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HomeMy WebLinkAboutMinutes - PB - 05/11/2005 Planning Board Meeting 1 of 2 May 11,2005 COHASSET PLANNING BOARD MINUTES DATE: WEDNESDAY, MAY 11,2005 TIME: 7:00 PM PLACE: COHASSET TOWN HALL—BASEMENT MEETING ROOM 41 HIGHLAND AVENUE, COHASSET,MA 02025 Board Members Present: Alfred Moore, Chairman Peter J. Pratt,Vice Chairman Stuart Ivimey, Clerk Mike Westcott Board Members Absent: Robert H. Sturdy Recording Secretary Present: Town Planner Present: Elizabeth B. Harrington MEETING CALLED TO ORDER AT: 7:30 P.M. 7:00 P.M. FORM A'S No Form A's were submitted for this meeting. 7:30 P.M. 17 JERUSALEM LANE, LARGE HOME REVIEW PUBLIC HEARING, APP/OWNER: DAVID &ELIZABETH HAIGHT, date stamped: 04/13/05. (35 DAY DEADLINE FOR START OF PUBLIC HEARING=MAY 17,2005). Clerk Ivimey read public hearing advertisement. Lot is 19,991 SF. Survey was submitted to the Board. Site is unusual due to major ledge outcroppings so site goes up 20' with a 21' grade difference within the first 40' of the house,then it drops down significantly at the other side of the house. The current location of the house was done correctly and is probably the only way the house could be located. Sideyard is non-conforming with 4.4' setback which is actually 4.5' into the street. Applicant went before ZBA because the side yard is non-conforming setback and applicant is asking to maintain that preexisting setback. The ledge and the need for stairs to get from driveway to house requires make it necessary to be closer to lot lines. ZBA ruled that new entry stairs would require variance as non-conformity is being increased. Members Westcott and Pratt pointed out that one of the purposes of the Large Home Bylaw is prevent further non-conformities and to manage imposition on neighbors. Member Moore noted that if increasing the non-conformity is only to allow the construction of a bigger house,he would not be in favor of it,but, if increasing the non-conformity is done to only make access to the existing footprint work,he would not be as opposed. Member Pratt further noted that the Board decision regarding the Mill River Boatyard encroachment on a public way was emphatically NO because of the traffic and parking issues and because a public street cannot be used as a private individual's property. He feels the precedent has been set and the Board must consider that. The garage will only accommodate one car so rest of cars will be parking in street unless garage is enlarged. Only way to enlarge is to blast or to reconfigure stairs as has been done. Minimum lot size requirement for RB is 35,000 SF today. ZBA denied special permit without prejudice until after Large Home Review. Exact footprint will be used on front but has been pulled back about 2' at the closest point. Same backlot line will be used. House will be slightly bigger than existing. House was designed to look as small as it could. Height at peak was adjusted(a few inches less)based on ZBA calculations. Proposed structure is 9'-10' higher than existing. Measuring height was based on average grade of 111'. Height limit is 35' — they are at 34'6'. They are trying to keep attic to be used as storage space and A/C. Open to public comment: Steven Daly, 322 Jerusalem Rd. (only abutter present) noted that abutters are pleased with what has been done to increase the curb appeal and that Jerusalem lane neighbors would have no issue with the stairway as proposed and would support any request for a variance. MOTION: by Member Moore to continue this public hearing to May 25,2005 at time to be determined. SECOND: Member Pratt VOTE: 4—0 MOTION APPROVED 8:15 P.M. 32 DEEP RUN, LARGE HOME REVIEW PUBLIC HEARING,APP: Planning Board Meeting 2 of 2 May 11,2005 DEBORAH SHELDON, OWNER: CHRISTOPHER&DEBORAH SHELDON, date stamped: 04/20/05. (35 DAY DEADLINE FOR START OF PUBLIC HEARING=MAY 24,2005). Clerk Ivimey read public hearing advertisement. Christopher&Deborah Sheldon;Kent Duckham,Architect,present to represent application. Existing home is one story on one side and two story on the other side. Plan is to take roof off and add second floor and expand outward to add foyer, enlarged stairwell. Septic system to remain as is. Open to Public: Abutter Virginia Riley, 17 Haystack Lane,pointed out that drainage has never impacted neighbors. Anne Montague, 26 Deep Run, commented that the Sheldons have approached this correctly and taken all neighbors into consideration and have actually followed the philosophy of the architect who designed the street which was to place homes such that the farther you went up the street(away from the water),the bigger the houses became,keeping smaller houses up front so as to give all houses the opportunity to enjoy the ocean view. She is 100%in support of the Sheldon's plans. MOTION: by Member Westcott that the Planning Board recommend the issuance of a building permit, detailing the points discussed tonight with neighbors. SECOND: Member Pratt VOTE: 4—0 MOTION APPROVED 9:00 P.M. 150 NO.MAIN ST., SPECIAL PERMIT CONDITION Stephen Bjorklund and Neil Murphy present to represent application. Follow through on the special permit condition from the Zoning Board which allowed the conversion of the four bedroom apartment into two 2-bedroom apartments. In the special permit,the Zoning Board required the applicant to come before the Planning Board a review of the parking areas according to Section 7.3.1C,requiring that the applicant present an acceptable drainage plan with screening, exterior lighting, parking spaces behind the dwelling but not direct exhaust fumes towards 154 No. Main Street,that work is carried out according to the plans and that dustless material is used. Parking layout has been reconfigured with vehicle mufflers exhausting away from 154 No.Main. Murphy noted that parking/driveway is gravel and that will not change. There is also no change in the drainage patterns or in the way the drainage is to be absorbed into the ground. Drainage will readily be absorbed into the ground because of the gravel. Garden has been placed along edge of property at McGowan's request to screen the area,with raised mulch bed to increase the screening value, there was no regrading from parking spaces 1-4—they cut into hill, 3' of fill was added. McGowans have reported that water is not draining away from their property. Member Ivimey noted that all this work was done prior to getting approval from the Planning Board and that the applicant has a high burden to prove to the Planning Board that that site is perking and that John Modzelewski should be brought in to evaluate the exiting conditions and to offer a professional opinion that drainage is not impacting neighbors. Member Pratt agrees. Town Planner Harrington will contact John Modzelewski. Member Moore wants to know exactly what the paving surface will be. To be reviewed and discussed at May 25,2005 meeting. 9:30 P.M. ADMINISTRATION - APPROVAL OF 04/13/05 AND 04/26/05 MINUTES MOTION: by Member Pratt to approve 04/03/05 and 04/26/05 minutes. SECOND: Member Ivimey VOTE: 4—0 MOTION APPROVED - SOUTH SHORE TRANSPORTATION STUDY—COMMENT ON DRAFT Town Planner Harrington explained that the South Shore Coalition was meeting on 05/18/05 to finalize recommendations for regional transportation projects. Member Pratt said he would try to attend the meeting at Hingham Town Hall. Final comments are due by May 30,2005. 9:45 P.M. COOK ESTATE General discussion about the status of the Cook Estate. MEETING ADJOURNED AT: 10:45 P.M. NEXT MEETING: Wednesday, May 25,2005 at 7:00 P.M. MINUTES APPROVED: DATE: