Planning Board Minutes

Wellfleet Planning Board

Minutes of Meeting on Wednesday, August 10, 2016

Council on Aging, 7:00 PM

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

Members Absent:

Others Present: Lisa Brown, Assistant Town Administrator Brian Carlson, Al Davis, Nancy Golden, Chet Lay of Slade Associates, Peter Stewart

Chair Parent opened the meeting at 7:00 PM. 

Public Hearing on 81-W #16-01: Stewart, 24 & 26 Whereaway Lane

Chair Parent opened the public hearing at 7:02.  The public hearing had been properly advertised and abutters were notified.

Chet Lay presented the Definitive Plan for 24 & 26 Whereaway Lane.  The pitch of the proposed driveway access to the proposed lot 3B, and the frontage for the existing lot were discussed.  A curb cut has been petitioned from the Mass Hwy Dept. 

Chair Parent read a letter from abutters Al Davis & Nancy Golden expressing their concerns regarding the curb cut and proposed driveway access for the proposed lot 3B.  In response, Lay stated that the driveway will be built on an old road bed that has a buildable grade.  It was also noted that sightlines on the State Hwy Rte. 6 at abutting properties are acceptable.

Chair Parent closed the hearing to public input.

After discussion Pickard made the motion to approve 81-W #16-01 under the condition of receipt of a curb cut permit from the Mass Hwy Dept. for lot 3B; Morrissey seconded; the motion passed 7-0.

William’s Way Covenant Release

Lay opened the discussion by presenting a photo of the work that has been completed at William’s Way.  Several of the Board had visited the site prior to the meeting.  O’Connell expressed concern that the manhole cover for underground utilities may still be too exposed and unsafe.  It was agreed that the post that has been installed to alert drivers to the manhole cover is a vast improvement over the previous conditions and that the roadway is acceptable. 

The issue was raised that the there is no Home Owner’s Association in place so there is no mechanism for keeping the cul-de-sac clear.  It was stated that the responsibility is that of the property owners.

Singer made the motion to release the covenant for William’s Way in its entirety; Freeman seconded; the motion passed 5-1-1.

ANR 16-03: Letendre, 135 Paine Hollow Rd, 25 & 35 Raywid Way

O’Connell recused himself from the discussion due to a conflict of interest.

Lay opened by presenting the plan for the subdivision that is currently on record.  The Board questioned Lay about an apparent discrepancy between the boundaries and ownership of abutting lots.  Lay was asked to resubmit the plan with corrections to the application and a clarification of the lot lines.  Lay agreed to submit a letter requesting a continuance.

ANR 16-04: Brown, 1200 Bound Brook Island Rd.

Lay described the plan and the conditions set by the National Seashore Park.  The Board reviewed the plan and noted that certain conditions regarding the access were already approved by the Conservation Commission.  The proposed easement to the proposed lot is not shown on the plan. 

Pickard made the motion to endorse ANR 16-04 as an “approval not required” plan; O’Connell seconded; the motion passed 7-0.

ANR 16-01: Boyd, 27 Whereaway Lane Discussion

The Board discussed the letter sent to the Board by Attorney Karen LaVoie on July 25, 2016. 

Pickard made the motion to draft a letter to Attorney LaVoie stating that the plan that was approved by the Board on 2-17-16 did not have the written condition not permitting further subdivision as cited in her letter to the Board dated 7/25/16; O’Connell seconded; the motion passed 6-0-1.        

Update from Martha Hevenor of the Cape Cod Commission regarding Vacant Lot Map, Cluster Housing and Shared Septic Systems

Postponed until first meeting in September, 9-7-16.

Food Truck Regulation Discussion

ATA Carlson gave an update on the ongoing discussion with the Zoning Board of Appeals (ZBA) and the Board of Selectmen regarding stationary food trucks, additional venues for food trucks and existing regulations.  The “stationary food truck” is a new development, thus new regulation and zoning appear to be in order. 

Freeman suggested that the Board should have a discussion with ZBA and the Board of Selectmen as the matter of food trucks has become a land use issue.

The Board agreed to set up a meeting with the ZBA in order to discuss food truck regulations.

Formula Business Bylaw Discussion

The Board discussed the option of regulating businesses by size and aesthetics.  The Board agreed that it has more urgent priorities than crafting a new Formula Business Bylaw at this time.

Signs Bylaw Review

The Board discussed the possibility of revising the existing Zoning Bylaw Chapter VII sign regulations.  Some members suggested even starting over and drafting a new sign bylaw.

Amending Zoning Bylaws to reference updated Zoning Maps

According to the Town Clerk, there is no need to bring the updated maps before Town Meeting.  He also suggests that language within the text be revised to make reference more general to prevent new revisions having to be made with each new map edition.  The Board agreed that it would be helpful to have the Town Clerk attend a future meeting to speak with the Board directly.

Updated Contact List

Update will be sent out.

Priorities

• Food Trucks
• Sign Bylaw

New Officers

O’Connell nominated Morrissey for Chair of the Planning Board; Manning seconded.

Pickard nominated Parent for Chair of the Planning Board; Singer seconded.

The Board voted 3 for Morrissey, 3 for Parent, with abstention.  Morrissey withdrew her nomination, leaving Parent as the only nominee for chair.  The Board re-voted 7-0 for Parent.

Parent nominated Morrissey for Vice-Chair of the Planning Board; Freeman seconded; the Board voted 7-0 for Morrissey.

Pickard nominated O’Connell for clerk of the Planning Board; Morrissey seconded; the Board voted 7-0 for O’Connell.

2016-2017 Planning Board Signatures

Letters will be sent out to the Barnstable Registry of Deeds, Land Court and the Mass Land Court in Boston.

Minutes

O’Connell moved to accept the July 13, 2016, Planning Board Minutes as amended; Freeman seconded; the motion passed 7-0.

Correspondence

No new correspondence

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

Agenda for Meeting on September 7, 2016

• Update from Martha Hevenor of the Cape Cod Commission regarding Vacant Lot Map, Cluster Housing and Shared Septic Systems
• Sign Bylaw Review
• ANR 16-01: Boyd, 27 Whereaway Lane Discussion
• Town Clerk
• Most recent priority list
• Food Truck Regulation

Adjournment

Freeman moved to adjourn; O’Connell seconded; the motion passed 7-0.

The meeting was adjourned at 9:56 PM.

Public Records of August 10, 2016:

1. 81-W #16-01, complete plan on file with Town Clerk
2. Abutter letter from Al Davis & Nancy Golden dated 8/8/16
3. ANR 16-03, complete plan on file with Town Clerk
4. ANR 16-04, complete plan on file with Town Clerk
5. ANR 16-01, complete plan on file with Town Clerk
6. Letter from Karen LaVoie dated 7/25/16
7. Email thread regarding food trucks last dated 8/1/16
8. AG’s Approval on Zoning Bylaw Changes from 2015