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HomeMy WebLinkAboutMinutes - PB - 03/17/2004 Planning Board Meeting 1 of 4 March 17,2004 COHASSET PLANNING BOARD MINUTES DATE: WEDNESDAY, March 17,2004 TIME: 7:00 PM PLACE: COHASSET TOWN HALL-BASEMENT MEETING RM 41 HIGHLAND AVENUE, COHASSET,MA 02025 Board Members Present: Alfred S. Moore, Chairman William J. Good,Vice Chairman Peter J. Pratt, Clerk Robert H. Sturdy Board Members Absent: C. Christopher Ford Recording Secretary Present: Jo-Ann M.Pilczak Town Planner Present: MEETING CALLED TO ORDER AT: 7:10 PM 7:10 PM 84 ELM ST.,FORM A—APPLICATION,APP: MICHAEL SULLIVAN,DATE: 03-17-04. Applicant seeks approval of land changes. Land has been swapped such that lots remain the exact same size so as to be in compliance with zoning. MOTION: By Member Sturdy to approve this Form A Application as presented. SECOND: By Member Pratt VOTE: 4—0 MOTION APPROVED 7:20 PM VILLAGE 100% DESIGN REVIEW. Major Planning Board points discussed included: 1. Raw concrete sidewalks are still a concern from both a viewpoint of aesthetics and maintenance(having to break through concrete for repairs). Planning Board members have received information which suggests that Black Rock pavers might not be much more expensive than concrete. Planning Board members agree that if the end result with concrete does not look any better than the current conditions, money will have been wasted and that in an effort to avoid wasting money, the appearance of and alternatives to concrete should be further reviewed. Michael Sullivan suggests that getting an alternate bid is possible but since the Town Meeting vote was for concrete, changes may have to go before Town Meeting again. Wayne Sawchuk suggests an alternative bid proposal be put in the original specs, (not issued as an addendum)that offers one or two alternatives for either the concrete paver which is really the Black Rock paver or a brick paver with concrete as the base that includes the additional amount for these items. He suggests it costs nothing to do it now and it doesn't hold anything up while everyone is thinking about it. 2. Parking space width and length: Width(8.5')and length of parking spaces should be reviewed and monitored. Not only do the 8.5' parking spaces cause parking problems for larger vehicles,there is also a potential for setting a precedent for 8.5' parking spaces in Town which should not be ignored. Peter Pratt requested that Selectmen put the question of precedent to Town Counsel for an opinion. Wayne Sawchuk pointed out that with an issue like this,it is only the line"painting"that is being dealt with and that the project can continue and the size and painting of the spaces can be dealt with(and adjusted if need be) later, after the issue is further discussed. 3. Clock: It is the opinion of some members of the Planning Board that the"Victorian"design and placement of the clock are inappropriate in the Cohasset Village area. 4. Telephone&Electric Poles: Wayne Sawchuk proposes adding two poles and having the wiring on just those two poles relocated so that all lighting would be uniform on one side of Main Street. To accomplish this,the Electric Company would only have to move one conduit. Planning Board Meeting 2 of 4 March 17,2004 John Modzelewski's comments included(see his letter dated 03/17/04"Cohasset Village Streetscape Improvements"for detailed information): 1. "Plain Vanilla"design particularly in sidewalk materials and plantings used. 2. Angle parking is too tight. 3. More can be done at intersection of Depot Court and So. Main St. to introduce visitors to downtown block to the South. 4. The long curb cut on northern side of Brook St. may discourage a walking circuit around this block. 5. Cannot identify type of light fixtures that have been selected. 8:15 PM 724 JERUSALEM RD. JAMES CIFRINO,REPRESENTED BY STEPHEN CIFRINO, DISCUSS POTENTIAL FOR FORM A—SUBDIVISION. Applicant asks for input as to what he needs to do to build a house on this 7.5 acres without frontage. Member Moore outlines conditions that Planning Board generally looks for include: • 50' of frontage on an accepted public way deemed as adequate by the Planning Board • if two dwellings existed,they could be split without regard to frontage. Suggest that applicant might look at this as two dwellings and also talk to land use attorney. • Ability to acquire a parcel that would give frontage on an accepted way • Widen road so it might meet grade standards and be used as an accepted way Suggested that applicant contact an experienced land use attorney to look at provisions in zoning laws that might exempt some things that can be helpful to proceeding. 8:25 PM MILL RIVER BOATYARD,LLC—INFORMAL DISCUSSION. Applicant represented by George Morgan—Construction Manager. Proposal is to rebuild the Lobster Pound, Quonset Hut and Eastwick Building. Planning to remove 1 railway and rebuild some structures. Some buildings are in bad shape and should be razed,rebuilt on same footprints. Decrease area in tidelands by 2.5%. Plan to reconstruct concrete piers. Minor changes include: addition of 2 walkways to buildings,rotation of Quonset but and back it out of Chapter 91 area(about 4'-6') and raise the roof of one flat roof building to add a mezzanine level.Nothing residential to be added. Second floor of buildings to be rebuilt on same footprint and used for anything marine related. No slips are involved at this point. No proposed parking at this site. Not proposed for large scale boats (22'-24' max). Plans include storage of about 50 boats in racks. Buildings have to be upgraded to meet current safety standards. This is limited space with limited capacity which will not be upgraded to larger capacity. Member Moore points out that Planning Board can only address what is permitted by zoning and cannot address business, employees etc. Application will be submitted very soon. 9:00 PM- NORTHLAND DEVELOPMENT,WINNING BIDDER FOR COOK ESTATE. Dave Fulton—GLC Project Manager,Jack Dalley—Principal Northland Residential,Peter Crabtree—Director of Acquisitions,Brad Soule—Sr. Project Manager. Stated the purpose of appearing before the Planning Board is a"Meet&Greet" session. Dave Fulton introduces the project: Cook Estate and Town parcel total 30 acres of land. This is a multifaceted Senior Housing Village comprised of 60 townhouse units to sell at market price and 35 rental units with a minimum of 28 affordable units. All units are targeted to Cohasset residents. Only access road will be via Sohier Street with private,community road that will follow perimeter of acreage. Plan will respect existing trees and landscape buffer. Rental buildings will be larger structures, located on downside of mound. May be a pedestrian walkway to Stop & Shop. Will be considering parking under buildings. Trying to keep buildings out of wetlands and minimize impact to wetlands from grading etc. Plan to maintain the core of the Cook Family home as community building with pool,patio etc. Raised planting bed gardens for residents planned. Leaching fields near Sohier St. entrance with small building housing mechanical equipment for treatment as municipal is not a possibility. Member Sturdy stated that the Planning Board does not agree with the Sewer Commission and feels that hook up to municipal is the way to go. He further suggests Northland file immediately to get in line for municipal consideration. Member Moore suggests Northland review Cedarmere plans/permits as good example to follow and further points out wastewater as critical issue to address early on. Member Sturdy suggests coming before the Planning Board informally with designs to promote a smoother flow into the formal review phase and to work with all agencies early and continually so all boards are aware of Planning Board Meeting 3 of 4 March 17,2004 details. He also asked them to keep 36"doorways in mind. Member Moore points out that traffic at intersection of Rt. 3A and Sohier St. is an existing issue and will be an issue for them to consider and to perhaps contact the State about traffic lights. Member Pratt points out that the fire department likes to see sprinklers as a health and life safety factor and that the presence of sprinklers can result in less required access to buildings. Member Pratt highlights Open Space Committee input regarding the desire to see an urban villages approach to maximize open space with as much set off from wetlands as possible. Karen Quigley,27 Clay Spring Rd. requests meeting with Northland to discuss their environmental approach before plans go too far. Member Sturdy addressed landscaping budget and suggested that Board may address landscaping in this project. Member Pratt points out that lighting spillover will need to be considered for abutters particularly in winter. He further suggests that Northland reach out to the community and the Cook Family to obtain valuable historical information that might be considered in their designs. Name if location at this point is"Villages at Deer Hill." 10:10 PM ZONING BOARD OF APPEALS RECOMMENDATIONS SPECIAL PERMIT: 114 Beechwood St. APP: McKay Construction,Inc. Date: 02-27-04. Applicant seeks to construct addition at 114 Beechwood St. MOTION: By Member Sturdy to recommend approval of this application. SECOND: By Member Good VOTE: 4—0 MOTION APPROVED SPECIAL PERMIT: 806 CJCH, APP: Arthur S.Logan. Date: 02-23-04. Applicant seeks to run an Inside Dog Care Center at 860 CJCH. MOTION: By Member Sturdy to recommend approval of this application. SECOND: By Member Good VOTE: 4—0 MOTION APPROVED SPECIAL PERMIT: 23 Elm Ct., APP: James G.Kearns/Breda O'Sullivan. Date: 02-25-04. Applicants seek to add decks in excess of lot coverage at 23 Elm Ct. MOTION: By Member Sturdy to recommend approval of this application. SECOND: By Member Pratt VOTE: 4—0 MOTION APPROVED SPECIAL PERMIT: 80 Summer St., APP: Gordon E.Jones. Date: 03-11-04. Applicant seeks to enclose existing porch in flood plain at 80 Summer. St. MOTION: By Member Sturdy to recommend approval of this application. SECOND: By Member Good VOTE: 4—0 MOTION APPROVED APPEAL: 850R a/k/a/860 CJCH, APP: Ledgewood Estates,Inc., Date: 03-09-04. Applicant seeks to appeal use of auto towing and storage at 860 a/k/a/850R CJCH. MOTION: By Member Moore to recommend that this complex issue be left to the judgment of the ZBA. SECOND: By Member Good VOTE: 4—0 MOTION APPROVED 10:25 PM TOWN PLANNER REPORT Member Pratt introduces information from Town Counsel: Town Counsel wrote amendment to the bylaw to show Planning Board how they can protect the Cook Estate—town sanctioned developments are exempt; and, Town Counsel explains that a year after something is awarded, it can be reserved in the pipeline while an appeal is going on. Planning Board Meeting 4 of 4 March 17,2004 Member Moore requests Planning Board meetings before Town Meeting be posted for March 26 at 9:00 AM at the High School and for March 28 at 6:30 PM at the High School. Member Moore suggests another Planning Board Meeting be held prior to Town Meeting to plan for Town Meeting. Members agree to meet on Wednesday,March 24 at 7:00 PM to plan for Town Meeting. MOTION: By Member Good to approve minutes for 01-09-02 through 03-30-02 and 01-14-04. SECOND: By Member Sturdy VOTE: 4—0 MOTION APPROVED MOTION: By Member Sturdy to adjourn meeting. SECOND: By Member Good VOTE: 4—0 MOTION APPROVED NEXT MEETING: Wednesday,March 24, 2004 at 7:00 PM MEETING ADJOURNED: 10:40 PM MINUTES APPROVED: DATE: