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HomeMy Public PortalAboutPlanning Board -- 2003-04-23 Minutes TOWN OF BREWSTER PUBLIC MEETING MINUTES OF THE PLANNING BOARD Wednesday, April 23, 2003 7:00 P.M. Brewster Town Office Building Ms. Taylor brought the meeting to order at 7:00 P.M. Mr. McMullen was absent. Messrs. George Zografos, franchisee, and Myer Singer, Esq., appeared on behalf of the proposed Dunkin' Donuts franchise at the Luke Brewster coffee shop location, Route 6A and Lower Rd. Mr. Singer gave a summary of the traffic study requested by the Board of Selectmen and reviewed the history of the carry-out shop approval by the Planning Board and Zoning Board of Appeals. Connelly Assoc. completed the traffic study and sent it to the Planning Board and the Cape Cod Commission. Mr. Singer said that traffic at this location might increase by 2% during peak morning business hours. He also said that the applicant agreed to the tree trimming to allow maximum sight distances. Mr. Zografos said that 85% of this Dunkin' Donuts business would occur in the hours of 6:00 -- 10:00 A.M. There is not a large lunch business, and it is slow in the evening hours. His brother will manage this location. Ms. Jennifer Connelly of Connelly Assoc., said that different statistical methods will produce different traffic volumes. She determined that the intersection of Route 6A and Lower Rd. was a Level Service D volume, which is satisfactory. There is a sight line concern for east bound traffic turning left from Route 6A on to the site or Lower Rd., but the study results do not reflect a high accident rate. Tim Boesch, Transportation Engineer, Cape Cod Commission, basically agreed with the foregoing and endorsed the focus on the sight line hazards. Board member Henchey asked about projections of growth in the area and where the Route 6A traffic was going. He asserted that service level C should be maintained for at least five (5) years. Perhaps design changes should be made where Lower Rd. joins Route 6A. The 6A traffic is much heavier along the eastern portion of Route 6A closer to the Orleans line. Mr. Singer said the applicant will moderate the sight line hazard. There was some discussion over modifying the "cut through" at the intersection. Ms Taylor said that the sight line problem couldn't be resolved at this hearing. Mr. Boesch, responding to Mr. Henchey's question, said that the photos he prepared show a i few possible solutions. Ms. Remy said that the left turning traffic was the most dangerous hazard. Mr. Bugle hoped that the driveway surface would be repaired, and Mr. Zografos pledged to do so. Ms. Taylor addressed the outdoor lighting, and Mr. Singer said the fixtures had been lowered. The Planning Board had been sent lighting designs. Ms. Taylor urged Mr. Zografos to subdue the normally bright Dunkin' Donuts sign colors. Mr. Henchey moved to reaffirm the Planning Board's original approval of the proposal, 2nd by Ms. Remy, Board all in favor. Mr. Henchey moved to extend the deadline on the lighting approval for six (6) months, 2nd by Ms. Remy, Board all in favor. Messrs. Joshua Zuckerman, developer, and Duane Landreth, Esq., appeared on behalf of the proposed assisted living facility, known as 'The Residences at Pleasant Bay," at Route 39 and Freeman's Way, Ms. Taylor reminded everyone that any applicant had the right to appeal any special permit issued. The project engineer was not present due to an emergency. This special permit application falls within the corridor overlay protection district. The property is located in both RR and RM zones. The Zoning Board of Appeals will hear this application on Tuesday, May 13, 2003. Mr. Landreth presented the Rizzo Assoc. site plans of 8/20/01 (rev. 9/30/02) and the architect's plan of 4/02/02. He referred to the traffic studies, drainage report, and Cape Cod Commission decision of 01/09/03. The revised site plan shows the guidelines for the parking lot. The design standards comply with the bylaws, and the landscaping is properly integrated. There are fifty-two (52) spaces, with forty-eight (48) spaces in the larger lot. Several Board members agreed that the application was excellently prepared and praised the operation of the adjacent nursing home. The Board suggested that asphalt or other impervious surfaces should be reduced and reminded the applicant that parking spaces must be 10'x20'. Ms. Taylor noted that there was no comment on the application from the fire department. There was a discussion about the plans, e.g., their scale and turning radiuses for emergency vehicles. Mr. Landreth promised to revise the plans before going to the building department. 2 The applicant met with The District Planning and Review Committee on 2/4/03 and reported that the committee was generally in favor of the project. He discussed issues with the police department, including the planned second entrance off Freeman's Way. Ms. Taylor reported that the department of public works had no concerns. The Board of Health on August 9, 2002, reported that F. R. Mahoney Co. pledged to meet the design criteria for the septic systems, relocate the emergency generators, and provide vegetation screening where necessary. Rizzo Assoc. has confirmed the septic system design. Discussion was opened to abutters. Mr. Karl Eiler, 1440 Freeman's Way, whose property is directly across Freeman's Way from the planned second entrance, expressed concern about dangers from traffic maneuvers at that point and also water runoff from the site. He said that traffic, especially heavy trucks, descending the hill to the Route 39 junction would find it too dangerous to stop safely when facing the new hazards created by the new entrance. Mr. Landreth said there was no degradation in traffic service since there was no projected increase in accidents in the traffic studies. Mr. Zuckerman said the new entrance on Freeman's Way was requested by the police and fire departments. Ms. Taylor pointed out that any runoff of water or sand must be contained on site. There was a discussion of the virtues of planting evergreen trees as well as deciduous ones. Mr. Eiler mentioned the possibility of vehicle and site lights invading his bedroom. Resident Michael Clifford, Millstone Rd., asked about any changes in the use of the gate for an ancient way that crosses the site. Abutter Roland Mayo, Jr., asked about plans for managing conflicting traffic. There was a discussion of a road cutting across the driveway on site. Ms. Taylor asked for a meeting to review what kinds of trees to plant. Cindy Grover wants a planting of a buffer zone between her property and the Zuckerman site. The Planning Board will continue to try to settle any fire department and Conservation Commission issues. Ms. Pierce moved to continue the hearing to Tuesday, May 27, 2003, at 7:00 P.M., 2"d by Mr. Henchey, Board all in favor. Ms. Sue LaDue of Eastward Companies appeared and asked for a release of the $3,000 landscaping bond for the Atwood Circle development. Mr. Henchey moved to grant the bond release, 2"d by Ms. Pierce, Board all in favor. 3 Ms. Pierce asked about progress in the affordable housing committee. Ms. Taylor reported that guidelines were approved and that an instruction booklet was being prepared. Meeting adjourned at 9:15 P.M. 4