Approved ZBA meeting minutes

Meeting date:

Thursday, July 14, 2022

Approved

Wellfleet Zoning Board of Appeals

July 14, 2022 7:00 pm

Zoom Remote Meeting

Attendees Chair Sharon Inger, Mick Lynch, Manny Heyliger, Al Mueller, Trevor Pontbriand, Jan Morrissey, Wil Sullivan, and Andy Freeman, and Christine Bates, Committee Secretary. Reatha Ciotti recused herself from the 22-16 hearing.

7:00 pm

22-16 Fellows (Preservation of Affordable Housing), 95 Lawrence Road, Map 13, Parcel 2, Application for Comprehensive Permit under MGL 40B, S20/23. Development of 46 Affordable Units consisting of a Lower Village building consisting of 22 one and two-bedroom flats, and an Upper Village with 24 one-, two-, and three-bedroom townhomes. The Board consisted of Wil Sullivan, Mick Lynch, Manny Heyliger, Trevor Pontbriand and Sharon Inger. Chair Inger reiterated the order of topics for the future meetings.

Attorney Andrew Singer, representing the applicant, stated Wellfleet is currently at 2.5% of affordable housing and this project will increase the affordable housing to 4.7%. A list of waivers will be distributed to the Board for their review.

Gail Sullivan, Studio G Architect, presented a slide show for the design, architecture, and landscaping of the property. The land will remain as undisturbed as possible. She described the upper and lower villages. The lower village will have a three-story building with an elevator for access to each floor based on the Fair Housing Act. Over 60% of the land will remain untouched. There is one section of a driveway to Long Pond Road which will be eliminated due to the grade of land and safety. She stated that the plans can be changed as the application goes forward. The water tower will remain the same. There will be sidewalks available for safety. Parking will be interspersed, and there will be no main parking lot. The upper village will have 33 parking spaces or 1.5 parking spaces per unit. The lower village will be 22 units with 26 parking spots and will include van accessible drop offs. [SI1] [SI2] The Community Building will host laundry, kitchenette, mailboxes, an open area to accommodate several people and have a community garden. There will be storage areas available for kayaks, etc. and there will be two disposable areas for trash as well as recycling. Within the buildings[SI3] , there will be chutes for garbage and recycling bins in the basements.

Every unit in the upper village will have its own yard in front as well as a private area in the rear of the units. The design of each townhouse building will be different in the upper village. There will be solar panels and the ceilings in the units will be higher than normal to provide more sunlight as well as ventilation. The lower village will have solar panels as well. There will be three types of siding in the upper village to give variety and each front door will be a different color. Each unit in the upper village will have 1 ½ bathrooms. This project will be a high performance and low maintenance. At the lower village, a community space, outside patio, and garden are planned. The location of the lower village building is no closer to Long Pond Road than the previous community building. There will be laundry in the basement as well as storage areas for the residences.

Cate Oranchak provided an overview of the landscape plan. There are several different areas, some with manicured landscaping and some areas left natural. There will be sitting areas, eating areas, etc. She identified the different varieties of trees and shrubs that will be planted. There will be play areas for children. The community garden area will be accessible for wheelchairs; there will be raised beds, a shed for storage of garden materials, and fencing around the area. There will also be water access. There will be mowed lawns as well as meadow areas.

Gail Sullivan provided photographs and drawings of climate and sustainability of the development in terms of location of units, materials used for construction, landscaping, low carbon and energy.

Alex Bushkoff provided an overview of the components to be used for the upper village with two possible options. One is centralized heating, cooling/domestic hot water, and ventilation. The second option includes decentralized hearing, cooling/domestic hot water and ventilation. The lower village includes centralized hearing, cooling/domestic hot water and ventilation, and Option two would be decentralized hearing/cooling/domestic hot water and ventilation.

Chair Inger opened up the meeting for statements or questions from the audience:

Richard Robicheau stated this project is not in keeping with Wellfleet’s character. He stated the town already has amenities such as a community center and garden, and he thinks the landscaping plan is too much.

Kathleen Bacon stated that she is pleased the egress on Long Pond Road was eliminated and feels the project will be very beneficial to the town.

John Richard, abutter, asked if story poles would be used to identify the buildings, and he questioned if there would be fencing around the property or have plant screening so his property and others will keep their privacy. Gail Sullivan responded that the downslope area will be untouched with the same buffer. The setbacks for the buildings are 30’ and there will be a landscape buffer. Mr. Richard stated that there is a path from his property to the water tower and he would like to have the assurance it will not be used by the residents. Ms. Sullivan will look into that. Jay Coburn responded to Robicheau’s concerns with the amenities proposed and stated the community spaces will provide senior citizens areas to congregate and socialize. The upper community center can be used for birthday parties, family gatherings, socialization for residents and a place to relax. Sharon Inger stated there is a 5-year waiting period for plots at the town gardens at the ACC.

Chair Inger then turned the meeting over for Board member comments/questions:

Overflow parking for the school – could that remain. Will look into this.

Concern with landscaping, particularly the lawn, in excess.

Are the Police and Fire Chiefs involved with the project and we will need their comments and approvals. There will be a future meeting.

If this is a “work in progress”, how can the ZBA approve the project? Response was they would come back to the ZBA with the changes. Carolyn Murray, Town Counsel stated that this project will go before several other agencies after the ZBA approval and if there are any changes, it will come back for review.

Is the road one way or two way. Response: two way.

The waivers will be available for the Board.

Will the Lower Village have outdoor storage? Will look into it.

Concern with the height and size of the retaining wall. Civil Engineers will provide information regarding that.

Chair Inger summed up what the Board requested:

Fire and Police reports/comments

Detailed list of exemptions/waivers the project is seeking

Landscape – before and after drawings

Manny Heyliger moved to continue the hearing to August 4, 2022 via a zoom meeting; seconded by Mick. VOTE: Manny Heyliger aye; Sharon Inger aye; Wil Sullivan aye; Mick Lynch aye; and Trevor Pontbriand aye. 5-0.

Meeting Minutes:

Mick Lynch moved to approve the amended May 26, 2022 meeting minutes; seconded by Al Mueller. VOTE: Manny Heyliger aye; Sharon Inger aye; Wil Sullivan aye; Mick Lynch aye; Trevor Pontbriand aye; Al Mueller aye; Andy Freeman aye; and Jan Morrissey aye. 8-0

Manny Heyliger moved to approve the June 9, 2022 amended meeting minutes; seconded by Mick Lynch. VOTE: Manny Heyliger aye; Sharon Inger aye; Wil Sullivan aye; Mick Lynch aye; Trevor Pontbriand aye; Al Mueller aye; Andy Freeman aye; and Jan Morrissey aye. 8-0

Jan Morrissey moved to approve the amended July 14, 2022 meeting minutes; seconded by Mick Lynch. VOTE: Manny Heyliger aye; Sharon Inger aye; Wil Sullivan aye; Mick Lynch aye; Trevor Pontbriand aye; Al Mueller aye; Andy Freeman aye; and Jan Morrissey aye. 8-0

Manny Heyliger moved to adjourn the meeting at 8:30 pm; seconded by Mick Lynch. VOTE: Manny Heyliger aye; Sharon Inger aye; Wil Sullivan aye; Mick Lynch aye; Trevor Pontbriand aye; Al Mueller aye; Andy Freeman aye; and Jan Morrissey aye. 8-0

Respectfully submitted,

Christine Bates