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HomeMy Public PortalAboutPlanning Board -- 2020-10-28 Minutes Brewster Planning Board Approved : 01 /13121 \\\\pVO\0 E IIW is LLii�iiii / o`` OE EIUEH�6 F`� 2198 Main Street Vote : 7 -0 -0 de Brewster, MA 02631 - 1898 508) 896 -3701 x1133 brewplan@brewster-ma . ov BREWSTER PLANNING BOARD //i"' igwiunil novo""` \ MEETING MINUTES Wednesday, October 28 , 2020 at 7 : 00 pm Brewster Town Office Building (virtual) members Chair Paul Wallace convened a remote meeting of the Planning dal n Hi li Dineen ,oard at 7 : 00 pmith Karh Hoffmann , ed Elizabeth iTaylolr.g remotely : Roberta Barrett , Amanda Bebrin , Charlotte Degen , Ma y Planner and Lynn St. Cyr, Senior Department Assistant. Also participating remotely : Ryan Bennett , Town The Chair read the Notification : This meeting will be conducted by remote participation pursuant to Governor Baker's March 2020 orders suspending certain Open Meeting Law provisions and imposing limits on public gatherings. No in - person meeting attendance will be permitted. If the Town is unable to live broadcast this meeting, a record of the proceedings will be provided on the Town website as soon as possible . The Town has established specific email addresses for each board and committee so the public can submit comments either before or during the meeting. To submit public comment or questions to the Planning Board, please email: planningboardmeeting@brewster-ma . gov. To view the : . Live broadcast: Tune to Brewster Government TV Channel 18 . Livestream : Go to www livestream brewster-ma . gov . Audio/video recording: Go to www. tv. brewster-ma. qov . Planning Board Packet: Go to: htt //records brewster ma aov/weblink/0/fol/ 118269/Row1 . as x Wallace announced that all seven members of the Board were present and declared a quorum . 7 : 02 PM PUBLIC HEARING Special Permit and Site Plan Review Application #2020 - 14 : Applicant: Naesxt Grid , Inc . Owner: Michael Antinarelli and Steve Daniels . Representative : David Bennett of Bennett Environmental Associates , LLC and Brian Yergatian of BSC cc tt oo Group for property located at 0 Mid Cape Highway and shown on Assessor' s Map 119 , Lot 6 and 8 in the Industrial ( I ) zoning district. The Applicant proposes to develop alarge-scale ground -mounted photovoltaic system pursuant to the site plan review standards outlined in § 179-66 of the Brewster zoning bylaw. This is an as-of-right use in the Industrial zoning district. This property is IocabteaNn tCONTINUEDIFROMtSEPTEMBER 23 , 2020)cial permit is required pursuant to § 179 - 56D of the Brewster zoning y Documents : 09/ 18/20 BPW SW-37 Re-Use of Site Assigned Area of former Stump Dump for Ground -Mounted PV Facility Report (" SW-37 Report" ) • 10/ 13/20 Layout & Materials Plan Dave Bennett of Bennett Environmental Associates , LLC , Brian Yergatian of BSC Group , and Daniel Serber of Next Grid , Inc . participated remotely on behalf of the Applicant . Dave Bennett stated that the Applicant has been granted a variance from the Zoning Board of Appeals (ZBA) for sideline setbacks . The Applicant has also filed a SW 37 - Report with MA DEP . The vegetative buffer and fence were discussed previously and the Applicant is prepared to enhance the buffer and paint the fence as requested by the Board . Dave Bennett had a conversation with the Fire Chief before the ZBA meeting to insure road standards would be met . minor l revision to the plan set at sheet 4 was made for the ZBA meeting in order to call out the distance from the center line of Mid Cape Highway to northernproperty as requested fora variance prey ously requesto the S bder commented that the Applicant was prepared to add plantings and paint the the Degen stated that the application laesees no detriment i Degen t status of the lease agreemeith the Townnd Serber stted that egotatons wee pogressgowads asked 5year lease with possible purchase at the conclusion of the lease term . Hoffmann echoed Degen ' s comment on the completeness of t the claappthetion use of and fertilizerthat and pest mappreciated anagement including eiving a stormwater report and plan . Hoffmann asked the ApplicantY Page 1 of 4 PB Minutes 10/28/2020 use of pesticides and herbicides as the site is located in Zone II . Yergatian stated that the language regarding fertilizer and pest management was standard language used in stormwater reports and should have been removed for this project. He directed the Board to the Operation and Maintenance Plan (" O & M Plan ") submitted for site specifics . He stated that the O & M Plan overrides the stormwater language . Hoffmann noted that the O & M Plan does contain a section on vegetation management and erosion . Hoffmann referred to the site plan review standards and asked about driveway distances as they were not shown on the plan . Hoffmann noted a 150 ' requirement and asked that the plan be revised to show the distances between driveways . Hoffmann asked if the project would be visible from Route 6 and Serber responded that the panels would not be seen from Route 6 . Hoffmann stated that the driveway was located across from the golf course driveway and she wondered if that would create traffic issues . Serber stated that no intensity in traffic is anticipated post construction . There will be daily deliveries and trips during construction . Serber offered that a police hare for workers , if possible during COVID . Hoffmann noted that the site detail could be used during construction or car s is across from the secondary drive to the golf course not the main entrance . Yergatian noted that the distance between the driveways shown on the plan is 143' . There was discussion as to whether the Applicant would need to request a waiver of the 150' requirement, Ryan Business zoning ed thdi trictsat a ionly She referred the Board to Chapter 179ver was not necessary as the requirement is 166BinAthe st Commercial High Density and Village g revision to the plan is not necessary . Barrett stated that she appreciated the completeness of the Applicant' s submittal and their responsiveness to recommendations from the Board . Bebrin stated the Applicant provided a great application which made the Board ' s review much easier. Taylor expressed appreciation for the Applicant' s excellent presentation . Wallace stated that the application was complete and he had no additional questions . St. Cyr stated that no public comment has been received during the meeting . The Board discussed conditions of the decision including those provided by the Water Quality Review Committee and a condition that the fence would be painted black . Motion by Hoffmann to Approve Special Permit and Site Plan Review Application #202044 with Conditions , as discussed . Second by Degen . Vote : Degen -aye , Hoffmann -aye , Barrett-aye , Bebrin -aye , Taylor-aye , and Wallace -aye . Vote : 6w0 =0 . 7 : 24 PM PUBLIC MEETING Site Plan Review A�11pplicatiWillon #2020 =13 : Applicant: Elevation Financial Group , LLC . Owner: SRC Brewster RE , LLC . Representative : Andrew L . Singer , Law Office of Singer & Singer, LLC and David V. Lawler, Law Office of David V. Lawler, P . C . for property located at 873 Harwich Road and shown on Assessor' s Map 63 , Lot 13 , 14 , and 15 in the Residential Low Density ( R - L) zoning district. Pursuant to Article XII of the Brewster zoning bylaw, the Applicant proposes to redevelop and re-use an existing nursing home and assisted living facility complex for senior, Age 55 + , independent dwelling unit use . ( CONTINUED FROM OCTOBER 14 , 2020) Documents : 10/22/20 letter from Andrew Singer with revised site plan set and revised landscape plan • 10/28/20 Email from Lynn St . Cyr with Fire Department comments Andrew Singer of Law Office of Singer & Singer, LLC and David Lawler of Law Office of David V. Lawler, P . C . participated remotely on behalf of the Applicant Elevation Financial Group , LLC , Stuart Heaton of Elevation Financial Group , LLC also participated remotely . In addition , the following individuals also participated remotely : David Michniewicz of Coastal Engineering Co . , Ian Anderson of PH7 Architects , Jonathan Petty of Hawk Design , Inc. , Randy Hart of VHD , John Ciluzzi , Jr. , Donna Kalinick , Assistant Town Administrator , and Jill Scalise , Housing Coordinator. Singer reviewed revisions to the site plan and the landscape plan and noted the dedicated new loading area , new bicycle rack , new proposed bike rail connector path , second dumpster , reconfiguration of rear parking , existing exterior lighting , and courtyard proposed plantings . Singer stated that the Applicant received the updated comments from Chief Moran and accepts the proposed condition regarding brush and trees on the sewage treatment access road . Hoffmann read comments from Chief Moran dated October 28 , 2020 into the record . Hillis- Dineen thanked the Applicant for making the changes requested by the Board and had no further questions . Page 2 of 4 PB Minutes 10/28/2020 Hoffmann thanked the Applicant for their responsiveness to the Board ' s comments . She asked the Applicant about transformer , generator, and gas line protection from parking . Hoffmann directed the Board to the south side of the building on Sheet C2 , 1 . 1 . Singer stated that the Applicant will provide bollards in front of the generator, transformer, and gas line , if necessary . Hoffmann stated that she appreciates the addition of the connector path to the bike trail and bike rack . Hoffmann asked for clarification on the size of the parking spaces and distance between parked cars in parking spaces on both sides . Michniewicz stated that most aisles are wider than 24 ' but the minimum aisle is 24' . He directed the Board to the note on Sheet C2 . 1 . 1 stating that parking spaces are 201 x10 'W with accessible spaces being 201 and 8 'W . Bebrin thanked the Applicant fora complete application . Bebrin asked the Applicant to consider adding signage on the les should not drive back there or that there is no turnaround . road to the sewage treatment plant stating vehic plete application . She asked about the lighting and specifically if " E" shown on the Degen appreciated receiving a com lighting plan would be downward casting . Michniewicz noted that globe lights were being used on private decks but they would be changed to downward casting lights . Degen asked for clarification on the drainage shown on plan C2 . 1 . 1 . Degen confirmed with the Applicant that they were willing to repair the drainage system as required . Barrett echoed the comments of the other Board members and appreciated the Applicant' s response to the Board ' s recommendations . Barrett also appreciated the Applicant' s work on the common area . She expressed concern with the signage being shown on the site plan and noted that the existing signage is not compliant. She suggested removing the signage from the plan . Singer suggested a condition in the decision that signage is not approved and must comply with the bylaw . Bennett suggested a finding that the current signage does not comply and a condition that any future signage will be compliant . Singer stated that new signs will be located in the same area as the existing signs and the Applicant will take all necessary steps to comply with the bylaw . He asked that a revised plan not be required but a condition be included in the decision . Singer also stated that the Applicant will put a sign at the treatment facility reading " dead end" . Wallace stated that he was comfortable with a condition related to the signs and did not feel an amended plan was necessary . Bebrin agreed . Hoffmann stated that the decision should note that the current signs are non -compliant and any future signs will be compliant. Barrett stated she is comfortable with a finding that the current signs are non -compliant and a condition that any future signs will comply with the bylaw. Taylor asked the Applicant to consider adding a bench along the paved walkway to the bike path . Singer responded that the Applicant will review the topography and consider adding a bench . St. Cyr stated that no public comment has been received during the meeting . The Board discussed possible conditions including signage , lighting , and the addition of bollards in front of the transformer, generator, and gas line if the gas inspector approves . Heaton commented that it is the Applicant' s intent to create a safe space and if acceptable to the gas inspector the Applicant will add bollards . Hoffmann suggested the condition of clearing the area of brush on the road to the sewage treatment facility as requested by the Fire Chief. The Board discussed a condition for drainage repair. Kalinick thanked the Board for their thoughtful review of this project and noted the Applicant's willingness to work with the Town on various aspects of the project including affordability . She stated that the project was a real win for the residents of the Town of Brewster as the property is in need of a lot of work and someone to care for it. Heaton thanked the Planning Board and Zoning Board of Appeals for their thoughtful review and consideration of the project. Motion by Hoffmann to Approve Site Plan Review Application #2020 -1.3 with Conditions and Findings , as discussed . Second by Taylor. Vote : Degen -aye , Hoffmann -aye , Barrett-aye , Bebrin -aye, Hillis -Dineen -aye , Taylor-aye , and Wallace -aye . Vote : 7 -0 -0 . 7 : 55 PM PLANNING DISCUSSION Approval of Meeting Minutes : October 14 . 2020 . The Board reviewed the October 14 , 2020 meeting minutes . Motion by Degen to Approve October 14,202 0 Meeting Tayor- Minutes , as amended . Second by Bebrin . Vote : Hoffmann -aye , Degen -aye , Barrett-aye , aye , Bebrin -aye , and Wallace -aye . Vote : 7 -0 -0 . Page 3 of 4 PB Minutes 10/28/2020 For Your Information The Board reviewed the 2021 proposed meeting schedule . Motion by Hillis -Dineen to adjourn . Second by Taylor. 7Votes e , Hilllrned1 een8 wa e , ebrin -aye , Barrett- aye , Hoffmann -aye , Degen -aye , and Wallace -aye . Votes 0 0 . Meeting. Next Planning Board Meeting Date : 12/09/20 Respectfully submitted , IN Lynn St. r, Senior Departm nt Assistant, Planning Page 4 of 4 PB Minutes 10/28/2020