HomeMy WebLinkAboutMinutes - PB - 01/01/2008 - Planning Board Meeting Minutes 2008 (4) Planning Board Meeting APPROVED MINUTES 1 of 3
November 10,2008
COHASSET PLANNING BOARD MINUTES
DATE: MONDAY,NOVEMBER 10,2008
TIME: 7:00 P.M.
PLACE: COHASSET TOWN HALL— BASEMENT MEETING ROOM
41 HIGHLAND AVENUE, COHASSET,MA 02025
Board Members Present: Alfred S. Moore,Jr. - Chairman
Charles A. Samuelson, Clerk
Clark H. Brewer
Board Members Absent: Stuart W. Ivimey,Vice Chair
Mike R. Westcott
Recording Secretary Present: Jo-Ann M.Pilczak
MEETING CALLED TO ORDER AT: 7:00 P.M.
7:00 P.M. DISCUSSION—GLENN PRATT,WATER COMMISSION—SPRINKLER
INSTALLATION AND HOOK-UP COSTS Water Commissioner Glenn Pratt; Steve May and Captain Mark
Trask participated in discussion. Planning Board and Fire Dept. are trying to encourage VB District property
owners to install automatic sprinklers in commercial buildings. Applicants contend costs are too high—particularly
the cost to hook-up. Pratt explained that every basement in the Village has had a fireline installed in the basement
ready for hookup. The exception is Dr. Pompeo's new building at 20 Parkingway which has not yet been
constructed. A fireline was not installed in George Roukounakis' gas station,but there is one on his property.
Costs to hook up is a water dept. fee that has not been set yet but will probably be about the same as sewer hook up
($7-8K). There is a yearly maintenance fee. Member Moore asked if an incentive to hook-up could be considered
and if Water Commission would keep this in mind when establishing hook-up fee. Other incentives were discussed
such as temporary tax breaks,betterments over 20 years,bonding over 20 years to help defer up front costs. Pratt
indicated that the Water Commission would be on board with a plan if the Planning Board formulates one.
7:30 P.M. 26 DEEP RUN—LARGE HOME REVIEW PUBLIC HEARING—APPL./OWNER: DAVID
WILSON, JENNIFER BRADY-WILSON Member Samuelson read public hearing advertisement.
In attendance to represent application: Applicants David Wilson&Jennifer Brady-Wilson; Engineer- John
Cavanaro, Cavanaro Consulting Co.; Architect—Sally Cernik Weston, Sally Weston Associates.
Public signed in at Public Hearings: Beverly Koswick, 25 Deep Run; Ed Lappen, 18 Deep Run; Janice Crowley,
392 Jerusalem Rd.;Debbie Sheldon, 32 Deep Run;Rodney &Marilyn Hobson, 31 Deep Run; Mike Stevens, 6
Deep Run; Can Tiryaki, 17 Pleasant St.; Jim McInnis(no address given).
Comments from other boards included:
• Sewer Commission—No Comment
• Conservation Commission—project needs a filing with Conservation Commission for wetlands on adjacent
property
• BOH—recommends that house not be occupied until connection to the municipal sewer system is completed
• Cohasset Water Dept.—Plans are not good enough to determine the necessary water service
• Cohasset Fire Dept: - strongly recommends the proponent seriously consider the installation of a complete
residential fire sprinkler system
The existing approximately 2,200 SF dwelling is to be demolished and replaced with an approx. 4,069 SF single
family residence on this 24,883± SF lot. Proposed footprint is 3200 SF. Building coverage increases from 7.5% to
15.7%f. Lot coverage increases from the existing 10.1%to 29.3%f. Building height increases from the existing
<35'height to 30'3" from the lowest grade to the ridge. The 24,883f SF lot does not meet current zoning
requirements,but all other dimensional requirements are met. Applicant may finish a 675 SF space in the future
Planning Board Meeting APPROVED MINUTES 2 of 3
November 10,2008
which would bring the total square footage to 4,744f SK The proposed house will be raised by approx. 6.5'to
allow for a crawl space for mechanicals, electrical etc. The applicant does not have plans for a finished basement
area. To minimize the massing,plans show a design that looks like a 1-story house with a shed dormer type front
on second level. Massing is also minimized by inclusion of a two-bay garage with a lean-to storage area rather
than a 3 bay garage. Lot is very constricted by ledge. Goal has been to touch as little ledge as possible and
minimize ledge removal. Current plan is to remove ledge by chipping rather than blasting.
Two total vegetated swales are planned on the two corners of the lot bordering Deep Run. Runoff will be captured
and drained towards Deep Run and into the swales. Applicant's engineer feels this will improve current drainage
problems experienced by abutters. Landscaping includes stone retaining walls and plantings to provide as much
privacy as possible for the abutters as well as the applicants,while maintaining applicants' long distance views of
the ocean. The filing requires stormwater review by the Conservation Commission's Stormwater Agent.
Major concerns addressed by abutters:
Ed Lappen, 18 Deep Run: direct abutter to this property. Expressed concerned about: mass of the house that will
face his home; worsening of existing drainage issues; privacy issues created by the small area off the proposed
porch which is only 20' from Lappen's bedroom; the ledge chipping which will happen right off Lappen's
bedroom; and, about the walkway, front steps and front entrance on the north side of the applicant's property
(facing Lappen's house)which Mr. Lappen feels will create a privacy issue.
Mike Stevens, 6 Deep Run: expressed concern about ledge blasting, chipping. Requested that Board require same
actions of applicant that were required of Mr. Stevens when he constructed his large home at 6 Deep Run several
years ago including: expanded radius of homes to be included in blast survey and submission of a blasting protocol
Beverly Koswick, 25 Deep Run: asked if there was anything in the bylaws that requires an applicant to provide
privacy to neighbors who lose privacy due to the construction of large homes, additions by neighbors. In her case,
privacy was lost by the large additions of her neighbors and never ameliorated. She stressed that this has lowered
her property value and would not like to see this happen again with the proposed construction at 26 Deep Run.
Janice Crowley, 392 Jerusalem Road: expressed concern about drainage. She has had flooding, drainage issues
since construction of large home behind her on Haystack Lane. She specifically asked if the new Stormwater
Bylaw includes groundwater runoff.
The applicant,Mr. David Wilson, explained that his goal has been to design a house that is harmonious with the
neighborhood and to create a drainage plan that will improve the drainage situation of Deep Run. He will take all
of the abutters concerns and comments into consideration.
MOTION: by Member Samuelson to close the public hearing
SECOND: Member Brewer
VOTE: 3—0 MOTION CARRIES
MOTION: by Member Samuelson to recommend to Building Inspector Egan that building permits be
issued to David Wilson &Jennifer Brady-Wilson for the construction of this approximately 4,069 SF single
family residence on property located at 26 Deep Run subject to the following:
1. The Planning Board and Capt. Trask strongly encourage the applicant to consider the installation of
residential automatic sprinklers. The cost to install residential sprinklers is much less during the
construction phase and, costs are recouped through reduced homeowners insurance rates.
2. Understanding that the extent of ledge chipping cannot be fully determined until the site is cleared
and scraped,the Planning Board suggests that,to minimize the time abutters will experience
disruption due to chipping, the applicant consider blasting for ledge removal rather than chipping.
If blasting is the option chosen,the Board recommends requiring:
• Peer review of a blasting plan satisfactory to the Planning Board which indicates that the
surrounding neighborhood properties will be protected against damage from the blasting
explosions to the greatest extent possible and in excess of the State code
• the submission of a document which clearly outlines blasting protocols discussed with
neighbors and agreed to by the applicant
• a blasting survey encompassing 11 surrounding homes, a list of which should be submitted to the
Planning Board by the applicant
3. The applicant should adhere to construction work hours of 7 AM to dusk. No construction work
should take place on Sundays or legal holidays.
Planning Board Meeting APPROVED MINUTES 3 of 3
November 10,2008
4. The applicant is encouraged to continue dialogue with neighbors throughout the course of this
construction project.
5. The applicant's submission of a letter from Conservation Commission's Stormwater agent
regarding their drainage review and decision.
SECOND: Member Brewer
VOTE: 3—0 MOTION CARRIES
8:00 P.M. INFORMAL DISCUSSION—JOHN TEDESCHI—SMITH PLACE John Tedeschi and Attorney
Richard Henderson in attendance. The approved site plan filed by the former owner of this property was designed
as commercial use. Tedeschi would like to adapt the design to 20 rental unit residential building with no retail or
commercial space. He does not think he would find retail that would survive in this space. Technically,
Tedeschi's proposed plan does not comply with the mixed-use requirement of the Village Business District zoning
bylaw although his property complies with zoning in all other respects. During the many public hearings regarding
the rezoning of the Village Business District,there was discussion that would indicate that members of the board
and the public felt properties west of the railroad tracks should be rezoned as residential rather than business.
Tedeschi asked which board has the legal authority to approve his project as a strictly residential project. The Board
indicated that they support not having commercial requirement west of the train tracks. Options include having the
area rezoned at Town Meeting or exploring whether the Planning Board has the authority to waive the mixed-use
requirement. Attorney Henderson will submit an opinion to the Planning Board which the Board will have Town
Counsel review for opinion. Tedeschi will postpone filing for a minor modification until then.
8:30 P.M. ADMINISTRATION
• VOTE TO ACCEPT 10/27/08 MINUTES
MOTION: by Member Brewer to approve the October 27,2008 minutes
SECOND: Member Samuelson
VOTE: 3-0 MOTION CARRIES
• ZONING MAP UPDATE—Administrator explained status of information gathering for zoning map update
estimate.
• SUBDIVISION RULES ®ULATIOS UPDATE Administrator explained status of information gathering
for Subdivisiion Rules and Regulations update estimate.
• SUBURBAN MOBILITY PROGRAM NOTIFICATION EMAIL—Member Brewer explained that this is a
follow up to the plan he reviewed with MAPC and Barbara Lucas about a month ago and we discussed briefly at
our last meeting. Brewer suggested drafting letter of interest well ahead of the December 4 deadline—he will draft
and forward for review.
MOTION: by Member Samuelson to adjourn at 9:00 P.M.
SECOND: Member Brewer
VOTE: 3—0 MOTION CARRIES
NEXT MEETING: TOWN MEETING—MONDAY, NOVEMBER 17,2008 AT 6:00 P.M.
NEXT REGULAR MEETING: MONDAY,DECEMBER 1,2008 AT 6:45 P.M.
MINUTES APPROVED: Charles A. Samuelson, Clerk
DATE: December 1,2008