Planning Board Public Hearing

Wednesday, January 16, 2008

Judge Welsh Hearing Room, Town Hall

260 Commercial Street, Provincetown, MA 02657

 

Members Present: Howard Burchman, Ellen Battaglini, Joe DeMartino and Kevin Rich

Staff Present: Maxine Notaro, Permit Coordinator and David Gardner, Assistant Town Manager

 

Meeting called to order at 7:00 p.m.

 

Planning Board members signed Mylar plans for 31 Pilgrim Heights Road.

 

Case #2008-01 Site Plan Review (Joe DeMartino recused himself)

Application by Miriam L. Gross under Article 2, Section 2320 of the Zoning Bylaws for High Elevation Protection District A. The applicant seeks approval for the construction of a 16’ x 20’ shed on sono tubes at the property located at 60 West Franklin Street, Provincetown, MA (Res1 Zone).

Chet Lay of Slade Associates and Gary Joseph, builder, represented the applicant. The property owner is requesting construction of a prefabricated shed on sono tubes. 

 

Kevin Rich said the Zoning Bylaws under 2450 Permitted Accessory Uses, G13 are specific in what constitutes a Utility/Garden Shed.  It further states that a utility/garden shed shall not exceed 120 square feet, or exceed 9 feet in height from the finished floor to the roof ridge of a gable or gambrel roof or 7 feet to the highest point of any other roof configuration.  The lowest point of the shed shall not be elevated more than 6 inches above the highest point of the natural grade within its footprint.

 

Kevin Rich said he would like the Zoning Enforcement Officer’s opinion on this.

 

Motion: Continue to February 6, 2008

Moved: Ellen Battaglini                    Second: Kevin Rich                         Vote: 3:0:0

 

Site Visit        4:00 p.m.

43 Race Point Road-all members present

 

Case #2007-29 Site Plan Review (Continued from previous meeting)

Application by Edward Malone under Article 2, Section 2320 of the Zoning Bylaws for High Elevation Protection District A and, under Article 4, Section 4100, Dwelling Units and Commercial Accommodations.  The applicant seeks approval for the proposed construction of 15 residential units in 6 structures and associated site work at the property located at 35 Race Point Road (Res3 Zone).

 

Ted Malone submitted revised plans including reconfiguration of Building C in order to save several trees. Two buildings had to be brought closer together making it 1 building by connecting a stairway which triggers ZBA review because of building mass. The project will have affordable housing and will be consistent with the LCP.

 

The project will require ZBA approval for more than 6 dwelling units on a lot.  Colored photos of the site were submitted for review.  The property is in conformance for lot coverage, density, green area and parking.

Kevin Rich expressed concern over calling 2 buildings 1 building because it’s connected by a stairway.  However, if they shared a roofline covering the stairs then it could be considered 1 building.

 

Howard Burchman agreed that roofline connection would be a much stronger argument.

 

Joe DeMartino said he feels it’s a noble effort to save trees.

 

There has been no official comment from Fire Department as of yet but Ted Malone stated that Fire Chief Trovato indicated they want a turn-around on site.  Also, by connecting it will help the water situation in that area. There is a 12-inch water main on Race Point Road. The fire hydrant is at the bend of Stable Path just below Monica Stubner’s house and will have pathways off of Race Point Road.

 

Joe DeMartino asked that a letter be submitted by Fire Department as well as Water Department confirming adequate water supply.

 

Ted Malone said he is planning on connecting to Phase III of the sewer.  However, Phase III would require Town Meeting approval and nothing has been proposed as of yet. Therefore, Ted Malone said he has leach capacity on the property in the event Phase III of the sewer doesn’t happen right away. Both projects would require a shared septic system and he would most likely have to reduce some things such as unit size.

 

Ted Malone submitted a Development Impact Statement covering both projects.

 

Mr. Malone said he would like for the Board to grant him conditional approvals.

 

Kevin Rich stated that he would like to see the case continued to March 5, 2008 until after the ZBA hearing and not give conditional approval as requested.

 

Motion: to continue to February 20, 2008

Moved: Joe DeMartino      Second: Ellen Battaglini       Vote: 3:0:1(Howard Burchman abstained from voting)

 

Case #2007-28 Site Plan Review (Continued from previous meeting)

Application by Edward Malone under Article 2, Section 2320 of the Zoning Bylaws for High Elevation Protection District A and, under Article 4, Section 4100, Dwelling Units and Commercial Accommodations. The applicant seeks approval for the proposed construction of 20 residential units in 7 buildings and associated site construction and demo the garage workspaces at the property located at 19 Race Point Road (Res3 Zone).

 

Motion: to continue to February 20, 2008

 

Moved:  Joe DeMartino     Seconded:  Ellen Battaglini            Vote:  3:0:1(Howard Burchman abstained from voting)

 

 

Meeting adjourned at 8:35 p.m.

 

Respectfully submitted,

Maxine Notaro, Permit Coordinator