added to Parcel 36. The right of way from Route 6 that traverses Parcel 23 will be relocated. PB questioned how the division of property could be considered an ANR when there was no frontage on either lot. O’Connell said that a finding that cites definition (c) of “way” in MGL, Chapter 41 § 81L would be added to the plan. In accordance with this definition, the way shown on the plan was in existence when the subdivision control law became effective in~Wellfleet, having, in the opinion of the Planning Board, sufficient width,
suitable grades and adequate construction to provide for the needs of vehicular traffic in relation to the proposed use of the land abutting thereon or served thereby. David Rowell made a motion to add the finding. O’Connell seconded the motion. The motion to add the finding carried 5-0.
David Rowell made a motion to deem the proposal an ANR. Harriet Miller seconded the motion. The motion to approve the ANR carried, but Mr. Lay will come back with the finding added to the plan for signatures at the November 16, 2005 meeting.
Cape Cod Five Cents Savings Bank Easement
Attorney Harry Terkanian came forward to represent the bank and Mr. Lay, as a bank trustee, remained to discuss the proposal for an easement over 335 Main St. to create a drive-thru teller’s window at the Cape Cod Five Cents Savings Bank. O’Connell asked if PB should deal with this as the referral from the ZBA, the Warrant Article for Special Town Meeting or as both. From the floor, ZBA Chairman Jeff Stewart said the ZBA had passed it along to the Planning Board as a courtesy, so the issue was approached as an Article for STM.
Mr. Terkanian passed out copies of the fourth plan for the easement. PB had been sent copies of Plan #3, which showed the same exit but indicated a different number and arrangement for parking spaces. The plans were still subject to change.
Harriet Miller asked about topography. Mr. Lay said the grading of the driveway would be improved with fill after the septic system was redone.
Interim Fire Chief Daniel Silverman had submitted a letter to the ZBA stating that the proposal presented no hazards or public safety issues that were of concern to the Fire Department. Mr. Terkanian said that the Police Chief had not yet submitted a letter, but he had recommended the right turn only for the exit and the relocation of the handicap parking space.
Mr. Terkanian discussed the size of the easement and the parking spaces that would be created for bank employees only. Barbara Gray wished to renew her motion to recommend easement. The motion had been withdrawn at the last meeting. This did not receive a second.
Terkanian reminded the Board that the easement was tied into the purchase of the Gutsy Bender property on Route 6. David Rowell stated his concern that there was no traffic study to convince him that Gutsy Bender’s property was suitable for the fire station. He enumerated his other concerns for the loss of parking spaces on Main St., the problem of traffic backing up, and the difficulty of the turn onto Main St. Mr. Lay said PB should weigh these objections against not having the bank remain in town.
Chairman O’Connell added to the list of concerns the number of cars that would be crossing the sidewalk, which is at odds with the concept of Wellfleet as a “walking village.”
Discussion continued on the traffic estimates by Cape Cod Five that are available, according to Harriet Miller; zoning issues regarding parking in the residential district; the variance that would allow the parking; the second lane of the driveway; and the portion of 335 Main St. that is removed from Wetland Protection.
O’Connell made a motion that PB not recommend STM Warrant Article 2 for the bank easement. David Rowell seconded the motion. PB members stated their reasons for or against the motion before voting. There was concern about traffic and pedestrians, and for reducing the options for the buildability of 335 Main St. From the floor, Selectman Ira Wood stated that the Article simply give the BOS authority to make the best deal for the Town. He considers the bank willing to negotiate although he did not deem it possible to quantify the amount of traffic. He also said that the 335 Main St. Committee backed the idea to keep the bank in downtown Wellfleet. The motion to not recommend Article 2 for the easement carried 3-2.
Zoning Bylaws
Although PB wanted to wait for its other members to decide upon bylaw changes for Annual Town meeting, the Board discussed three possibilities that Rex Peterson had submitted.
Creation of a Main Street Overlay District or a “Central-Central” District was well received. It provides for 50% lots in the zone to be redefined as 100% Central District, 0’ front line set backs, ZBA option to waive parking regulations and 6’ side lines.
The second idea came out of the Round Table discussions Wellfleet is having with the Seashore, Truro and Eastham representatives. It involves creating a sliding scale for lot coverage within the Park. David Rowell said he was against such a bylaw. With an eye on Affordable Housing, Al Pickard wondered if the Seashore would be willing to negotiate anything in exchange. Peterson said PB should decide what if anything is a problem and decide about regulating lot coverage accordingly.
Chatham’s Affordable Housing inclusionary bylaw was the third possibility to consider. Chatham sent along cautions especially in regard to the fee in lieu of units provision.
Of the three sets of proposals, O’Connell said he would like to see the Central-Central District get into the ATM Warrant. Because it is clear, he felt that it would not cause confusion. He suggested the Scenic Road bylaw that Ben Gitlow has been working on and Cluster Development as other possible bylaws for ATM. Peterson indicated that the Smart Growth Tool Kit, developed by EOEA deals with Cluster Development and Open Space. Pickard felt that inclusion of “bonus point” homes offered incentive for cluster development. Peterson said the “Smart” plan suggested that every subdivision proposal should be submitted as a cluster and a regular subdivision plan, allowing PB to decide which one was preferable.
Minutes
Barbara Gray moved to approve the minutes subject to amendments and corrections. David Rowell seconded the motion. The motion to approve the minutes of October 5, 2005 carried 5-0.
Gray’s motion to approve the minutes also covered the minutes of October 19, 2005. Al Pickard seconded the motion to approve these minutes subject to amendment. O’Connell made a few amendments, and the motion to approve the minutes of October 19 carried 4-0-1.
Mail
Included in the mail were:
~ Instructions for submitting the material for the 2005 Annual Report
~ Notice of a book party for the Memorials and Monuments of Wellfleet, published by the Historic Commission
~ Notice from the Cape Cod Commission for the November 9, 2005 workshop to learn more about the Massachusetts Smart Growth Tool Kit
~ Brochures for the Third Annual “State of Wellfleet Harbor” Conference, November 5, 2005
Adjournment
Barbara Gray made a motion to adjourn; O’Connell seconded; the motion carried 5-0. The meeting adjourned at 9 p.m.
Respectfully submitted,
____________________________ ____________________________
Mary Rogers, Committee Secretary R. Dennis O’Connell, Chair
________________________Date
| 
