HomeMy Public PortalAboutPlanning Board Packet 03/10/21r� Town of Brewster Planning Board
;. � oW eAFq2198 Main St., Brewster, MA 02631
i e ��' rrV
brewplan@brewster-ma.gov
o r _ (508) 896-3701 x1133
14
jj// '*cep"fl ��,� �.���MEETING AGENDA
///d 068IIIIII,111111l\��
March 10, 2021 at 7:00 PM (Remote Participation Only)
Planning Board
Paul Wallace
Chair
Charlotte Degen
Vice Chair
Kari Hoffmann
Clerk
Roberta Barrett
Amanda Bebrin
Madalyn Hillis -Dineen
Elizabeth Taylor
Town Planner
Ryan Bennett
Senior Department
Assistant
Lynn St. Cyr
This meeting will be conducted by remote participation pursuant to Gov. 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 meeting may be viewed by: Live broadcasf (Brewster Government TV Channel 18), Livestream (livestream.brewster-
ma.gov), or Video recording (tv.brewster-ma.gov).
Meetings may be joined by:
1. Phone: Call (929) 436-2866 or (301) 715-8592. Webinar ID: 828 2106 6923, Passcode: 088400•
To request to speak: Press *9 and wait to be recognized.
2. Zoom Webinar: https•//us02web zoom us/i/II2821066923?pwd=ZTdCNWc3cUpaU2FmSndobOFOLOZWZz09
Passcode: 088400.
To request to speak: Tap Zoom "Raise Hand" button or type "Chat" comment with your name and address, then wait to
be recognized,
The Planning Board packet can be found at: http•//records Brewster -ma oov/web1
ink/0/fol/118269/Row1.asgx or by going to the
Planning Department page on the Town of Brewster website (www.brewster-ma.poy).
1. Call to Order.
2. Declaration of a Quorum.
3. Meeting Participation Statement,
4. Public Hearing,
Modification of a Definitive Subdivision Plan Application #2021-02:
Applicant/ Owners
James and Kathleen Bloomer and John and Patricia Long.
Representative: John M. O'Reilly of J.M. O'Reilly & Associates, Inc. for property located
at 100 Bloomer Path and shown on Assessor's Map 38, Lot 93 in the Residential Medium
Density (R -M) zoning district. The Applicant proposes to divide one lot (Lot 1) into two
lots with improvements to include: the widening of the driveway, the addition of Town
water including a hydrant, and the addition of a turnaround for emergency vehicles.
This is a modification of a 1997 definitive subdivision plan.
5. Approval of Meeting Minutes: February 24, 2021.
6. For Your Information.
7. Matters Not Reasonably Anticipated by the Chair.
8. Next Meetings: March 24, 2021 and April 14, 2021.
9. Adjournment.
Date Posted: Date Revised: Received by Town Clerk:
03/ 03/ 21
MODIFICATION OF A DEFINITIVE SUBDIVISION PLAN
APPLICATION #2021-02
APPLICANT/OWNER: JAMES AND KATHLEEN BLOOMER
& JOHN AND PATRICIA LONG
��•� �� ••1 11
\�,,..o� ,0 �Dws rF��'
yy0''Of B'iF, i
;x ue �9 �;
O _ _ A
////�////biF oRyBO� �O\\\\\\\\\\
Brewster Planning Board
2198 Main Street
Brewster, MA 02631-1898
(508) 896-3701 x1133
brewplan@brewster-ma.gov
DEPARTMENT REVIEWS
Modification of a Definitive Subdivision Plan Application #2021-02
APPLICANT/OWNER: James &Kathleen Bloomer and John &Patricia Long
REPRESENTATIVE: John M. O'Reilly, J.M. O'Reilly Associates, Inc.
MAP/LOT: Map 38, Lot 93
PROPERTY ADDRESS: 100 Bloomer Path
1?nnnivnri frnm•
Assessor's Dept. Comments received from James Gallagher, Deputy Assessor
1. Is the intent to have two developable lots pending all applicable permits?
2. Or, is it the intent to have a buildable lot and an undevelopable or restricted/protected
lot for future conservation ur oses?
Building Department Comments received from Victor Staley, Building Commissioner
1. There is a small portion of the proposed vacant lot (Lot 4) which is located within the mapped
Wetland Conservancy District (Brewster Zoning Bylaw Section 6) which appears to be
identified as wetlands on the associated site plans.
2. Even with the portion of the property identified as wetlands, there is sufficient upland area and
street frontage to satisfy the dimensional requirements for the Residential Medium Density
RM Zonin District.
Conservation Com. Comments received from Noelle Aguiar, Conservation Administrator
The portions of the project within 100 feet of wetlands included the widening of the driveway,
replacement of a culvert pipe, and installation of utilities within the roadway layout. These elements
have been resented to the Conservation Commission and a ermit issued.
Fire Dept. Comments received from Chief Robert Moran
1. Fire Department is currently working with J.M. O'Reilly to ensure proposed turnaround for
emergency vehicles is adequate. Final approval still required.
2. Fire Department has requested widening of driveway entrance on Lower Road. J.M. O'Reilly
working on proposal. Final approval required.
3. Fire Department shall determine final hydrant placement.
4. As identified, interior roadway width is determined to be appropriate based on decisions to
im rove fire rotection ca abilities b addition of fire h drant.
Health Dept. Comments received from Amy von Hone, Health Director
Per the original BOH approval on February 26, 1997 the following conditions apply:
1. Full compliance with MA Title 5 Regulations and Brewster BOH Regulations required.
2. Town Water is available.
3. No variances will be ranted.
Historic District Com. Comments received from Sara Provos, Senior Department Assistant
Please note that a very small portion falls within OHK. A Certificate of Exemption will be required
via the Historic District Committee.
Police Dept. Comments received from Lt. George Bausch
The Brewster Police have no issues with this a lication.
Application#2021-02 www.brewster-ma,gov Page 1 of 1
3/4/2021
f.M. O'REILLY*& AsSOCIATES INC.
PROFESSIONAL • SURVEYING & ENVIRONMENTAL
Site Development • Property Line • Subdivision • Sanitary • Land Court • Environmental Permitting
January 27, 2021
JMO-8805
Brewster Planning Board
1657 Main Street
Brewster, MA 02631
RE: Modification of a Definitive Subdivision Plan
100 Bloomer Path, Brewster, MA (Asst's Map 38, Parcel 93)
Dear Board Members,
On behalf of our clients, James &Kathleen Bloomer and John &Patricia Long, J.M. O'REILLY &
ASSOCIATES, INC., is submitting an application for a modification of the definitive plan for Lot 1, 100
Bloomer Path. As part of the application, we have provided the Board with a Modified Definitive Plan,
Site Plan along with other associated paperwork.
Narrative•
The owners are requesting the Planning Board allow for Lot 1, 100 Bloomer Path to be divided into two .
parcels. One lot would contain the existing single family dwelling while the other parcel would be
vacant. The two new lots conform to the minimum lot area and frontage for the zoning district RM.
Under normal circumstances, the applicants could apply for the division under an Approval Not required
process. However, within the definite approval and further documents on the plan of record, further
division was prohibited until proper access could be provided to the parcels. The restriction on further
division is the reason the owners are seeking approval through a modification of the previous plan and
approval.
The central issue with the restriction was that the two original lots were being accessed via a 9 to 10 foot
wide paved roadway. The narrower width does nofi conform to the minimum requirements of the
subdivision regulations of the Town. The only means of access to the Bloomer property is through the
existing paved driveway off of Lower Road. Compounding the narrow access point to the parcels was the
lack of Town water for the two parcels. Currently the existing dwelling is served by a small water line
which comes from the Ambergris Circle area. The other dwelling on Lot 2 is served by well water.
Bacl< in the spring of 2020, at the request of the owners, our office met with the Fire Chief to review the
existing site conditions and the associated limitations on future development. After the site visit, we
proposed three improvements to the property: 1.) A minor widening of the driveway within the area of
the wetland adjacent to Lower Road; 2.) Town water to the.properties including a hydrant at the end of
the roadway/cul-de-sac and 3.) Provide a turnaround for the emergency vehicles.
1573 MAIN STREET, P.O. BOX I%%3� BREWSTER, MA 02631 °PHONE: (508) 896-66oI °FAX: (508) 896-66oz
WWW.JMOREILLYASSOC.COM
The three modifications were reviewed with the Fire Chief and he was in agreement with the
improvements as a means to add additional lots.
The applicants then submitted a Notice of Infient and the Site Plan to the Brewster Conservation
Commission for the proposed changes within the 100 foot Buffer Zone to the Bordering Vegetated
Wetland, adjacent to Lower Road, The Commission, after review of the application, approved the
project and issued an Order of Conditions for the necessary work outlined. In conjunction with the
roadway and water line improvements, the applicants offered to repair a damaged pipe, within the
layout of Lower Road, so as to improve the water flow and quality of the wetland resource.
The Bloomer family developed the two lot subdivision with the Town back in February 1997 (Plan Bool<
533, Page 21). As part of the approval of the subdivision, the Planning Board limited the division to two
lots (Lots 1 & 2). The future subdivision of the two parcels was restricted by the Planning Board using the
existing access drive. The Planning Board also limited the number of single family dwellings to one per
parcel, until improvement where made to the access drive OR another means of access was provided.
Refer to the Notes 1 and 2 of the subdivision plan, as attached as part of the application. The enclosed
Site Plan proposes to make the necessary improvements to the access drive so as to seek the approval of
the additional subdivision of Lot 1. As stated above, these improvements were reviewed by the Chief and
were found to be sufficient. A copy of the submitted application has been forwarded to the Fire
Department so as to verify the approval of the proposed improvements.
We look forward to attending your next public hearing on March 10, 2021 so as to discuss the project in
greater detail and to answer any questions you may have.
Very truly yours,
J.M. O'REILLY &ASSOCIATES, INC.
John M. O'Reilly, P.E., P.L.S.
Principal
CC: Client
Brewster Fire Department
Brewster Planning Board
2198 Main Street
Brewster, MA 02631-1898
(508) 896-3701 x1133
brewplan@brewster-ma.gov
PLANNING BOARD APPLICATION
Data Time Received
Town Clerk's Office
CEIVID JAN ? r
Please provide twelve (12) copies of the application along with ten (10)11" x 1T"sized plans
and two (2)18"x 24" sized plans for the Planning Board. Please also provide an electronic
copy of the application and plans in pdf format.
Site Plan Review
Special Permit
Date 1-27-2021
Name Of Applicant SEE ATTACHED SHEET
Address
Site Plan Review Waiver
xxx Modification
Application # �� -�
Phone
Email
Owner, if different SAME (SEE ATTACHED SHEET) Phone
Address
Email
Name of Representative John M. O'Reilly Phone 508-896-6601
Company Name J.M. O'REILLY & ASsocAITEs, INC
Address 1573 MAIN STREET (P.O. BOX 1773) SREWSTER, MA Email loreilly@jmorelllyassoc.com
Property Address 10o Bloomer Path, Brewster, MA
Map 38 Lot
93
Zoning Districts) RM
Deed of property recorded in Barnstable County Registry
of Deeds:
Book 14444 Page 283 AND/OR
Land Court Certificate of Title No,
Revised 05-2019 Planning Board Application Page 1 of 3
Project Description (Please include Use per Chapter 179, Tablet Use Regulations.)
IncludedTog
with the proposal, see narrative,
If Modification, please provide a brief explanation of the requested change/modification.
Projec_pro�oses to divide 100 Bloomer Path into two parcels Lot was
restricted by the initial approval from the Planning Board, Roadway Access is
eina lmoroved along with municipal water supply, see narrative.
Staff Review: Uses requiring a Special Permit under Site Plan Review may also be
required to apply for Staff Review as set forth in the Code of the Town of Brewster,
Massachusetts Chapter 83. If the proposal requires Staff Review, it is requi
Mred that an
application be filed for Staff Review, prior to an application for Site Plan Review, and that
Staff Review be completed before the Planning Board begins Site Plan Review.
Filed for Staff Review (check) Yes Date filed No xxx
Date of Staff Review
The Applicant is responsible for the accuracy of the Information provided in this application.
Signature of Owner or Authorized Representative:
Site Plan Review Requirements
To be considered complete, a formal Site Plan Review application shall include the information
listed below. The Planning Board may require additional information, if necessary, to complete its
review.
❑ A description of the proposed use or uses of the property.'
❑ Evidence by the applicant of his title or interest in the property (deed, purchase and sale
agreement, lease or similar instrument).
❑ Names and addresses of abutting property owners within three hundred (300) feet.
❑ An estimate of the cost of site improvements, including but not limited to the following:*
❑ Paving
❑ Drainage
❑ Sidewalks
❑ Retaining Walls
Revfsod 05-2019 Planning Board Application Page 2 of 3
❑ Landscaping
❑ Outdoor Lighting Facilities
❑ A site plan (map) showing the following information:*
❑ Title of drawing including name and address of applicant and person responsible for
preparation of such drawing
❑ North arrow, date and scale- minimum scale 1" = 40'
❑ Ruled box for date and Board signatures
❑ Lot size and zoning classification*
❑ Boundaries of property plotted to scale
❑ Proposed use(s) of the property*
❑ Location and dimensions of all existing and proposed buildings including setback
distances and square footage calculations for each use*
❑ Location and design of parking and loading areas
❑ Delineation of both regular and handicapped spaces
❑ Delineation of reserved parking areas
❑ Proposed surface materials
❑ Proposed ingress and egress routes including location of road cuts
❑ Location and design of all existing or proposed site improvements including:
❑ Walkways and sidewalks
❑ Refuse storage and disposal
❑ Drains and culverts
❑ Retaining walls and fences
❑ Outdoor storage areas, if any
❑ Outdoor lighting facilities
❑ Existing trees of more than four (4) inches in diameter, including those located in
I oad rights-of-way
❑ Existing water courses, wetlands, Conservancy District boundaries, and other natural
features of the site
❑ Location of wells and/or septic systems, accompanied by design plan(s)
❑ Elevation plan (11" x 17")
❑ Grading and drainage plan showing existing and proposed contours, accompanied by
drainage calculations demonstrating structures have been sized using a 25 year design
storm
❑ Landscaping plan including:
❑ Calculation of proposed green space
❑ Location, size and type of shade trees
*Applicants requesting a Site Plan Review Waiver shall provide, at a minimum, the items
noted above.
Revised 05-2019 Planning Board Application Page 3 of 3
J.M. O'REILL,Y & ASSOCIATES, INC.
PRovESSIONAL ENGINEERING, LAND SURVEYING & ENVIRONMENTAL SERVICES
Site Development • Property Line s Subdivision • Sanitary • Land Court • Environmental Permitting
J M 0-8805
January 27, 2021
APPLICANTS &OWNERS
MODIFICATION TO SUBDIVISION
X00 BLOOMER PATH, BREWSTER, MA
James &Kathleen Bloomer
5 Carriage Drive
Exeter, NH 03833
Email: jimncasey@comcast.net
AN D
John &Patricia Long
313 Williamsburg Drive
Silver Springs, MD 20907
Email: jaylong7902@gmail.com
2573 MAIN STREET, P.O. Box z773, BREWsrEtt, MA o263z •PHONE: (sa8) 896-66oz • I'Ax: (508) 896-6602
WWW.JIvIORE1LLYASSOC.COM
QUITCLAIM DEED
We, JAMES A. BLOOMER and KATHLEEN C. BLOOMER, husband and wife as
tenants by the entirety, of 5 Carriage Drive, Exeter, New Hampshire 03833
For considerarion paid �� $1400 Dollars
Grant to JAMES A. BI.QOMER and KATHLEEN C. BLOOMER, husband and wife,as
tenants by the entirety, of 5 Carriage Drive, Exeter, New Hampshire 03833, % interest
and to JOHN P. LONG, JR. and PATRICIA D. LONG, Husband and wife as tenants by
the entirety, of 313 Williamsburg Drive, Silver Springs, Maryland 20407,'!2 interest,
as tenants in common as to each undivided 1/2 interest
With QUITCLAIM COVENANTS
The land in Brewster, Barnstable County, Massachusetts, described as follows:
A certain tract or parcel of land with the buildings thereon situate in Brewster,
County of Barnstable and Commonwealth of Massachusetts, being shown as Lot No.l,
containing 5.60 acres, on a certain plan entitled "Definitive Subdivision Plan", land in
Brewster, prepared for James and Kathleen Bloomer, dated February 14, 1997 and
recorded with Barnstable County Registry of Deeds as Plan Book 533, Page 21, and to
which reference can be made for a more particular description of Lot No. 1.
Conveyed together with and subject to an ingress and egress easement over the
private way shown on said plan identined as "Bloomer Path".
Subject to and together with all matters of record insofar as the same are now in
force and applicable.
' i► • - 1Flo
Vitne"y hand and sea] this fl day of September, 2001
t11 `�"W�;wI PR
OO30 ..
State of New Hampshire
County of Rockingham, ss: September �� , 2001
On this day of September, 2001, personally appeared before me the above named
James A. Bloomer and Kathleen C. Bloomer and ac ged the foregoing to a their
free act and deed, �6Of rM �j�/'� �►
s
• BARNSTABLE REGISTRY OF DEEDS
0
LOT 2
Total Area = 269,276 s.f.f (6.04 Aa)
Upland Area = 22/,970 sf..t
/ Cferk 1 tha 9bwn of Brea
handy certify Jhar the nalice of approve! o JAir
by the piannfng baaru' has been nciewd a� roc
t this 4e.:h and na r+atfce a/ mal was reciez
durtny the; Jsurnty days nest a/rer such ncf pt a
recording df mad notice,
town aerx '
t.
I cerl{/y that this plan has been pprrepared
in conformity with the rules and r 9uratians of
the gistersf door,
of ZrG 9%
Professional Zilrailsurvoyor Bale
arm
Rwa
.M o
s 1
.riteewec0 � ,.Gu. �g�' m I
JAM
y �, J
It
Aat}Jh„� I
V 04t
�hiE; Cif+ttP 3�f997 � a$
yP' Wetland a B
e. L4
0
9se 0.
& Wz'lcaz,
a Wetland
h`
e0o' P,
S'Oaf%t
9
?f
5
Zona• FN
Minimum Area = 00,000 sj.
�'nimum Pontgge = /60'
FBJBTBRCe.R'
Brewster Assr's. Wap 2
Parcel 64
OdBk 761, Pg, 497
PLB.k 626, Pg. 64
Fecoml owner t applicank
J¢mer A. It Rat/loon C. Bloomer
S Carriage Prf Assler, " 09696
17weliang
►eo"7
Coccus Nap
9blal Area = 249,962 sit (d.60A¢J
Upland Ana = 220,160 sit
�6y t6
c•
�4�gYp f PLAN NOTES.,
t. No lU1tnbor division of Lots // & /2 will be allouad
Ulf wing the access as shown on this plan
A Lots // & /2 will be reslrleted to one, single Asaily
residence ecce&, unto" the existing access is improved
or an ollernato access is pnvidad and the Breuater
Ranning Board ddermines total the improwd or
alternate access is adequate far the conslruotmn of
additional dualling units
:.d
Definitive Subdivision Plan
land in
Brewster, Illfl
prepared J
James & Kathleen Bloomer
Scale f" = 60' February 1
4, l997
Ryder
& Wz'lcaz,
Inc.
P.6. & P.L.S.
S'Oaf%t
Qrte¢ns
AL2
36 ARNOLDS CARTWAY, BREWSTER, MA 02631
STEPHEN &CHRISTINE RICHARDS
MAP 38 PARCEL 69
_. � ^\Y
/ '� \\
�Y
Bordering Vegetated I
Wetlapd 1��• 1
1� /
\ � � �' � 151•
\ � �� � .J�°49�45
5
157 BLOOMER PATH, BREWSTER, MA 02631
ROBERT &MARY KATE BLOOMER
MAP 38 PARCEL 94
DATE
I.
58 ARNOLDS CARTWAY, BREWSTER, MA 02631
NICHOLAS &HEATHER BALDASSARI
MAP 38 PARCEL 68
LOT 3
TOTAL AREA = 84862 SF±
... t14 8g . ...
297 ROBBINS HILL ROAD, BREWSTER, MA 02631
BOOTH COTTAGES LLC
MAP 38 PARCEL 61
S�BI�D1 154AMBERGRIS CIRCLE, BREWSTER, MA 02631
5�5°46 MACDONALD REVOCABLE TRUST
-� '•.
-_.... 5202 MAP 38 PARCEL 53
164 AMBERGRIS CIRCLE, BREWSTER, MA 02631
JUNE CAMERON
MAP 38 PARCEL 52
ry
v
m
— � m
— — a
— — m
m
Y
0
0
a
170 AMBERGRIS CIRCLE, BREWSTER, MA 02631
KATHLEEN FLYNN TRUST
MAP 38 PARCEL 51
182 AMBERGRIS CIRCLE, BREWSTER, MA 02631
PAUL BERGER &JANICE LOWER
MAP 38 PARCEL 50
LOT 4 - -
CB(FN D)
RSS p TOTAL AREA = 159,090 SF±
A 11S p � UPLAND AREA = 136,790 SF±
' I9� 1aa1 WETLAND AREA = 22,300 SF±
�5
CLERK OF THE TOWN OF BREWSTER, HEREBY CERTIFY THAT THE
NOTICE OF APPROVAL OF THIS PLAN BY THE PLANNING BOARD
HAS BEEN RECEIVED AND RECORDED AT THIS OFFICE AND NO
NOTICE OFAPPEAL WAS RECEIVED DURING THE TWENTY DAYS
NEXTAFTERSUCH RECEIPT AND RECORDING OF SAID NOTICE.
BREWSTER TOWN CLERK
DATE
PURPOSE OF THIS MODIFIED SUBDIVISION PLAN IS TO RECONFIGURE
LOT 1 AS SHOWN ON THE PLAN BOOK 533, PAGE 21 INTO TWO
PARCELS, LOT 3 AND 4
APPROVAL FROM THE BREWSTER PLANNING BOARD
IS REQUIRED
BREWSTER PLANNING BOARD
MODIFICATION OF A SUBDIVISION
PLAN OF LAND
IN
BREWSTER, MASSACHUSETTS
AS SURVEYED AND PREPARED FOR
JAMES A. BLOOMER
KATHLEEN C. BLOOMER
AND
JOHN P. LONG, JR.
PATRICIA D. LONG
PARCEL BEING SUBDIVIDED IS LOT 1 AS
SHOWN ON PLAN BOOK 533, PAGE 21
0 40 80 120
JANUARY 15, 2021 SCALE 1" = 40'
MADE BY
J.M. O'REILLY &ASSOCIATES, INC.
1573 MAIN STREET, P.O. BOX 1773
BREWSTER, MASSACHUSETTS 02631
PHONE: (508) 896-6601
W W W. J O R E I LLYASSOC. CO M
G:AAlobs\Town of Brewster Open Space\dwg\8148A.LCP- DIVISION.dwg
JMO-8148A
S6
,p rrz � 4?'�'� S I
�p ' 8p' ._
�pp,..•'
.09.. W
33' -- .
89.47 "�
N 88'22'09" E 135.00 � � � ""' � � "� •_ �` � q I
104.25' S7g°Z4Z6 E `_ RI3p o�4•
. �
A�,S�
UTILTIY EASEMENT SS .
1,640 SPt 4'
I CERTIFYTHATTHIS PLAN WAS PREPARED IN
ACCORDANCE WITH THE RULES AND REGULATIONS OF
THE REGISTRARS OF DEEDS EFFECTIVE JANUARY 1,
1976 AND AMENDED JANUARY 7, 1988.
�P�tH G3--�iq`e
DATE (- 2"T . 2 c�Zt o�'� JOHN
� M.
�� ��� o O'FEILLY
`� NO. 46733
P.L.S. ��ct9:
I HEREBY CERTIFY THAT THIS PLAN WAS DRAWN FROM AN
ACTUAL SURVEY MADE ON THE GROUND IN ACCORDANCE
WITH THE LAND COURT INSTRUCTIONS OF 2006 ON
OCTOBER 22, 2018, NOVEMBER 1, 2018 AND DECEMBER 6 POSH 0
2018, o�y�� �
� ��.
�� - � LDZ.t � 'b!FtGtUt7l
I" T� �'NOAi6733
P.L.S. DATE: ,c,,....aCr�
OAMBERGRIS CIRCLE, BREWSTER, MA 02631
PAUL BERGER &JANICE LOWER
MAP 38 PARCEL 49
FOR REGISTRY USE ONLY
BREWSTER,
MA
LOCUS
� i�
LOWER ROAD
NOT TO SCALE
PLAN BOOK 533 PAGE 21
DEED BOOK 14444 PAGE 283
ASSESSORS' MAP 38 PARCEL 93
LEGEND
■ CB CONCRETE BOUND
FND FOUND
❑ CBS CONCRETE BOUND TO 8E SET
200 AMBERGRIS CIRCLE, BREWSTER, MA 02631
RICHARD &HELEN KOSINSKI
MAP 49 PARCEL 13
ZONING:
RESIDENTIAL MEDIUM
DENSITY (RM)
MINIMUM LOT SIZE:
60,000SF
MINIMUM FRONTAGE:
150 FEET
SETBACKS
FRONT: 40 FEET
SIDE: 25 FEET
REAR: 25 FEET
218 AMBERGRIS CIRCLE, BREWSTER, MA 02631
DENISE M COMMITO REV TRUST
MAP 49 PARCEL 12
226 AMBERGRIS CIRCLE, BREWSTER, MA 02631
� W ROBERT&NANCY WYNNE
N W MAP 49 PARCEL 11
N W �
W
p N �
_ -
— �
C8(FN D)
I
I
f �
u
`o
w
— Edge of Vegetated Wetla
100 Year Flood Boundary, / '�— ' — — � — —
Zone AE, EL=13 - - VJe � 1 Ili. Z
Ewe of Vegetated � � I I � >�
1 �i
�� 1 1 � �
\ � � � � .lt. `c
\ 1
,Jt, 0 1 � No
'� � 1 o I� o
\ 1 I h
all.
,III. � =1 � Iii,
I 1 __100 Year Flood Boundary,
� � / � Zone AE, EL=13
>`! 1 I
I 1
1 1 hI,
Bordering Vegetated l � � I
Wetland j
I lil,
� all. I I
\ � I :� I i Bordering Vegetated
I � - Wetland
\ O all.
,III. _ I_ � � � p
� o I oo �
"' o I I o
� m .Ill.
\ � ^ I � Q �
ti � I 1
� Q�� I
ISI, � I i .III,
I i I I �.
\ I i i
I 1
11< I I `, II,
\ I '.
I, II, I �
� I I v � h�.
R=30.00'-� I 1 II f��'p p ail, N 83°4:
A=19.68' �\\ .,I,. I t 11 G, _ b'* . � .....37.
_-�i
Existing Ditch
i ���; _ Existing Ditch
OWER ROAD
L1,33'W�de,Co� --
325 LOWER ROAD, BREWSTER, MA 02631
ROBERT & CHARLENE MASTROMATTEO
MAP 49 PARCEL 2
36 ARNOLDS CARTWAY, BREWSTER, MA 02631
STEPHEN & CHRISTINE RICHARDS
MAP 38 PARCEL 59
I
/
/
• SO
Bordering Vegetated
Wetland AL ,
\ dL 9.2
58 ARNOLDS CART WAY, BREWSTER, MA 02631
NICHOLAS & HEATHER BALDASSARI
MAP 38 PARCEL 68
o
r�
o
m
\ 3 /
918 / I
8.1
4 /
50' Buffer
Zone
100'Buffer
Zone
lllll�
157 BLOOMER PATH, BREWSTER, MA 02631
ROBERT &MARY KATE BLOOMER
MAP 38 PARCEL 94
LOT 3
TOTAL AREA = 84862 SF±
Approximate Location of
Existing Sewage Disposal
System per Owners Records
297 ROBBINS HILL ROAD, BREWSTER, MA 02631
BOOTH COTTAGES LLC
MAP 38 PARCEL 61
Existing
Dwelling
l 26.11
154 AMBERGRIS CIRCLE, BREWSTER, MA 02631 BREWSTER,
MACDONALD REVOCABLE TRUST MA
MAP 38 PARCEL 53
LOCUS
it i�
W
BLOOMER PTH
164AMBERGRIS CIRCLE, BREWSTER, MA 02631 m
JUNE CAMERON i
MAP 38 PARCEL 52 LANTERN LN a
u'r LOWER ROAD
m
o° NOT TO SCALE
m
m
Y PLAN BOOK 533 PAGE 21
m DEED BOOK 14444 PAGE 283
M ASSESSORS' MAP 38 PARCEL 93
m
a
LEGEND
170AMBERGRISCIRCLE, BREWSTER, MA02631 -®- EXISTING CONTOUR
KATHLEEN FLYNN TRUST 32 PROPOSED CONTOUR
MAP 38 PARCEL 51
x1234 EXISTING SPOT GRADE
24x5 PROPOSED SPOT GRADE
`A'- WATER SERVICE LINE
-D- OVERHEAD UTILITY SERVICE
-U- UNDERGROUND UTILITY SERVICE
- G- GAS SERVICE LINE
o TEST HOLE / BORING LOCATION
ST SEPTIC TANK
DB DISTRIBUTION BOX
SAS SOIL ABSORPTION SYSTEM
S STEP
BH BULKHEAD
{# LIGHTPOST
182AMBERGRISCIRCLE, BREWSTER, MA02631 r� UTILITY POLE
PAUL BERGER & JANICE LOWER
MAP 38 PARCEL 50 ® CATCH BASIN
FIRE HYDRANT
® WELL
® DRAINAGE MANHOLE
■ CONCRETE BOUND, FOUND
- TOP OF BANK
-M- - LIMIT OF WORK
FENCE
- EDGE OF CLEARING
I TOTAL AREA =159,090 SF± D
I T 29s UPLAND AREA =136,790 SF± If WETLAND FLAG LOCATION
Existing I WETLAND AREA = 22 300 SF+
X 28.7 29.6 Shell Driveway
PROPOSED 15 FOOT WIDE
GRAVELTURN-AROUND FOR I I
FIRE DEPARTMENT _ I OAMBERGRIS CIRCLE, BREWSTER, MA 02631
PAUL BERGER & JANICE LOWER
I 29t 29.3 MAP 38 PARCEL 49
29.0 \
X x 29.2
29.0 ! 28.7
x 28.7 r
/ �K 29.0
� x 29,4
B°ulflej \\x 2910 ��x. X9`0 x 29.2 ,29.1
28.8 �__.______ - -
_-x.28.8_______
Existing Driveway-� +e -29V 1-r'�-x�V,�•" -_ -x-28.9.- Existing
�x.2ea Utility Cluster
PROPOSED HYDRANT ~'���
Ed a of Clearin _
8.0 27.9 28.2 71 � \�
27.0 \ x 27.4
Existing Island PROPOSED UTILITY \
100
TO REMAIN EASEMENT "` \` \�C255 pO 0
x .9
x 25.7 DO
200 AMBERGRIS CIRCLE, BREWSTER, MA 02631
STRAW WATTLE /EROSION DETAIL: i "�� F��•,,244 'A.�,F� RICHARD & HELEN KOSINSKI
ATER� 9
000
MAP 49 PARCEL 13
TYPICAL SECTION
PROPOSED 9" DIAMETER
STAKED STRAW WATTLE.
WATTLE SECTIONS SHALL
OVERLAP BY 12" MINIMUM.
PROPOSED WMAIN �A 23.6�F
Od �
2" x 2" WOODEN STAKES,d
SPACED 10' APART ON -CENTER I x 20,1 \X 23.6` \
\\ x 23.1
Ix 23. `x 23.5 x 23.6 -
EXISTING GRADE
x 23.7
23.2
35'WIDETRAVEL SURFACE
Flow Direction, x 22.8
Flow Flow \ ` x23 x2a2 218AMBERGRIS CIRCLE, BREWSTER, MA02631
�, DENISE M COMMITO REV TRUST
� 1'' 4" Layer of 1/2" Native Stene \ �\ MAP 49 PARCEL 12
�( 23.0
12" Processed Stone or Equal (34' LIFTS) \\ x 24.2
/
3.5 l x 2
16' PROCESSED STONE ROAD BASE
-�Z f Clean Sub -Base- Free of Organic or Loamy Material J- x 23.3 \�\ i1 22.6 x 23.8 /
TYPICAL TRENCH DETAIL: ` , , x 23. z.3 23.3 /
EMERGENCY VEHICLE TURN -AROUND SECTION
NOT TO SCALE �°^�
NOT TO SCALE
6" Loam &Seed or d
x
Approved Slope Protection a� \ rl '9
/
� 222
I Sheeting, if used, Shall be Lr
Place Below this Elevation
Sheet Piling as Req
In Earth In Rock
I 2'-2" min I
226 AMBERGRIS CIRCLE, BREWSTER, MA 02631
ROBERT& NANCY WYNNE
Pavement Thickness 2.2 MAP 49 PARCEL 11
as Required La r /
Dense Grade Crushed Stone POTENTIAL AREA OF 111 kIk
Thickness As Required I DE -WATERING DISCHARGE 1 1-t.4 it x 2
Ilk
_ -
#I I 21.9
1 111 I
/§1 I
Fill Material as Specified 11 -I ails 22,2
1 .I
1 I x 1.3
x
20 3
0,0 1
I Guy Wire I x 19. 11 1I 2048
1 .1
I
Fill Material as Specified ' # II 7 / 100' Buffer
1 18.2 Zone
Fill aterial as Specified IDZone I i Iib•
M
{ 16.6
1.1 x 6.6
I I
I
* x15.5, 50. Butter
Bed ding Thickness Varies Guy Wire '- -'- - - - Zone
44
See Specifications M
I - 1542
4.8 14.8
c
50' Buffer l UP #170-2 - m`
v
Zone I f4.
I
1 ° 1
4.3 112 Edge f1 stated Wella
100 Year Flood Boundary, 1 / J�-'--
Zone AE, EL=13 la s
P1 � 325 LOWER ROAD, BREWSTER, MA 02631
CHARLENE
Ede °t Vag: Inf fl3,' I ROBERMAP 49 PARCEL 2ASTROMATTE0 AL JA 13 0
z - 1Z 5't PROPOSED 12" WIDE STONE
p 20 TOTAL WIDTH SHOULDER, LOAMED SLOPE TO L.O.W.
O n PROPOSED 12" WIDE STONE � 10.4t -I LIMIT OF WORK LINE (LOW)
Paved Road _I
SHOULDER, LOAMED SLOPE TO L.O.W. �9" STRAW WATTLES (TYPICAL)
EXISTING
w
J
Q EL=12.41
LJJ 10
Edge of Vegetated Wetland, EL=11.7t� Edge of Vegetated Wetland, EL=11.71
`PROPOSED WATER MAIN
0
0 10 20 30 10 50 60 70 80 90 100
SECTION A -'A'
SCALE: 1" = 10'
CONSERVATION NOTES: CONSERVATION NOTES. (CONTINUED)
1.) THE LIMIT OF WORK UN E SHALL CONSIST OF A 9 INCH STRAW WATTLES. THE WATTLES SHALL BE SECURED TO THE GROUND WITH WOODEN EXISTING DRAINAGE PIPE:
STAKES AND SHALL BE INSTALLED PRIOR TO ANY WORK STARTING,
SUBMIT FORMAL DE -WATERING PROTOCOL TO THE AGENT FOR REVIEW AND
2.) PRIOR TO STARTING ANY WORK, THE CONTRACTOR SHALL 14.) THE EXISTING DAMAGED DRAIN PIPE, UNDER THE EXISTING PAVED
APPROVAL SEE DE -WATERING NOTES FOR GUIDANCE, APRON, SHALL BE REPLACED WITH A 12" DIA, CONCRETE PIPE.
3.) ONCE THE LIMIT OF WORK LINE IS ESTABLISHED AND APPROVED BY THE COMMISSION'S AGENT, THE VEGETATION ALONG THE LIMIT OF WORK - CONCRETE PIPE SHALL BE LAID AT 0% PITCH 50 AS TO
LINE SHALL BE TRIMMED BACK AND REMOVED FROM THE PROJECT SITE, HYDRAULICALLY CONNECT THE TWO VEGETATED WETLANDS,
4.) THE EXISTING PAVEMENT SHALL BE SAW CUT FOR THE INSTALLATION OF THE WATER MAIN. - THE CONCRETE PIPE SHALL BE BEDDED ON A 6 INCH LAYER OF 3/4
5,)THE PAVEMENT SHALL BE REMOVED AND THE EXCAVATION STARTED. DUE TO THE HIGH GROUNDWATER, A TRENCH BOX WILL BE INCH NATIVE GRAVEL,
IMPLEMENTED SO AS TO AID IN THE INSTALLATION OF THE MAIN. - THE INVERT OF THE PIPE SHALL BE SET AT THE BOTTOM
6.) THE EXCAVATED SOILS SHALL BE STOCKPILED ON THE PAVED SURFACE OF THE DRIVEWAY OR REMOVED FROM THE 100 FOOT BUFFER ZONE ELEVATION OF THE DITCH WITHIN THE VEGETATED WETLANDS.
AREA. 35.) A SECTION OF 9 INCH DIA. STRAW WATTLES SHALL BE PLACED WITHIN
7.) ONCE THE WATER MAIN IS INSTALLED, THE TRENCH SHALL BE BACKFILLED, THE TRENCH SHALL NOT BE LEFT OPEN OVERNIGHT AND THE THE DITCH DURING REMOVAL AND REPLACEMENT OF THE PIPE. WATTLE
DRIVEWAY MUST BE PASSABLE DURING NON -WORKING HOURS. COORDINATION WITH THE FIRE DEPARTMENT IS RECOMMENDED, SHALL BE REMOVED ONCE THE PIPE IS BACKFILLED.
8.) THE DRIVEWAY SHALL BE PATCHED WITH 21NCHES OF BINDER COURSE BITUMINOUS CONCRETE.
9.) THE DRIVEWAY, ONCE PATCHED, WILL BE OVERLAID WITH 1-1/2" LAYER OF A MODIFIED DRIVEWAY BITUMINOUS CONCRETE,
10.) THE EDGES OFTHE PAVED DRIVEWAY SHALL BE FINISHED WITH A 12 INCH WIDE, 12 INCH DEEP CRUSHED STONE SO AS TO PROVIDE
ADDITIONALSUPPORT FOR EMERGENCY VEHICLES.
11.) EDGES OF THE STONE SHOULDER, SHALL BE GRADED AND FINISHED WITH 4INCHES OF LOAM AND PLANTED WITH A CONSERVATION GRASS
SEED MIX,
12.) SWALES: WHERE PERMISSIBLE, THE LOAMED SHOULDERS, BETWEEN THE STONE SHOULDER AND THE LIMIT OF WORK, SHALL BE SHAPED SO
AS TO RECEIVE SURFACE WATER FROM THE ROADWAY. THE SWALES SHALL BE CREATED SO AS TO CATCH WATER RUNOFF PRIOR TO THE
VEGETATED WETLAND. DESIGN ENGINEER AND CONTRACTOR SHALL REVIEW THE PLACEMENT OF THE SWALES PRIOR TO THE INSTALLATION OF
THE STONE SHOULDERS,
DE -WATERING NOTES:
13.) THE CONTRACTOR SHALL PROVIDE A DE -WATERING PROTOCOL TO THE DESIGN ENGINEER AND THE CONSERVATION COMMISSION AGENT
FOR REVIEW AND APPROVAL, THE PROTOCOL SHALL INCLUDE:
-CONSTRUCTION SCHEDULE.
- EMERGENCY CONTACT INFORMATION,
- LOCATION OF THE DISCHARGE LINE FROM THE PUMP.
DISCHARGE POINT SHALL BE LOCATED BEYOND THE 100 FOOT BUFFER ZONE,
DISCHARGE POINT SHALL INCLUDE A STILLING BAY, TANK OR OTHER MEANS TO REDUCE THE SEDIMENT AT DISCHARGE
DISCHARGE LINE SHALL BE DIRECTED INTO A SERIES OF HAYBALES OR SILT TUBE.
DISCHARGE AREA RESTORATION PROPOSAL
I � f13.4
1� all.
I �SOOYear Flood Boundary,
Zone AE, EL=13
�c
y1L, I 1 12.6
\ Bordering Vegetated II II
Wetland ° I' II
2 I
Bordering Vegetated
1 12.4 Wetland
I I.
all, I II
I
PROPOSED LIMIT OF
WORK (LOW)
\ I 1 J PROPOSED WATER MAIN
PROPOSED 12" WIDE
'L II # 2 AL STONE SHOULDER
\\I $2. II e rI,
160 Existing Ditch %IIL
I t
Edge °f pavement REVISED 1-15-2021: ADDED PROPOSED GRAVEL TURN-AROUNDWITHIN CUL-DE-SAC.
J '4 RpAO CONREVISED 12-14-2020: CRETECULVERT,ADDED D DT NOTESACCORDNGOYTHEDRAINPIPEWITHANEW
Existing Ditch � -� - -
Existing Drainage Pipe !O Njd R Ou^ JAMES &KATHLEEN BLOOMER
1,331 -
Pipe
AxEDWIrHAl2 NCH LOT 1, 100 BLOOMER PATH BREWSTER, MA
TD BE REPLACED WITHA 12 INCH � � � � �
DIA.CONCRETEPIPE AT0%PITCH - PROPOSED SITE PLAN
OF,q s SHOWING WATER MAIN AND ROAD IMPROVEMENTS
Sig" q
4�. JbHNTA. J.M. O'REILLY & ASSOCIATES, INC.
LY �+
� Professional Engineering &Land Surveying Services
0 40 80 120
NO. 36200
A90 9tic�f��� 1573 Mein Street - Route BA
SCALE 1"=40' FFA P.O. Boa 1773
(ONAI.� (500)896-8001 Office Breveter, MA 02631 (50B)B9B-5002 Fax
DATE: SCALE: BY: CHECK: JOB NUMBER:
SITE PLAN FOR WATER MAIN & ROADWORK- REVISED 12-14-2020.dwg 11-4-2020 As Noted jmo JMO JMO-8805
DRAFT MEETING MINUTES DATED FEBRUARY 24, 2021
\\\\\\\\\,%%AllllW/S//„ / Brewster Planning Board
o`` Of EIDER ��/9 2198 Main Street
Brewster, MA 02631 A 898
3 » �` (508) 896-3701 x1133
0
~
INN-, brewplan@brewster-ma.gov
RC 111so AtEo BREWSTER PLANNING BOARD
MEETING MINUTES
Wednesday, February 24, 2021 at 7:00 pm
Brewster Town Office Building (virtual)
Approved.
Vote:
Chair Paul Wallace convened a remote meeting of the Planning Board at 7:01 pm with the following members participating
remotely: Amanda Bebrin, Charlotte Degen, Madalyn Hillis -Dineen, Kari Hoffmann, and Elizabeth Taylor, Roberta Barrett did
not participate. Also participating remotely: Ryan Bennett, Town Planner and,,Lynn St. Cyr, Senior Department Assistant.
The Chair read the Notification: This meeting will be conducted by rgiotfe``Jparticipation pursuant to Governor Baker's
March 2020 orders suspending certain Open Meeting Law provisions q itn I sing limits on public gatherings. No in-person
meeting attendance will be permitted. If the Town is unable to live blQaticast #"1111111hIs meeting, a record of the proceedings will
be provided on the Town website as soon as possible. The meeting may ?e viewed by. Live broadcast (Brewster
Government TV Channel 18), Livestream (w ww.livestream.brewss e A ma.gov, or VId No recording (www.tv.brewster-ma.gov)
The Planning Board Packet can be found at.* http://records bi�eWster-ma gov/weblink/h/fol/118269/Row1.aspx or by going
to the Planning Department page on the Town of BrewsterfuVesite (www.brewster-mg.
Wallace declared that a quorum of the Planning Board was
7:03 PM PLANNING DISCUSSION � � ��, s�, ��
Review and Vote on Entity Name Change Request„#or special Permit ancj Site Plan review Approval #2021-01, Applicant
Distributed Solar Development LLC for property I66tE iQ00 Freeman'S�ay (Captains Golf Course).
Documents:
• 02/23/21 Letter from Josh Burdett of DistribuR� `�§olar 0*4t1ons, LL ,
NNIYv , sir »
Josh Burdett was present on behalf o- f the A00llcant DistfUtgd olar Dev l p pent, LLC (n DSD ).
Elmx .w
{x�
Hoffmann read a letter from Josh'Btdett datet4_ebruary 23,V2021 into the record.
Off# v�C
Burdett stated that 0urng,a pjc2act fundig�t�view�arfC hbeginnirn�the building permit process, it was brought to his
attention by the C�Sp egdl'team,;� t the si�� name need�l o b� re e7enced in the decision for funding purposes. Burdett
rix
requested that the hoard issue a"10
le}tar confitrxtA- J that DSD; F 11 ans Way Solar Project 2019, LLC or any successor
m�NNentity approved by"tlle Select Board tYNN,t y deve(b this proJect.'
V k' Wr
Bennett stated that if� Soard is in agrdet�ent with°tkrequest they could direct staff to draft the letter for the Chair's
signature.
Hoffmann asked if the Planning fNIN�epartme A I Njad an opinion letter from Town Counsel for this request. Bennett responded
that there is an emailed opirnon fr41 ToWi�i unsel stating that this request can be handled administratively without
having to modify the permit. TheajaSAU,�i er discussion on drafting of the letter and the Board agreed that it would be
drafted by staff and signed by t11
he Chat
Motion by Hoffmann to Direct Staff to Draft a Letter for Signature by the Planning Board Chair Approving the
Entity Name Change Request from DSD Referenced in their February 23, 2021 letter. Second by Hillis -Dineen.
Vote: Taylor -aye; Hillis -Dineen -aye; Bebrin-aye; Hoffmann -aye; Degen-aye; and Wallace -aye. Vote: 6-0-0.
7:11 PM PLANNING DISCUSSION CONTINUED
Review and Discuss Draft 2020 Planning Board Annual Report.
The Board reviewed the draft 2020 Annual Report. Motion by Degen to Accept the 2020 Annual Report, as drafted.
Second by Hoffmann. Vote: Degen-aye, Taylor -aye, Hoffmann -aye, Hillis -Dineen -aye, Bebrin-aye, and Wallace -
aye. Vote: 6-0-0.
PB Minutes 02/24/21 Page 1 of 7
7:14 PM PLANNING DISCUSSION CONTINUED
Approval of Meeting Minutes: January 13, 20216
The Board reviewed the January 13, 2021 meeting minutes. Motion by Degen to Approve January 13, 2021 Meeting
Minutes. Second by Bebrin. Vote: Degen-aye, Hoffmann -aye, Bebrin-aye, Hillis -Dineen -aye, Taylor -aye, and
Wallace -aye. Vote: 6=0-0.
7:16 PM FOR YOUR INFORMATION
Bennett stated that she expected the Board to begin work on a stormwater bylaw amendment over the summer and in
preparation for Fall Town Meeting. Hoffmann asked about funding to support the stormwater bylaw amendment and
Bennett responded that funding will be through the Select Board. Bennett noted that work a floodplain bylaw will also be
needed but a one year extension has been given by DCR so the Board will work on that bylaw after their work on the
stormwater bylaw.
Hoffmann stated that she recently participated in a workshop organized by
noted that the workshop included a helpful discussion on form based desr
Bennett mentioned that there are many workshops being offered nov Arty t}�
Bennett will be attending such a workshop and will provide addititlform
IX'
workshops. <,_�444
The Board discussed housing on Cape Cod and the need forj�Yore affordable hou
Millstone Road housing project.
7:27 PM PLANNING DISCUSSION
2018 Brewster Vision Plan Building Bloc�C6't sf t rr Characte
• 2018 Brewster Vision Plan Building Block Water Resgf�rpes
2018 Brewster Vision Plan Bgilding Bloclee
k Loirel�Econ mY Y
• 2017 Summary Paper Co Til, lty Character ` , �
f s, e
eI
• 2017 Summary Paper Watbrr Resources 7f
• 2017 Summary PaperG66al EconorrljNlXy
NX
<
• Stakeholder Outreach Vislpft,Plan Im ie entation PYQg ess FormIN
Bennett stated that6o�t�Plannmh
���
2018 Vision Plan �(t���to-�evelbp�a�and �s� I
("LCP"). Brews :'NNN?b
s not hada a since 1
stated that the dirt Plan helped infpfrn the
process of tying the ision Plan actio n9� cage
NgL
efforts by the Town ind,ud ng the Housir Mr%r
Committee, and CapitaFOJAnping Commit ee
identified in the Vision PlaK� iVlpmbers of the
identified as a stakeholder fof puilding hblj
local economy. s
Hoffmann, also a VPC member, join
community character building block.
Cape Housing Institute. Hoffmann
ing choice act recently adopted.
o the Board and options for future
lis -Dineen referenced the
Ctf�� �) be�a�eeting in September to document the progress of the
licy and "idgell d a ,ov ns for use as part of a Local Comprehensive Plan
1970s, Tf1e�;,ton Plan is the first stepin developing the LCP. Bennett
o 1,1,as to prior ties, treasures, and challenges, The VPC is now in the
eIN
v�ft,land use policies, zoning bylaw amendments, and other planning
luctiortIn, and Capital planning work by the Select Board, Finance
The Vis beginning discussions with stakeholder groups on actions
/PC are participating in the Planning Board meeting as the Board was
ks of the Vision Plan related to community character, water resources, and
member Garran Peterson to ask the Board questions related to the
Question 1: Since the adoption of the Brewster Vision Plan in 2018, has the Planning Board seen specific progress on
the goals of the Vision Plan for Community Character? What specific actions have been taken or are in progress?
Taylor responded that the look and feel of the Town is very important to who we are in Brewster and that is important to
remember as we make zoning and other changes that the Town maintain that, specifically on our scenic roads and on
Route 6a which is the first thing people see when they come in town and what they remember most.
Degen responded that the Board embraces community character and brings it into their review of projects. She provided
the example of the recent Wingate project where the developer and the Board worked together to strengthen the proposal
to better reflect the character of the Town. Degen further stated that the Board has not taken any legislative action but
has an understanding of the community character which is considered in applying zoning standards.
Page 2 of 7
PB Minutes 02/24/21
Hillis -Dineen stated that the Board considers community character in site plans they review. She also believes the
Wingate project is a good example and referenced the Board's work with the developer to insure access to the bike path.
She also referenced projects by Ocean Edge and Cumberland Farms that were reviewed by the Board. Hillis -Dineen
stated that part of community character is being a good neighbor and being conscious of those around you which are
considerations in projects reviewed by the Board as well.
Bebrin referenced the ADU (accessory dwelling unit) bylaw as an example of making necessary and appropriate changes
to create more housing options without impacting community character or losing what is special about Brewster by putting
up large buildings.
Wallace agreed with the other Board members and stated that community character is an important consideration in
development projects. A;
Bennett directed the Board to Purpose 3, Action 1 of the Vision Plan u
ACDU (accessory commercial dwelling unit) bylaw is an example of th
referenced in the action item. _.."
Question 2: What do you attribute to the successful imple
that have seen less progress, what have been the barriers
Degen stated that the pandemic has caused economic impar
been able to use technology to advance the work but it is stil
to the groundwork.
Taylor stated that the Planning Board had dis
with zoning work to be done to include reside
gain traction in the next few years.
of
on?
rimunity Character and stated that the
s support for apartments above businesses
and actions? For goals and actions
��;end suppressed progres��b��t the Town and Boards have
`nQt ►�tovmg as ickly as it was, This is an inhibiting factor
{
center anrderpass Road was referenced as a possibility
end comme ,,,,,,uses, Taylor would like to see this proposal
Question 3: Since the adoption�Qf �he�VislQn Plan, he'xtktere beeft �>�tft in th��grity of specific actions from the Vision
Plan? What kind of shift? Are the, ction� ttems thaVere rcirtthe�li5iort Plan but that should be included in a Local
Comprehensive Plan to achievexth same o$s�milar goals?h;
4
ShS � .' *
Degen stated there has not been a lot of acta IXivft} bround cultiv�t111g a community center and wonders if that is still a priority
given the growth in tide p st 1 %z years 5 he % d er�whethers tellite centers would be more appropriate and should be
MN
a consideration fo t YXIa .'f3P; ) , � IIZZ
., r F I I
Wallace noted th#these types of c6>ii/arsatiI�` would also ljerhelpful once data has been collected and the Board can
act on the data II NKK
666k
soup
Hillis -Dineen stated th6filMewster is very gep rwide spread and a center of town is not the same for everyone.
Hillis -Dineen stated that § tellite centers mey�work well and mentioned Snowy Owl, Underpass Road, Lemon Tree
Village, and Millstone Road%Roue 137 asp S�ible satellite centers.
Wallace stated that he believes t{i�i� ha An 4 n a shift in direction but he's not sure what direction and he hopes the VPC
work can help identify that shift and m1ethe appropriate changes while keeping community character intact.
Question 4: How have Climate Change considerations altered or been integrated in to what the Planning Board does?
To what extent should Climate Change related goals actions receive priority status in the Comprehensive Plan's targeted
actions plan?
Hillis -Dineen stated that the Board often reviews bicycle and walking access to a particular site which relates to climate
change.
Degen stated that in every review the Board pays attention to stormwater, they also look at and encourage alternative
energy applications. The Town is walkable and the Board promotes walkability. Degen stated that the bike path is great
but additional bikeways should be reviewed.
PB Minutes 02/24/21 Page 3 of 7
Bebrin noted the solar applications that have recently been reviewed by the Board and the Board's consideration of
community character in such applications. She wondered, moving forward, if the integration of alternative energy will
become part of Brewster's community character and what makes Brewster Brewster.
Bennett noted that Planning Department staff and staff from other town departments have been working with the Cape
Cod Commission on a model coastal development bylaw and once that bylaw is fully vetted it will be brought to the
Planning Board for consideration as a bylaw amendment and it will be sensitive to climate change.
Taylor referenced the Cape Cod Commission's Climate Change Action Plan and hoped that those actions would be
considered in the Town's planning for climate change. Taylor stated that she hopes the Planning Board could be stricter
in reviewing the amount of energy used and where energy comes from in applications before them.
Question 5: Do you have specific recommendations for the Vision Planning Committee as they work toward Vision Plan
implementation and development of the Local Comprehensive Plan for Bre r..
i} f } int,•
Taylor stated that an important thing to remember is to maintain green,sp' and also how important it is to the look and
feel of the community. The salt marshes and beaches are part of the Gowmrnurlity character of Brewster and also need to
be maintained. Taylor stated that climate change impacts the IoGaIII conomy aid¢ tourism. Taylor also stated that in
tanning it is important to engage the younger people in the cQrnrtitnit k
INN
pY
Degen stated that she would encourage the Board to co
the Vision Plan.
Wallace stated that it is important to engage the younger populate
building blocks all touch each other and it's imp�5r ant. to consider
Hoffmann rejoined the Planning Board for the
Sue Searles and Andi Genser asked_the Board qu
Question 1: Since the adoption ii�th���aW�r Vision P�n�t? in
the goals of the Vision Plan fot�llter Resottr V? Whatp
Genser added that she would like t6gear the 8
p"�rd's com
in their purview. X V uy hXlx h
Wallace stated
Taylor stated t
ponds. Taylor
rd restricts"'Fi
phosphorus
Hillis -Dineen stated that p�qOl
e do not rea
plants. She would like the Tt�Vyh,to consid
Board was aware of any such 6d' gptional
Coalition promotes this type of w1k �6ri
around ponds and the VPC should spes
Committee may also be a group to cork
try to define appro�Pia�edevelopment as referenced in
on in IQOK t ifm planning. Fie;aI stated that the
thQy`Viiork together and impact each other.
rces building block.
g Board seen specific progress on
taken or are in progress?
on which goals of the water resources building block fall
eitem in
,, the hoard's purview.
ase arty considers landscape best practices in particular for properties near
stardrds would be forthcoming and would fall within the Board's purview.
ere are natural alternatives for fertilizers or even know about native
educational programs on these topics for homeowners. Genser asked if the
ggrams being offered through the Town. Searles responded that the Ponds
tt responded that the Conservation Commission may be reviewing buffers
that committee as well. Wallace stated that the Natural Resources Advisory
Hoffmann stated that as a permitting Board water resources are always considered in the permitting process. The Board
also relies on input from the Water Quality Review Committee ("WQRC") for properties within Zone II well head protection
areas. Hoffmann stated that the Board works with other entities in town and will at times condition their approvals upon
approval of other entities such as the WQRC. Hoffmann also mentioned the Board's work with the Board of Health and
guidance they provide on Planning Board applications. She also stated that the Board reviews applications carefully and
inquires about the storage of fertilizers and other toxic materials, including generators which may contain toxic materials,
to insure proper storage so that groundwater is not impacted.
Degen stated that the Board was particularly challenged when working on the ADU bylaw for properties within Zone II and
trying to balance the need for housing and the property rights of landowners while protecting a sensitive area. She stated
PB Minutes 02/24/21 Page 4 of 7
more education should be provided to property owners and developers on the importance of the Zone II overlay and the
necessary protections. Degen stated that the educational materials on town ponds and fresh water are fabulous.
Question 2: What do you attribute to the successful implementation of specific goals and actions? For goals and actions
that have seen less progress, what have been the barriers to implementation?
Wallace stated the Brewster zoning bylaw governs what the Board can and cannot do. He believes those can both lead
to successful implementation and sometimes impede implementation.
Hoffmann stated that the Board has been successful in moving actions forward and she thinks that the work they will do
on the stormwater bylaw will be successful. Hoffmann referenced a project that was before the Board in which the
applicant did not disclose to the Board that there was toxic waste on site. She considers that a barrier to protecting water
resources and hopes applicants and the Town can work together to make such disclosures in the future.
:,:..x
Degen stated that the Board also reviews applications where disclosure:
to be strengthened.
Hoffmann responded that everybody needs to be held to the same sta�nc
fi
Taylor stated that more education surrounding the use of herbicides and
quality of our water. f'#
Question 3: Since the adoption of the Vision Plan, has there�t�een a shift
Plan? What kind of shift? Are there actions or items that were n6ty.2piof4he Vi
Comprehensive Plan to achieve the same or simflar,;ngoals?
Hoffmann stated that the Board is guided by the zpi�i,�g �x�la.�t and regt
but she has a heightened awareness of the priontic i the V� Ion Tian
Wallace stated that he believes
Board. He does not feel that hs
Question 4: How have Climate
To what extent should Climate C
actions plan?,f ,
Hoffmann state0/0V
solar energy w�4�h u�tE
s the Bdat''c!
prova more ddtolj'(
also referenced clear
balance that to insure
ide
•quality. An��j,
t stormwater
tiring of lots to
v{r_quality. F
Question 5: Do you have shedfc reco
implementation and developm�Crti of the
Taylor stated that she believes the
and encourage solar on buildings i
and the process for doing that needs
Id be helpful in protecting the
e priority of �����ific actions from the Vision
Plan but that shiald be included in a Local
and decisions have to be based on those
ater resources.
has alwa�+�s�been a�prit�`ffy�and undergone detailed review by the Planning
�irations altaior been integrated in to what the Planning Board does?
{goals actions`eceive priority status in the Comprehensive Plan's targeted
re and morefS4lar applications, they have had to balance the desire for
s"rscent solaajsplication in which the Board required the applicant to
neht pl n to show that the project would not interfere with water quality. She
space bolar projects and the need for the Board to consider how to
�n sugge�td bylaw amendments may be needed to insure balance.
ons for the Vision Planning Committee as they work toward Vision Plan
mprehensive Plan for Brewster?
needs to be aware of the impact solar farms can have as they move forward
of clearing cutting lots and creating ground fields.
Degen offered that the Town may want to consider requiring green, sustainable practices in all development projects due
to climate change.
Bebrin stated that the Town also has to consider planning for worsening storms that create flooding issues and specifically
impact existing septic systems.
Bennett responded to Bebrin's comment stating that the stormwater bylaw will be a good first step to help in dealing with
climate impacts and the bylaw can be tweaked overtime to deal with climate changes.
Wallace, a VPC member, handed the duties of Chair over to Degen and joined VPC member Patricia Hess to ask the
Board questions related to the local economy building block,
PB Minutes 02/24/21 Page 5 of 7
Question 1: Since the adoption of the Brewster Vision Plan in 2018, has the Planning Board seen specific progress on
the goals of the Vision Plan for Local Economy? What specific actions have been taken or are in progress?
Hoffmann stated that the Board enjoys helping to develop local economy and tries to nurture growth within the confines of
their bylaws and regulations. She noted one local business that has become a "shining star" which came before the
Board and the Board worked with the applicant to organize the site. The business is doing well and the employees have
become leaders in the community.
Bennett stated that the Board has continued to meet remotely during COVID, while other local towns have tolled
applications, to help small businesses through the permitting process.
Hillis -Dineen stated that small businesses are one of Brewster's biggest asses and it is important for the Board to keep
supporting them through the permitting process. AA �L�
s �s:
Degen stated that some businesses, especially small businesses,A,gdo roofar, a the resources to prepare applications on
their own and town staff have assisted and encouraged them throufout fhxL�e�process. Degen stated that this is an asset
that should be maintained, h r;
' a� l
Question 2: What do you attribute to the successful im lernentetlon of s ecific bat$ end actions? For goals and actions
Y p p g
that have seen less progress, what have been the barriers to %rriplementation?
Hoffmann talked about the Board's site plan review process a�d;rc*pn
Board looks at trip reduction, alternative transportation to work, an�'t
customers. Hoffmann further stated that zoninq`restr�ctions do act a
more attention on mixed-use zoning to include �al.0' Mt I and busine
working on the ADU/ACDU bylaw. Hoffmann als6 sugg�stoAZTd further
business district. x AAA .zf _
Bebrin suggested the Board review.,ttornc
Bebrin thought those working remotbl� cou
help encourage home occupaffdt�'ss y revis
Hillis -Dineen stated that in order td�'j
Hillis -Dineen mentionertth.Q difficulty
affordable housmg;,stoc1, 60, bl,e.
Hoffmann mentlbr4
Q�d the Board's`v�oT�t with a�
Board should enco�ra�e more applic�ti0s for
employees in dorm Vdzstyle living spad's clo:
AZ' All AN-144444
�{ k
Taylor stated that she woil like to see tha Bo.
encourage any new business to provide IiVl
pations�'���pd how
encourbge tQ
deratrQr�given to transportation. She noted that the
akmg.bike racks availa6l4jo employees and
teed block. She would 11A to see the Board focus
se ,uses and specifically noted difficulty when
V
"with the Chamber of Commerce on a historic
usm'g their homes due to the pandemic.
rir„business in Brewster and the Board could
restrictions.
nd emp�o,�rl'nent there also needs to be year round housing available.
irdGI V hot i�ttq in town and noted the Town's work to make
icant to establish work force housing for seasonal employees. The
?x�orce housing as this project has provided suitable housing for
Mrd work on zoning to allow living quarters above all businesses and
g quarters within their business.
Wallace asked staff if projects catrt� into��h��i�lanning Department that did not make it to the Board because they were
restricted by the bylaw. Bennett respbt�,d'�d and referenced the staff review process where applicants can present project
proposals for feedback by Town staff.` She mentioned that some projects do not make it beyond this stage of review
because there are uses that are simply not recognized by the zoning bylaw. Bennett gave an example of a brewery as a
use that was not recognized and could not move forward to Board review. She suggested a review and expansion of the
zoning bylaw's table of use regulations to allow for more modern uses.
Question 3: Since the adoption of the Vision Plan, has there been a shift in the priority of specific actions from the Vision
Plan? What kind of shift? Are there actions or items that were not in the Vision Plan but that should be included in a Local
Comprehensive Plan to achieve the same or similar goals?
Hoffmann stated there was frustration in not being able to help applicants move forward in the permitting process due to
restrictions in the bylaw.
PB Minutes 02/24/21 Page 6 of 7
Question 4: How have Climate Change considerations altered or been integrated in to what the Planning Board does?
To what extent should Climate Change related goals actions receive priority status in the Comprehensive Plan's targeted
actions plan?
Bennett stated that pedestrian and bicycle friendly streets support local economy.
Wallace stated a big part of the local economy is the beaches and outdoor activities. He stated that the beaches and this
sector of local economy need to be maintained and should not impede the local economy.
Hoffmann stated that the Board's work on a stormwater bylaw will help protect the Town's natural resources.
Taylor would like the Board to encourage local businesses to use electric cars and make charging stations available.
Taylor stated that charging stations are expensive and she would like to see businesses share charging stations and the
Town install stations as well.
Question 5: Do you have specc recommendations for the Vision Planning hCommittee as they work toward Vision Plan
implementation and development of the Local Comprehensive Plan f. r�Brew iter?
Hoffmann stated that the Vision Plan nicely laid out goals and
zoning. She would like to see a historic business district estal
design options including form based design to make sure bus
community character. Hoffmann would like to see the Board`:
make it less restrictive while balancing it with other building bI
Bebrin stated she would like to see work done
permitting process become more streamlined
Degen stated that she supported expanding uses
employed for future uses.
Bennett responded that form
sW that the Board focuses on
Hoffmann suggested the Board p
Wallace stated
discussion will
8:52 PM P
Wallace resumed
The Board discussed
D
ING DISCUS
sties of Chair.
n of
ming me
Motion by Degen to adjourn: erc
ond
Taylor -aye, and Wallace -aye ote�
Next Planning Board Meeting Date:
Respectfully submitted,
fVAg�Aps especially'as`�t related to the Board's work on
Hoffmann als6�'s'AV
ta�ted that the Board should look at
es are in line with iii ether building locks such as
on modifying zoning to }streamline the process and
:onsiderations.
nd and moderI
esidents to be
tool th
more
hedule.
uses. She Hiould also like to see the
on any new processes.
given for new uses and consideration
new and future uses. The tool works
on form based code.
ng vision process and LCP and that further
brin. Vote: Degen-aye, Hoffmann -aye, Bebrin-aye, Hillis -Dineen -aye,
Meeting adjourned at 8:53 pm.
10/21
Lynn St. Cyr, Senior Department Assistant, Planning
PB Minutes 02/24/21 Page 7 of 7