Planning Board Minutes

Meeting date: 
Wednesday, May 3, 2017

Wellfleet Planning Board

Wellfleet Senior Center, 715 Old King’s Hwy

May 3, 2017, 7:00 PM

 

Present: Andrew Freeman; Mary Ellen Manning; Janet V. Morrissey; R. Dennis O’Connell; Chair Gerald E. Parent; Alfred Pickard; Beth Singer

Others Present: Assistant Town Administrator, Brian Carlson

Chair Parent opened the meeting at 7:03 P.M.

Announcements, Open Session & Public Comment 

Carlson announced that the Local Comprehensive Plan Working Group and the Housing Authority will hold a community housing workshop on Wednesday, May 24, 5:30-7:30 PM at Preservation Hall. There will be a presentation by the Housing Consultants hired last year through the CPA Funds.

Vice Chair Morrissey would like added to the Announcements: Note: Public comments must be brief. The Board will not deliberate or vote on any matter raised solely during Announcements & Public Comment.

O’Connell has the assessors maps on thumb drives. Parent mentioned he and Pickard went to see Dick Lay of Slade Associates about the half-size assessor maps the Board has requested. These copies will include 5 ft. topography and the ACEC Line (Area of Critical Environmental Concern). Lay will also create a thumb-drive for the Board. Parent requested copies for: the Town Planner, the Planning Board, the Building Inspector, the Board of Health, and the Conservation Commission. Lay’s quote for the five copies is $1650.00. The Planning Board will pay for two copies.

Morrissey asked if the landing strip was ever updated, and Carlson responded that he has a note that it was.

Minutes:

Manning asked if the April 19 minutes will be discussed at tonight’s meeting, and if not, she typed out an amendment to the minutes because the draft didn’t accurately record her comments, so she would like them recorded in their entirety. Because the April 19 minutes were not in packets, Parent said they will be discussed at the next meeting. He pointed out that minutes are constructed by the secretary and  are not an elaboration of everything that is said at a meeting.

Manning and Parent discussed whether her amendment should be included in next meeting packets or correspondence.

The minutes of April 5 were discussed. O’Connell moved to approve as amended. Freeman seconded. Motion carried 7-0-0.

DSD 17-01 325 Old King’s Highway (Sam Hall Subdivision) Revised Plans

Morrissey noted that Chet Lay dropped off revised plans, revised covenant, and the plan that shows the MESA lines. He still owes the Board the amended Homeowner’s Association agreement. Chair Parent asked the board if they would like to discuss these materials. Chair Parent recused himself.

Vice Chair Morrissey asked the Board for comments. She stated that she had looked through the waivers and believes they are accurate. She asked about the waiver to allow 12” berms rather than 18” berms, noting that 18” berms are only required if the road grade is in excess of 3 percent. O’Connell said that some sections of road do exceed a 3 percent grade.

Chair Parent returned to the meeting.

Pine Point Subdivision

No action taken. The Board will continue this hearing.

 

Update from Town Meeting and the Warrant Articles

Manning believed the Town Meeting vote against the proposed food truck bylaw was a vote for food trucks, and that the Board should revisit what uses are allowed in the C2 district.

The Board discussed various options going forward. Manning asked where all the C2 areas are located. Morrissey has a 2x3 map of the zoning districts that she can bring to meetings. Freeman’s understanding is that food trucks are only allowed on Town owned property. Parent explains that currently, food trucks are only allowed to operate on State and Town owned roads.

Freeman suggested that people voting on the bylaw didn’t have a full understanding of what they were voting against. The food truck issue should be revisited and made somewhat of a priority over the next year.  Manning suggested the Board should consider rezoning a specific area in the C2 District or reconsider what is allowed in C2. Morrissey is concerned about spot zoning and thought an overlay district would be preferable. Parent suggested additional options: Opening up the C2 District to retail; put forward the same bylaw, and the possibility of a citizen’s petition.

Singer brought up the subject of safety, and would like to know the history of accidents in C2.

O’Connell thinks the board made the right decision and the right proposal to Town Meeting, but if the Board wants to see what it will take to get the one lot qualified, why not get Town Counsel to give the Planning Board an opinion.

The Board agreed to revisit the food truck issue.

Freeman asks if the formula business bylaw should be addressed, and will the Board discuss a way to regulate business in Wellfleet that addresses certain concerns that the Planning Board had at the time it adopted the formula business bylaw.

Parent reported that Town Counsel is willing to devote some time, without charge, to assist the Board with this. Morrissey noted that Town Counsel can address characteristics and aesthetics, traffic, and pedestrian safety issues, but can’t give the Board a bylaw that will keep formula businesses out of town, and that needs to be understood.

The Board agrees to keep this issue on the agenda.

Provincetown Affordable Housing Bylaw

The Board discussed a Provincetown housing bylaw that will require developers to either build affordable units or pay into an affordable housing fund. Freeman asked if it’s something the Board is interested in, and will it work in Wellfleet? Morrissey thinks the focus should be on Martha Hevenor, and the need to get her back to a Planning Board meeting with a “cluster” bylaw draft that the Board can move forward with. Freeman reiterated that the principle goal is for Wellfleet to have more affordable housing, and asked if the cluster approach is the best approach? Parent believed that it will be.

The Board would like to ask Martha Hevenor to attend the May 17, 2017 Planning Board meeting.

Discussion of Wareham Bylaw

O’Connell is researching the idea of regulating commercial development through site plan review. Morrissey thinks the Board should first hear what Town Counsel has to say about regulating commercial development. The Board will continue the discussion at a later date.

Liaison Reports

Freeman reported that the Community Preservation Committee will be developing contracts for projects that were approved by Town Meeting. He also noted that the state is reviewing the Community Preservation Act. O’Connell asked if the terms of the CPA were changing and Freeman responded no.

Correspondence

O’Connell stated there is nothing to report on at this time.

Future Concerns

-Publish Planning Board packets online

-Horton Subdivision

Agenda for May 17, 2017

-DSD 17-02 Public Hearing

-Formula Business

-Site Plan Review

-C2 and Food Truck Overlay

-Martha Hevenor: Cluster Housing

-Minutes April 19

Adjournment

The Meeting was adjourned by consensus at 9:22 P.M.

Respectfully Submitted,

 

Xanthe Labovites                              Gerald E. Parent             

Planning Board Secretary               Planning Board Chair

 

 

Public Records Materials of May 3, 2017

-DSD 17-01 325 Old King’s Highway (Subdivision)-in the Permanent Planning Board Records