HomeMy Public PortalAboutZBA Hearing Packet 03/14/2023Zoning Board
Brian Harrison
Chair
Jeff Carter
Vice Chair
Patricia Eggers
Bruce MacGregor
Trish Metz
Department Assistant
Ellen Murphy
Town of Brewster
Zoning Board of Appeals
2198 Main St., Brewster, MA 02631
brewplan@brewster-ma.gov
(508) 896-3701
MEETING AGENDA
March 14, 2023 at 7:00 PM
This meeting will be conducted in person at the time and location identified above. This means that at least a quorum of the members of the
public body will attend the meeting in person and members of the public are welcome to attend in person as well. As a courtesy only, access
to the meeting is also being provided via remote means in accordance with applicable law. Please note that while an option for remote
attendance and/or participation is being provided as a courtesy to the public, the meeting/hearing will not be suspended or terminated if
technological problems interrupt the virtual broadcast or affect remote attendance or participation, unless otherwise required by law.
Members of the public with particular interest in any specific item on this agenda, which includes an applicant and its representatives, should
make plans for in -person vs. virtual attendance accordingly.
Members of the public who wish to access the meetings may do so in the following manner:
1. Phone: Call (929) 436-2866 or (301) 715-8592. Zoom Meeting ID: 880 7666 8068 and Passcode 047258
To request to speak: Press *9 and wait to be recognized.
2. Zoom Webinar: https://us02web.zoom.us/j/88076668068?owd=b30XWnMwM2tvbTk4SzIKMk5vT3NTUT09
enter Passcode 047258
To request to speak: Tap Zoom "Raise Hand" button, then wait to be recognized.
When required by law or allowed by the Chair, person wishing to provide public comment or otherwise participate in the meeting,
may do so by accessing the meeting remotely, as noted above.
Additionally, the meeting will be broadcast live, in real time via Live broadcast (Brewster Government TV Channel 18),
Livestream (livestream.brewster-ma.clov), or Video recording (tv.brewster-ma:gov).
1. Call to Order
2. Declaration of a Quorum
3. Meeting Participation Statement
4. Recording Statement
5. Approval of Meeting Minutes
6. Applications:
Continued Applications:
ZBA Case #22-15 Owner/Applicant: Remington's Trust; Peter T. Lomenzo & Kerry Barton,
Trustees, 61-63 A. P. Newcomb Road, Map 25, Lot 75, in the RM zoning district, The
applicant seeks a special permit for a Bed & Breakfast use in an existing accessory building.
ZBA Case #22-14 Petitioner: Great Cape Co-op, Inc., 2624-2628 Main Street, Map 89, Lot 14.
The petitioner appeals from a Cease -and -Desist order of the Building Commissioner dated
September 9, 2022, pursuant to MGL Chapter 40A, Section 8 and 15.
ZBA Case #23-04 Applicants: Preservation of Affordable Housing, Inc./Housing Assistance
Corporation, 0 Millstone Road, Map 98, Lot 12-0. The applicants seek a Comprehensive
Permit to construct 45 affordable rental units on 16.6 acres, pursuant to MGL Chapter 40B,
Section 20-23,
New Applications:
ZBA Case #23-06 Applicant: Joshua Schiff, 3038 Main Street, Map 101, Lot 26, in the RM
zoning district. The applicant seeks a Special Permit for a Special Event Venue use under
Brewster Zoning Bylaw, 179-51 and use regulations, Table #1. The Chatham Bars Inn Farm is
requesting 36 event permits to be held at the Farm for 2023.
7. Matters Not Reasonable Anticipated by the Chair
8. Next Meeting: Apri111, 2023
9. Adjournment
Date Posted: Date Revised:
February 23, 2023
Received by Town erk:
E; RE bi i iER
FEB23 u ,
Page 1 of 4
TOWN OF BREWSTER ZONING BOARD OF APPEALS
MEETING MINUTES
Tuesday, February 7, 2023, at 7 PM
Virtual Meeting
Brian Harrison, Chairman, convened the Brewster Zoning Board of Appeals via remote participation with members: Jeff
Carter, Patricia Eggers and Trish Metz, Bruce MacGregor was absent.
Also present: Attorney Christopher Senie (representing ZBA# 22-14),Attorney Peter Freeman (representing ZBA#23-04),
Judi Barrett, Vida Shklovsky, POAH, Kayla Schell, HAC, Paul Attemann, Union Studio, Joe Henderson and Brain Kuchar,
Horsley Witten Group, Jefferey Dirk, Vanasse and Associates, Attorney Mark Boudreau (representing ZBA#23-05), Tim
Klink, Coastal Companies, Gregg Corbo (Town Counsel), Jon Idman (Town Planner), Davis Walters (Building
Commissioner) and Ellen Murphy (Department Assistant)
The Chair read the Recording or Taping 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 Zoning Board of Appeals, please email: zbameeting@brewster-ma.gov.
Review and Approval of January 24th meeting minutes:
Brian asked the Board if there were any changes to the minutes. There being none, a motion was made by Pat
to approve the January 24th meeting minutes, Trish seconded the motion, a vote was taken, and the minutes
were unanimously approved.
Brian announced the ZBA will begin in-person meetings in March. He stated that the ZBA has openings for 4
alternate members. All interested parties can obtain the information on the Town’s website under the Select
Board section.
Continued Applications:
ZBA case #22-14 Petitioner: Great Cape Co-Op, Inc., 2624-2628 Main Street, Map 89, Lot 14.
Members present and voting: Brian Harrison, Jeff Carter, Pat Eggers and Trish Metz.
Attorney Christopher Senie representing the petitioner and Stephen and Corey Brown, Brown Realty Trust,
requested a continuance until the ZBA hearing on Tuesday, March 14th. Attorney Senie informed the Board he
is working closely with Alex Weisheit (Town Counsel) to set up a meeting with the Building Commissioner and
step through both the September 9th Cease and Desist letter and the recent update from the Building
Commissioner dated January 31, 2023. The goal would be to appear on March 14 with a revised Cease and
Desist order that all parties agree that identifies those areas where additional information is provided of proof
or bring into compliance. Brian informed Attorney Senie he will need to file a Continuance listing both the
petitioner and Stephen Brown, Brown Realty Trust. Attorney Corbo, Town Counsel, informed the Board if a
continuance is granted a document must state it waves the 100-day time limitation for the decision. Brian
informed Attorney Corbo a ZBA continuance/waiver form is required to be signed. Attorney Senie agreed to
sign the form representing both the petitioner and the landowner. Town Counsel agreed. Pat made a motion to
approve the requested continuance, Trish seconded the motion a roll call vote was taken and the Board
unanimously approved ZBA case #22-14 be continued until the March 14th hearing.
Brian informed the Board that he would be taking cases out of order and the Board will hear ZBA case#23-05
next.
New Applications:
ZBA case #23-05 Owner/Applicants: Whitney Revocable Trust, Karen Millane Whitney and David Christopher
Whitney, Trustees, 25 Sumner Lane, Map 51, Lot 65.
Page 2 of 4
Members present and voting: Brian Harrison, Jeff Carter, Pat Eggers and Trish Metz.
Attorney Mark Boudreau representing the applicants addressed the Board on the proposal for an accessory
dwelling unit (ADU) to be constructed above a two-car garage. Attorney Boudreau informed the Board the 87-
year-old father of Mrs. Whitney will be residing in the ADU. Attorney Boudreau referred to the plans included in
the meeting packet stepping through the proposed plan for the ADU. Attorney Boudreau introduced Tim Klink
from The Coastal Companies who is the builder, he asked the Board if they had any questions regarding the
application. Brian informed the Board that included in the packet was input from the Building Commissioner
stating the modification of the variance is not necessary to go forward. Jeff questioned the parking and
Attorney Boudreau stated the garage will encompass the entire ADU and there is adequate parking outside the
garage. Pat made a motion to open to public input, Trish seconded the motion, a vote was taken and the Board
unanimously opened to public input. Glen Casey had a raised hand however his comments were for ZBA case
#23-04 and not ZBA case #23-05. There being no public input, Pat made a motion to close to public input, Trish
seconded the motion, a vote was taken, and the Board voted unanimously to close to public input. There being
no questions or concerns regarding the application for ZBA case #23-05, Brian made a motion to grant ZBA case
#23-05 he read the section 9 findings, and noted the Building Commissioner stated the modification of the
variance is not necessary to go forward. Pat second the motion, a vote was taken and the Board unanimously
voted to approve ZBA case #23-05.
ZBA case #23-04 Owner/Applicant: Preservation of Affordable Housing, Inc./Housing Assistance Corporation,
0 Millstone Road, Map 98, Lot 12-0.
Members present and voting: Brian Harrison, Jeff Carter, Pat Eggers and Trish Metz.
Judi Barrett the consultant for the project informed the Board that Brewster has done an excellent job
implementing the Housing Production Plan. She indicated that the Town is eligible for certification of the
Housing Plan because it produced enough affordable units. As a Board this means that while the certification is
in effect the Board can deny a comprehensive permit without ever going forward with the hearing or go forward
with the hearing, consider the application and either deny at that point or approve it subject to whatever
conditions the Board deems appropriate. The difference in this case from previous comprehensive permits is if
the applicant disagreed with the Board’s decision, the applicant would not have recourse to the Housing Appeals
Committee because the certification is almost as good as being over the 10% minimum under Chapter 40B. Judi
stated that the point of the certification is to reward towns that are producing and allow communities to
produce housing at a pace they can manage. If the Board wants to exercise the certification option, they must
give the applicant notice within 15 days of the hearing. The applicant must be noticed that the Board is
reserving their rights to deny the application even if they go forward with the hearing. Judi as the consultant
has prepared a letter with the certification attached to be signed by the Board. Judi recommended the notice
be given to the applicant that the Board reserves the right to deny but will go forward with the hearing and
consider the request. Pat made a motion to exercise the right to deny the application but to go forward with
the hearing and consider the request, Trish seconded the motion, a roll call vote was taken, and the Board voted
unanimously to exercise the right. The Chair will sign the prepared letter within the 15-day timeframe.
Attorney Peter Freeman representing the applicant stated in reference to safe harbor he has to reserve his
clients’ rights. Attorney Freeman introduced the development team, gave the background of the process, and
thanked the Town for selecting the team’s proposal. He informed the Board prior to the hearing the team had a
voluntary informal site plan review with Town staff and a meeting with the Planning Board. He referenced the
memo from Jon Idman the Town Planner that was included in the meeting packet. Attorney Freeman stepped
through the 3 criteria in order to apply to the ZBA. He indicated both applicants are non-profit which satisfies
the first criteria, the second criteria, control of the land which the applicants have an agreement with the Town,
and third demonstrate the applicants are fundable by a state or federal subsidized agency. He referenced the
project eligibility letter by the Department of Housing and Community Development, dated August 17, 2022,
which is included in the meeting packet. He informed the Board the team will step through the site details with
a slide presentation. Attorney Freeman stated there are waivers that should be discussed for the project, and it
is up to the Board when they would like to address the waivers.
Page 3 of 4
Vida Shklovsky, POAH addressed the Board providing background on her work with Brewster Woods. She
indicated that POAH will be providing their own management team on the project. She then introduced Kayla
Schell from HAC who provided background and her focus on housing on the Cape and Islands. Vida Shklovsky
stepped through the presentation slides outlining the project. She indicated there will be 45 units with the
majority of 2-bedroom units (25), 15 1-bedroom units and 5 3-bedroom units. She also discussed the goals and
the site plan of the project that were agreed upon by the Town. The project will be Cape Cod style architecture
that creates a sociable neighborhood and minimizes the building footprint while preserving the current habitat.
There will be 11 buildings in total with a mix of units. Vida discussed the affordability matrix for the project.
Paul Attemann, architect from Union Studio, stepped through the site constraints, location, and existing
conditions of the site. He outlined the primary development of the area, preserving areas and zoning.
Joe Henderson, Horsley Witten Group, reviewed the site plan informing the Board the site is in the RL zoning
district and 71.6% of open space will be preserved on the lot. There are 72 9x18ft parking spaces proposed
(which is a waiver from the requirement of 10x20ft), 5 are handicapped which comes out to 1.6 spaces per unit.
He reviewed the site plan outlining buffers, setbacks, and vegetation areas. He indicated there is a waiver
request for the side setback for 18.4ft rather than the required 25ft setback. As part of the project, they have
been coordinating with the Town on Millstone Road improvements to ensure they are aligned. Sidewalks and
crosswalks will be included throughout the property and out to Millstone Road. Joe Henderson outlined the
Stormwater management system areas and wastewater treatment system indicating it meets all the
requirements.
Joe Henderson turned the meeting over to Brian Kuchar from Horsley Witten Group to provide an overview of
the landscape architecture plan. He highlighted the goal/priority of preservation of the current habitat. He
indicated the proposed vegetation will match the existing vegetation as much as possible and maintain the
buffer between neighboring properties.
Paul Attemann highlighted each building floorplan, elevation, height, and exterior style. Peter Freeman
discussed the height waiver. He indicated the request for the waiver is 38ft from the requirement of 30ft for the
height.
Jeffrey Dirk, Managing Partner, Vanasse and Associates, Inc. transportation consultant for the project provided a
traffic assessment summary. He indicated that the assessment focused on traffic impacts on Millstone Road and
the intersections of 6A and Route 137. They are predicting there will be approximately 37 peak hour trips over a
1-hour period between 7 and 9 in the morning and in the evening 40 peak hour trips over a 1-hour period
between 4 and 6. It was determined that there would not be a significant impact on traffic. Jeffrey also
indicated that some vegetation will be cut back at the Millstone entrance for safe operation of the driveway.
Attorney Freeman concluded the presentation.
Trish asked for confirmation on the number of parking spaces. Joe Henderson confirmed that 1.6 parking spaces
is per unit. Trish questioned if there is ample parking for the units, it is likely there will be two cars for a 1-
bedroom unit or multiple cars for a 2- or 3-bedroom unit. She also asked about congestion. Attorney Freeman
stated that each unit will only be assigned 1 parking space, no matter how many cars they have, and the trend is
to get away from having two cars per unit. Trish asked how they would get to work. Attorney Freeman
suggested the Cape Cod Transit; however, currently, the bus does not stop in that area. Vida stated they are
abiding by the laws of the local towns. One parking spot will be assigned per unit and the extra spaces will be
tightly managed.
Trish also asked about the trash removal. Joe Henderson indicated on the site plan the area assigned for trash
removal. Jeff Carter questioned whether the trash and recycle area was large enough to accommodate all the
buildings. Vida stated it has not been finalized, they have not got to the level of detail. Trish stated there is not
adequate parking for the units and no visitor parking allocated.
Pat Eggers ask if there will be local preference for Brewster residents. Attorney Freeman indicated that up to
70% can be allocated for local preference. They require the municipality to show a justification and to make
sure certain data shows it wouldn’t exclude certain classes or ethic groups considered to be protection by the
Fair Housing Laws. Vida stated that it may be difficult if local funds are coming from a town that does not have
local preference. Donna Kalinick, Assistant Town Manager stated the request for local preference is under the
purview of the Brewster Select Board and last month the project was presented to the Select Board to bring
Page 4 of 4
them up to date. In the past there was a request for 70% for local preference for Brewster Woods and it was
granted. At Serenity there was a request for 50% because the Town did not put in any funding, and they
thought it was reasonable to request 50% and it was granted. This is a decision the Select Board will undertake
over the next several months and they will seek input from the Brewster Affordable Housing Trust and the
Brewster Housing Partnership.
There being no more questions from the Board, Pat made a motion to open to public input, Jeff seconded the
motion, a vote was taken and the Board unanimously voted to open to public input. Glen Casey, 288 Fletcher
Lane addressed the Board. He agreed that the plans of the project were very desirable, however he expressed
concerns with the parking spaces, the height waiver, and the water resources waiver. He disagreed with the
immediate need for housing in Brewster. He indicated Serenity numbers of only 38 of the 125 applicants were
from Brewster and 70% of the applicants were from off Cape. Brewster Woods only had 14 out of 53 applicants,
74% of the applicants came from off Cape. He questioned affordability of the development stating that the
project started out at $220,000,443 which is approximately $630sqft. and with rising inflation, construction
costs and supply chain issues the project could be astronomical in cost. It is hard to justify economically to
Brewster residents. He suggested the project take a step back and review the costs associated with building the
development. Brian informed the Board of letters submitted to the ZBA, one from Michael Guski, 616 Millstone
Road who supports the project but has requested a secure fence be installed at the edge of his property to
restrict access from the project and its residents. Amanda Bebrin, 560 Millstone Road and Elisabeth Verde, 9
Howland Circle submitted letters of support. Irene Szturo, 58 Howland Circle submitted a letter in opposition.
Pat highlighted the box turtle issue brought up in Irene Szturo’s letter and asked if it was addressed. It was
confirmed that it is not a habitat and not an issue for this site. Trish asked where resident Mr. Casey got the
$630sqft number. Attorney Freeman confirmed the project still has to go through an economic feasibility study
and the success rate is extremely favorable. He stressed that the Town feels there is a need for affordable
housing and that is why we are here tonight.
Brian asked Attorney Freeman about the waivers, specifically the electrical, plumbing and gas permit fees.
Donna Kalinick, Assistant Town Manager stated the Select Board, to reduce the overall cost of affordable
housing, adopted a fee waiver policy including fees for Town sponsored housing projects. Fees were waived at
Brewster Woods and at Serenity only for the affordable housing units and most recently the Habitat for
Humanity project at Red Top Road. The only waiver is for the cost of the permits not the pay for the inspectors.
Mr. Casey addressed the Board again stating the numbers he quoted earlier were taken from the POA, HAC RFP
response, dated 11/2021. There being no additional public input, Pat made a motion to close to public input
and Jeff seconded the motion, a vote was taken and the Board unanimously voted to close to public input.
The Board decided to address parking, waste removal issues and the neighbor’s request for a security fence at
the next meeting. Jon Idman, Town Planner asked for the traffic impact analysis. Jeff asked if the Fire
Department and Health Department comments were addressed. Attorney Freeman confirmed they will review
them and respond at the next meeting. Jeff made a motion to continue ZBA case #23-04 until the next ZBA
hearing on March 14th, Pat seconded the motion, a roll call vote was taken and unanimously approved.
Matters Not Reasonably Anticipated by the Chair:
none
Brian announced the ZBA is in need of members of the Board. Please reach out to the Select Board if you are interested.
The next meeting of the Brewster Zoning Board of Appeals is scheduled for March 14th, 2023.
Pat made a motion to adjourn the meeting, Trish seconded the motion, the vote was taken, and the Board unanimously
voted to adjourn. Vote: 4-0-0. Meeting adjourned at 9:00 pm.
#22-15 Applicant:
Remington’s Trust;
Peter T. Lomenzo
&
Kerry Barton, Trustees
Represented by: Attorney
Marian S. Rose
61-63 AP Newcomb Road
Town of Brewster
Zoning Board of Appeals
2198 Main Street
Brewster, MA 02631
(508) 896-3701 X1168
FAX (508) 896-8089
WAIVER/ CONTINUANCE
TO: ZONING BOARD OF APPEALS
RE: PETITION NUMBER 2.
NAME OF APPLICANT c,,wt.i vtaki-ovti. s �"
MEETING DATE: Owvc-1l4,),0)%3
I HEREBY REQUEST THE ZONING BOARD OF APPEALS TO CONTINUE THE HEARING
OF THE ABOVE PETITION UNTIL THE NEXT REGULARLY SCHEDULED HEARING ON
M4Y.#1 .0 % AND AGREE TO AN EXTENSION OF THE DEADLINES FOR
ZONING BOARD OF APPEALS ADMINISTRATIVE AC LION. I UNDERSTAND THIS
WAIVES MY RIGHTS UNDER THE STATUTORY TIME PERIODS AND THE
CONSTRUCTIVE GRANT SECTIONS OF THE M.G.L. CHAPTER 40A.
APPLICANT/AUTHORIZED AGENT w«. as-�. C� c�x)
CHAIRMAN, ZONING BOARD OF APPEALS
,A313
Time and Date Stamped
By Town Clerk
•
;U O 4315113N:3
CONTINUANCE/ZBA
8/11/2016 2:51 PM
#22-14 Appeal
Petitioner:
Great Cape Co-op Inc.
2624-2628 Main Street
15 Cape Lane
Brewster, MA 02631
Phone (774) 323-3027
Fax (774) 323-3008
Cell (508) 330-6640
csenie@senie-law.com
WWW.SENIE-LAW.COM
March 7, 2023
Brewster Zoning Board of Appeals
2198 Main Street
Brewster, MA 02631-1898
Tel (508) 896-3701 x 1168
Fax (508) 896-8089
brewplan@brewster-ma.gov
emurphy@brewster-ma.gov
Re: ZBA Case No. 22-4, Zoning Appeal, 2624-2628 Main Street (Assessors’ Map 89, Parcel 14)
Appellant: Great Cape Coop. Inc., David Schlesinger; Owner: Brown Realty Trust, Trustee
Stephen B. Brown
Dear Members of the Brewster Zoning Board of Appeals,
The above matter is on the Board’s agenda for one week from today, March 14th. On behalf of
my clients Stephen Brown, Trustee (property owner) and Great Cape Coop. Inc. (property
manager) I request a further extension to the Board’s next regularly scheduled meeting.
At the Board’s meeting of February 7th, I requested an extension so that my client could work
with the Building Commissioner toward a stipulated new order that reflects the remaining items
of concern. The Building Commissioner and Town inspectors visited the Burgess House at the
property on March 1, 2023. A report is being prepared but we do not yet have that in hand.
You may recall that Town Counsel Alex Weisheit and I were going to work together on the
stipulated new order, but this must await the report from the Building Department. It might be
possible to complete both prior to the March 14th meeting, but we cannot have this material at
your office in time for the Board member packages (today is the deadline).
As with the last extension, I hereby agree to extend all statutory deadlines for action by the
Board consistent with this extension. I am pleased to execute and send to you the form your
Board uses for this purpose.
Brewster Zoning Board of Appeals
Re: ZBA Case 22-4
March 7, 2023
Page 2
Please call or email with any questions or concerns.
Christopher Senie
Counsel to Stephen Brown, Trustee and Great Cape Coop. Inc.
#23-04 Applicants: Preservation
of Affordable Housing, Inc. &
Housing Assistance Corporation
0 Millstone Road
•
1
FREEMAN LAW GROUP LLC
Attorneys at Law
Peter L. Freeman
pfreeman@freernanlawgroup.com
Tel. (568) 362-4700 Mobile (781) 854-2430
March 8, 2023
Nancy J. MacPhee Legal Assistant
nmacphee@freeemanlawgroup.com
Tel. (508) 352-4700 ext. 3
Via Email to Ellen Murphy at emurphy@brewster-ma.gov
Ellen Murphy
Town of Brewster Zoning Board of Appeals
2198 Main Street
Brewster, MA 02631
Re: 40B Application
Preservation of Affordable Housing, Inc., and Housing Assistance Corporation
0 Millstone Road, Brewster
Dear Ellen:
In connection with the above referenced Application, please find enclosed the following
for filing:
1. Revised overall site plan dated March 7, 2023 (1 Sheet);
2. Horsley Witten Response Letter to town comments dated March 7, 2023; and
3. Traffic Impact Assessment prepared by Vanasse & Associates, Inc., dated January
2023.
We look forward to meeting with you again on March 14, 2023.
Very truly yours,
Peter L. Freeman
PLF:njm
Enclosures
cc: Jon D. Idman, Brewster Town Planner
86 Willow Street a Yarmouthport, MA 02675 r Phone (508) 362-4700 a Fax (508) 362-4701
N/F
CAPTAINS VILLAGE HOMEOWNERS
598 MILLSTONE ROAD
N/F
DAFFINEE
606 MILLSTONE ROAD
N/F
O'BRIEN
616 MILLSTONE ROAD
N/F
GUSKI
626 MILLSTONE ROAD
N/F
SMOLLER
636 MILLSTONE ROAD
N/F
CHIPMAN
648 MILLSTONE ROAD
N/F
MOUNT
560 MILLSTONE ROAD
N/F
BERBRIN
N/F
OCEAN'S EDGE RESORT LLC
MAP 98 LOT 12
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PROPOSED PARKING SUMMARY:
STANDARD PARKING SPACES:72
ADA ACCESSIBLE SPACES:6
TOTAL PARKING SPACES:78
PARKING RATIO:1.7 SPACES/UNIT
PROPOSED BUILDING TYPES
BUILDING 2
BUILDING 3,7,10
BUILDING 4,5,6,9
BUILDING 8 & 11
BUILDING 1
13 Units
(9) 1BR, (3) 2BR, (1) 3BR
12Units
(2) 1BR, (2) 2BR each
16 Units
(4) 2BR each
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TOTAL UNIT COUNT: 45
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ISSUED FOR
ZBA REVIEW
03/07/23
MEMO RANDUM
To: Brian Harrison, Chair, Brewster Zoning Board of Appeals
From: Joe Henderson, P.E. – Horsley Witten Group
Date: March 7, 2023
Re: Millstone Road Comprehensive Permit (ZBA Case No. 23-04)
Responses to Town Comments
cc: Jon Idman, Town Planner
On behalf of the Preservation of Affordable Housing, Inc. (Applicant), the Horsley Witten Group
(HW) has compiled the following list of comments provided by various Town of Brewster
Departments in association with their review of the Millstone Road Comprehensive Permit
Application. The comments are documented in the Brewster Zoning Board of Appeals Department
Review dated January 31, 2023. HW’s responses are listed below each comment.
POLICE DEPARTMENT
1. The Police Department does not have any comments for this application.
HW Response: Acknowledged.
HEALTH DEPARTMENT
1. The proposed development is located outside the District of Critical Planning Concern and
Zone II (Wellhead Zone of Contribution).
HW Response: Acknowledged.
2. Sewage design flows over 2000 gal/day will be subject to the Brewster Design, Operation
and Maintenance Regulations for Small Wastewater Treatment Facilities and Reporting
Requirements for All Wastewater Treatment Facilities That Discharge Over 2000 Gallons
Per Day which limits the Total Nitrogen Load to 10 mg/Liter on the property.
HW Response: The estimated total nitrogen load for the proposed development is
3.83 parts per million (ppm) with the use of an I/A septic treatment system which is
less than the maximum of 10 ppm total nitrogen outlined in the Brewster Small
Wastewater Treatment Facility Regulations. The nitrogen loading calculations for the
site have been informally reviewed by the Health Director who concurs with our
findings. The nitrogen loading calculations along with design plans and all required
submittal materials will be submitted for BOH approval.
Brewster ZBA
March 7, 2023
Page 2 of 3
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3. Recommend onsite property management or 24-hour access to emergency management
services for occupants of the facility.
HW Response: Acknowledged.
4. Full review of the proposed project upon application will be required prior to formal
approval.
HW Response: A formal Sanitary Disposal System Design for the project is currently
in progress and will be submitted to the Board of Health by HW when complete.
NATURAL RESOURCES DEPARTMENT
1. Natural Resources does not have any comments on this application.
HW Response: Acknowledged.
FIRE DEPARTMENT
1. A computer-generated apparatus swept path and turn simulation analysis shall be provided
to the Fire Department for review and approval.
HW Response: The requested turning analyses has been submitted to the Fire
Department for review.
2. Fire Department access roads including roadways, fire lanes, and parking lot lanes shall be
no less than 20’ in width.
HW Response: The minimum access road width for the proposed development is 20’.
3. Minimum inside turning radius of Fire Department access roads shall be 25’. The developer
may be required to increase this minimum turning radius to accommodate Fire Department
apparatus.
HW Response: In order to preserve the rural character of the Brewster, the entrance
driveway from Millstone Road was designed with a 15’ turning radius. Within the
development, the minimum turning radius is 10’. The corresponding turning analyses
demonstrating access throughout the site by the Departments Fire apparatus has
been submitted to the Fire Department for review.
4. A Fire Department access road shall be no less than 50’ from at least one (1) exterior door
that can be opened form the outside that provides direct access to the interior of the
building. **If the building is protected by an NFPA 13D or 13R sprinkler system this distance
can be increased to 150’.
HW Response: The proposed site design and architectural design will conform to all
applicable building codes, including maximum distance to access roads.
Brewster ZBA
March 7, 2023
Page 3 of 3
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Response Letter (002).docx
5. No “on-street” parking shall be allowed. All vehicles shall be parking in designated parking
spaces.
HW Response: All proposed parking spaces are designated perpendicular spaces
located directly off the access road, and no “on-street” parking is proposed.
6. All access roads shall be designated as fire lanes. All signage and road markings shall be
approved by the Fire Department prior to installation.
HW Response: The Applicant understands that all signage and road markings must
be approved by the Fire Department prior to installation.
7. The developer shall install fire (5) fire hydrants. The locations shall be approved by the Fire
Department prior to installation.
HW Response: The submitted plans depict five (5) fire hydrants in the locations
requested by the Department, their final locations will be confirmed with the Fire
Department prior to installation.
8. In the event the buildings are protected by an automatic sprinkler system, the Fire
Department shall approve the location and type of Fire Department connections prior to
installation.
HW Response: The Applicant understands this requirement.
9. If required, the Fire Department shall approve the location of all dire detection system
reporting panels.
HW Response: The Applicant understands this requirement.
10. An Emergency Responder Radio Communication System shall be installed in each
building per section 916.1 of the Massachusetts State Building Code.
HW Response: The Applicant understands this requirement.
11. A Knox box key vault shall be installed on each building. Location and type shall be
approved by the Fire Department prior to installation.
HW Response: The Applicant understands this requirement.
12. Street name, addresses, and building unit numbers shall be approved by the Fire
Department prior to installation.
HW Response: The final street name, addresses and building unit numbers will be
submitted to the Fire Department for review and approval prior to installation.
Prepared by:
35 New England Business Center Drive
Suite 140
Andover, MA 01810
Transportation Impact Assessment
Proposed Residential Development
0 Millstone Road
Brewster, Massachusetts
Prepared for:
Boston, Massachusetts
January 2023
35 New England Business Center Drive
Suite 140
Andover, MA 01810
www.rdva.com (978) 474-8800 (978) 688-6508
Dear Reviewer:
This letter shall certify that this Transportation Impact Assessment has been prepared under my
direct supervision and responsible charge. I am a Registered Professional Engineer (P.E.) in the
Commonwealth of Massachusetts (Massachusetts P.E. No. 38871, Civil) and hold Certification as
a Professional Traffic Operations Engineer (PTOE) from the Transportation Professional
Certification Board, Inc. (TPCB), an independent affiliate of the Institute of Transportation
Engineers (ITE) (PTOE Certificate No. 993). I am also a Fellow of the Institute of Transportation
Engineers (FITE).
Sincerely,
VANASSE & ASSOCIATES, INC.
Jeffrey S. Dirk, P.E., PTOE, FITE
Managing Partner
G:\9564 Brewster, MA\Report\0 Millstone Road TIA 1_23.docx
CONTENTS
EXECUTIVE SUMMARY .............................................................................................................. 1
INTRODUCTION ............................................................................................................................ 5
Project Description .............................................................................................................. 5
Study Methodology ............................................................................................................. 6
EXISTING CONDITIONS .............................................................................................................. 7
Roadway .............................................................................................................................. 7
Intersections......................................................................................................................... 7
Traffic Volumes .................................................................................................................. 8
Pedestrian and Bicycle Facilities ......................................................................................... 9
Public Transportation ........................................................................................................ 10
Spot Speed Measurements ................................................................................................. 10
Motor Vehicle Crash Data ................................................................................................. 11
FUTURE CONDITIONS ............................................................................................................... 13
Future Traffic Growth ....................................................................................................... 13
Project-Generated Traffic .................................................................................................. 15
Trip Distribution and Assignment ..................................................................................... 16
Future Traffic Volumes – Build Condition ....................................................................... 16
TRAFFIC OPERATIONS ANALYSIS ......................................................................................... 18
Methodology ..................................................................................................................... 18
Analysis Results ................................................................................................................ 20
G:\9564 Brewster, MA\Report\0 Millstone Road TIA 1_23.docx
CONTENTS (Continued)
SIGHT DISTANCE EVALUATION ............................................................................................. 25
CONCLUSIONS AND RECOMMENDATIONS ......................................................................... 27
Conclusions ....................................................................................................................... 27
Recommendations ............................................................................................................. 28
G:\9564 Brewster, MA\Report\0 Millstone Road TIA 1_23.docx
FIGURES
No. Title
1 Site Location Map
2 Existing Intersection Lane Use, Travel Lane Width, and Pedestrian Facilities
3 2022 Existing Average-Month Peak-Hour Traffic Volumes
4 2022 Existing Peak-Month Peak-Hour Traffic Volumes
5 2030 No-Build Average-Month Peak-Hour Traffic Volumes
6 2030 No-Build Peak-Month Peak-Hour Traffic Volumes
7 Trip-Distribution Map
8 Project-Generated Peak-Hour Traffic Volumes
9 2030 Build Average-Month Peak-Hour Traffic Volumes
10 2030 Build Peak-Month Peak-Hour Traffic Volumes
G:\9564 Brewster, MA\Report\0 Millstone Road TIA 1_23.docx
TABLES
No. Title
1 Study Area Intersection Description
2 2022 Existing Traffic Volumes
3 Vehicle Travel Speed Measurements
4 Motor Vehicle Crash Data Summary
5 Trip-Generation Summary
6 Peak-Hour Traffic-Volume Increases
7 Level-of-Service Criteria for Unsignalized Intersections
8 Unsignalized Intersection Level-of-Service and Vehicle Queue Summary
9 Sight Distance Measurements
G:\9564 Brewster, MA\Report\0 Millstone Road TIA 1_23.docx 1
EXECUTIVE SUMMARY
Vanasse & Associates, Inc. (VAI) has conducted a Transportation Impact Assessment (TIA) in
order to determine the potential impacts on the transportation infrastructure associated with the
proposed construction of a multifamily residential development to be located off Millstone Road
in Brewster, Massachusetts (hereafter referred to as the “Project”). This assessment was prepared
in consultation with the Massachusetts Department of Transportation (MassDOT), the Cape Cod
Commission (CCC) and the Town of Brewster, and was performed in accordance with MassDOT’s
Transportation Impact Assessment (TIA) Guidelines and the standards of the Traffic Engineering
and Transportation Planning professions for the preparation of such reports.
Based on this assessment, we have concluded the following with respect to the Project:
1. Using trip-generation statistics published by the Institute of Transportation Engineers
(ITE),1 the Project is expected to generate approximately 364 vehicle trips on an average
weekday (two-way, 24-hour volume), with 37 vehicle trips expected during the weekday
morning peak-hour and 40 vehicle trips expected during the weekday evening peak-hour;
2. The Project will not result in a significant impact (increase) on motorist delays or vehicle
queuing over anticipated future conditions without the Project (No-Build condition), with
no changes in levels of service shown to occur and Project-related impacts general defined
as an increase in average motorist delay that resulted in a corresponding increase in vehicle
queuing of up to two (2) vehicles;
3. Independent of the Project, the Millstone Road approach to Main Street (Route 6A) was
shown to operate over capacity (i.e., level-of-service (LOS) “F”) during both the weekday
morning and evening peak hours under peak summer month conditions, with the
Millstone Road approach to Long Pond Road (Route 137) identified to operate at capacity
(i.e., LOS “E”) during the weekday evening peak-hour under 2030 No-Build average-
month conditions and over capacity (LOS “F”) during both peak hours under peak summer
month conditions;
4. All movements at the Project site driveway intersection with Millstone Road were shown
to operate at LOS A during both peak hours with negligible vehicle queuing under average-
month conditions and at LOS B or better during both peak hours under peak summer month
conditions also with negligible vehicle queueing;
1Trip Generation, 11th Edition; Institute of Transportation Engineers; Washington, DC; 2021.
G:\9564 Brewster, MA\Report\0 Millstone Road TIA 1_23.docx 2
5. No apparent safety deficiencies were noted based on a review of MassDOT motor vehicle
crash data for the study area; and
6. Lines of sight at the Project site driveway intersection with Millstone Road exceed or can
be made to exceed the recommended minimum distance for safe operation.
In consideration of the above, we have concluded that the Project can be accommodated within the
confines of the existing transportation infrastructure in a safe and efficient manner with
implementation of the recommendations that follow.
RECOMMENDATIONS
A detailed transportation improvement program has been developed that is designed to provide safe
and efficient access to the Project site and address any deficiencies identified at off-site locations
evaluated in conjunction with this study. The following improvements have been recommended
as a part of this evaluation and, where applicable, will be completed in conjunction with the Project
subject to receipt of all necessary rights, permits, and approvals.
Project Access
Access to the Project site will be provided by way of a driveway that will intersect the west side of
Millstone Road approximately 130 feet north of Fern Lane. The following recommendations are
offered with respect to the design and operation of the Project site access and internal circulation,
many of which are reflected on the Site Plans:
The Project site driveway should be a minimum of 20-feet in width where parking will not
be permitted and designed to accommodate the turning and maneuvering requirements of
the largest anticipated responding emergency vehicle. If the minimum driveway width is
used, “No Stopping Any Time” signs shall be installed along both sides of the driveway.
Where perpendicular parking is proposed, the drive aisle behind the parking should be a
minimum of 23 feet in width in order to facilitate parking maneuvers.
Vehicles exiting the Project site should be placed under STOP-sign control with a marked
STOP-line provided.
All signs and pavement markings to be installed within the Project site should conform to
the applicable standards of the Manual on Uniform Traffic Control Devices (MUTCD).2
A sidewalk and marked crosswalks are provided within the Project site that connect the
proposed buildings to the amenity building and parking area, and extend along the
driveway to Millstone Road where a future sidewalk is to be constructed by the Town. It
is recommended that a widened sidewalk area be provided at Millstone Road to serve as a
school bus waiting area.
Americans with Disabilities Act (ADA) compliant wheelchair ramps should be provided
at all pedestrian crossings where a sidewalk will be present.
2Manual on Uniform Traffic Control Devices (MUTCD); Federal Highway Administration; Washington, D.C.; 2009.
G:\9564 Brewster, MA\Report\0 Millstone Road TIA 1_23.docx 3
Existing trees and vegetation located along the west side of Millstone Road within the sight
triangle areas of the Project site driveway should be selectively trimmed and/or removed
in order to provide the required sight lines to and from the driveway. We note that this
work will be required to complete the Millstone Road improvements that are being
advanced by the Town independent of the Project.
Signs and landscaping to be installed as a part of the Project within the intersection sight
triangle areas of the Project site driveway should be designed and maintained so as not to
restrict lines of sight.
Snow accumulations (windrows) within the sight triangle areas of the Project site driveway
will be promptly removed where such accumulations would impede sight lines.
Off-Site
Route 6A at Millstone Road
The addition of Project-related traffic to the Route 6A/Millstone Road intersection was not shown
to result in a change in level-of-service or a material increase in vehicle queueing for any
movement, with operating conditions under average month conditions shown to remain acceptable
(LOS C or better, where an LOS of “D” or better is defined as being representative of acceptable
operating conditions). Under peak summer month conditions, Project-related impacts were
generally defined as an increase in average motorist delay that resulted a corresponding increase in
vehicle queuing of up to two (2) vehicles over No-Build conditions. As such and given the limited
impact of the Project at this intersection with no evidence of a specific safety deficiency based on
a review of the MassDOT motor vehicle crash data, no improvements are recommended or appear
to be required at this intersection to accommodate the limited impact of the Project.
Route 137 at Millstone Road and the Private Driveway
The addition of Project-related traffic to the Route 137/Millstone Road/Private Driveway
intersection was not shown to result in a change in level-of-service for any movement, with Project-
related impacts generally defined as an increase in average vehicle queuing of up to two (2) vehicles
over No-Build conditions under peak summer month conditions. Independent of the Project, it was
noted that the Millstone Road approach is currently operating over capacity under peak summer
month conditions during both the weekday morning and evening peak hours. Given the limited
impact of the Project at this intersection with no evidence of a specific safety deficiency based on
a review of the MassDOT motor vehicle crash data, no improvements are recommended or appear
to be required at this intersection to accommodate the limited impact of the Project.
Transportation Demand Management
Regularly scheduled public transportation services are provided within the Town of Brewster by
the Cape Cod Regional Transit Authority (CCRTA). The CCRTA operates the FLEX service,
which travels along Route 6, Route 6A and Route 137, passing Millstone Road. The FLEX bus
service will deviate up to ¾ mile off its fixed route if a reservation is requested by a rider (pick-up
or drop-off). Reservations for off-route stops must be made at least two hours before the scheduled
pick-up. In addition to fixed-route bus services, the CCRTA provides a daily general public
demand response service called Dial-a-Ride Transportation (DART), which is a door-to-door, ride
by appointment transportation service. The CCRTA also provides door-to-door shared ride
transportation for eligible persons who cannot use fixed-route transit all or some of the time due to
G:\9564 Brewster, MA\Report\0 Millstone Road TIA 1_23.docx 4
a physical, cognitive, or mental disability in compliance with the ADA. The Brewster Council On
Aging (COA) also provides medical and non-medical transportation for seniors and disabled
persons.
In an effort to encourage the use of alternative modes of transportation to single-occupancy vehicles
(SOVs), the following Transportation Demand Management (TDM) measures will be implemented
as a part of the Project:
A transportation coordinator should be designated for the Project to coordinate the
elements of the TDM program
Information regarding public transportation services, maps, schedules, and fare
information should be posted in a central location and/or otherwise made available to
residents;
A “welcome packet” should be provided to new residents detailing available public
transportation services, bicycle and walking alternatives, and other commuting options;
Pedestrian accommodations have been incorporated into the Project and consist of
sidewalks within the Project site that extend along the driveway to Millstone Road where
a future sidewalk is planned to be constructed by the Town; and
Secure bicycle parking should be provided proximate to the community building.
With implementation of the aforementioned recommendations, safe and efficient access will be
provided to the Project site and the Project can be accommodated within the confines of the existing
transportation system.
G:\9564 Brewster, MA\Report\0 Millstone Road TIA 1_23.docx 5
INTRODUCTION
Vanasse & Associates, Inc. (VAI) has conducted a Transportation Impact Assessment (TIA) in
order to determine the potential impacts on the transportation infrastructure associated with the
proposed construction of a multifamily residential development to be located off Millstone Road
in Brewster, Massachusetts (hereafter referred to as the “Project”). This study evaluates the
following specific areas as they relate to the Project: i) access requirements; ii) potential off-site
improvements; and iii) safety considerations; and identifies and analyzes existing traffic conditions
and future traffic conditions, both with and without the Project, along Millstone Road, and at the
following specific intersections: Main Street (Route 6A) at Millstone Road and Long Pond Road
(Route 137) at Millstone Road.
PROJECT DESCRIPTION
As proposed, the Project will entail the construction of a 45-unit multifamily residential community
to be located off Millstone Road in Brewster, Massachusetts. The Project site encompasses
approximately 16.6± acres of undeveloped land that is bounded by residential properties to the
north; areas of open and wooded space and residential properties to the south; Millstone Road and
residential properties to the east; and areas of open and wooded space and residential properties to
the west. Figure 1 depicts the Project site location in relation to the existing roadway network.
Access to the Project site will be provided by way of a driveway that will intersect the west side of
Millstone Road approximately 130 feet north of Fern Lane.
On-site parking will be provided for 72 vehicles, or a parking ratio of 1.6 parking spaces per unit,
which exceeds the parking ratio for a multifamily residential building as defined in Table 1 of the
Planning Board Policy on Off Street Parking and Loading (Adopted September 11, 2013).3
3A parking ratio of 1.5 parking spaces per unit is required for a multifamily residential building.
137
BREWSTER
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Figure 1N75015000Scale in Feet
Vanasse &
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Transportation Impact Assessment - Proposed Multifamily Residential Development - Brewster, Massachusetts
Site Location Map
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G:\9564 Brewster, MA\Report\0 Millstone Road TIA 1_23.docx 6
STUDY METHODOLOGY
This study was prepared in consultation with the Town of Brewster, the Cape Cod Commission
(CCC) and Massachusetts Department of Transportation (MassDOT); was performed in
accordance with MassDOT’s Transportation Impact Assessment (TIA) Guidelines and the
standards of the Traffic Engineering and Transportation Planning professions for the preparation
of such reports; and was conducted in three distinct stages.
The first stage involved an assessment of existing conditions in the study area and included an
inventory of roadway geometrics; pedestrian and bicycle facilities; public transportation services;
observations of traffic flow; and collection of daily and peak-period traffic counts.
In the second stage of the study, future traffic conditions were projected and analyzed. Specific
travel demand forecasts for the Project were assessed along with future traffic demands due to
expected traffic growth independent of the Project. A seven-year time horizon from the date of
publication of this assessment was selected for analyses consistent with MassDOT’s
Transportation Impact Assessment (TIA) Guidelines. The traffic analysis conducted in stage two
identifies existing or projected future roadway capacity, traffic safety, and site access issues.
The third stage of the study presents and evaluates measures to address traffic and safety issues, if
any, identified in stage two of the study.
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EXISTING CONDITIONS
A comprehensive field inventory of existing conditions within the study area was conducted in
December 2022. The field investigation consisted of an inventory of existing roadway geometrics;
pedestrian and bicycle facilities; public transportation services; traffic volumes; and operating
characteristics; as well as posted speed limits and land use information within the study area. The
study area that was assessed for the Project consisted of Millstone Road, and the following specific
intersections: Main Street (Route 6A) at Millstone Road, and Long Pond Road (Route 137) at
Millstone Road.
The following describes the study area roadway and intersections.
ROADWAY
Millstone Road
Two-lane, urban minor arterial roadway under Town jurisdiction;
Traverses study area in a general north-south direction between Route 137 and Route 6A;
Provides two 9- to 12-foot wide travel lanes that are separated by a double-yellow
centerline with a 1-foot wide marked shoulder provided;
The posted speed limit varies between 25 miles per hour (mph) and 40 mph, with the posted
speed limit in the vicinity of the Project site identified as 35 mph;
Sidewalks are not provided;
The Cape Cod Rail-Trail crosses Millstone Road approximately 625 feet south of Route 6A
Illumination is provided intermittently by way of streetlights mounted on wood poles;
Land use within the study area consists of the Project site, residential properties, and areas
of open and wooded space.
INTERSECTIONS
Table 1 and Figure 2 summarize existing lane use, traffic control, and pedestrian and bicycle
accommodations at the study area intersections as observed in December 2022.
G:\9564 Brewster, MA\Report\0 Millstone Road TIA 1_23.docx 8
Table 1
STUDY AREA INTERSECTION DESCRIPTION
Intersection
Traffic
Control
Typea
No. of Travel Lanes
Provided
Shoulder
Provided?
(Yes/No/Width)
Pedestrian
Accommodations?
(Yes/No/Description)
Bicycle
Accommodations?
(Yes/No/Description)
Rte. 6A/
Millstone Rd. S
1 through/right-turn lane
on Rte. 6A eastbound;
1 left-turn/through lane
on Rte. 6A westbound;
and 1 left-turn/right-turn
lane on Millstone Rd.
Yes; 1 foot on
all legs
Yes; a sidewalk is
provided along the north
side of Rte. 6A.
No
Rte. 137/
Millstone Rd./
Private Dwy.
S 1-general purpose lane
on all approaches
Yes; 1 to 3 feet
on Rte. 137 and
1 foot on
Millstone Rd.
No No
aS = STOP-sign control.
TRAFFIC VOLUMES
In order to determine existing traffic-volume demands and flow patterns within the study area,
automatic traffic recorder (ATR) counts, turning movement counts (TMCs), and vehicle
classification counts were completed in December 2022. The ATR counts were conducted on
Millstone Road in the vicinity of the Project site on December 6th through December 7th, 2022
(Tuesday through Wednesday, inclusive) in order to record weekday traffic conditions over an
extended period, with peak-period TMCs performed at the study intersections during the weekday
morning (7:00 to 9:00 AM) and evening (4:00 to 6:00 PM) peak-periods on Tuesday,
December 6, 2022. These time periods were selected for analysis purposes as they are
representative of the peak-traffic-volume hours for both the Project and the adjacent roadway
network.
Traffic-Volume Adjustments
In order to evaluate the potential for seasonal fluctuation of traffic volumes within the study area,
historic traffic count data maintained by the CCC 4 was reviewed. Based on a review of this data,
it was determined that traffic volumes during the month of December are 14 percent below
average-month conditions and 50 percent below peak-month conditions. In order to develop traffic
volume conditions within the study area under average-month conditions, an adjustment factor of
1.14 was applied to the December traffic count data based on the seasonal adjustment factors
provided by the CCC. Traffic volume conditions within the study area under peak-month
conditions were developed by applying an adjustment factor of 1.50 to the December traffic count
data.
In order to account for the impact on traffic volumes and trip patterns resulting from the COVID-19
pandemic, traffic-volume data collected at the MassDOT Continuous Count Station No. 7351
located on Route 28 in Barnstable were reviewed.5 Traffic-volume data collected at this count
station in December 2022 was compared to data collected at the same count station in
December 2019. Based on this pre- and post-COVID-19 traffic-volume comparison, the traffic-
4Cape Cod 2019 Traffic Counting Report, Cape Cod Commission; 2019.
5MassDOT Traffic Volumes for the Commonwealth of Massachusetts; 2022.
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Transportation Impact Assessment - Proposed Multifamily Residential Development - Brewster, Massachusetts
Figure 2
Vanasse &
Associates inc
SITE
6A
137
Travel Lane Width, and
Existing Intersection Lane Use,
Pedestrian Facilities
U
U
Legend:
Unsignalized Intersection
Sidewalk
U
Lane Use and Travel Lane Width
Rail-Trail
Crosswalk
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volume data that was collected as part of this assessment was found to be approximately 2.7 percent
below the conditions that existed prior to the COVID-19 pandemic. As such, the adjusted (average
and peak-month) December traffic volumes were adjusted upward by an additional 2.7 percent.
The 2022 Existing average and peak-month traffic volumes are summarized in Table 2, with the
weekday morning and evening peak-hour traffic volumes graphically depicted on Figure 3 for
average-month conditions and on Figure 4 for peak-month conditions. Note that the peak-hour
traffic volumes that are presented in Table 2 were obtained from the aforementioned Figures.
Table 2
2022 EXISTING TRAFFIC VOLUMES
AVERAGE MONTH/PEAK MONTH CONDITIONS
Location/Peak Hour AWTa VPHc K Factord
Directional
Distributione
Millstone Road, north of Fern Street:
Weekday Morning (7:30 – 8:30 AM)
Weekday Evening (4:00 – 5:00 PM)
2,205/2,990
--
--
--
226/298
287/380
--
10.2
13.0
--
66.8 NB
65.1% SB
aAverage weekday traffic in vehicles per day.
bVehicles per hour.
cPercent of daily traffic occurring during the peak hour.
dPercent traveling in peak direction.
NB = northbound, SB = southbound.
As can be seen in Table 2, Millstone Road in the vicinity of the Project site was found to
accommodate approximately 2,205 vehicles on an average weekday under average-month
conditions and 2,990 vehicles under peak-month conditions (both two-way, 24-hour volumes).
During the weekday morning peak-hour, Millstone Road was found to accommodate
approximately 226 vehicles per hour (vph) under average-month conditions and 298 vph under
peak-month conditions. During the weekday evening peak-hour, Millstone Road was found to
accommodate 287 vph under average-month conditions and 380 vph under peak-month conditions.
PEDESTRIAN AND BICYCLE FACILITIES
A comprehensive field inventory of pedestrian and bicycle facilities within the study area was
undertaken in December 2022. The field inventory consisted of a review of the location of
sidewalks and pedestrian crossing locations along the study roadway and at the study area
intersections, as well as the location of existing and planned future bicycle facilities.
As detailed on Figure 2, a sidewalk is provided along the north side of Route 6A. The study area
roadways do not provide sufficient width on a continuous basis to support bicycle travel in a shared
traveled-way configuration.6 To the north of the Project site, the Cape Cod Rail-Trail traverses a
former railroad right-of-way between Wellfleet and Yarmouth, a distance of approximately
6A minimum combined travel lane and paved shoulder width of 14 feet is required to support bicycle travel in a shared
traveled-way condition.
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Transportation Impact Assessment - Proposed Multifamily Residential Development - Brewster, Massachusetts
Figure 3
Average-Month
WEEKDAY MORNING PEAK HOUR
2022 ExistingVanasse &
Associates inc
SITE
WEEKDAY EVENING PEAK HOUR
6A
137
SITE
6A
137
Peak-Hour Traffic Volumes
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Transportation Impact Assessment - Proposed Multifamily Residential Development - Brewster, Massachusetts
Figure 4
Peak-Month
WEEKDAY MORNING PEAK HOUR
2022 ExistingVanasse &
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SITE
WEEKDAY EVENING PEAK HOUR
6A
137
SITE
6A
137
Peak-Hour Traffic Volumes
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28-miles, crossing over Route 6 and traveling through the Towns of Yarmouth, Dennis, Harwich,
Brewster, Orleans, Eastham, and Wellfleet. The Cape Cod Rail Trail crosses Millstone Road to
the north of the Project site approximately 625 feet south of Route 6A.
PUBLIC TRANSPORTATION
Regularly scheduled public transportation services are provided within the Town of Brewster by
the Cape Cod Regional Transit Authority (CCRTA). The CCRTA operates the FLEX service,
which travels along Route 6, Route 6A and Route 137, passing Millstone Road. The FLEX bus
service will deviate up to ¾ mile off its fixed route if a reservation is requested by a rider (pick-up
or drop-off). Reservations for off-route stops must be made at least two hours before the scheduled
pick-up. In addition to fixed-route bus services, the CCRTA provides a daily general public
demand response service called Dial-a-Ride Transportation (DART), which is a door-to-door, ride
by appointment transportation service. The CCRTA also provides door-to-door shared ride
transportation for eligible persons who cannot use fixed-route transit all or some of the time due to
a physical, cognitive, or mental disability in compliance with the ADA. The Brewster Council On
Aging (COA) also provides medical and non-medical transportation for seniors and disabled
persons.
The public transportation schedules and fare information are provided in the Appendix.
SPOT SPEED MEASUREMENTS
Vehicle travel speed measurements were performed on Millstone Road in the vicinity of the Project
site in conjunction with the ATR counts. Table 3 summarizes the vehicle travel speed
measurements.
Table 3
VEHICLE TRAVEL SPEED MEASUREMENTS
Millstone Road
Northbound Southbound
Mean Travel Speed (mph)
28
30
85th Percentile Speed (mph)
32
33
Posted Speed Limit (mph)
35
35
mph = miles per hour.
As can be seen in Table 3, the mean vehicle travel speed along Millstone Road in the vicinity of
the Project site was found to be 28 mph in the northbound direction and 30 mph southbound. The
measured 85th percentile vehicle travel speed, or the speed at which 85 percent of the observed
vehicles traveled at or below, was found to be 32 mph northbound and 33 mph southbound, which
is generally consistent the posted speed limit in the vicinity of the Project site (35 mph). The 85th
G:\9564 Brewster, MA\Report\0 Millstone Road TIA 1_23.docx 11
percentile speed is used as the basis of engineering design and in the evaluation of sight distances
and is often used in establishing posted speed limits.
MOTOR VEHICLE CRASH DATA
Motor vehicle crash information for the study area intersections was provided by the MassDOT
Highway Division Safety Management/Traffic Operations Unit for the most recent five-year period
available (2016 through 2020, inclusive) in order to examine motor vehicle crash trends occurring
within the study area. The data is summarized by intersection, type, severity, roadway and weather
conditions, and day of occurrence, and presented in Table 4.
As can be seen in Table 4, the study area intersections were found to have experienced an average
of 1.6 or fewer reported movement vehicle crashes per year over the five-year review period. The
majority of the crashes occurred on a weekday; during daylight; under clear weather conditions;
and were reported as angle, rear-end or sideswipe crashes that resulted in property damage only.
The study area intersections were found to have motor vehicle crash rates that were below both the
MassDOT statewide and District average crash rates for a similar intersection for the MassDOT
Highway Division District in which the intersection is located (District 5).
A review of the MassDOT statewide High Crash Location List indicated that there are no locations
within the Town of Brewster that are included on MassDOT’s Highway Safety Improvement
Program (HSIP) listing as a high crash location. In addition, no fatal motor vehicle crashes were
reported to have occurred at the study area intersections over the five-year review period.
The detailed MassDOT Crash Rate Worksheet and High Crash Location mapping are provided in
the Appendix.
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Table 4
MOTOR VEHICLE CRASH DATA SUMMARYa
Route 6A/
Millstone Road
Route 137/
Millstone Road/
Private Driveway
Traffic Control Type:b
Year:
2016
2017
2018
2019
2020
Total
U
2
2
4
0
0
8
U
4
0
0
0
1
5
Average
Ratec
MassDOT Crash Rate:d
Significant?e
1.60
0.36
0.57/0.57
No
1.00
0.28
0.57/0.57
No
Type:
Angle
Rear-End
Head-On
Sideswipe
Fixed Object
Pedestrian/Bicycle
Unknown/Other
Total
4
3
0
0
1
0
0
8
1
1
1
2
0
0
0
5
Conditions:
Clear
Cloudy
Rain
Snow/Ice
Total
7
1
0
0
8
4
0
1
0
5
Lighting:
Daylight
Dawn/Dusk
Dark (Road Lit)
Dark (Road Unlit)
Total
8
0
0
0
8
4
0
0
1
5
Day of Week:
Monday through Friday
Saturday
Sunday
Total
5
3
0
8
4
0
1
5
Severity:
Property Damage Only
Personal Injury
Fatality
Not Reported
Total
8
0
0
0
8
4
1
0
0
5
aSource: MassDOT Safety Management/Traffic Operations Unit records, 2016 through 2020.
bTraffic Control Type: U = unsignalized.
cCrash rate per million vehicles entering the intersection.
dStatewide/District crash rate.
eThe intersection crash rate is significant if it is found to exceed the MassDOT crash rate for
the MassDOT Highway Division District in which the Project is located (District 5).
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FUTURE CONDITIONS
Traffic volumes in the study area were projected to the year 2030, which reflects a seven-year
planning horizon from the date of publication of this assessment consistent with MassDOT’s
Transportation Impact Assessment (TIA) Guidelines. Independent of the Project, traffic volumes
on the roadway network in the year 2030 under No-Build conditions include all existing traffic and
new traffic resulting from background traffic growth. Anticipated Project-generated traffic
volumes superimposed upon the 2030 No-Build traffic volumes reflect 2030 Build traffic-volume
conditions with the Project.
FUTURE TRAFFIC GROWTH
Future traffic growth is a function of the expected land development in the immediate area and the
surrounding region. Several methods can be used to estimate this growth. A procedure frequently
employed estimates an annual percentage increase in traffic growth and applies that percentage to
all traffic volumes under study. The drawback to such a procedure is that some turning volumes
may actually grow at either a higher or a lower rate at particular intersections.
An alternative procedure identifies the location and type of planned development, estimates the
traffic to be generated, and assigns it to the area roadway network. This procedure produces a more
realistic estimate of growth for local traffic; however, potential population growth and development
external to the study area would not be accounted for in the resulting traffic projections.
To provide a conservative analysis framework, both procedures were used, the salient components
of which are described below.
Specific Development by Others
The Town of Brewster and the CCC were contacted in order to determine if there were any projects
planned within the study area that would have an impact on future traffic volumes at the study
intersections. Based on these discussions, the following developments were identified for review
in conjunction with this assessment:
Orleans Plaza, 17 Nells Way, Orleans, Massachusetts. This project consists of the
construction of 43 residential units to be located at 17 Nells Way, east of the Project site.
Traffic volumes associated with this project within the study area of this assessment are
G:\9564 Brewster, MA\Report\0 Millstone Road TIA 1_23.docx 14
expected to be relatively minor and would be reflected in the general background traffic
growth rate (discussion follows).
Elijah’s Woods Subdivision, Brewster-Chatham Road (Route 137), East Harwich,
Massachusetts. This project is currently under construction and entails the development of
a 10-lot residential subdivision located off Route 137, opposite Landron Way and south of
the Project site. Traffic volumes associated with this project within the study area of this
assessment are expected to be relatively minor and would be reflected in the general
background traffic growth rate.
In addition, the Town of Brewster has acquired two former Cape Cod Sea Camps located at
3057 Main Street (Route 6A), and at 500 W.H. Besse Cartway. Specific development plans for
these properties are currently under discussion and a defined program has not yet been identified.
No other developments were identified at this time that are expected to result in an increase in
traffic within the study area beyond the general background traffic growth rate.
General Background Traffic Growth
Traffic-volume data compiled by the CCC from permanent count stations and historic traffic counts
in the area were reviewed in order to determine general traffic growth trends. Based on a review
of this data, it was determined that traffic volumes within the study area (the “Lower-Cape” region)
have experienced an annual increase of approximately 0.23 percent over the last 10-year period.7
In order to provide a conservative (high) analysis scenario and a prudent planning assessment for
the Project, a 0.5 percent per year compounded annual background traffic growth rate was used to
account for future traffic growth and presently unforeseen development within the study area.
Roadway Improvement Projects
MassDOT, the CCC and the Town of Brewster were contacted in order to determine if there were
any planned future roadway improvement projects expected to be completed by 2030 within the
study area. Based on these discussions, the following roadway improvement project was identified:
Millstone Road Improvements, Brewster, Massachusetts. This project is being
undertaken by the Town and entails the stormwater management and pedestrian and
bicycle improvements along the length of Millstone Road to include the following:
o Millstone Road will be reconstructed to provide a uniformed traveled-way
consisting of two 11-foot wide travel lanes that will be separated by a double-
yellow centerline with 1-foot wide marked shoulders.
o Five-foot wide sidewalks will be added, separated from the edge of the traveled-
way by a grass-strip where possible. The sidewalk will located be along the west
side of Millstone Road north of Lund Farm Way, along both sides between
Lund Farm Way and Fern Lane, and along the east side south of Fern Lane.
o Marked crosswalks will be provided for crossing Route 6A and Millstone Road
when the sidewalk switches sides.
7Ibid 4.
G:\9564 Brewster, MA\Report\0 Millstone Road TIA 1_23.docx 15
No other roadway improvement projects aside from routine maintenance activities were identified
to be planned within the study area at this time.
No-Build Traffic Volumes
The 2030 No-Build condition peak-hour traffic volumes were developed by applying the
0.5 percent per year compounded annual background traffic growth rate to the 2022 Existing
peak-hour traffic volumes. The resulting 2030 No-Build weekday morning and evening peak-hour
traffic volumes under average-month conditions are shown on Figure 5, with the corresponding
peak-month traffic volumes shown on Figure 6.
PROJECT-GENERATED TRAFFIC
Design year (2030 Build) traffic volumes for the study area roadways were determined by
estimating Project-generated traffic volumes and assigning those volumes on the study roadways.
The following sections describe the methodology used to develop the anticipated traffic
characteristics of the Project.
As proposed, the Project will entail the construction of a 45-unit multifamily residential
community. In order to develop the traffic characteristics of the Project, trip-generation statistics
published by the Institute of Transportation Engineers (ITE)8 for a similar land use as that proposed
were used. ITE Land Use Code (LUC) 220, Multifamily Housing (Low-Rise), was used to develop
the trip-generation characteristics for the Project, the results of which are summarized in Table 5.
Table 5
TRIP-GENERATION SUMMARY
Vehicle Tripsa
Time Period Entering Exiting Total
Average Weekday 182 182 364
Weekday Morning Peak-Hour 9 28 37
Weekday Evening Peak-Hour 25 15 40
aBased on ITE LUC 220, Multifamily Housing (Low-Rise).
Project-Generated Traffic-Volume Summary
As can be seen in Table 5, the Project is expected to generate approximately 364 vehicle trips on
an average weekday (two-way, 24-hour volume, or 182 vehicles entering and 182 exiting), with
37 vehicle trips (9 vehicles entering and 28 exiting) expected during the weekday morning
peak-hour and 40 vehicle trips (25 vehicles entering and 15 exiting) expected during the weekday
evening peak-hour.
8Ibid 1.
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Transportation Impact Assessment - Proposed Multifamily Residential Development - Brewster, Massachusetts
Figure 5
Average-Month
WEEKDAY MORNING PEAK HOUR
2030 No-BuildVanasse &
Associates inc
SITE
WEEKDAY EVENING PEAK HOUR
6A
137
SITE
6A
137
Peak-Hour Traffic Volumes
R:
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Transportation Impact Assessment - Proposed Multifamily Residential Development - Brewster, Massachusetts
Figure 6
Peak-Month
WEEKDAY MORNING PEAK HOUR
2030 No-BuildVanasse &
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SITE
WEEKDAY EVENING PEAK HOUR
6A
137
SITE
6A
137
Peak-Hour Traffic Volumes
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TRIP DISTRIBUTION AND ASSIGNMENT
The directional distribution of generated trips to and from the Project site was determined based on
a review of Journey-to-Work data obtained from the U.S. Census for persons residing in the
Town of Brewster and then refined based on existing traffic patterns within the study area. The
general trip distribution for the Project is graphically depicted on Figure 7. Traffic volumes
expected to be generated by the Project during the weekday morning and evening peak hours were
assigned onto the study area roadway network as shown on Figure 8.
FUTURE TRAFFIC VOLUMES – BUILD CONDITION
The 2030 Build condition traffic volumes consist of the 2030 No-Build traffic volumes with the
additional traffic expected to be generated by the Project added to them. The 2030 Build
average-month weekday morning and evening peak-hour traffic volumes are graphically depicted
on Figure 9, with corresponding peak-month traffic volumes depicted on Figure 10.
A summary of peak-hour projected traffic-volume changes outside of the study area that is the
subject of this assessment is shown in Table 6. These changes are a result of the construction of
the Project.
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Transportation Impact Assessment - Proposed Multifamily Residential Development - Brewster, Massachusetts
Figure 7
Trip Distribution MapVanasse &
Associates inc
SITE
6A
137
26%
9%
51%
14%
Legend:
Exiting Trips
Entering Trips
(XX)
XX
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Transportation Impact Assessment - Proposed Multifamily Residential Development - Brewster, Massachusetts
Figure 8
Peak-Hour Traffic Volumes
WEEKDAY MORNING PEAK HOUR
Project-GeneratedVanasse &
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SITE
WEEKDAY EVENING PEAK HOUR
6A
137
SITE
6A
137
Legend:
Exiting Trips
Entering Trips
(XX)
XX
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Transportation Impact Assessment - Proposed Multifamily Residential Development - Brewster, Massachusetts
Figure 9
WEEKDAY MORNING PEAK HOUR
Vanasse &
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WEEKDAY EVENING PEAK HOUR
6A
137
6A
137
Average-Month
2030 Build
Peak-Hour Traffic Volumes
SITESITE
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Transportation Impact Assessment - Proposed Multifamily Residential Development - Brewster, Massachusetts
Figure 10
WEEKDAY MORNING PEAK HOUR
Vanasse &
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WEEKDAY EVENING PEAK HOUR
6A
137
6A
137
Peak-Month
2030 Build
Peak-Hour Traffic Volumes
SITESITE
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Table 6
PEAK-HOUR TRAFFIC-VOLUME INCREASES
Location/Peak-Hour
2022
Existing
2030
No-Build
2030
Build
Traffic-
Volume
Increase
Over
No-Build
Percent Increase
Over
No-Build
Route 6A, east of Millstone Road:
Average Month
Weekday Morning
Weekday Evening
Peak Month
Weekday Morning
Weekday Evening
789
996
1,039
1,311
821
1,036
1,081
1,365
830
1,047
1,090
1,376
9
11
9
11
1.1
1.1
0.8
0.8
Route 6A, west of Millstone Road:
Average Month
Weekday Morning
Weekday Evening
Peak Month
Weekday Morning
Weekday Evening
737
879
969
1,157
766
914
1,009
1,204
770
917
1,013
1,207
4
3
4
3
0.5
0.3
0.4
0.2
Route 137, east of Millstone Road:
Average Month
Weekday Morning
Weekday Evening
Peak Month
Weekday Morning
Weekday Evening
693
770
910
1,012
721
800
948
1,053
740
821
967
1,074
19
21
19
21
2.6
2.6
2.0
2.0
Route 137, west of Millstone Road:
Average Month
Weekday Morning
Weekday Evening
Peak Month
Weekday Morning
Weekday Evening
564
674
742
887
587
702
772
924
592
707
777
929
5
5
5
5
0.9
0.7
0.6
0.5
As shown in Table 6, Project-related traffic-volume changes outside of the study area relative to
2030 No-Build conditions are anticipated to range from 0.2 to 2.6 percent during the peak periods,
with vehicle increases shown to range from 3 to 21 vehicles. When distributed over the respective
peak hours and to the roadway network that serves the Project site, the identified traffic-volume
increases outside the immediate study area will result in a significant increase in motorist delays
or vehicle queuing over anticipated future conditions without the Project (i.e., No-Build
conditions).
G:\9564 Brewster, MA\Report\0 Millstone Road TIA 1_23.docx 18
TRAFFIC OPERATIONS ANALYSIS
Measuring existing and future traffic volumes quantifies traffic flow within the study area. To
assess quality of flow, roadway capacity and vehicle queue analyses were conducted under
Existing, No-Build, and Build traffic-volume conditions. Capacity analyses provide an indication
of how well the roadway facilities serve the traffic demands placed upon them, with vehicle queue
analyses providing a secondary measure of the operational characteristics of an intersection or
section of roadway under study.
METHODOLOGY
Levels of Service
A primary result of capacity analyses is the assignment of level of service to traffic facilities under
various traffic-flow conditions.9 The concept of level of service is defined as a qualitative measure
describing operational conditions within a traffic stream and their perception by motorists and/or
passengers. A level-of-service definition provides an index to quality of traffic flow in terms of
such factors as speed, travel time, freedom to maneuver, traffic interruptions, comfort, convenience,
and safety.
Six levels of service are defined for each type of facility. They are given letter designations from
A to F, with level-of-service (LOS) A representing the best operating conditions and LOS F
representing congested or constrained operating conditions.
Since the level of service of a traffic facility is a function of the traffic flows placed upon it, such a
facility may operate at a wide range of levels of service, depending on the time of day, day of week,
or period of year.
9The capacity analysis methodology is based on the concepts and procedures presented in the Highway Capacity Manual;
Transportation Research Board; Washington, DC; 2016.
G:\9564 Brewster, MA\Report\0 Millstone Road TIA 1_23.docx 19
Unsignalized Intersections
The six levels of service for unsignalized intersections may be described as follows:
• LOS A represents a condition with little or no control delay to minor street traffic.
• LOS B represents a condition with short control delays to minor street traffic.
• LOS C represents a condition with average control delays to minor street traffic.
• LOS D represents a condition with long control delays to minor street traffic.
• LOS E represents operating conditions at or near capacity level, with very long control
delays to minor street traffic.
• LOS F represents a condition where minor street demand volume exceeds capacity of an
approach lane, with extreme control delays resulting.
The levels of service of unsignalized intersections are determined by application of a procedure
described in the Highway Capacity Manual 6th Edition.10 Level of service is measured in terms of
average control delay. Mathematically, control delay is a function of the capacity and degree of
saturation of the lane group and/or approach under study and is a quantification of motorist delay
associated with traffic control devices such as traffic signals and STOP signs. Control delay
includes the effects of initial deceleration delay approaching a STOP sign, stopped delay, queue
move-up time, and final acceleration delay from a stopped condition. Definitions for level of
service at unsignalized intersections are also given in the Highway Capacity Manual 6th Edition.
Table 7 summarizes the relationship between level of service and average control delay for
two-way STOP-controlled and all-way STOP-controlled intersections.
Table 7
LEVEL-OF-SERVICE CRITERIA FOR
UNSIGNALIZED INTERSECTIONSa
Level-of-Service by Volume-to-Capacity Ratio Average Control Delay
(Seconds Per Vehicle) v/c ≤ 1.0 v/c > 1.0
A
B
C
D
E
F
F
F
F
F
F
F
≥10.0
10.1 to 15.0
15.1 to 25.0
25.1 to 35.0
35.1 to 50.0
>50.0
aSource: Highway Capacity Manual; Transportation Research Board; Washington, DC; 2016;
page 19-2.
10Highway Capacity Manual; Transportation Research Board; Washington, DC; 2016.
G:\9564 Brewster, MA\Report\0 Millstone Road TIA 1_23.docx 20
Vehicle Queue Analysis
Vehicle queue analyses are a direct measurement of an intersection’s ability to process vehicles
under various traffic control and volume scenarios and lane use arrangements. The vehicle queue
analysis was performed using the Synchro® intersection capacity analysis software which is based
upon the methodology and procedures presented in the Highway Capacity Manual 6th Edition. The
Synchro® vehicle queue analysis methodology is a simulation-based model which reports the
number of vehicles that experience a delay of 6 seconds or more at an intersection. For unsignalized
intersections, Synchro® reports the 95th percentile vehicle queue. Vehicle queue lengths are a
function of the capacity of the movement under study and the volume of traffic being processed by
the intersection during the analysis period. The 95th percentile vehicle queue is the vehicle queue
length that will be exceeded only 5 percent of the time, or approximately 3 minutes out of 60
minutes during the peak one hour of the day (during the remaining 57 minutes, the vehicle queue
length will be less than the 95th percentile queue length).
ANALYSIS RESULTS
Level-of-service and vehicle queue analyses were conducted for 2022 Existing, 2030 No-Build,
and 2030 Build conditions for the intersections within the study area. The results of the intersection
capacity and vehicle queue analyses are summarized in Table 8, with the detailed analysis results
presented in the Appendix.
The following is a summary of the level-of-service and vehicle queue analyses for the intersections
within the study area. For context, we note that an LOS of “D” or better is generally defined as
“acceptable” operating conditions.
Unsignalized Intersections
Project-related impacts at the unsignalized study area intersections are shown on Table 8 and are
defined as follows:
Route 6A at Millstone Road
Under both average and peak-month conditions, no change in level of service was shown to occur
as a result of the addition of Project-related traffic. Under average-month conditions, the critical
movements (all movements from Millstone Road) were shown to continue to operate at LOS C
during both peak hours with no material increase in vehicle queueing. Under peak summer month
conditions, the critical movements were shown to operate at LOS F during both peak hours (no
change over Existing or No-Build conditions), with Project-related impacts defined as an increase
in average motorist delay that resulted in a corresponding increase in vehicle queuing of up to two
(2) vehicles.
Route 137 at Millstone Road and the Private Driveway
Under both average and peak-month conditions, no change in level of service was shown to occur
as a result of the addition of Project-related traffic. Under average-month conditions, the critical
movements (all movements from Millstone Road) were shown to continue to operate at LOS C
during the weekday morning peak-hour and at LOS E during the weekday evening peak-hour with
no material increase in vehicle queueing. Under peak summer month conditions, the critical
movements were shown to operate at LOS F during both peak hours (no change over Existing or
G:\9564 Brewster, MA\Report\0 Millstone Road TIA 1_23.docx 21
No-Build conditions), with Project-related impacts defined as an increase in average motorist delay
that resulted in a corresponding increase in vehicle queuing of two (2) vehicles.
Millstone Road at the Project Site Driveway
Under average-month conditions, all movements exiting the Project site driveway intersection with
Millstone Road were shown to operate at LOS A during both the weekday morning and evening
peak hours with negligible vehicle queuing predicted. Under peak summer month conditions, all
movements exiting the Project site driveway to Millstone Road were shown to operate at LOS A
during the weekday morning peak-hour and at LOS B during the weekday evening peak-hour, also
with negligible vehicle queuing predicted. All movements along Millstone Road approaching the
driveway were shown to operate at LOS A during the peak hours under both average and peak
summer month conditions.
G:\9564 Brewster, MA\Report\0 Millstone Road TIA 1_23.docx 22
Table 8
UNSIGNALIZED INTERSECTION LEVEL-OF-SERVICE AND VEHICLE QUEUE SUMMARY
2022 Existing 2030 No-Build 2030 Build
Unsignalized Intersection/Peak Hour/Movement
Demanda
Delayb
LOSc
Queued
95th
Demand
Delay
LOS
Queue
95th
Demand
Delay
LOS
Queue
95th
Route 6A/Millstone Road
(Average-Month Conditions)
Weekday Morning:
Route 6A EB TH/RT
Route 6A WB LT/TH
Millstone Road LT/RT
Weekday Evening:
Route 6A EB TH/RT
Route 6A WB LT/TH
Millstone Road LT/RT
485
240
151
392
589
100
0.0
1.3
20.0
0.0
1.9
20.8
A
A
C
A
A
C
0
0
3
0
1
2
504
250
157
408
612
104
0.0
1.3
21.8
0.0
2.0
22.5
A
A
C
A
A
C
0
0
3
0
1
2
505
252
167
410
619
109
0.0
1.4
23.0
0.0
2.1
23.5
A
A
C
A
A
C
0
0
3
0
1
2
Route 6A/Millstone Road
(Peak-Month Conditions)
Weekday Morning:
Route 6A EB TH/RT
Route 6A WB LT/TH
Millstone Road LT/RT
Weekday Evening:
Route 6A EB TH/RT
Route 6A WB LT/TH
Millstone Road LT/RT
638
316
199
516
775
133
0.0
1.4
>50.0
0.0
2.1
>50.0
A
A
F
A
A
F
0
0
8
0
1
6
664
329
207
537
807
138
0.0
1.4
>50.0
0.0
2.2
>50.0
A
A
F
A
A
F
0
0
9
0
1
7
665
331
217
539
814
143
0.0
1.5
>50.0
0.0
2.3
>50.0
A
A
F
A
A
F
0
0
11
0
1
8
See notes at end of table.
G:\9564 Brewster, MA\Report\0 Millstone Road TIA 1_23.docx 23
Table 8 (Continued)
UNSIGNALIZED INTERSECTION LEVEL-OF-SERVICE AND VEHICLE QUEUE SUMMARY
2022 Existing 2030 No-Build 2030 Build
Unsignalized Intersection/Peak Hour/Movement
Demanda
Delayb
LOSc
Queued
95th
Demand
Delay
LOS
Queue
95th
Demand
Delay
LOS
Queue
95th
Route 137/Millstone Road/Private Driveway
(Average Month Conditions)
Weekday Morning:
Route 137 EB LT/TH/RT
Route 137 WB LT/TH/RT
Private Driveway LT/TH/RT
Millstone Road LT/TH/TR
Weekday Evening:
Route 137 EB LT/TH/RT
Route 137 WB LT/TH/RT
Private Driveway LT/TH/RT
Millstone Road LT/TH/TR
294
314
1
141
340
384
7
136
0.6
0.1
15.3
20.3
1.3
0.0
15.6
32.0
A
A
C
C
A
A
C
D
0
0
2
0
0
0
1
--
306
327
1
146
354
399
7
141
0.6
0.1
15.7
22.0
1.3
0.0
16.2
36.6
A
A
C
C
A
A
C
E
0
0
0
3
0
0
0
4
307
332
1
164
357
412
7
151
0.6
0.1
15.8
24.4
1.4
0.0
16.5
42.2
A
A
C
C
A
A
C
E
0
0
0
3
0
0
0
4
Route 137/Millstone Road/Private Driveway
(Peak-Month Conditions)
Weekday Morning:
Route 137 EB LT/TH/RT
Route 137 WB LT/TH/RT
Private Driveway LT/TH/RT
Millstone Road LT/TH/TR
Weekday Evening:
Route 137 EB LT/TH/RT
Route 137 WB LT/TH/RT
Private Driveway LT/TH/RT
Millstone Road LT/TH/RT
386
413
2
185
447
505
10
178
0.6
0.1
19.4
>50.0
1.4
0.0
23.9
>50.0
A
A
C
F
A
A
C
F
0
0
0
7
1
0
1
11
402
430
2
192
465
526
10
186
0.6
0.1
20.1
>50.0
1.4
0.0
25.8
>50.0
A
A
C
F
A
A
D
F
0
0
0
8
1
0
1
13
403
435
2
210
468
539
10
196
0.7
0.1
20.3
>50.0
1.5
0.0
26.5
>50.0
A
A
C
F
A
A
D
F
0
0
0
10
1
0
1
15
See notes at end of table.
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Table 8 (Continued)
UNSIGNALIZED INTERSECTION LEVEL-OF-SERVICE AND VEHICLE QUEUE SUMMARY
2022 Existing 2030 No-Build 2030 Build
Unsignalized Intersection/Peak Hour/Movement
Demanda
Delayb
LOSc
Queued
95th
Demand
Delay
LOS
Queue
95th
Demand
Delay
LOS
Queue
95th
Millstone Road/Project Site Driveway
(Average-Month Conditions)
Weekday Morning:
Project Site Driveway LT/RT
Millstone Road NB LT/TH
Millstone Road SB TH/RT
Weekday Evening:
Project Site Driveway LT/RT
Millstone Road NB LT/TH
Millstone Road SB TH/RT
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
28
163
81
15
120
203
9.3
0.3
0.0
9.9
1.0
0.0
A
A
A
A
A
A
0
0
0
0
0
0
Millstone Road/Project Site Driveway
(Peak-Month Conditions)
Weekday Morning:
Project Site Driveway LT/RT
Millstone Road NB LT/TH
Millstone Road SB TH/RT
Weekday Evening:
Project Site Driveway LT/RT
Millstone Road NB LT/TH
Millstone Road SB TH/RT
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
28
213
106
15
154
266
9.6
0.2
0.0
10.5
0.8
0.0
A
A
A
B
A
A
0
0
0
0
0
0
aDemand in vehicles per hour.
bAverage control delay per vehicle (in seconds).
cLevel of service.
dQueue length in vehicles.
NB = northbound; SB = southbound; EB = eastbound; WB = westbound; LT = left-turning movements; TH = through movements; RT = right-turning movements.
G:\9564 Brewster, MA\Report\0 Millstone Road TIA 1_23.docx 25
SIGHT DISTANCE EVALUATION
Sight distance measurements were performed at the Project site driveway intersection with
Millstone Road in accordance with MassDOT and American Association of State Highway and
Transportation Officials (AASHTO)11 requirements. Stopping sight distance (SSD) and
intersection sight distance (ISD) measurements were performed. In brief, SSD is the distance
required by a vehicle traveling at the design speed of a roadway, on wet pavement, to stop prior to
striking an object in its travel path. ISD or corner sight distance (CSD) is the sight distance required
by a driver entering or crossing an intersecting roadway to perceive an on-coming vehicle and
safely complete a turning or crossing maneuver with on-coming traffic. In accordance with
AASHTO standards, if the measured ISD is at least equal to the required SSD value for the
appropriate design speed, the intersection can operate in a safe manner. Table 9 presents the
measured SSD and ISD at the subject intersection.
11A Policy on Geometric Design of Highway and Streets, 7th Edition; American Association of State Highway and
Transportation Officials (AASHTO); Washington D.C.; 2018.
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Table 9
SIGHT DISTANCE MEASUREMENTSa
Feet
Intersection/Sight Distance Measurement
Required
Minimum
(SSD)
Desirable
(ISD)b Measured
Millstone Road at the Project Site Driveway
Stopping Sight Distance:
Millstone Road approaching from the north
Millstone Road approaching from the south
250
250
--
--
271/280c
500+
Intersection Sight Distance:
Looking to the north from the Project Site Driveway
Looking to the south from the Project Site Driveway
250
250
335
390
170/280c
191/500+c
aRecommended minimum values obtained from A Policy on Geometric Design of Highways and Streets, 7th
Edition; American Association of State Highway and Transportation Officials (AASHTO); 2018; and based on
an approach speed of 35 mph along Millstone Road.
bValues shown are the intersection sight distance for a vehicle turning right or left exiting a roadway under STOP
control such that motorists approaching the intersection on the major street should not need to adjust their travel
speed to less than 70 percent of their initial approach speed.
cWith the selective trimming/removal of vegetation located within the sight triangle area.
As can be seen in Table 9, with the selective trimming and/or removal of vegetation located within
the sight triangle areas of the Project site driveway, the available lines of sight to and from the
Project site driveway intersection with Millstone Road will exceed the recommended minimum
sight distance to function in a safe (SSD) manner based on a 35 mph approach speed, which is
consistent with the 85th percentile vehicle travel speeds measured along the roadway (32/33 mph)
and the posted speed limit on Millstone Road (35 mph). We note that this work (selective
trimming/removal of vegetation) will be required to complete the Millstone Road improvements
that are being advanced by the Town independent of the Project.
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CONCLUSIONS AND RECOMMENDATIONS
CONCLUSIONS
VAI has conducted a TIA in order to determine the potential impacts on the transportation
infrastructure associated with the proposed construction of a multifamily residential development
to be located off Millstone Road in Brewster, Massachusetts. This assessment was prepared in
consultation with the MassDOT, the CCC and the Town of Brewster, and was performed in
accordance with MassDOT’s TIA Guidelines and the standards of the Traffic Engineering and
Transportation Planning professions for the preparation of such reports.
Based on this assessment, we have concluded the following with respect to the Project:
1. Using trip-generation statistics published by the ITE,12 the Project is expected to generate
approximately 364 vehicle trips on an average weekday (two-way, 24-hour volume), with
37 vehicle trips expected during the weekday morning peak-hour and 40 vehicle trips
expected during the weekday evening peak-hour;
2. The Project will not result in a significant impact (increase) on motorist delays or vehicle
queuing over anticipated future conditions without the Project (No-Build condition), with
no changes in levels of service shown to occur and Project-related impacts general defined
as an increase in average motorist delay that resulted in a corresponding increase in vehicle
queuing of up to two (2) vehicles;
3. Independent of the Project, the Millstone Road approach to Main Street (Route 6A) was
shown to operate over capacity (i.e., LOS “F”) during both the weekday morning and
evening peak hours under peak summer month conditions, with the Millstone Road
approach to Long Pond Road (Route 137) identified to operate at capacity (i.e., LOS “E”)
during the weekday evening peak-hour under 2030 No-Build average-month conditions
and over capacity (LOS “F”) during both peak hours under peak summer month conditions;
4. All movements at the Project site driveway intersection with Millstone Road were shown
to operate at LOS A during both peak hours with negligible vehicle queuing under average-
month conditions and at LOS B or better during both peak hours under peak summer month
conditions also with negligible vehicle queueing;
12Ibid 1.
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5. No apparent safety deficiencies were noted based on a review of MassDOT motor vehicle
crash data for the study area; and
6. Lines of sight at the Project site driveway intersection with Millstone Road exceed or can
be made to exceed the recommended minimum distance for safe operation.
In consideration of the above, we have concluded that the Project can be accommodated within the
confines of the existing transportation infrastructure in a safe and efficient manner with
implementation of the recommendations that follow.
RECOMMENDATIONS
A detailed transportation improvement program has been developed that is designed to provide safe
and efficient access to the Project site and address any deficiencies identified at off-site locations
evaluated in conjunction with this study. The following improvements have been recommended
as a part of this evaluation and, where applicable, will be completed in conjunction with the Project
subject to receipt of all necessary rights, permits, and approvals.
Project Access
Access to the Project site will be provided by way of a driveway that will intersect the west side of
Millstone Road approximately 130 feet north of Fern Lane. The following recommendations are
offered with respect to the design and operation of the Project site access and internal circulation,
many of which are reflected on the Site Plans:
The Project site driveway should be a minimum of 20-feet in width where parking will not
be permitted and designed to accommodate the turning and maneuvering requirements of
the largest anticipated responding emergency vehicle. If the minimum driveway width is
used, “No Stopping Any Time” signs shall be installed along both sides of the driveway.
Where perpendicular parking is proposed, the drive aisle behind the parking should be a
minimum of 23 feet in width in order to facilitate parking maneuvers.
Vehicles exiting the Project site should be placed under STOP-sign control with a marked
STOP-line provided.
All signs and pavement markings to be installed within the Project site should conform to
the applicable standards of the Manual on Uniform Traffic Control Devices (MUTCD).13
A sidewalk and marked crosswalks are provided within the Project site that connect the
proposed buildings to the amenity building and parking area, and extend along the
driveway to Millstone Road where a future sidewalk is to be constructed by the Town. It
is recommended that a widened sidewalk area be provided at Millstone Road to serve as a
school bus waiting area.
Americans with Disabilities Act (ADA) compliant wheelchair ramps should be provided
at all pedestrian crossings where a sidewalk will be present.
13Ibid 2.
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Existing trees and vegetation located along the west side of Millstone Road within the sight
triangle areas of the Project site driveway should be selectively trimmed and/or removed
in order to provide the required sight lines to and from the driveway. We note that this
work will be required to complete the Millstone Road improvements that are being
advanced by the Town independent of the Project.
Signs and landscaping to be installed as a part of the Project within the intersection sight
triangle areas of the Project site driveway should be designed and maintained so as not to
restrict lines of sight.
Snow accumulations (windrows) within the sight triangle areas of the Project site driveway
will be promptly removed where such accumulations would impede sight lines.
Off-Site
Route 6A at Millstone Road
The addition of Project-related traffic to the Route 6A/Millstone Road intersection was not shown
to result in a change in level-of-service or a material increase in vehicle queueing for any
movement, with operating conditions under average month conditions shown to remain acceptable
(LOS C or better, where an LOS of “D” or better is defined as being representative of acceptable
operating conditions). Under peak summer month conditions, Project-related impacts were
generally defined as an increase in average motorist delay that resulted a corresponding increase in
vehicle queuing of up to two (2) vehicles over No-Build conditions. As such and given the limited
impact of the Project at this intersection with no evidence of a specific safety deficiency based on
a review of the MassDOT motor vehicle crash data, no improvements are recommended or appear
to be required at this intersection to accommodate the limited impact of the Project.
Route 137 at Millstone Road and the Private Driveway
The addition of Project-related traffic to the Route 137/Millstone Road/Private Driveway
intersection was not shown to result in a change in level-of-service for any movement, with Project-
related impacts generally defined as an increase in average vehicle queuing of up to two (2) vehicles
over No-Build conditions under peak summer month conditions. Independent of the Project, it was
noted that the Millstone Road approach is currently operating over capacity under peak summer
month conditions during both the weekday morning and evening peak hours. Given the limited
impact of the Project at this intersection with no evidence of a specific safety deficiency based on
a review of the MassDOT motor vehicle crash data, no improvements are recommended or appear
to be required at this intersection to accommodate the limited impact of the Project.
Transportation Demand Management
Regularly scheduled public transportation services are provided within the Town of Brewster by
the CCRTA. The CCRTA operates the FLEX service, which travels along Route 6, Route 6A and
Route 137, passing Millstone Road. The FLEX bus service will deviate up to ¾ mile off its fixed
route if a reservation is requested by a rider (pick-up or drop-off). Reservations for off-route stops
must be made at least two hours before the scheduled pick-up. In addition to fixed-route bus
services, the CCRTA provides a daily general public demand response service called Dial-a-Ride
Transportation (DART), which is a door-to-door, ride by appointment transportation service. The
CCRTA also provides door-to-door shared ride transportation for eligible persons who cannot use
fixed-route transit all or some of the time due to a physical, cognitive, or mental disability in
G:\9564 Brewster, MA\Report\0 Millstone Road TIA 1_23.docx 30
compliance with the ADA. The Brewster Council On Aging (COA) also provides medical and
non-medical transportation for seniors and disabled persons.
In an effort to encourage the use of alternative modes of transportation to single-occupancy vehicles
(SOVs), the following Transportation Demand Management (TDM) measures will be implemented
as a part of the Project:
A transportation coordinator should be designated for the Project to coordinate the
elements of the TDM program
Information regarding public transportation services, maps, schedules, and fare
information should be posted in a central location and/or otherwise made available to
residents;
A “welcome packet” should be provided to new residents detailing available public
transportation services, bicycle and walking alternatives, and other commuting options;
Pedestrian accommodations have been incorporated into the Project and consist of
sidewalks within the Project site that extend along the driveway to Millstone Road where
a future sidewalk is planned to be constructed by the Town; and
Secure bicycle parking should be provided proximate to the community building.
With implementation of the aforementioned recommendations, safe and efficient access will be
provided to the Project site and the Project can be accommodated within the confines of the existing
transportation system.
APPENDIX
PROJECT SITE PLAN
AUTOMATIC TRAFFIC RECORDER COUNT DATA
TURNING MOVEMENT COUNT DATA
SEASONAL ADJUSTMENT DATA
COVID ADJUSTMENT
PUBLIC TRANSPORTATION SCHEDULES
VEHICLE TRAVEL SPEED DATA
MASSDOT CRASH RATE WORKSHEETS AND HIGH CRASH LOCATION
MAP
GENERAL BACKGROUND TRAFFIC GROWTH
TRIP-GENERATION CALCULATIONS
TRIP DISTRIBUTION
CAPACITY ANALYSIS WORKSHEETS
Appendix materials are
available upon request
Background Information: Parking at Brewster Affordable Housing Rentals
Brewster Woods
Brewster Woods has 30 apartments (8 one-bedroom, 19 two-bedroom & 3 three-bedroom), 29 units at
60% AMI and one at 80% AMI. One unit has not yet completed the leasing process. There are 54 parking
spaces, equaling 1.8 parking spaces per unit.
Use of parking spaces:
Tuesday 3/07 at 5:15PM = 13 vehicles
Wednesday 3/08 at 8:45AM = 6 vehicles
Wednesday 3/08 at 8:30PM= 14 vehicles
Parking issues addressed in Brewster Woods Comprehensive Permit:
Comprehensive Permit:
A.5 (page 6)
C.3 The Board grants the following waivers of Chapter 179 (Zoning) of the Code of the Town of Brewster:
(page 9)
D.2. Prior to the issuance of a building permit for the project, the Applicant shall: (page 12)
Kings Landing:
108 rental apartments ( 26 one-bedroom, 66 two-bedroom, 12 three-bedroom and 4 four-bedroom
units at a mix of 80% AMI, 60% AMI, and 50% AMI). There are 215 parking spaces, equaling 2 spaces per
unit. Note: 9 spaces are by the Community Building.
Use of parking spaces:
Wednesday 3/08 at 8:30AM = 81 vehicles
Wednesday 3/08 at 2:45PM= 75 vehicles
Wednesday 3/08 at 8:10PM = 110 vehicles
Wells Court:
24 rental apartments for seniors 62+. Income limit of 50% AMI. All one-bedroom units. There are 30
parking spaces, equaling 1.25 parking spaces per unit. Note: 3 spaces have dumpsters over them.
Use of parking spaces:
Tuesday 3/07 at 5:15PM = 12 vehicles
Wednesday 3/08 at 9AM = 13 vehicles
Wednesday 3/08 at 8:30PM = 12 vehicles
Frederick Court:
32 rental apartments for seniors aged 60+ and for people with disabilities. Income limit of 80% AMI. All
one-bedroom units. There are 43 parking spaces, equaling 1.3 parking spaces per unit. Note: 7 spaces
are next to the Community Building.
Use of parking spaces:
Tuesday 3/07 at 5:15PM = 15 vehicles (1 near Community Building)
Wednesday 3/08 at 9AM = 21 vehicles (4 near Community Building)
Wednesday 3/08 at 8:35PM = 19 vehicles (1 near Community Building)
Sunny Pines/ Huckleberry Lane:
24 rental apartments for families. Two and three-bedroom units with an income limit of 80% AMI. Each
unit (townhome/ half of a duplex) has a driveway, the driveways can accommodate 1-2 vehicles.
Use of parking spaces:
Wednesday 3/08 at 2:30PM = 21 vehicles
Wednesday 3/08 at 8:45PM = 29 vehicles
Proposed 0 Millstone Road:
45 rental apartments (15 one-bedroom, 25 two-bedroom, 5 three-bedroom) Income limit is a mix of
60% AMI (35 units) and 80% AMI (10 units). On the plans presented at the 2.07.23 ZBA hearing there are
72 parking spaces, equaling 1.6 parking spaces per unit.
Compiled by Jill Scalise, Brewster Housing Coordinator, on March 7 & 8, 2023
000) ligivio
,o 4,4EWWeT Uy,
e4 6f tW q �•$
Brian Harrison, Chair
Brewster Zoning Board of Appeals
Brewster Town Offices
2198 Main Street
Brewster, MA 02631
Brewster Housing Partnership
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
March 8, 2023
Office of:
Board of Selectmen
Town Administrator
Re: Chapter 40B Comprehensive Permit 23-04 — Local Initiative Project - Brewster Ridge/
0 Millstone Road
Dear Chairman Harrison & Esteemed Board Members;
On Thursday February 16, 2023, David Quinn Director of Development for Housing
Assistance Corporation and Vita Shklovsky of Community Development Partners presented to
the Brewster Housing Partnership the detailed design plans for the development of the 16+ acre,
V-shaped, parcel of town -owned land located between Millstone Road and the golf -side of
Ocean Edge Resort. Partnership members voted unanimously to endorse this proposal.
This land was originally designated for the development of Affordable housing in 2005.
As a Local Initiative Project, the Town worked with the Massachusetts Housing Partnership
(MHP) from at least 2017 through 2022, concurrent with the update of the Town's Housing
Production Plan, to engage citizen input related to community needs and neighborhood concerns.
We are proud to see that the public engagement process has resulted in a plan that will produce
45 new year-round Affordable rental apartments, with on -site management capacity and
neighborhood community features, meeting an urgent and ever-increasing need in our Town and
our region. Members referenced the extremely long wait -lists for Brewster's existing subsidized
rental apartments (up to 12 years for a 3 -bedroom unit), as well as the abundance of applicants
for unit lotteries (240 applicants for 27 units) as evidence that Local Preference is warranted to
prevent displacement of lower income residents.
The fmal design created by the team of Union Studio and Horsley Witten proposes a
buffered, compact, village -style grouping of 11 buildings, surrounded by vegetated buffers, all
around, and leaving 72% (11.9 acres) of the site as open space. No sensitive species or habitats
have been identified on the site, and the proposal appears to utilize best management practices to
address the 100 -year stormwater estimations and "Innovative Alternative" (AI) waste water
systems on the site with generator back-up for pumps, and low-water/low-maintenance
landscaping.
The neighborhood will consist of a mix of townhouses and with 1 larger multi -family
structure containing 13 apartments and an elevator, as well as communal facilities for
management, laundry and neighborhood meeting space. Units will range in size including 1-, 2-,
and 3 -bedroom units. 35 of the units were presented as being permanently restricted with rents
affordable to households earning no more than 60% of AMI and 10 unit will be restricted to
households earning up to 80% of AMI.
The design appears to meet the standards for parking, with 1.6 designated off-street
tenant and visitor parking spaces to each unit, for a suggested 72 spaces dispersed throughout the
developed areas. The applicants indicate that they are also seeking to incorporate energy
efficiency and solar -ready design, with potential for solar electricity production features on the
buildings.
The Housing Partnership lends its enthusiastic support to this thoughtful and responsive
project, as carefully balancing the desire to optimize the production of Affordable rental housing,
while producing a neighborhood that is compatible in character with surrounding single- and
multi -family development. We look forward to a strong successful relationship with the
applicants, fostering a continued commitment to attractive, safe, stable, Affordable housing in
our Town.
Sincerely,
Jillian Douglass, Vice Chair
Brewster Housing Partnership
Cc: Brewster Select Board
Jon Idman. Town Planner
Jill Scalise. Housing Coordinator
WV
N/F
CAPTAINS VILLAGE HOMEOWNERS
598 MILLSTONE ROAD
N/F
DAFFINEE
606 MILLSTONE ROAD
N/F
O'BRIEN
616 MILLSTONE ROAD
N/F
GUSKI
626 MILLSTONE ROAD
N/F
SMOLLER
636 MILLSTONE ROAD
N/F
CHIPMAN
648 MILLSTONE ROAD
N/F
MOUNT
656 MILLSTONE ROAD
N/F
REYNOLDS
26 AGASSIZ STREET
N/F
COPLEY
692 MILLSTONE ROAD
N/F
ELLIS
704 MILLSTONE ROAD
N/F
REEVES
714 MILLSTONE ROAD
N/F
HURST
724 MILLSTONE ROAD
N/F
HILL & YORDANOV
736 MILLSTONE ROAD
N/F
GLIDDEN
742 MILLSTONE ROAD
N/F
SYLVER770 MILLSTONE ROAD
N/F
MAGELANER
72 CAPTAINS VILLAGE LANE
N/F
MILLEN
6 AGASSIZ STREET
N/F
DREW
19 AGASSIZ STREET
N/F
SCHNEIDER
90 CAPTAINS VILLAGE LANE
N/F
FERNANDO
114 CAPTAINS VILLAGE LANE
N/F
MILLEN
132 CAPTAINS VILLAGE LANE
N/F
DELONG
560 MILLSTONE ROAD
N/F
BERBRINN/F
OCEAN'S EDGE RESORT LLC
MAP 98 LOT 12
TOWN OF BREWSTER
DEED BOOK 31410-87
DEED BOOK 5233-64
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Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
MEMORANDUM
TO: Brewster Boards & Committees
FROM: Donna J. Kalinick, Assistant Town Manager
RE: Recent Lottery Information
DATE: February 15, 2023
As discussed at the last ZBA hearing, the Select Board has purview over the request to
the Department of Housing and Community Development (DHCD) regarding Local
Preference. The Select Board on behalf of the Town can ask for up to 70% which
requires justification and approval by DHCD. It should be noted that Local Preference is
only for people who live in Brewster, work in Brewster, including employment at the
municipality or have kids in the schools that are located in Brewster.
In order to provide clarity around the recent affordable housing lotteries that took place
for Brewster Woods and Serenity Brewster, I have compiled the following information,
based on lottery data provided by Housing Assistance Corporation who was the lottery
agent for both lotteries. The backup data is not included because it includes personal
information of the applicants.
Brewster Woods: 30 units of affordable rental housing at 30 to 60% of the Area Median
Income (AMI) and one unit at 80% of the AMI; 3 of the units were not included in the
lottery because they were specific to adults transitioning to independent living. Brewster
Woods had a 70% Local Preference for the lottery which was 21 units.
For the 27 units that were available for the lottery, there were 128 qualified applicants
and another 112 applicants that were not qualified, a total of 240 applications.
Of the 128 applicants, 40 were in the local preference pool for 21 units. 64 applicants
were from other towns on Cape Cod; 24 were from off-Cape, of those, 4 were from out
of state. 81% of the applicants were from on-Cape towns, including those who qualified
for the local preference pool.
Of the 112 non-qualified applicants, 89 were from Cape Cod towns and 23 were from
off-Cape, with 2 from out of state. 80% were from Cape Cod towns.
Office of:
Town Manager
Housing
Serenity: 27 Affordable units, age 55 and up in the lottery at up to 80% AMI. Serenity
had 50% Local preference for the 27 units or 14 units. There were 53 qualified
applicants and another 19 applicants that were not qualified. A total of 72 applicants.
For the 27 units that were available for the lottery, 14 were in the local preference pool,
27 were from other towns on-Cape; 13 from off-Cape, 4 of those were from out of
state. 81% of the applicants were from on-Cape towns, including those who qualified
for the local preference pool.
Of the 19 non-qualified applicants, 15 were from on-Cape towns, 3 were from off-Cape
and 1 was not identified. 80% were from on-Cape towns.
We are keenly aware that due to the rising cost of housing and the lack of available
rentals in Brewster, many residents have been forced to leave Brewster and locate
either in another Cape town or off-Cape. Furthermore, we recognize that the need for
housing is a regional problem.
Archive d: Thursday, February 23, 2023 11:47:43 AM
From: Amy von Hone
Se nt: Wed, 15 Feb 2023 17:21:14 +0000Authentication
To: Jonathon Idman
Cc: Ellen Murphy; Donna K alinick; Peter Lombardi; Jill Scalise
Subje ct: BOH Comments for ZBA Millstone Road Project
Se ns itivity: Normal
Attachme nts :
Water Q uality Report Regulation.pdf; Design Operation and Maintenance Regulations for SWWTF.pdf;
Heal th De partment Comments f or Conti nue d ZBA He ari ng:
Attache d are copi e s of the l ocal BOH re gulations ref e rence d i n the wai ve rs be i ng re que sted for the Mil lstone Road Proj e ct.
Both re gul ati ons appl y to large r scal e proje cts (2000 gal/day se wage fl ow) and e stabl ish a ni trogen l oadi ng standard whi ch the
proposed proje cts must meet to protect our Bre wste r water re source s (groundwater, e stuari e s, fre shwate r ponds). Si nce the
ori gi nal promul gati on of the se re gul ati ons, a si gnifi cant amount of work rel ated to our wate r qual ity has been complete d as
part of Brewste r’s Integrated Wate r Re source s Manageme nt Pl an and i s the same type of data and anal ogi es bei ng re que ste d
through these two regul ati ons. Additional ly, e nvironme ntal l y se nsi tive are as of Bre wster have be e n more prof i cientl y
de l i ne ate d that are more vul nerabl e to i mpacts by deve l opme nt, i .e . Zone I and II, f resh and mari ne watershe ds, we tl ands,
to he l p guide de ve l opme nt. Propose d projects, through the e vol uti on of techni cal data and methodol ogy rel ated to
Bre wster’s wate r qual ity, are abl e to uti l i ze e stabli she d data and mathe mati cal model s to more readi l y dete rmi ne the level
of i mpacts a proje ct may have on Brewste r’s re source s.
The Mil lstone Road Project does tri gge r both regul ati ons be cause of the propose d flow of gre ater than 2000 gal /day,
however, the property is not l ocated wi thi n any known e nvi ronmental l y se nsi ti ve are as that woul d automati cal l y i niti ate a
hi gher l e ve l of sewage treatment to re duce de ve lopme ntal i mpacts. It is uncl e ar what wai vers are spe ci f i call y be i ng
re que ste d i n the Waiver Request, howe ve r, the project i s curre ntl y proposi ng an onsi te smal l waste wate r tre atme nt faci l i ty
to me e t the requi reme nts of the above-menti one d re gul ati ons i n addi tion to meeting state Ti tle 5 Re gulations. As part of the
BOH approval of the proposed wastewater treatment faci l i ty, condi ti ons wi ll be pl ace d on the proj e ct whi ch entail
moni tori ng and re porti ng of wate r qual i ty data and ope rati on of the syste m to the BOH on an annual basis, i n addition to
i mpl e me ntati on of mi ti gati on me asures i f the proje ct doe s not meet i ts targe te d compl i ance parame ters.
For the ZBA re view of the project, I off e r the fol l owi ng re comme nde d tasks and condi ti ons f or i nclusi on into a posi ti ve
de cisi on that would meet the re quire ments of the BOH local re gul ati ons:
Cl ari fi cation of the type of Wai ve r be i ng re que sted
Install ati on of a Smal l Waste wate r Treatment Facil ity pe r l ocal BOH Re gul ati ons
Monthl y Infl ue nt/Effl ue nt testi ng for Total Ni troge n (Ef fl ue nt Max imum 10 mg/Li te r)
Install ati on, moni toring, and data re porti ng of Groundwater Monitori ng We l l s pe r l ocal BOH regul ati ons
Submi ttal of annual Small Waste wate r Treatment Facil ity re ports and any noncompli ance or al arm e vents to the BOH
pe r l ocal BOH regul ati ons
Pl e ase advi se if the re are additional questi ons or comme nts.
Thank you, Amy
Amy L. von Hone , R.S., C.H.O.
Bre wster He al th Di rector
(O) 508.896.3701 X1120
(F) 508.896.4538
From: Jonathon Idman <jIdman@brewste r-ma.gov>
Sent: Tuesday, Fe bruary 14, 2023 9:41 AM
To: Amy von Hone <avonhone @brewste r-ma.gov>
Subject: RE: He re are the wai ve rs from BOH regul ati ons requeste d under the compre he nsive pe rmi t appl i cati on
Hi Amy,
Tammi just se nt the two se ts of regs al ong- thank you.
I thi nk i t t woul d be hel pf ul for Heal th to opi ne on the regs to the ZBA: as to the ir i nte nt; appli cabi l i ty and signi fi cance to the
project; and the appropriate ne ss of the waiver re que st i tse l f .
The 40B hearing has be e n conti nue d to March 14.
Jon
Jonathon D. Idman
Bre wster Town Pl anner
(508) 896-3701 x. 1150
From: Jonathon Idman <jIdman@brewste r-ma.gov>
Sent: Monday, February 13, 2023 1:47 PM
To: Amy von Hone <avonhone @brewste r-ma.gov>
Subject: RE: He re are the wai ve rs from BOH regul ati ons requeste d under the compre he nsive pe rmi t appl i cati on
Hi Amy,
A few ZBA me mbers se e m to have read the appl i cants’ re que st for the se wai ve rs to me an that there wil l be no prote cti on of
wate r quali ty, whi ch i s not the case. Coul d you pl e ase se nd me copies of the se re gs to share with the ZBA so that the y can be
unde rstand the re gs and thus the wai ve rs re que sted from them. TY, Jon
Jonathon D. Idman
Bre wster Town Pl anner
(508) 896-3701 x. 1150
From: Jonathon Idman
Sent: Tuesday, January 24, 2023 5:11 PM
To: Amy von Hone <avonhone @brewste r-ma.gov>
Subject: He re are the waivers f rom BOH re gul ati ons re que ste d under the comprehensi ve pe rmit appl icati on
TOWN OF BREWSTER BOARD OF HEALTH REGULATIONS
Wate r Qual i ty Repo r t Regul ati o n (Effecti ve January 1 5, 1988 )
Applicant requests a waiver from the applicability of this Water Quality Report Regulation. The proposed wastewater system is
designed and sited to comply with Title V requirements and Board of Health requirements. The Project Site is not in a well
recharge area, not upgradient of a nitrogen sensitive tidal embayment, and not upgradient of any freshwater ponds.
D e s ign, Ope ration, and M ainte nance of Small Was te wate r Tre atme nt Facilitie s (Effe ctive M arch 15, 2007)
Applicant requests a waiver from the applicability of this regulation pertaining to the Design, Operation, and Maintenance of
Small Wastewater Treatment Facilities. The proposed wastewater system design flow is less than 10,000 gpd and is not
regulated under MassDEP groundwater discharge permit regulations. The proposed wastewater system is designed and sited to
comply with Title V requirements and Board of Health requirements. The Project Site is not in a well recharge area, not
upgradient of a nitrogen sensitive tidal embayment, and not upgradient of any freshwater ponds.
Tcwn of B:ewster
Brewster, Massachusetts 02631
WATER QUALITY REPORT
OFFICE OF:
BOARD OF HEALTH
APPLICATION FEE: $250.00
In accordance with the Massachusetts General Laws, Chapter 111, Section 31,
the Brewster Board of Health hereby adopts the following regulation:
The Town of Brewster finds that the. Board of Health's Water Quality Report
Regulations shall --be applicable to all proposed Definitive Subdivision Pland
that are submitted to the Planning Board, reviewed by the Board of Health
and described in the following sentences. All multi -family developments
having four or more dwelling units, hotels, hospitals, and all non-resider.ti
developments discharging -2000 gallons or more of wastewater effluent per da}
must comply with these regulations. In addition, any other multi-developmer
unit not currently defined may be required to comply with these regulations
following a determination of applicability at a show -cause hearing. Exclude
are developments` having less than 2,000 gallons per day wastewater effluent
or where the proposed residential density is less than one unit per'two acre
Any developer who Seeks :t0 discharge privately:owned treatment works effluer
from any of the aforementioned uses to groundwater shall also be required tc
obtain Board of Health approval to do so.
In addition, any other multi -development unit• not currently defined may be
required to comply with these regulations following a determination,of
applicability at a show -cause hearing. Excluded are developnents-having ley
than 2,000 gallons per day wastewater effluent or where the proposed resider
tial density is.less than one unit per two acres.
In applying to`the`Board of Health, the information shall be submitted in
accordance with, "Hydrogeologic Study Guidelines" - (Attachment A). The
information submitted to the Board of Health must demonstrate that no signi-
ficant impact to water resources will occur as a result of the project, and
that the nutrient contribution of the proposed project, when added to the
existinq and potential nutrient level of other developments and acreage witr
the .specific recharge area will not result in nutrient levels that exceed tt
receiving water's critical eutrophic level or in the case of drinking well
recharge areas, nitrate -nitrogen concentrations in the well in excess of (5)
-parts' per million.
Variances to this regulation may be granted by the Board of Health, after a
hearing, during which the applicant proves that the installation of sewage
disposal system_ will not adversely affect surface'or subsurface public or
private water resources of:
1. The lot subject to the application
2. The adjacent land (whether developed or not)
3. A defined aquifer recharge area
4. Any shellfish or recreational waters
In granting variances, the Board will take into consideration pop-
ulation density of the area, the size and shape of the lot, slope,
the suitability of the soil for drainage and percolation, existing
and known future water supplies, depth to ground water and imper-
vious material and area reserved for expansion of sewage system
and relocation of water supply in case of failure.
SEVERABILITY CLAUSE:
Whenever possible,these regulations shall be deemed to be supple-
mentary to (not contradictory with) state and federal statutes and
regulations.
In the event any of these regulations shall be held invalid, any
such regulation or regulations shall be deemed to be severed from
the others and struck from these rules, but the remaining regula-
tions shall continue in full force and effect.
Whoever personally or by his or her servant or agent of any firm
or corporation violates these rules and regulations shall be pun-
ished by a fine of not more than two hundred dollars per day for
each such violation.
ADOPTED:, December 15, 1987
AMENDED: January 5, 1988
EFFECTIVE: January.15, 1988
cl11.. T ,
John fM. ulkey, member -at -Large 1
HYDROGEOLOGIC STUDY GUIDELINES
1. Base map detailing should include:
A. Existing surface water bodies and wetlands
B. Location of Existing wells and septic systems for abutting
properties
C. Existing and planned land surface elevations
D. Groundwater contours at minimally two feet (2') intervals unless
otherwise specified to determinegroundwater elevations above
sea level.
E. Detailed description of proposed project, including: location
of planned septic systems, water supply wells; residential
dwellings, lawn areas, paved areas, etc.
If in a zone of contribution to a private or public water supply
well or within the recharge zone of a fresh or saltwater surface
body the background information on environmental conditions should
be sufficiently detailed to evaluate the following:
A. Theexisting condition -of ground and surface water -quality, in-
cluding physical characteristics and water chemistry.
Measurement of existing water quality must beadjjusted for
summer (peak population) conditions. Measurements shall specif-
ically include concentrations of total phosphorus if in the
recharge zone of a freshwater pond; nitrate -nitrogen if in the
recharge zone of a saltwater pond or emayment; and nitrate -
nitrogen if in a zone of contribution b.
to a private or public
water supply well.
B. Subsurface geology
C. Surface drainage patterns.:
D.
Water table contours -and groundwater flow direction.
3. Prediction of impacts from the project should be,determined for:
A. Groundwater
1. The project proponent should, prepare a solute` transport model
of the wastewater plume based on anticipated wastewater loading
and groundwater contours. The plume model should show the di-
mensions of the plume and contaminant concentrations 1,5,10 &
20 years after start up at various points as specified by the .
Board of Health. Impacts of wastewater contamination on pub-
lic and private wells, surface water bodies, coastal water, and
wetlands must be considered.
1.:
HYDROGEOLOGIC STUDY GUIDELINES
2. Calculate nitrogen loading rateif within a zone of contr-ibuti
to an existing or proposed public or private water supply. In
making a determination of the levels, in total pounds and in
pounds -per -acre of nitrogen which will be generated by the proj-
ect the following standards shall be used unless the applicant
demonstrates to the satisfaction of the Board that other stand-
ards are applicable:
a. Loading per person: 5 lbs. nitrogen per person per
year. Person per dwelling= 3.
b. Loading from lawn fertilizer: 3 lbs. nitrogen per
1000 square feet per year (with a minimum of 15 lbs.
per lot in a single-family subdivision).
c. Loading from road runoff: .38 lbs. nitrogen per road
mile per day.
Loading from precipitation: 2.5 lbs. nitrogen per
acre per year.
3. When required determine the cumulative nutrient loading impact
from the proposed project.and the existing and potential loading
from all other developments within the recharge area of the water
supply well.
Compare on a per acre basis the total nitrogen loading from the
proposed. project with the loading rate that which would produce
water supply nitrate -nitrogen levels in excess of five (5) parts
per million.
Surface Waters (Lakes, ponds, coastal waters and wetlands)
Determine "limiting" nutrient in potentially affected surface
water.
2. Calculate rate of flushing.
3. Calculate nutrient loading rate and compare, on a per acre
basis, the total nutrient. loading from the proposed project
with the loading rate that would be'expected .to produce
critical eutrophic levels in a surface water body (.02mg/
;:litre total phosphorous in fresh water bodies, or .75mg/litre
in salt water bodies).
4. When required, calculate the cumulative impacts of the proposed
project and the existing and potential developments and acreage
within the recharge area of the,waterbody.
4
ATTACHMENT A - Page III
HYDROGEOLOGIC STUDY GUIDELINES
5. In determining the impact on surface waters of phosphorous
nutrient loading from a project, the following standards
shall be used unless the applicant demonstrates to the sat-
isfaction of the Board that other standards are applicable:
a. Loading per person: .25 lbs. per person per year for
sewage disposal systems within 300 feet of the shore-
line. Persons per dwelling unit = 3.
b. Loading from road runoff: .15 lbs. per curb mile per
day.
c. Loading from lawn fertilizer: .17 lbs. phosphorous
per 1000 square feet per year. (with a minimum of .85
lbs. per lot in a single-family subdivision).
TOWN OF BREWSTER
2198 MAIN STREET
BREWSTER, MA 02631
PHONE: (508) 896-3701 EXT 1120
Fax: (508) 896-4538
BRHEALTH tt BREWSTER-MA.GOV
OFFICE OF
HEALTH DEPARTMENT
DESIGN, OPERATION AND MAINTENANCE REGULATIONS FOR SMALL WASTEWATER TREATMENT FACILITIES
AND REPORTING REQUIREMENTSFOR ALL WASTEWA FER TREATMENT FACILITIES THAT DISCHARGE OVER 2,000
GALLONS PER DAY
Authority: The Board of Health of the Town of Brewster, Commonwealth of Massachusetts, acting under the authority of Chapter
111, Section 31 of the Massachusetts General Laws (M.G.L.) and any amendments additional thereto, and by any other power thereto
enabling and acting thereunder and in accordance therewith, have, in the interest of and for the preservation of the public health, duly
made and adopted the following regulations effective upon publication.
Purpose: To protect the public health, safety, welfare and environment and the groundwater and surface waters (fresh and saline) of
the Town from contamination by effluents originating from privately owned small wastewater treatment facilities (SWWTFs) that
discharge more than 2,000 gallons per day and less than 10,000 gallons per day. In addition, to protect the public health, safety,
welfare and environment by requiring SWWTFs and all wastewater facilities discharging over 10,000 gallons per day to submit
annual reports to the Brewster Board of Health, as set forth in Section 7.00 of this Regulation.
These regulations herein do not, and are not intended to cover all aspects of engineering design, operation and maintenance of
SWW 1'i s. Rather they outline the specific Board of Health interests and policies that may not be adequately reflected in other
existing regulations, policies and manuals. Where local regulations or specifications herein are stricter, they shall prevail. Where
regulations, specifications, or guidelines of other political subdivisions or agencies of jurisdiction or as included herein are stricter,
they shall prevail.
Applicability: This Regulation applies to all SWWTFs proposed in the town and also to interim or temporary wastewater disposal
systems that may be used at facilities that will eventually use SWWTFs that discharge more than 2,000 gallons per day and less than
10,000 gallons per day. Section 7.00 of this Regulation shall also apply to all privately -owned sewage treatment and disposal systems
that discharge more than 10,000 gallons per day.
Definition: For the purpose of this regulation a Small Wastewater Treatment Facility (SWWTF) means a privately -owned sewage
treatment and disposal system that discharges more than 2,000 gallons per day and less than 10,000 gallons per day, and that includes
works/equipment to provide secondary or other wastewater treatment. Sewage disposal systems commonly referred to as "Title 5
systems," that do not have works/equipment to provide secondary or other wastewater treatment, shall not be considered SWWTFs.
As regulated herein, a SWWTF shall include, but not be restricted to, all components of the system inclusive of sewers serving such
facility; wastewater pumping stations, wastewater treatment works, sludge treatment and management works, disinfection equipment,
advanced waste treatment works, subsurface disposal and land treatment systems, and wastewater recycling and reuse works.
1.00 Disposal Works Construction Permit:
No SWWTF to be used for treating, neutralizing, stabilizing, or disposing of wastewater from homes, public buildings, commercial or
industrial buildings, or any types of establishments, shall be located, constructed, installed, operated, altered, or repaired before a
Disposal Works Construction Permit for such shall have been issued by the Board of Health. No construction of any building or
facility that relies upon such SWWTF shall be allowed until a Disposal Works Construction Peinlit shall have been issued by the
Board of Health to the Responsible Party. Responsible Party shall mean the developer, project proponent, condominium association,
or any other party approved by the Board of Health. The Disposal Works Construction Peiiuit application materials are available from
the BOH and the fee is indicated on the Board of Health Fee Schedule.
2.00 Review by Independent Registered Professional Engineer:
Prior to the issuance of a Disposal Works Construction Penult by the Board of Health for construction, installation, alteration or repair
of a SWWTF, an independent Registered Professional Engineer may be retained by the Board of Health to conduct a review of the
proposed project. The consultant will review all aspects of the proposal, including where applicable, the proposed design,
W W W.TO WN.BREWSTER.MA.US
specifications, impacts to groundwater and surface waters, maintenance, construction, installation, repair or alteration of the SWWTF.
The consultant shall be retained in accordance with M.G.L. Chapter 44, Section 53G.
3.00 Independent Professional Review Fee:
To offset the cost of this review to the town, the applicant will be assessed a fee in addition to the disposal works construction pen uit
fee, commensurate with the complexity of the planned construction, installation, alteration or repair, and the time required to
adequately review the plans and specifications, and the expected impacts to groundwater and surface waters. The fee shall equal two
percent of the design engineer's estimated cost of the project or $5,000, whichever is greater, and shall be deposited in a special
account established by the Town of Brewster. The applicant shall pay the fee at the time of application. Any unused portion shall be
refunded upon completion of the project or upon the Board of Health's determination that no independent review is necessary for the
proposed project, in accordance with M.G.L. Chapter 44, Section 53G. In the event the Professional Review Fee does not cover the
actual costs of the Independent Professional Review, the applicant is responsible for covering any difference in cost, prior to the
issuance of any Disposal Works Construction Permit.
4.00 SWWTF Financial Assurance Mechanism:
4.10 Purpose:
The Responsible Party shall establish and maintain a financial assurance mechanism that provides for the continued availability of an
immediate repair and replacement account. The immediate repair and replacement account shall contain adequate funds to
immediately correct any unanticipated problem related to a SWWTF so that any disruption of operation is minimized, and a violation
of the terms and conditions contained in the Disposal Work Construction Permit does not occur.
4.20 Establishment:
The establishment of the immediate repair and replacement account is triggered upon the completion of construction or installation in
the case of a new SWWTF, or upon the completion of any repair or alteration of an existing SWWTF, and shall be established prior to
the issuance of a Certificate of Compliance. To create an immediate repair and replacement account, the Responsible Party shall
deposit at least 25% of the estimated construction cost of a new SWWTF or 25% of the estimated present replacement cost of an
existing SWWTF.
Once established and funded, the Responsible Party shall keep an amount equal to at least 25% of the estimated present replacement
cost of the SWWTF for the immediate repair and replacement account and shall replenish the account within 90 days of any
disbursement.
4.30 Financial Report:
On or before January 31 of each year, the Responsible Party shall submit to the Health Director/Board of Health an annual financial
report identifying the initial and current balance in the immediate repair and replacement account and confirming the continuing
availability of the funds in said account for the purposes specified in the Disposal Works Construction Permit and in Section 4.00 of
this Regulation.
5.00 SWWTF Effluent:
Test Frequency
Monthly
Parameters Limit
Total Nitrogen 10mg/liter
Nitrate Nitrogen 10mg/liter
Upon construction or installation of a new SWWTF, or any alteration or repair of a SWWTF existing upon the effective date of this
Regulation, the Responsible Party shall obtain monthly samples to be composite samples. The Health Department must be notified of
any exceedance. An exceedance the following month will constitute a violation and will require an appearance before the Board of
Health by the Responsible Party.
In addition, all SWWTF's shall be subject to local and State regulations applicable to Innovative and Alternative (I/A) Septic Systems.
2
6.00 Groundwater Monitoring Installation:
The Responsible Party shall install, at a minimum, ground water monitoring wells in accordance with the following:
• One up -gradient monitoring well
• Three down -gradient monitoring wells
• One monitoring well for ground water level only near the center of the leaching works
• Screen depths for the cluster wells shall be at elevations such that at least two screen depths will yield samples at a time
of seasonal low groundwater (e.g., September sampling period)
Such locations shall be as approved by the Board of Health and as indicated appropriate from the results of the hydrogeological
investigation. Monitor wells shall be installed and in place prior to issuance of the Certificate of Compliance and Annual Operations
Permit. Additional monitoring wells or requirements may be required at the discretion of the Board of Health.
Monitoring shall begin one year before the startup of any new SWWTF to give background information on the groundwater quality.
7.00 Reporting of all SWWTFs and Wastewater Treatment Facilities that discharge over 10,000 gallons per day:
A registered Professional Engineer shall be hired by the Responsible Party to oversee the plant operations of all SWWTFs and
wastewater treatment facilities that discharge over 10,000 gallons per day, and prepare an annual written report. The report shall
summarize operating results, plant status, problems experienced, and any plant modification necessary. ,The engineer shall also appear
before the Board of Health on an annual basis to discuss the facility's performance and other pertinent issues. Six copies of all reports
and laboratory data shall be sent to the Board of Health. In addition, all groundwater monitoring monthly reports required through the
Department of Environmental Protection permit conditions shall be sent to the town and summarized in the engineering report.
8.00 Variances:
Any request for modifications or exemptions from these provisions may only be provided by application for variance to the Board of
Health. Any variances to these regulations issued by the Board of Health shall comply with the provisions outlined in the State
Environmental Code, Title 5 and the Brewster Board of Health Regulation Regarding Variance Requests for on -site Sewage Disposal
Systems applications.
9.00 Enforcement:
The Board of Health may enforce this regulation or enjoin violations thereof through any lawful process, and the election of one
remedy shall not preclude enforcement through any other lawful means, including but not limited to the following:
Whoever violates any provision of this regulation may be penalized by indictment or on complaint brought in the district court.
Except as may be otherwise provided by law and as the district court may see fit to impose, the maximum penalty for each violation
shall be a fine of not more than $1,000.00.
Whoever violates any provision of this regulation may be penalized by a non -criminal disposition process as provided in
Massachusetts General Laws, Chapter 40, Section 21D and the Town's non -criminal disposition bylaw. If non -criminal disposition is
elected, than any person who violates any provision of this regulation shall be subject to the following penalties at the Board of
Health's discretion:
• A warning shall be issued for the first offense;
• A fine of $100.00 shall be issued for the second offense;
• A fine of $200.00 shall be issued for the third offense; and
• A fine of $300.00 shall be issued for any subsequent offenses.
3
10.00 Severability:
If any part or portions of these regulations be adjudicated as invalid, the adjudication shall apply only to the material so adjudged and
the remaining Rules and Regulations shall be deemed valid and of full force and effect.
Adopted; December 19, 1989
Effective: January 1, 1990
Amended: January 16, 2007
Effective: March 16, 2007
Amended: September19, 2018
Effective: September 28, 2018
Board
Of
Health
Colette Williams, Town Clerk
Penn ausser Holeman
Dr. Nancy M. Leach
4
Archive d: Thursday, February 23, 2023 11:54:42 AM
From: Amy von Hone
Se nt: Mon, 20 Feb 2023 16:52:01 +0000Authentication
To: Ellen Murphy
Cc: Jonathon Idman; Sherrie McCullough; Donna K alinick
Subje ct: FW: Millstone Housing - N itrogen Loading C alculation
Se ns itivity: Normal
Attachme nts :
230217_BO H Nitrogen Load Calculations.pdf; 221223_Millstone- Site Plan.pdf; 221223_Millstone-Existing Plan.pdf;
I apologi ze El l e n- meant to i ncl ude you on thi s l ate st e mai l correspondence for incl usi on i nto the He alth Dept. comme nts for
the conti nue d hearing.
Thanks, Amy
Amy L. von Hone , R.S., C.H.O.
Bre wster He al th Di rector
(O) 508.896.3701 X1120
(F) 508.896.4538
From: Amy von Hone
Sent: Monday, February 20, 2023 11:49 AM
To: Joe He nde rson <jhe nde rson@horsl e ywi tte n.com>
Cc: Jonathon Idman <jIdman@bre wste r-ma.gov>; She rri e McCul lough <smccul lough@brewster-ma.gov>; Davi s Wal te rs
<dwal ters@bre wste r-ma.gov>; Donna Kal i ni ck <dkal i ni ck@bre wste r-ma.gov>; Pete r Lombardi <pl ombardi@bre wster-
ma.gov>; Ji l l Scal ise <jwertz-scal ise @brewste r-ma.gov>
Subject: RE: Mil lstone Housi ng - Ni troge n Loadi ng Cal cul ati on
Hi Joe -
Thank you for the attache d Ni troge n Loading Cal cul ati ons for the Mi ll stone Road Housing Proj e ct. I have re viewe d the
Ni troge n Loading spre adshe e t based on your data i nput f or the propose d proj e ct and agre e that the nitrogen loadi ng (3.83
ppm) with I/A se pti c treatment i s wel l be low the maxi mum standard of 10 ppm of Total Ni trogen outl ined i n our l ocal
Bre wster Smal l Waste wate r Treatment Facil ity Re gul ati on unde r whi ch thi s project f al ls.
As a remi nder, the Board of He al th anti cipate s a f ormal revi e w of your proposal (type of I/A tre atme nt, si te moni tori ng,
mi ti gati on, and re porti ng plan, e tc.) as the proje ct move s forward. Pl e ase do not hesi tate to contact me wi th any que sti ons
and I l ook f orward to worki ng wi th you on thi s proje ct.
Thank you,
Amy
Amy L. von Hone , R.S., C.H.O.
Bre wster He al th Di rector
(O) 508.896.3701 X1120
(F) 508.896.4538
From: Joe He nde rson <jhenderson@horsl e ywi tte n.com>
Sent: Friday, Fe bruary 17, 2023 4:56 PM
To: Amy von Hone <avonhone @brewste r-ma.gov>
Subject: RE: Mil lstone Housi ng - Ni troge n Loadi ng Cal cul ati on
Thanks Amy,
I’ve attache d the BOH workshe e t. Be cause the si te i s l arge (16.61 ac) and the proje ct de ve l opme nt are a i s f ocuse d on a smal l
ce ntral porti on of the si te , i t se e ms as ni trogen l oading i s not a major i ssue. I’m planni ng to use an I/A system as re qui re d by
the RFP, I’m l ooki ng at a coupl e technologi e s now that can me e t 19 mg/L unde r a DEP Ge ne ral Use Permi t.
I’ve al so attache d the e x isti ng condi ti ons and site pl an for refe re nce.
Once you’ve had a chance to take a l ook l e t me know i f you have any que sti ons.
Thanks
Joe
From: Amy von Hone <avonhone@brewster-ma.gov>
Sent: Friday, Fe bruary 17, 2023 10:30 AM
To: Joe He nde rson <jhe nde rson@horsl e ywi tte n.com>
Subject: RE: Mil lstone Housi ng - Ni troge n Loadi ng Cal cul ati on
Sure – woul d be happy to re vi e w cal cs for you
Thanks
Amy L. von Hone , R.S., C.H.O.
Bre wster He al th Di rector
(O) 508.896.3701 X1120
(F) 508.896.4538
From: Joe He nde rson <jhenderson@horsl e ywi tte n.com>
Sent: Friday, Fe bruary 17, 2023 10:22 AM
To: Amy von Hone <avonhone @brewste r-ma.gov>
Cc: Tammi Mason <tmason@bre wster-ma.gov>
Subject: Mi l l stone Housi ng - Ni troge n Loading Cal culation
Hi Amy,
I’m working to addre ss your comme nts re late d to the Mil lstone Road si te, and I bel i eve one of the mai n i tems to revi e w i s the
Ni troge n Loading Cal culations. I’ve i ncl ude d the comme nts we rece ived be l ow f or refe rence. I woul d li ke to re port back to
the ZBA at the next heari ng on March 14 that thi s has been addre sse d, can I se nd over the calcul ati ons for your re view?
I unde rstand that we wil l ne e d to submi t the ful l de si gn package f or revi e w before f i nal BOH approval.
Thanks
Joe
From: Tammi Mason <tmason@bre wste r-ma.gov>
Sent: We dne sday, Nove mbe r 16, 2022 11:30 AM
To: Joe He nde rson <jhe nde rson@horsl e ywi tte n.com>
Subject: Nitroge n Loadi ng Cal cul ati on spre adsheets and Regul ati on
Hi Joe,
I was asked to forward this to you.
Tammi Mason
Senior Departm ent Assistant
Brewster Health Departm ent
Beginning Marc h 21, Brewster Town Offic es will be open to the public M onday through Thurs day from 8:30 to 4:00PM ,
and by appointm ent on Fridays. For the lates t updates on Town serv ices, please v isit www.brewster-m a.gov
Archive d: Thursday, March 9, 2023 2:15:58 PM
From: Griffin Ryder
Se nt: Fri, 3 Mar 2023 21:08:32 +0000Authentication
To: Ellen Murphy
Cc: Jonathon Idman
Subje ct: Millstone Road Housing Development
Se ns itivity: Normal
Hi Ell e n-
I’m appreci ati ve f or the di scussi ons to date with the appl icants regardi ng the coordination of the Town’s Mi l l stone Road
Improve me nt Project wi th the proposed housi ng de ve lopme nt and l ook f orward to continui ng those discussi ons. In re sponse
to a poi nt made at the l ast he ari ng, I wante d to cl ari fy that the Town’s Mi ll stone Road Improveme nt proje ct incl ude s some
clearing al ong the road e dge for the roadway proje ct but based on the stoppi ng si ght di stance exhi bi t provi ded as part of the
due di li ge nce re port, the housi ng project appe ars that i t wil l requi re some addi ti onal cl e ari ng (be yond that propose d as part
of the Mi l l stone Road Improve me nt Project) al ong Mi l l stone Road i n orde r to e stabli sh the mi ni mum stoppi ng sight di stance .
If such cl e ari ng is propose d or deeme d nece ssary, then the ZBA should consi de r thi s point as part of the te rms and conditions
of i ts deci si on on the de vel opment.
Pl e ase l e t me know i f you have any que stion or woul d l i ke to di scuss.
Thank you,
Griff i n
Griff i n Ryder, P.E.
Di rector of Publ i c Works
Town of Brewste r
508.896.3212
gryder@brewste r-ma.gov
0pewST
04 o`,01,1 *, 4s41.
m y
s N
Y y
Town of Brewster
2198 Main Street
Brewster, MA 02631
www.brewster-ma.gov
Phone: (508) 896-3701
Email: brewster@brewster-ma.gov
Office of:
Select Board and
Town Administrator
SELECT BOARD POLICY ON WAIVER OF TOWN PERMIT FEES
Policy no. 5
Date adopted:10/5/87
Date amended: 8/25/97
Date amended: 4/16/02
Date amended: 12/21/20
A. PURPOSE
1 This policy seeks to create consistent and clear eligibility standards for the
reduction or waiver of Town fees. The policy also establishes a standard
process by which the Select Board will consider and potentially approve any
such request.
2 The Town of Brewster seeks to support events held on Town property that
broadly benefit the community, many of which are organized, coordinated,
and/or hosted by local non-profit organizations. The Town also actively
engages in construction projects that are initiated or coordinated by various
Town entities that benefit the community.
B. POLICY & ELIGIBILITY
1. Town exemptions. Construction projects initiated, participated in, or
sponsored by the Town, including those related to affordable housing, shall
be exempt from all applicable licensing and permit fees except electrical and
plumbing/gas inspectional service fees.
2. Nonprofit application limits. The Select Board may consider waiver of fees
associated with the use of Town facilities by non-profit organizations upon
proof of current 501(c)(3) status. Such activity shall be consistent with the
applicant organization's mission. Any such waiver amount shall not exceed
$1,000 for a particular request/event, nor shall the Board grant waivers in
excess of $2,000 per fiscal year to any one entity.
3. Recycling Center waivers. The Select Board may, from time to time, waive
certain Recycling Center fees associated with disposal of brush materials
after a significant storm event or a Town -sponsored clean-up activity.
4. Public safety/emergency waivers. As a result of a public safety or health
emergency, the Select Board may, at their discretion, choose to waive or pro-
rate certain fees.
5. Other applications. Requests for waiver from any other Town fees is
generally discouraged but may be reviewed on a case -by -case basis. The
Select Board's action on any such requests shall not be considered
1
precedential.
C. APPROVAL PROCESS
1. Each project/event fee waiver request shall be submitted in writing to the
Select Board stating the nature and purpose of such request.
2. The Select Board shall act on a request as soon as practicable.
3. The Select Board's action on any such request shall be final and not subject
to appeal.
Approved by the Brewster Select Board on December 21, 2020
Mary hall
.y'
Chair
Ben DeRuyter, Vice Chair
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1 ZBA Case No. 23-4, “Safe Harbor” Letter to Applicants and DHCD
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701x. 1133
Fax: (508) 896-8089
BY EMAIL AND FIRST CLASS MAIL
February , 2023
To: Applicants,
Preservation of Affordable Housing (POAH) &Housing Assistance Corporation (HAC),
c/o Peter L. Freeman, Esq.
Freeman Law Group LLC
86 Willow Street
Yarmouthport, MA 02675
pfreeman@freemanlawgroup.com
Re: Written Notice of “Safe Harbor” Pursuant to 760 CMR 56
ZBA Case No. 23-4, Millstone Road Comprehensive Permit Application
(Tax Map 98 Parcel 12)
Dear Mr. Freeman:
Please be advised that this correspondence shall serve as written notice to the Applicants,
Preservation of Affordable Housing and Housing Assistance Corporation, from the Brewster Zoning
Board of Appeals (“Board”), that on February 7, 2023, the Board opened the public hearing in the above-
referenced matter (“Application”) and, at the hearing, the Board voted unanimously, 4-0, to determine,
under 760 CMR 56.03(1), 56.03(4), 56.03(8)(a) and 56.05(3), that the Board considers that a denial of the
requested comprehensive permit or the imposition of conditions or requirements upon the requested
comprehensive permit would be consistent with local needs as a matter of law. Further, the Board
elected to proceed with the full local hearing on the Application, with the Board reserving the right to
deny the Application or to grant the Application with conditions.
The basis for the Board’s position is that the Town of Brewster is currently certified as compliant
with its Housing Production Plan 2022-2027. Namely, the Department of Housing and Community
Development Board (DHCD) certified that the Town had met the goal in its Housing Production Plan
qualifying for a one-year safe harbor through July 25, 2023 pursuant to 760 CMR 56.03(4)(f). A copy of
DHCD’s certification letter is attached hereto. Further factual support for this position is Brewster’s
appearance on the current list of “HPP Certified Communities” dated January 13, 2023, which is posted
on the Department of Housing and Community Development’s official website
(https://www.mass.gov/doc/housing-production-plan-log-january-13-2023/download).
Since the Town has reached a Housing Production Goal as set forth in 760 CMR 56.03(1), the
Board “may at its sole discretion elect to proceed with the full local hearing, and ultimately to approve a
Office of:
Zoning Board of Appeals
2 ZBA Case No. 23-4, “Safe Harbor” Letter to Applicants and DHCD
Comprehensive Permit, even though … [the safe harbor has been achieved]” … and, under 760 CMR
56.03(8), the Board may elect to deny or to impose conditions upon the issuance of any such permit, and
such decision will be conclusively upheld as Consistent with Local Concerns.
This written notice was forwarded to the Applicants and to DHCD on February , 2023, within
15 days of the February 7, 2023 opening of the public hearing on the Application.
Thank you for your attention to this matter.
Sincerely,
Brian Harrison, Chair
Brewster Zoning Board of Appeals
ENC
cc: Massachusetts Department of Housing and Community Development
#23-06 Applicant: Josh Schiff
CBI Farms
3036 Main Street
Brewster Zoning Board of Appeals
2198 Main Street
Brewster, Massachusetts 02631-1898
(508) 896-3701 x 1168
FAX (508) 896-8089
www.brewster-ma.gov
ZBA CASE FILE # cil‘ ‘96ee`
Date + Time Stamped
By;Town ;Clerk-,
SPECIAL PERMIT APPLICATION — Special Event Venue Use
VENUE INFORMATION
Applicant/Property Owner: Joshua Schiff (Farm Manager)
Street Address: 3038 Main Street, Brewster
Phone: 773-744-9693
Map: 101 Lot: 26
Mailing Address: 297 Shore Road, Chatham, MA 02633
Business Name: Chatham Bars Inn Farm (CBI Operations LLC) Email: jschiff@chathambarsinn.com
EVENT INFORMATION
Date(s): See attached for proposed event dates and description
Maximum Number of Guests Anticipated: 40-150
Estimated Number of Vehicles at One Time- 5-40
Proposed Hours: 11:00 a.m. - 10:00 p.m. Open to Public Ix Invitation Only F<
Tent Use. Yes ❑ (if yes, then obtain a permit from the Building Department) No ❑
FOOD, ALCOHOL & ENTERTAINMENT
Will there be food offered: Yes N. No 0
(If yes, then applicant shall obtain a food service permit from the Health Department)
Will there be alcohol drinks* offered? Yes No ❑
(If yes, then applicant shall obtain a separate, one -day liquor license from the Select Board)
Will there be entertainment* provided? Yes IR No 0
(if yes, a separate entertainment license shall be obtained from the Select Board)
*The Liquor and Entertainment licenses may be obtained in one meeting at the Select Board
SUBMIT WITH APPLICATION
• Narrative describing the proposed event(s)
• Scaled site plan indicating property boundaries, existing building locations, driveway, proposed parking,
location of event activity and location of portable sanitary facilities (if applicable)
ZONING BOARD OF APPEALS
Special Event Venue Procedure
1. Applicant submits a completed application to the Zoning Board Clerk with appropriate supporting
documents as indicated on application.
2. Application and supporting documents will be distributed to municipal departments including (but not
limited to) Health, Building, Fire, Police, Conservation, Natural Resources and Planning for comments.
3. If applicable, municipal departments shall advise the Zoning Board on affecting rules and regulations
concerning the proposed special event.
4. The Zoning Board will hold a hearing to consider the application.
5. Special Event permits shall expire on the last day of the calendar year of issuance.
6. Special Event permits shall run with the original applicant. If there is a change in property ownership or
applicant then a new permit shall be required.
7. Special Event permits, when issued, comes with the understanding that the Zoning Board has the
option to call a hearing to review a Special Event permit upon:
a. Any change of use or nature of use, or
b. Any traffic problems that arise, or
c. Any other unforeseen concerns that are raised that warrant attention.
d. Notification of violations of the terms of the Special Event permit: This hearing would have full
rights to amend or revoke the original Special Event permit.
8. The Zoning Board has full authority to condition the Special Event permit.
Completed application packages are required to be submitted and time stamped by the Town Clerk at least
thirty-five (35) days prior to the requested hearing date. Town Hall hours are 8:30 am – 4:00 pm Monday-
Friday.
Completed application packages include twelve (12) copies of the following:
APPLICATION
SITE PLAN (to scale)
ASSESSOR’S MAP SHOWING THE APPLICANT’S LOT
CHECK IN THE AMOUNT OF THREE HUNDRED ($300) DOLLARS
Please also provide one (1) pdf or electronic copy of the completed application package.
An Abutter’s List will be requested by the Zoning Board Clerk when the application is filed.
In accordance with Massachusetts General Laws, Chapter 40A, Section 11, this petition will be advertised
in the local newspaper for two (2) consecutive weeks prior to the public hearing. The agenda will also be
posted of the Meeting Board on the main floor of the Town Offices.
Please be advised that it is improper for the Chairman or any member of the Board of Appeals to give legal
advice or to discuss the merits of any petition prior to the public hearing.
Any Decision of the BOA may be appealed to Superior Court, Land Court or District Court within twenty
(20) days from the time that the decision is filed with the Town Clerk.
CBI Farm Special Permit Application (2023)
Narrative Description of Proposed Events
Chatham Bars Inn Farm
3038 Main St., Brewster MA 02631
This 2023 request is for the same number of events (36) as in prior years. No change in the number or
location of the events is proposed.
The currently scheduled dates of events for 2023 are:
05/24/2023, 06/02/2023, 06/15/2023, 06/21/2023, 06/28/2023, 07/05/2023,
07/111/2023, 07/12/2023, 07/19/2023, 07/26/2023, 08/02/2023, 08/09/2023,
08/16/2023, 08/18/2023, 08/21/2023, 08/23/2023, 08/25/2023, 08/30/2023,
09/01/2023, 09/06/2023, 09/11/2023, 09/13/2023, 09/20/2023, 09/22/2023,
09/27/2023, 09/29/2023, and 10/04/2023.
As in prior seasons, events will only be held in the same event area in the middle of the farm property.
All conditions agreed to in prior Board reviews will continued to be honored.
The Chatham Bars Inn will submit all necessary permits on a per-event basis (including catering license
and one day liquor license). Entertainment will be limited to acoustic performances only, with
applications sought for events that will feature performers. All tenting and tent permitting will be
handled by Chase Canopy or Sperry Tent.
Transportation to and from the hotel will be offered to limit traffic concerns, with the option for
individuals to park in our on-premises parking lot for those with accessibility concerns. Valet assisted
self-parking will also be available for larger events.
The menu will be centered on locally grown produce sourced from our own farm and procured from
local vendors. The Applicant will continue to foster strong connections with the community and
highlight the importance of local agriculture with these events.
Events will be both public and private. The majority of scheduled events will be private and smaller in
size. Public events will be available to Brewster residents, hotel guests, and the community at large.
The Applicant remains committed to offering a safe and healthy environment for guests.
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304 Main St
Chatham Bars Inn Farm
Application#23-06 www.brewster-ma.gov Page 1 of 1
3/6/2023
DEPARTMENT REVIEWS
Application #23-06
APPLICANT: Joshua Schiff
REPRESENTATIVE:
MAP/LOT: Map 101, Lot 26
PROPERTY ADDRESS: 3038 Main Street
Received from:
Police Dept. Comments received from Lt. Charles Mawn
The police department may require a detail officer if the event is causing a traffic issue on Main
St. If the applicant thinks that there may be a traffic issue, they are advised to call the police
department ahead of scheduled event and hire a detail officer to be on location.
Health Dept. Comments received from Sherrie McCullough
It has been confirmed with the Chatham Board of Health that Chatham Bars Inn does hold a
food service permit for catering. Chatham Bars Inn will be required to submit a Caterer’s
Registration Form for each event scheduled at the Farm. A detailed menu will need to be
attached to each Registration Form. They will also need to provide a copy of their Caterer’s
License as well as copies of their Certified Food Manager’s Certification and their Allergen
Awareness Certification.
A site visit has been scheduled for April 5, 2023, at 11:00 A.M. to discuss details of their
outdoor food service activities. At this time floor plans and site plans will be reviewed. A
Standard Operational Plan will be required to ensure food safety for these events. A
discussion will take place regarding open air cooking for these numerous events.
Water Dept. Comments received from Paul Anderson
The Water Department has no comments on this application.
Administration Dept. Comments received from Donna Kalinick
Applicant is only allowed 30 One-Day Liquor Licenses per year, these must be submitted at
least 4 weeks prior to the event. Failure to do so may result in missed opportunity to serve
alcohol.
Entertainment licenses must be submitted at least 4 weeks in advance of the event.
Detail should be required if any event occurs during peak times when the Bay Property is
open, or another event is being held on the Bay Parcel at the same time. Applicant is
encouraged to communicate with town about “community events” that require more parking
than they have, and attendees are not being shuttled.
Brewster Zoning Board of Appeals
2198 Main Street
Brewster, MA 02631-1898
(508) 896-3701 x1168
brewplan@brewster-ma.gov
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TOWN OF BREWSTER, MA
BOARD OF ASSESSORS
2198 Main Street Brewster, MA 02631
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