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HomeMy WebLinkAboutMinutes - PB - 11/16/2005 Planning Board Meeting 1 of 3 November 16,2005 COHASSET PLANNING BOARD MINUTES DATE: WEDNESDAY, NOVEMBER 16,2005 TIME: 7:00 PM PLACE: COHASSET TOWN HALL—LOWER LEVEL MEETING ROOM 41 HIGHLAND AVENUE, COHASSET,MA 02025 Board Members Present: Alfred Moore, Chairman Peter J. Pratt,Vice Chairman Mike Westcott Robert Sturdy Board Members Absent: Stuart Ivimey, Clerk Recording Secretary Present: Jo-Ann M. Pilczak Town Planner Present: Elizabeth B. Harrington MEETING CALLED TO ORDER AT: 7:00 PM 7:00 P.M. ZONING ARTICLES, CONTINUED PUBLIC HEARING • VOTE TO WITHDRAW ZONING ARTICLES AT TOWN MEETING MOTION: by Member Sturdy to close the zoning articles public hearing. SECOND: Member Pratt VOTE: 3—0 MOTION CARRIES MOTION: by Member Sturdy to withdraw article 11. SECOND: Member Pratt VOTE: 3—0 MOTION CARRIES MOTION: by Member Sturdy to withdraw article 12. SECOND: Member Pratt VOTE: 3—0 MOTION CARRIES MOTION: by Member Sturdy to withdraw article 13. SECOND: Member Pratt VOTE: 3—0 MOTION CARRIES Member Sturdy noted for the record that although he recommended withdrawal of these articles,he would support Sawchuk's obtaining whatever relief necessary from ZBA to get his Village Project underway. Member Pratt suggested a joint meeting with ZBA to reestablish the ZAC (Zoning Advisory Committee). Member Sturdy noted that this committee should consist of experience people such as Planning Board and ZBA members as opposed to picking citizens at large. Member Moore asked Town Planner Harrington to take action to get the ZAC up and running. 7:15 P.M. POWERS LANE (NOT ON AGENDA) Mr. Powers asked to be recognized to inform Board that paving of Powers Lane was completed. He also asked Building Commissioner Egan for a certificate of compliance or letter of retraction to Egan's 10/25/05 letter as there was never any intent not to complete the road. Egan agrees. 7:15 P.M. ZBA RECS 49 MARGIN ST., SPECIAL PERMIT APPLICATION,APP: PETER A. ROY,date stamped: 11/01/05 MOTION: by Member Westcott to again recommend that the ZBA approve this special permit application. SECOND: Member Pratt VOTE: 4—0 MOTION CARRIES 7:16 P.M. DAVE CALHOUN—INFORMAL DISCUSSION—NOT ON AGENDA Informal discussion of Mr. Calhoun's intention to build 4 houses between the Flint Estate and the Castle on a total of 14 acres. Two means of egress via Castle Road and Cedarmere. Limited asphalt accessing houses.Member Moore stated that if Fire Chief was Ok with the access, it would probably be OK with Planning Board. Member Pratt questioned the Planning Board position of not extending one subdivision roadway into another subdivision. Planning Board Meeting 2 of 3 November 16,2005 7:30 P.M. 247 FOREST AVENUE,LARGE HOME REVIEW PUBLIC HEARING,APP: WILMARC CHARLES, OWNER: RENATA KLUZA, date stamped: 10/20/05, (35 day deadline for public hearing=11/23/05.) Member Westcott read public hearing advertisement in Member Ivimey's absence. Owner Renata Kluza,Appl. Wilmarc Charles,Eng.Neil Murphy and Att. Charles Humphreys in attendance to represent application. The existing property is to have a 2nd floor addition constructed and a two-car garage under,resulting in an approximately 4,600 SF residence on roughly the existing footprint. The property is existing,non-conforming. The applicant has filed a Large Home Review on this property twice before: in May, 2005 and in Sept.,2005. Both filings resulted in a recommendation not to issue building permits as it was felt that: the application required a special permit for the 2nd floor addition and a variance for the garage,both of which the Planning Board felt should be denied; data about septic systems and building height were inadequate; and,height alone was an issue. In this current filing, it was noted that the height,measured on all sides in multiple locations, of the building itself under the zoning bylaw is 25.6'. Total height of the building to the top of widow's walk is 32.4'. Av. grade is 92.45 which is 4.75 below sill level. Building Commissioner Egan felt that this building with a shallow pitch roof is not a particularly tall building. The ZBA granted special permit for the front of the building once the roof line extensions were removed from the gabled ends as they would have exceeded the foot print of the first floor. This special permit required that the size of the footprint remain the same. There is a slight change on the easterly elevation in which the garage was actually widened by 5' as ledge sitting against the existing interior foundation wall could not be removed,requiring that the garage be widened to accommodate interior stairs into the house. The ZBA will determine if this is a field change. The need for a variance for the location of the garage was eliminated when the garage was pushed back. Two septic systems were built for the original house. The first system was build for a three bedroom house and has passed current testing. The second system was added when two bedrooms were added onto the back of the original house. This second system failed current testing. This means the applicant still has the right to use the first system and has two years to replace the failed system. The applicant plans to rebuild a new system in back of the existing system (in the front northwest quadrant of the lot) and,within the easement the applicant has the right to use. Dr. Godzik, BOH, agrees that it does not make sense to rebuild the smaller system as contemporary design would require that the entire house be put on one system. Godzik also noted that the size and location are a best guess as no field testing has been done. The roadway will not require regrading and the grading shown on the plans is without a wall, graded to the street,using the existing water table. For the record, it was noted by Attorney Humphreys that the owner will be moving ahead to build a new Title V compliant 5 bedroom system as soon as the yard can be accessed and the system accurately located. Abutter Al Buckley, 243 Forest Ave., stated concern about the grading required to bury the tank and subsequent run- off issues that could be created. Further,he noted that there is ledge and two existing mature trees(that he does not want removed) in the area identified for the driveway. Murphy will locate the trees on the plans. MOTION: by Member Westcott to approve this Large Home Plan as presented at this Planning Board Meeting recognizing that trees in question will be located on the plan and outstanding issues with the ZBA will be resolved and complied with. SECOND: Member Sturdy VOTE: 4—0 MOTION CARRIES 8:15 P.M. 825 CJC HIGHWAY,JOSEPH'S HARDWARE SITE PLAN REVIEW, APP/OWNER: PARCEL TWO REALTY TRUST, date stamped: 11/01/05 (30 day deadline to open public hearing=11/30/05) Member Westcott read public hearing advertisement in Member Ivimey's absence. Applicant Barry Joseph,John Cavanaro and Jim Kelliher,Axiom Associates represent application. Explained plans to build a 4000 SF (50' x 80' footprint) warehouse and retail space on 1.5 acre lot between existing hardware and Majestic Motors. 1000 SF to be rented to tenant, 1000 SF to be Joseph's Hardware retail and rest will be warehouse. Existing site cannot support septic system but already received approval to connect to system at existing hardware building which has excess capacity. No utilities service site now—water line to be relocated to get service. Hydrants to be installed on either side of lot, 3 catch basins in corners of lot, all roof drainage to be recharged. ConComm will have a filing. One third of lot is wet. Significant amount of fill on site. Member Sturdy would like to see entire entity on the plan to see how the new&existing work together in terms of parking,traffic etc. and,would like to see all storage visually screened. Member Sturdy would also consider waiving parking requirements to allow larger building so all outdoor storage could be accommodated indoors. Member Pratt would like to see fewer curb cuts and common circulation. Elsa Miller,EDC Member, expressed support and EDC desire to consider applications site by site to maximize growth along Rt. 3A and encouraged applicant and Planning Board to look at the maximum that can be build on the site. L. Mascarelli,Majestic Motors expressed concern about how close to the street the building will be. In response to Planning Board desire to see a larger building on the site, the applicant and his engineers will go back to drawing Planning Board Meeting 3 of 3 November 16,2005 board and design larger building and will look at trip generation traffic date, add signage to site plan submission and more data on parking. Town Engineer Modzelewski does not see any drainage issues. MOTION: by Member Pratt to continue the public hearing to November 30,2005,time to be determined. SECOND: Member Westcott VOTE: 4—0 MOTION CARRIES 9:00 P.M. 15 HAYSTACK LANE, CONTINUED PUBLIC HEARING,LARGE HOME REVIEW, APP: MARK PETROCELLI, OWNER: HAYSTACK LANE REALTY TRUST,date stamped: 08/11/05. (35 day deadline for public hearing=09/14/05) (Public hearing postponed/continued to 11/16/05 at applicant's request) Owner/Applicant Mark Petrocelli,Engineer Neil Murphy,Architect Richard Vaisey,Attorney Walter Sullivan were in attendance to represent the application. Sean Cunning,Representative of the Homeowners' Association,has indicated that the applicant has been extraordinarily cooperative in implementing the suggestions/requests of the Planning Board and of the record owners of the majority of the lots included in the Indenture of Protective Covenants and Restrictions including: lowering the height of the structure,turning the two car garage and moving much of the pavement from the front to the side yard. He further indicated that a Certificate of Approval required by the Indenture of Protective Covenants and Restrictions is being circulated and signed by the majority of the owners of the 23 lots included in the Covenant Restrictions indicating that this Large Home Plan is in compliance with covenant restrictions and indicating their approval of this Large Home Plan as filed with the Planning Board. Austin&Nancy O'Toole, 13 Haystack Lane, express concerns about drainage and pooling of water on their property. Neil Murphy noted that there will actually be less runoff post construction with the installation of such things as roof drains, downspouts, dry wells etc. The septic system grading will include a retaining wall of 3.5'(at its highest point) constructed 7' in from the property line and will include arborvitae screening between the retaining wall and existing split rail fence. Grading will be added to the site plan. The O'Tooles requested and the Planning Board agreed that Town Engineer Modzelewski review the site plan, drainage calculations etc. Murphy will forward appropriate documents to Modzelewski. MOTION: by Member Westcott to approve this Large Home Plan as presented at this Meeting with the expectation of receiving John Modzelewski's report based on his review of drainage related issues. SECOND: Member Sturdy VOTE: 4—0 MOTION CARRIES 9:45 P.M. ADMINISTRATION • FOLLOW-UP TO BLASTING BEHIND RED LION INN AND MBTA SCHEDULE MBTA Liaison Mark Brennan suggested that if money can be found,blasting in the Spring '06 would coordinate best with MBTA work with Spring '07 being the latest date. Once the rail starts running,blasting would have to be done with EXTREME care if at all possible and would probably be extremely expensive. LEDC DISCUSSION ember Westcott noted that the 1 acre parcel behind the Red Lion Inn will be priority for EDC as parking is needed which may also generate revenue. He will draft letter to BOS asking them to act on this before Spring Town Meeting. Member Sturdy noted that more commercial space could be provided as well. Member Westcott would like to hold a charette one Saturday morning in early December to discuss/brainstorm/start planning. He will explore the feasibility of and interest in participating with appropriate boards as well as public. LVOTE TO ACCEPT 11/09/05 PLANNING BOARD MINUTES OTION: by Member Sturdy to accept 11/09/05 minutes. SECOND: Member Pratt VOTE: 4—0 MOTION CARRIES MOTION: by Member Sturdy to adjourn. SECOND: Member Pratt VOTE: 4—0 MOTION CARRIES MEETING ADJOURNED AT: 10:00 P.M. NEXT MEETING: Wednesday, November 30,2005, 7:00 P.M. MINUTES APPROVED: DATE: