HomeMy Public PortalAboutZoning Board of Appeals -- 2002-07-25 Minutes �,�►S� 1.� 1��5 L
TOWN OF BREWSTER
PUBLIC MEETING
MINUTES OF ZONING BOARD OF APPEALS
Thursday, July 25, 2002
- - - - - -- - - - - --7:00-PiM - --
Brewster Town Office Building
Mr. Freeman convened the Board at 7:00 P.M.
02-25: Continuance of Frederick Court Development Corp., Off
Brewster and Alden Rds., Map 24, Parcel 45.
Members hearing this case were Messrs. Freeman, Jackson, MacGregor; Ms.
McInerney; and Mr. Stewart.
Mr. Michael Princi, attorney for the applicant, reported that the Town Building
Commissioner said that Frederick Court had not yet fully complied with plans and
procedures. Negotiations with the Building Commissioner were continuing. Mr.
Princi was also refining the application's exemption requests due to the possibility
of developing other parts of the parcel.
Mr. Robert Fitzgerald, Coastal Engineering, distributed and explained a site plan
data sheet to the Board. There is a twenty (20) foot side yard setback from the
driveway instead of the required forty (40) feet. The proposed building rises
from two (2) stories in the front to three (3) stories in the rear with a mean
height of 38.7 feet vs. the zoned thirty (30) feet.
Mr. Princi, reviewed Addendum 7, "Requested Exemptions," of the application
and cited Brewster Zoning Bylaw, Art.. IV, Sec. 179-11, and Art. V, Sec. 179-15,
for the variance requests. The sign variance is needed for a residential area.
Frederick Court is also petitioning the Planning Board for relief from sub-division
regulations and the Conservation Commission for relief from wetland
requirements. The applicant is also asking for relief from permitting fees.
Regarding an abutter's report of an oil spill at the site, the engineer has
determined that it is surface staining, which will be removed during excavation.
The Board and Mr. Fitzgerald resolved the misunderstanding between the
architect's 42' height and the mean 38.7 height. The proposed "Wells Court"
sign is 3' x 16" and will be located on site and not on Route 6A. Total height is
two (2) feet, and it will be spotlighted.
The applicant is relying on Art. VII, Sec. 179-21, for parking lot design criteria.
Mr. MacGregor inquired about and commented on the details of the parking
1
=s
scheme. Nine (9) of the thirty (30) parking spaces -- six (6) more than the
minimum -- are 9' x 20' each vs. the required 10' x 20'. Five (5) handicapped
spaces are included in the total. Mr. Freeman referred to Brewster Zoning
Bylaw, Art. VII, Sec. 179-22, Table 4, Minimum Off-Street Parking Regulations,
'' — ----------that-requires-one-�1)--par-ki-ng-space--for-each-elderly-housing-un-it.
In a discussion regarding delineations of the project, it was concluded that the
applicant was not proposing a sub-division, since the required acreage was being
leased. The Board noted that any future development for the rest of the parcel
g would require another comprehensive permit.
In a discussion of road access and dimensions, Mr. Fitzgerald stated that the cu/
de sac or circular drive was a "paper" road to make the project buildable. Alden
Dr. should be kept closed to all but emergency vehicles. Mr. Freeman read
pertinent remarks from Fire Chief Jones and Abutter Conover's letters.
There was a discussion of newer technologies for allowing access to emergency
vehicles through locked gates, the simplicity of such devices, appropriate safety
measures for pedestrians, and means to discourage vehicular traffic that might
use Alden Dr. as a short cut.
Architect Greg Zorzy described the project briefly. Two wings of the building can
be viewed from the street, with a bay window in each unit. He displayed a
sample of gray vinyl shingle siding by Cedar Impressions to be applied to the
building. Side-by-side windows with true mullions will be used. The roof will
have asphalt shingles and a cupola and clock to break the roof line.
Members of the Board discussed waivers in connection with the clock-cupola and
the economics of the project. Mr. Princi asserted that Frederick Court was
caught between the Brewster "Old King's Highway" Historic District Committee
and the required economics (pro forma). Frederick Court is not a private
developer, and this project is federally subsidized through HUD. Therefore, the
applicant is not required to submit cost figures to the Board. However, one
member reaffirmed the Board's responsibility for granting waivers in affordable
housing applications, e.g., the clock-cupola, and stated that the Board needs all
y of the financial figures in order to determine if its refusal to grant any requested
waiver would render the project uneconomic.
V Mr. Stewart asked why the project should be limited to three (3)+ acres, when
up to eight (8) acres were available. A larger site would eliminate the need for
variances and provide opportunities for open areas, outdoor seating, and better
landscaping. Mr. Princl responded that it was the best site and also cost
`€ effective. The side area would stay wooded and shrubbery would be placed in
the parking lot and other areas, according to the landscaping plan.
2
Mr. Freeman summarized various needs, including revising the height variance,
settling fire department access, and resolving the oil spill issue and parking plan
questions.
Mr. Princi agreed to go before the District Plan Review Committee before the
Board's next meeting on this application -- Monday, September 9, 2002.
Motion to adjourn at 9:00 P.M. by Mr. Jackson, 2nd by Mr. Stewart, Board all in
favor.
3
�� ,
��
��
;;�
q
,R
a
W
a
F3
3
�A
<�
a
�i
t,9:
a'
y�
�u
k
a
�ky�
y 1
���
t�
it
kr
G�
3
�.
��
dry.
f.
�p{
k
��
�k
g
��
��
3Sg
9
�f
�.
B
�i
4
v,
`ti
R�