Approved ZBA mtg mins
Zoning Board of Appeals
Meeting Minutes
July 20, 2017 7:00 pm
Wellfleet Senior Center
Attendees: Roger Putnam, Bruce Drucker, Sharon Inger, Mick Lynch, Manny Heyliger, Don Palladino, Trevor Pontbriand and Reatha Ciotti
Regrets: Sibel Asantugrul
7: 05 pm
17-30 Gayle Ehrlich and Howard Barnstone, 125 Mill Hill Road, Map 13, Parcel 102: Application for a Special Permit under WZB 6.1.5 for an addition to a non-conforming single family residence within the front setback. The Board consisted of Roger Putnam, Bruce Drucker, Don Palladino, Trevor Pontbriand and Mick Lynch. Chris Harris, architect, represented the applicant. He stated the foundation has failed on the house. They want to maintain 2/3 of the footprint, lift the house, pour a new foundation, and add a master bedroom and kitchen. The roof over the kitchen area will be raised slightly. There is currently a walk-out basement. The deck will be squared off and the stairs will be located further away from the buffer zone. The porch will become a screened porch, increasing the lot coverage. The site plans and house plans need to be updated. Bruce Drucker moved to close the hearing and go to Findings of Fact; seconded by Mick Lynch; passed 5-0.
- This is an application for a Special Permit under WZB 6.1.5 for an addition to an existing structure.
- This is a pre-existing non-conforming structure having been built in 1936 according to the records of the Assessor’s Office.
- The non-conformity is failure to conform to the front yard set-back requirement.
- The addition to the structure will result in a linear extension of the front yard set-back intrusion.
- The structure is located in the R1 District.
- There will be no change in use.
- There will be no increase in use.
- The use conforms to the objectives of the R1 District.
- Proposed lot coverage will increase to 1.9%.
- There are no objections from abutters.
- The alteration to the structure will not be substantially more detrimental to the neighborhood than the present structure.
- This is not a significant development.
Bruce Drucker moved the Findings of Fact; seconded by Mick Lynch; passed 5-0. Bruce Drucker moved to grant the Special Permit based on the Findings of Fact, subject to receiving updated plans within one week; seconded by Mick Lynch; passed 5-0.
(new plans will be stamped when received).
7:18 pm
17-24 Community Housing Resource, Inc., 120 Paine Hollow Rd., Map 29, Parcel 300, Application for a Comprehensive Permit pursuant to M.G.L. Chapter 40B, Sections 20 – 23 to construct two structures each containing four units for a total of eight affordable rental units on the subject property containing approximately 4.96 acre (Cont’d). The Board consisted of Roger Putnam, Manny Heyliger, Mick Lynch, Trevor Pontbriand and Don Palladino. Roger Putnam requested a list of specific waivers from Attorney Freeman. He stated the check was received from the developer for the peer review. Roger Putnam stated the Board would like to have the water testing done to a deeper depth in order to determine the impact to the abutters and area. Tim Brady stated he feels the well is adequate at this point and would like to consult with Coastal Engineering. Mr. Putnam stated if the hydrologist engineer feels it is not necessary to do the additional drilling, the Board would agree. Mark McKenzie stated the well had sat dormant for 12 years and the drillers reopened the well, had samples taken at the county lab and the water came back better than it had previously. Th well is able to produce the water necessary with good quality. The current well cost $6,000, if additional drilling takes place, it would cost approximately $12,000. Roger Putnam stated he contacted the Cape Cod Commission regarding a traffic study. He stated the commission will determine if a study will be necessary or not. Attorney Freeman stated the Cape Cod Commission does not have any jurisdiction and said that MHP consultant (Judi Barrett) felt that due to the size of the project, a traffic study would probably not be necessary.
The changes for the access road were reviewed. Tim Brady stated the buildings will be shifted 40 feet towards the east, and will reduce the grade. The buildings will now be within the setbacks. There will be a 6-foot retaining wall which will also need a waiver due to the height. The grade went from 16% to 12%. Some of the retaining walls were eliminated due to the new location for the dwellings and will allow for more vegetation. Mr. Malone stated the buildings will not be modified in any way.
Don Palladino questioned if there would be water flow across Paine Hollow Road. Mr. Brady stated there are changes to the slope, but there will be no change in the design for the drains.
Peter Freeman stated the date for the closing of the Comprehensive Permit application is December 1, 2017. Mr. Malone emphasized the importance of moving this project along due to the funding aspects.
Steve Verney stated the traffic on Paine Hollow is very minimal during the off season, but the two months during the summer there is heavy volume. Heading towards Route 6, there is a curve creating a blind spot. He questioned if the driveway for the project would create issues for people taking a left hand turn onto Paine Hollow. He would like the police department to take that into consideration. Tim Brady stated the speed of other people driving on the road is not related to this project. Mr. Verney stated he is concerned about the safety of the people making a left.
By acclamation, the Chair was authorized to sign the professional service agreement with Coastal Engineering.
The Police and Fire department have copies of the new plans and will respond to the Board with their recommendations and thoughts on the project.
Mick Lynch moved to continue to August 17, 2017; seconded by Trevor Pontbriand; passed 5-0.
Meeting Minutes
Bruce Drucker moved to approve the 07/06/17 meeting minutes; seconded by Mick Lynch; passed 7-0.
Business: None
Mick Lynch moved to adjourn at 8:00 pm; seconded by Manny Heyliger; passed 7-0.
Respectfully submitted,
Christine A. Bates, Committee Secretary
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