Wellfleet Planning Board
Minutes of Meeting on Wednesday, January 18, 2012
Senior Center Duck Pond Room, 7:00 p.m.
Present: Janet Reinhart, Chair; Theodore Franklin, Barbara E. Gray, Eric Larsen, Janet Morrissey, Gerald Parent; Alfred Pickard; Timothy King, Assistant Town Administrator
Chair Janet Reinhart called the meeting to order at 7:04 p.m.
Minutes of 1/4/12
Barbara Gray moved to approve the amended minutes of January 4, 2012. Janet Morrissey seconded, and the motion carried 4-0.
Non-Conforming Lots
Janet Reinhart had prepared a worksheet, dated January 18, 2012, 1 summarizing her thoughts on non-conforming lots. Planning Board members discussed the size allowances she had presented. Reinhart asked if the Board would like to consider basing size on site coverage instead of lot coverage. Members suggested changing percentages rather than the underlying system of size determination. The number of properties that would be affected was considered as well as particular cases of rebuilt homes. Further discussion revolved around: using a sliding scale; differentiating between first and second floor size; comparisons with Eastham and Duxbury bylaws; use of gross floor area for measuring size; consistency in the percentages; triggers for Special Permits; tear-downs always requiring a Special Permit;
and caps. There were suggestions for keeping lot coverage and slowly decreasing percentages; keeping the bylaw simple; choosing the right percentage numbers; not regulating house style; addressing different lot sizes; and not rushing the bylaw process.
The Board weighed in on using lot coverage: Franklin said yes to lot coverage, Pickard said keep lot coverage, Parent said continue with lot coverage as is, Larsen chose lot coverage, Gray said she was in favor of gross floor coverage because it considers volume, Morrissey said she was inclined to stay with lot coverage, and Reinhart agreed to lot coverage. The Board was in consensus to keep the bylaw based on lot coverage.
Pickard moved to continue to use lot coverage in the intensity of use schedule in R1 and R2. Gray seconded. The motion carried 7-0.
Parent moved that future agendas should reflect topics as specifically as possible. Pickard seconded. There was discussion of not having the meeting’s big topic sufficiently posted. The motion carried 5-0-2.
Accessory Buildings & Sheds
The Building Inspector had sent a memo dated January 3, 2012 2 that deals with current definition of Accessory Buildings and Sheds that is inconsistent with State Building Code. Planning Board discussed the proposed change. Wellfleet can keep its bylaw and not increase the shed definition to a two hundred (200) square foot building. At this time the Planning Board is not prepared to act on the Building Inspector’s proposal. The Planning Board will respond to the Building Inspector, thanking him for the suggestions, and will take it under consideration.
Training Seminar with Town Counsel
Town Counsel Elizabeth Lane has offered to give a two-hour seminar for Planning Board members and other town officials. Planning Board will prepare questions for her in advance. Janet Reinhart will schedule a date in early March.
Memo from ZBA re: Recent Bylaw Issues
The ZBA had sent a memo regarding the Connors v. Annino case regarding proper notification of abutters for building permits. There had been a similar situation in Wellfleet that had come before the Zoning Board of Appeals. The discussion of the case will be continued at another meeting.
Photo Voltaic Bylaws
The Energy Committee and Town Administrator are interested in pursuing the Green Communities Act again. By passing a bylaw for photo voltaic arrays, Wellfleet could become eligible for the Green Communities Act funds. The proposal this time is specific to the Transfer Station land.
Other Business
Chandler Crowell was present to ask about release of the covenant of a parcel of land on Rowell Rd. He sought advice from the Planning Board on what needed to be done to proceed with building on the lot. If the lot has not been released from the covenant, Planning Board may ask for improvements to the road. An advertised covenant change might be requested.
Agenda for Next Meeting
The agenda for the next meeting will include: Seamen’s Bank, Non-Conforming Lots & House Size & Intensity of Use Schedule, Sheds & Accessory Buildings, Training Sessions, Formula Business Bylaws, Cutting Timber, and Buffers.
Adjournment
Franklin moved to adjourn. Parent seconded, and the motion carried 7-0. The meeting was adjourned at 10:15 p.m.
____________________________ ____________________________
Mary Rogers, Committee Secretary Janet Reinhart, Chair
Planning Board approved these minutes at the meeting held 2/1/12.
Public Records Material from 1/18/12
1.) Janet Reinhart’s worksheet dated January 18, 2012
2.) Building Inspector’s memo dated January 3, 2012
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