Planning Board Minutes

Wellfleet Planning Board

Minutes of Meeting, September 21, 2016

Council on Aging, 7:00 PM

Members Present: Andrew Freeman, Mary Ellen Manning, R. Dennis O’Connell, Gerald E. Parent, Chair, Alfred Pickard, Beth Singer

Members Absent: Janet V. Morrissey,

Others Present: Cape Cod Commission Planner Martha Hevenor

Chair Parent opened the meeting at 7:00 P.M. 

Cluster Housing Bylaw Discussion

Martha Hevenor, Planner from the Cape Cod Commission, reported on work she had done on the Wellfleet Zoning Bylaws to help create more Affordable Housing through cluster developments and multiple dwellings on one lot.  Hevenor said Special Permits and deed restrictions sometimes are deterrents to creating affordable units.  She proposed Wellfleet Zoning Bylaw 6.28 as a possible mechanism for allowing multiple dwellings by right on smaller lots and cluster development for larger ones.  She suggested site plan review by right for smaller parcels.  Hevenor said that she hoped changes to 6.28 would encourage more people to create more affordable housing.  Members of the Planning Board expressed their thoughts to incentivize affordable housing, placing the “by right” as a very important aspect.  Chair Parent encouraged Ms. Hevenor to further develop changes for 6.28. 

Hevenor also said she would work on the larger cluster development bylaw.  Chair Parent discussed 40B developments for affordable housing and the limited number of large parcels of land left in Wellfleet.  The Board and Ms. Hevenor considered other aspects of the bylaw: shared ownership of lots, year-round occupancy only and possible tax breaks.  Hevenor distributed a list of Wellfleet Developed Residential Parcels with Build Out for discussion.   When she returns, Hevenor will have a draft of changes to 6.28.

LCPC Request for Funding

The money the Local Comprehensive Plan Committee had requested from the Planning Board budget has been funded from another source, but there might be a further request for smaller expenses.

Discussion on Proposal for a Full-Time Building Inspector

Town Administrator (TA) Hoort had requested input from the Planning Board on the prospect of having a full-time Building Inspector.  Members of the Planning Board expressed support for a full-time Building Inspector with competent staff.  Chair Parent suggested drafting a letter to the Town Administrator expressing the Planning Board’s support for a full-time Building Inspector. 

Manning moved to send a letter to the TA Hoort stating the Board’s opinion that the position of Building Inspector should be a full-time one.  Singer seconded, and the motion carried 4-0-2.

Sign Bylaw Review

Although a full sign bylaw review was not ready for discussion, Freeman reported that the Sandwich general bylaw, which he had reviewed, requires a permit for any sign.  He discussed this in terms of exemptions that the Wellfleet Planning Board had been considering.  This led to discussion of a letter (received September 21, 2016 in the correspondence file) which was addressed to the Building Inspector regarding the issuance of a sign permit for the Cherrystone Gallery.  O’Connell asked for any suggestions for improving sign bylaws.  Chair Parent said that simplicity was key to clear bylaws. 

Food Truck Regulations

Chair Parent recounted the conference call to Town Counsel, who said food trucks staying on a site should be considered as restaurants which require Use Permit.  Town Counsel said that drive-in restaurant was a close definition for food trucks.  The biggest problem with food trucks is differentiating how long a food truck can remain on a property before it is considered a restaurant use, according to Town Counsel.    The Board looked at sections of the Massachusetts Rules and Regulations Regarding the Operation of Food Trucks.   

Manning volunteered to work on a food truck bylaw.  Morrissey has also offered to work on food truck regulations.  Freeman restated his opinion that the first step is to draft a definition of “food truck.”  Pickard pointed out that restaurants are only allowed in the Commercial District in the current Zoning Bylaws.   The Board discussed different options for food truck bylaws: changes to zoning districts (not considered desirable); different allowances for the C-2 district; and limiting food trucks, taking into consideration traffic and safety issues in Wellfleet.  Food trucks will stay on the agenda for the next meeting.

Priority List Review

The Priority List of September 7, 2017 was approved as presented.

Correspondence

O’Connell read an email (stamped September 8, 2016) regarding signage at Prince Landscaping.

Minutes

Pickard moved to accept the September 7, 2016, Planning Board minutes as amended; O’Connell seconded; the motion passed 6-0.

Topics for Future Concern

• Lawsuit Old King’s Highway Community Housing Project
• Draft Minutes as Public Record
• New Town Administrator invited to meeting in the fall
• Research on Educational Resources for the Planner and Town Counsel updates August
• New Zoning Maps notification to the Board of Selectmen, the Building Inspector and the Zoning Board of Appeals

Agenda for Meeting on October 5, 2016

• Cluster Development discussion with Martha Hevenor
• Food Trucks
• Sign Bylaws
• Parking in Downtown

Adjournment

The meeting was adjourned at 9: 35 P.M.

Public Records of September 21, 2016:

1. Handout dated 9/16/16 from M. Hevenor on parcels with Build Out
2. Letter received 9/21/16 regarding sign at the Cherry Stone Gallery
3. Town of Wellfleet Rules and Regulations Regarding the Operation of Food Trucks
4. Priority List of September 7, 2017
5. Correspondence regarding signage for Prince Landscaping (received 9/8/16)