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Home My Public Portal AboutPlanning Board -- 2024-01-10 Minutesmoi/ Brewster Planning Board Approved: 01/24/24 \\\\\\\\\`O�RE11rs,� 0 of E`°B 41 �� 2198 Main Street Vote: 6-0-0 3 N - Brewster, MA 02631-1898 0— (508) 896-3701 x1133 - //��r/(IIIAIIIIIlIl114\\\\\\� _ n i � � � Y m brewplan@brewster-ma.gov - -- - ' MEETING MINUTES ___ ___ _ ... f%:-7.. Wednesday, January 10, 2024 at 6:30 pm -- Brewster Town Office Building Chair Amanda Bebrin convened a meeting of the Planning Board at 6:30 pm with the following members participating: Charlotte Degen, Tony Freitas, Madalyn Hillis -Dineen, Rob Michaels, Elizabeth Taylor, and Alex Wentworth. Also participating: Jon Idman, Town Planner, and Lynn St. Cyr, Senior Department Assistant. Bebrin declared that a quorum of the Planning Board was present. The Meeting Participation Statement and Recording Statement were read. 6:32 PM PUBLIC ANNOUNCEMENTS AND COMMENT None. 6:32 PM PUBLIC MEETING Site Plan Review Case No. 2024-01: Applicant/Owner MOG Real Estate Holdings, LLC has applied for Site Plan Review under Brewster Zoning Bylaw Article XII to demolish all buildings and structures and construct a new automotive service garage with supporting site improvements at 94 Thad Ellis Road (Tax Map 89 Parcel 5), located within the Commercial High Density (CH) Zoning District. Documents: • 07/24/23 Solar Energy System Proposal • 07/18/23 Plan Set revised 10/27/23 • 08/08/23 Floorplans and Elevations • 08/10/23 Isometric and Sections • 09/20/23 Stormwater Report with Drainage Calculations • 09/20/23 Stormwater Narrative • 10/05/23 Email from Susan Tubman • 10/06/23 Letter from Walter Rymanski • 10/06/23 Letter from George Sfeir • 11/22/23 Site Plan Review Application and Narrative • 12/22/23 Long Term Pollution Prevention Plan • 01/04/24 Memorandum from Jon Idman, Town Planner • 01/04/24 Department Review Summary • 01/10/24 Lighting Details • Photo Renderings • Framing Details Alex Wentworth recused himself from the meeting and left the room. Attorney Ben Zehnder was present on behalf of the Applicant along with Applicant Kristen Wentworth. Zehnder stated that Kristen and Alex Wentworth are the owners of 94 Thad Ellis Road and have been operating Wentworth Motorsports from the site for approximately 25 years. Zehnder stated that the site is a conforming lot under zoning, but it has non -conforming use aspects as it includes two principal structures. There is a residence and an automotive repair shop on the property. The Applicant proposes removing both structures and the sheds currently on site. The proposal required relief from the Zoning Board of Appeals (ZBA). Zehnder stated that this project is unique as the Applicant proposes constructing the new building around the current building and then removing the current building. This will allow the Applicant to continue to operate during PB Minutes 01/10/24 Page 1 of 3 construction. Zehnder also stated that the ZBA granted a special permit to the Applicant on January 9, 2024 to alter a pre-existing non -conforming structure. The project was also reviewed by the Conservation Commission and received an Order of Conditions and a Major Stormwater Management Permit. The project also underwent staff review. The Applicant provided lighting details including cut sheets to staff. Taylor confirmed with the Applicant that the project has been reviewed by the Conservation Commission. She asked about the proposed plantings. Taylor asked whether the questions on nitrogen loading the Conservation Administrator asked had been answered. Zehnder stated that they had been answered and that the Applicant's engineer has worked closely with the Conservation Administrator on the wetlands delineation. Taylor suggested that plants be added to the perimeter or that a wood fence be used instead of a metal fence. Michaels stated that he visited the site and the proposed project will be a definite improvement including improved stormwater management. Michaels asked for clarification on the parking requirements. Idman responded that he calculated parking requirements using the Town's parking policy based on a 4 -bay project, with waiting room, and two employees. The calculation came to twelve spaces. The Applicant has proposed nine spaces. Michaels stated he believed nine spaces were sufficient. Michaels suggested the bike rack be moved to a different location'away from the dumpster. Degen and Hillis -Dineen both stated they agreed with the other members and the abutters that the project is a nice improvement. Freitas stated that he did not have any questions and noted that the project has approval from the Zoning Board of Appeals and the Conservation Commission. Bebrin reviewed suggested conditions provided in the staff memorandum. She also noted that extensive departmental comments were received as well as letters of support from abutters. These documents are available for review in the Planning Board packet. Taylor confirmed with the Applicant that the lights were all downward casting. Degen noted comments received from the Fire Department and asked if the Fire Department would have final approval on the access drive. Idman stated that the Fire Department would like the drive to the north of the building to be limited access and may require signage stating such. Taylor asked if the Conservation Commission has reviewed the lighting. She stated that there may be issues with the wetlands if the lights remain on all night. Zehnder stated the Applicant will comply with local lighting regulations. Motion by Degen to Approve Site Plan Review Case No. 2024-01 subject to the Findings and Conditions Suggested in the Staff Memorandum Dated January 4, 2024 and subject to Limited Access of the Drive North of the Building as required by the Fire Department. Second by Hillis -Dineen. Vote: 6-0-0. Wentworth rejoined the meeting. 6:50 PM APPROVAL OF MEETING MINUTES Approval of Meeting Minutes: December 13, 2023. The Board reviewed the December 13, 2023 meeting minutes. Motion by Degen to Approve December 13, 2023 Meeting Minutes, as amended. Second by Michaels. Vote: 7-0-0. 6:52 PM COMMITTEE REPORTS Freitas summarized a recent meeting of the Affordable Housing Trust including that work on the Yankee Drive home is being completed and there is a lot of interest in the housing lottery. Housing Coordinator Jill Scalise will be holding an information session for town employees on the housing program and available resources. The Spring Rock Village housing development returned to the Zoning Board of Appeals for review of proposed modifications and was approved. Freitas also stated that the Affordable Housing Trust also reviewed the 2024-2025 Housing budget and noted a recent increase in demand for rental assistance. The rental increases at Serenity were also discussed. Freitas reported that Marissa Consolantis began work as the Housing Program Assistant. Degen summarized two recent meetings of the Select Board. The December 18th Select Board meeting included discussion on regional school tuition agreements, rate increases at Captains Golf Course, changes to non-commercial PB Minutes 01/10/24 Page 2 of 3 shellfish regulations, and community pool hours and offerings. The January 81h Select Board meeting included discussion on a needs assessment for the Council on Aging, a union agreement regarding promotion pathways, the Select Board policy on shoulder maintenance, the status of Nauset Regional School District, Town Meeting date of May 11th, and Select Board strategic plans. Michaels summarized the December 22"d meeting of the Water Quality Review Committee. WQRC discussed the future of the committee and the renewal process. There will be a comprehensive review of the bylaw including the renewal process. Michaels stated that letters are being sent out to those with certificates stating that the renewal process is being reviewed and no renewal is needed at this time. Bebrin stated that the Bay Property Planning Committee is planning a final forum for February 15" and it will be virtual. There will be a presentation of the final plans for both the bay and pond property. These plans will ultimately be considered at Town Meeting. There will be a joint session with the Select Board on January 23rd on final decision points and policies including discussion on housing and a multi -generational community center. 7:08 PM FOR YOUR INFORMATION None. 7:08 PM MATTERS NOT REASONABLY ANTICIPATED BY THE CHAIR None. Motion by Wentworth to Adjourn. Second by Degen. Vote: 7-0-0. The meeting adjourned at 7:10 PM. Next Planning Board Meeting Date: January 24, 2024. Respectfully submitted, SVV Lynn St:. Lyr, Senior D4artment Assistant, Planning PB Minutes 01/10/24 Page 3 of 3