HomeMy WebLinkAboutMinutes - PB - 10/05/2016 Planning Board Meeting APPROVED MINUTES 1 of 5
October 5,2016
COHASSET PLANNING BOARD MINUTES
DATE: OCTOBER 5, 2016
TIME: 7:00 PM
PLACE: COHASSET TOWN HALL—BASEMENT MEETING ROOM
41 HIGHLAND AVENUE, COHASSET,MA 02025
Board Members Present: Clark H. Brewer, Chair (CB)
David Drinan,Vice Chair (DD)
Brian Frazier, Clerk (BF)
Michael Dickey,Liaison to CPC (MD)
Charles A. Samuelson(CS)
Board Members Absent: Erik Potter,Associate Member(EP)
Recording Secretary Present: Jo-Ann M. Pilczak
CALLED TO ORDER AT: 7:04 P.M.
(CB) explained new meeting format to be followed—members should ask to be recognized before speaking—not
going to follow open dialogue approach any longer.
7:05 P.M. 21 PLEASANT ST.,LARGE HOME REVIEW PUBLIC HEARING, APPL: CHRIS ALLEN
In attendance to represent agenda item: Can Tiryaki, Tiryaki Architectural Design; John Cavanaro, Cavanaro
Consulting; Owner/Applicant: Chris Allen
Materials and documents submitted,utilized at this meeting (On file in Planning Board Office
• Form 11 —Large Home Review Application and Planning Board Statement of Litigation Policy
• Plan LHR,prepared by Cavanaro Consulting, dated: 09/02/16
• Architecturals A0.0, AE1.1, AE1.2, AE2.1, AE2.2, ALL, A1.2, A2.1, A2.2 prepared by Tiryaki
Architectural Design,LLC dated: 08/29/16.
(BF) read Notice of Public Hearing.
Lot is pre-existing, non-conforming. 2,250 sq.ft. residence is non-conforming on left side setback and in lot
width. Proposal is for linear expansion addition and open deck on rear of existing home. Also adding portico on
front, side porch with entry on right side, dormers on front and, miscellaneous exterior facade improvements.
Proposed changes will result in 4,052 sq.ft Residential Gross Floor Area. Proposed will be conforming in lot
coverage and building height. Special Permit Application is before the ZBA. Abutting neighbors do not have any
objection to the proposal and, have submitted letters stating such to the ZBA. Tiryaki will submit whatever is
approved by ZBA to Planning Board for the record.
MOTION: By Member Frazier to recommend the Building Inspector issue building permits for this
proposal, with standard boiler plate conditions
SECOND: Member Dickey
VOTE: 4- 1 (CS opposed) MOTION CARRIES
7:20 P.M. ZBA RECOMMENDATIONS
• 828 HWY. ZBA VARIANCE APPLICATION. APPL: ATT. RICHARD HENDERSON ON BEHALF
OF JOHN KENNEDY.
In attendance to represent agenda item: Attorney Richard Henderson
Materials and documents submitted,utilized at this meeting (On file in Planning Board Office
• ZBA Application for Variance with attachments
Aubuchon Hardware signs exhaust all available signage space allowed. Uniqueness is that businesses don't usually
have their main entrance on the side of a building. Applicant is asking for special permit so they can have a sign on
the highway to have their site location identified. Patients have difficulty finding the location and miss
appointments etc. (DD) views this as a hardship for patients and business owner—what they are asking for is not
Planning Board Meeting APPROVED MINUTES 2 of 5
October 5,2016
inappropriate. Other Board members thought applicant did not perform due diligence in exploring this with
Aubuchon prior to subletting the space and that this is really an issue between Kennedy Bros. and Aubuchon.
MOTION: By Member Samuelson to not recommend a variance be issued for this sign.
SECOND: Member Frazier
VOTE: 4—1 (DD opposed) MOTION CARRIES
• 70 BORDER STREET, REVISED PLANS FOR DOCK—ZBA VARIANCE APPLICATION
In attendance to represent agenda item: John Cavanaro,Cavanaro Consulting
Materials and documents submitted,utilized at this meeting (On file in Planning Board Office):
• ZBA Application for Special Permit or Variance, date stamped: 09/15/16 with Flood Insurance Map and
Previous Planning Board recommendation attached.
Planning Board deferred last review to ZBA — an abutter's attorney had concerns about setback. Agreement has
been reached with abutter to move dock slightly more centered on lot. Received ConComm approval. ZBA is
conceptually supportive of application but asked applicant to file for Variance for work in front yard setback
because you have to get from street to dock. Also filed for Special Permit for work in flood plain and for dock.
MOTION: By Member Frazier to recommend ZBA issue Special Permit and Variance for the revised
plans.
SECOND: Member Drinan
VOTE: 5-0 MOTION CARRIES
• 31 HIGHLAND AVE. REVISED PLANS FOR ZBA SPECIAL PERMIT AND/OR VARIANCE. APPL:
ATTORNEY RICHARD HENDERSON ON BEHALF OF OWNERS: W.CASEY AND KELLI A. GILDEA
In attendance to represent agenda item: Attorney Richard Henderson
Materials and documents submitted,utilized at this meeting (On file in Planning Board Office):
• ZBA Application for Special Permit or Variance, date stamped: 09/14/16
• Architectural Plans A001, A101, A102, A201, A202, A203, A204, A301, prepared by RDA Architects, set
Date: 08/31/16
• Plan SP, prepared by Cavanaro Consulting, dated: 03/25/16
Proposal is to convert existing I car garage into a 2 car garage. Lot is a very small (4100 sq.ft.), non-conforming
lot. There will not be any loss of parking spaces, they will only be moving the spaces. Proposal does result in an
increase in massing on the non-conforming lot property which may impact ground coverage.
MOTION: By Member Dickey to recommend ZBA issue Special Permit and/or variance for this proposal.
SECOND: Member Drinan
VOTE: 5-0 MOTION CARRIES
7:44 P.M. 72 & 76 ELM ST. , FORM A-ANR APPLICATION. APPL: CARR LYNCH& SANDELL,
OWNER: COHASSET HOUSING AUTHORITY. SIGN MYLARS — CONTINUE TO OCTOBER 19
MEETING AT REQUEST OF APPLICANT.
MOTION: By Member Drinan to continue to October 19,2016 at 7:15 P.M. as requested by applicant.
SECOND: Member Dickey
VOTE: 5-0 MOTION CARRIES
7:45 P.M 81-91 CEDAR ST. — CEDAR STREET LANDFILL SOLAR PROJECT SITE PLAN
REVIEW PUBLIC HEARING. APPL: COHSOLAR LLC. OWNER: TOWN OF COHASSET.
In attendance to represent agenda item: Scott Kaplan, CohSolar and Palmer Capital; Richard Tabaczynski,VP
and, Zachary Thomas,Project Manager,Atlantic Design Engineers,Inc.
Materials and documents submitted,utilized at this meeting (On file in Planning Board Office
III. Record Set of Plans Submitted(the"Plans"):
PLAN DATE SCALE REVISION DATE
Sheet 1 of 5: Cover 08/24/16 1" = 1,000+'
Sheet 2 of 5: Existing Conditions Plan 08/24/16 1" =50
Sheet 3 of 5: Overall Site Plan 08/24/16 V =80
Sheet 4 of 5: Site Plan 08/24/16 1" =40
Sheet 5 of 5: Notes and Details Plan 08/24/16 As noted
Planning Board Meeting APPROVED MINUTES 3 of 5
October 5,2016
POL: Plan of Land 05/02/16 As noted
• 200+page binder containing all application materials, dated: 08/24/16 and date stamped: 09/02/16
• Sewer Commission comments, date stamped: 09/14/16
• Police Dept. comments, date stamped: 09/19/16
• Board of Health comments,date stamped: 09/20/16
• Conservation Commission comments, date stamped: 09/27/16
• Water Dept. comments, date stamped: 09/27/16
• DPW comments via 09/27/16 email
• 10/03/16 Scott Kaplan email response to BOH 09/20/16 comments
• CDI 10/04/16 review and comment memo, date stamped: 10/05/16
• Hardcopy of Power Point Presentation used at 10/05/16 meeting
(BF)read Notice of Public Hearing
Scott Kaplan gave overview of project using Power Point Presentation (which see for full details). Landfill is
approximately 8 acres — solar project is 25% of that area. The have application with DEP for post closure permit.
Time is of the essence — their goal is an 11/05/16 SPR approval. An O&M Provider who is also the EPC
contractor will be hired to manage site.
Modzelewsi reviewed his 10/04/16 review and comment memo (which see for full details) point by point. In
addition to his other comments, Modzelewski suggested that Planning Board and BOH work closely on review of
project. Main issue in solar panel landfill design is that settlement of panels could create problems with liner that
keeps water from getting to refuse that is under the liner. Who is responsible for repair ? — BOH would most
likely be responsible for figuring out how to handle problems with contaminated groundwater - so closely
coordinate efforts with BOH.
Asst. Fire Chief Dockray requested that the Board follow Fire Code Regulation 527 CMR Ch18 which requires a
max grade of 10%and an access road width of 20 ft. He will get PSI tire specs for fire dept.vehicles.
(CS) -regarding glare he asked them to look at sight lines for trees in winter with low sun angles etc.
(BF)—no comment at this time
(DD) — issues regarding slope, depth of liner should be somewhat standardized in the industry and hopefully what
has been implemented in other sites will have application here.
(MD)—would like to see this happen.
(CB)—this is a positive use of this idle land that really does not have a purpose.
Town Counsel - understands the time element but advises the Board that the solar bylaw S. 21.10.3 gives the
Board the ability to defer action until post closure permit is issued.
MOTION: By Member Dickey to continue public hearing to October 19,2016 meeting at 7:30 PM.
SECOND: Member Drinan
VOTE: 5-0 MOTION CARRIES
"Follow up documentation must be submitted at least one weekprior to the next hearing to allow Modzelewski
time to review and comment. If not submitted one week prior, they will be taken off agenda.
8:30 P.M. 8 JAMES LANE—DISCUSSION—MINOR MODIFICATIONS, DRIVEWAYS
In attendance to represent agenda item: Paul Sullivan. Owner Michael Roberts in audience.
Materials and documents submitted,utilized at this meeting (On file in Planning Board Office):
• Plans C3 and C5 revision date: 09/26/16
• Plan 4 Landscape Plan,revision date 09/30/16
• List of plants,quantity, common name and size, date stamped: 10/05/16
• CDI 10/02/16 comments
• M. Roberts' 10/05/16 response to CDI 10/02/16 comments
Sullivan: Driveway modification for units 10 and 11 (20 &22 James Lane) to put 1 parking space on either end of
units and 2 together in the middle of units. There is conflict between engineering plans and architectural plans
about how parking spaces would work—but, there is no way the parking spaces can be place in front of the front
porches — there is not enough room in the driveway for that. Patios and decks in rear — decks are slightly
different shapes from original plan ranging from Tx 10' to 8' x 12'. Patios added at suggestion of landscape
architect and larger decks have smaller patios and smaller decks have larger patios. Additional hardscape added.
Planning Board Meeting APPROVED MINUTES 4 of 5
October 5,2016
Edges are approx. .5 ft. over the setback line. Foundations are exact same size, elevation and location as shown in
approved plans. Grading (high area near tracks and low area behind unit 8 which is the closest to well field and
wetlands)behind buildings to be maintained.
Modzelewski: reviewed 10/02/16 comment memo (which see for detail)
Engineering plans have not caught up to landscape plan—so there is confusion.
Applicant did submit response letter 10105116 (which see for detail).
Parking space on this plan really has to be moved. Sullivan pointed out a parking waiver on the approved plan—
Brewer noted that this applies to spaces adjacent to train right of way which has a different setback and does
not apply to this parking space. Modzelewski added that the applicant does not have the right to that parking
space in the front and he will not recommend that this be allowed.
Leonora Jenkins, Water Commission: asked questions about entrances from the lower level to the new patios
(there will be single door to 5-6 steps leading to patio) and about privacy fences (3 ft. high wall which is on
approved plan and#20 are outside the 100' buffer— unit 8 is only unit close to wetlands. Will maintain silt
fence and barrier there).
Rolf Gjesteby, Water Commission: had questions about roof drains which were not on the 2015 plans and which
the Water Dept. does not want—they want the drainage into the well field. (CB) explained that the applicant chose
to proceed with the 2012 approved plan instead of the 2014 approved plan—which might be causing confusion and
suggested that the Water Commission speak with Modzelewski for clarification and that recharge can be discussed
at a subsequent meeting.
Board polled about major vs minor modifications (not requiring a public hearing) — all agreed that,
conceptually, the modifications are minor but, they need to be drawn technically better than the landscape plan.
MOTION: By Member Frazier that the changes are minor modifications.
SECOND: Member Drinan
VOTE: 5-0 MOTION CARRIES
"Follow up documentation must be submitted at least one week prior to the next hearing to allow Modzelewski
time to review and comment. If not submitted one week prior, they will be taken off agenda.
Samuelson would like to see a complete list of what they would be voting on for clarity. Rest of Board agrees.
MOTION: By Member Drinan to continue this discussion to October 19,2016 at 8:15 PM.
SECOND: Member Frazier
VOTE: 5-0 MOTION CARRIES
9:00 P.M. REVIEW DRAFT—SUBDIVISION RULES ®S.UPDATE
No real detailed discussion — Board suggested that draft is in condition for public hearing and they can make
comments, if needed, during the public hearing
MOTION: By Member Drinan to proceed with scheduling public hearing.
SECOND: Member Dickey
VOTE: 5-0 MOTION CARRIES
9:05 P.M. ADMINISTRATION
- VOTE TO APPROVE SEPTEMBER 21 and 28, 2016 MEETING MINUTES
MOTION: By Member Dickey to approve the Amended September 21 amended meeting minutes.
(Sept. 28 minutes not voted on, a revision is needed—postpone vote to Oct. 19 mtg.)
SECOND: Member Frazier
VOTE: 5-0 MOTION CARRIES
- VOTE TO APPROVE PAYROLL FOR PERIOD ENDING OCTOBER 2, 2016
MOTION: By Member Dickey to approve the payroll for period ending October 2,2016
SECOND: Member Frazier
VOTE: 5-0 MOTION CARRIES
Planning Board Meeting APPROVED MINUTES 5 of 5
October 5,2016
- VOTE TO RATIFY C.BREWER SIGNATURE ON INVOICES: no invoices to vote on
- SCHEDULING OF MASTER PLAN MTG.WITH MAPC
Steve Winter of MAPC is available for post-survey meeting on Saturday, Oct. 15 or 22. CB and DD are available
either date, MD and BF believe they are available but cannot commit right now, CS does not think the meeting
should be held on a Saturday—thinks weeknight is better for public and,he is not available either Saturday date.
MOTION: By Member Drinan to schedule the meeting for Saturday, October 15, 2016 and have the
session videotaped so it can be shown on future dates for public who might be interested.
SECOND: Member Dickey
VOTE: 4 - 1 (CS opposed) MOTION CARRIES
- MASTER PLAN CHARTER— BOARD AGREEMENT THAT DRINAN DRAFT
REPRESENTS WORDING VOTED ON AT SEPT. 28, 2016 MEETING.
Materials and documents submitted,utilized at this meeting On file in Planning Board Office):
• Administrator's reformat of Drinan draft.
MOTION: By Member Drinan to accept Administrator's reformat of Drinan's draft as the summary of all
votes taken at the September 28,2016 Planning Board meeting.
SECOND: Member Frazier
VOTE: 4- 1 Abstain(CS abstained) MOTION CARRIES
Administrator to forward Charter to Selectmen and Town Manager.
• PUBLIC COMMENT (5 MINUTES MAXIMUM) -none
• TOPICS NOT REASONABLY ANTICIPATED BY THE CHAIR 48 HOURS IN ADVANCE OF THE
MEETING- none
MOTION: By Member Drinan to adjourn at 9:30 P.M.
SECOND: Member Frazier
VOTE: 5 - 0 MOTION CARRIES
NEXT MEETINGS: SATURDAY,OCTOBER 15,2016 AT 11:00 AM AT WILLCUTT COMMONS
REGULAR MEETING-WEDNESDAY, OCTOBER 19, 2016 AT 7:00 P.M.
MINUTES APPROVED: BRIAN FRAZIER,CLERK
DATE: OCTOBER 19,2016