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Home My Public Portal AboutPlanning Board -- 2004-03-03 Minutes E` ~ Brewster Planning Board v - - a D= BREWSTER BICENTENNIAL p 2198 Main Street Brewster, Massachusetts 02631-1898 C (508) 896-3701 O FAX (508) 896-8089 TOWN OF BREWSTER MINUTES OF PLANNING BOARD Tuesday, March 3, 2004 7:00 P.M. Brewster Town Office Building 1. Present: Chairman Taylor convened the Planning Board meeting at 7:OOPM in the Brewster Town Office Building with members Henchy, Linda Bugle, Bob Bugle and McMullen. 2. LEGAL HEARING — SPECIAL PERMIT #SP2004-05 — CORRIDOR OVERLAY PROTECTION DISTRICT BYLAW—LATHAM CENTER, INC. —Located at 1646 Main Street, on Assessors' Map 24, Lot 21, — An approximately 102 ft. x 32 ft., two story addition to existing school building for additional classroom space and library space. Present: Atty. Myer Singer; Ann McManus,Architect and John Bologna from Coastal Engineering,Inc. 3. Chairman Taylor opened the hearing at 7:05PM by reading the legal advertisement and making the applicant and parties in interest aware of their rights to appeal as required under Chapter 40A, Section 17. She stated that during the hearing any member of the Board or interested party may direct questions through the Chairman to a speaker relating to the proposal. She asked the applicant to make his presentation. 4. Prior to the hearing, the Board had requested written comments concerning the application from the Board of Health, Department of Public Works, Water Department, Police and Fire Departments, Conservation Commission and Building Commissioner. The following comments were on file and read by the Chairman: Water - September 4, 2003 —the Brewster Water Department has discussed the details of this as they relate to water supply with proponents at the Development Plan Review Committee hearing. We are satisfied with related issues as they apply to the scope of the proposed addition. Adequate water supply is available to the property for this project. Fire Dept.—They are working with us. B.O.H. -No comments. There were no letters,pro or con,read at the hearing. Abutters were present. 5. Atty. Myer Singer—The project consists of approximately 3,195-sq.ft. two-story addition. The addition will consist of 5 classrooms, which are presently existing in the school. The extra space will be used for the administration. There will be no increase in the number of students. A tree on the Alden Drive side of the property had to be removed. Twelve trees have been planted between the existing parking lot and Alden Drive. There are no changes to the site other than the proposed. The existing parking will stay the same. The Historic District Committee has approved the project and has reserved the right to make a site Page 1 of 4,minutes of 3-3-04 visit after the addition is completed to address any screening and landscaping that may need to be addressed. 6. Taylor— Because it is a school our Town Counsel has provided this Board with the criteria by which it may review this application under the Corridor Overlay Protection District. Not all Sections are subject to review, so we will go through the sections and address the pertinent items, one by one. Chapter 179,ARTICLE X, Section 179-51 of the Zoning Bylaw of the Town of Brewster states that the Special Permit Granting Authority(the Planning Board) shall review and approve the following: [1] Addressed, not within scope of review [2] Addressed, not within scope of review [3] Addressed, not within scope of review [4] Adequate access: The applicant is currently addressing Fire Dept. issues with the Fire Chief. [5] Addressed, not within scope of review [6] Addressed, not within scope of review [7] Adequate parking: No changes are proposed for the existing parking. [8] Landscaping: The Historic District Committee has approved the project and has reserved the right to make a site visit after the addition is completed to address any screening and landscaping issues that may need to be addressed. Vegetative buffer issues were reviewed, as relates to the buffering of noise, lighting, HVAC mechanical equipment and parking areas. [9] Addressed, not within scope of review [10] Addressed, not within scope of review [11] Addressed, not within scope of review [12] Addressed, not within scope of review [13] Addressed, not within scope of review CORRIDOR OVERLAY PROTECTION DISTRICT (COPD) CRITERIA Chapter 179,ARTICLE XII, Section 179-67: A. Transportation Standards (1) Addressed, not within scope of this review. (2) Addressed, not within scope of this review. B. Trip Reduction Standards Addressed, not within scope of this review. C. Access Standards (1) Minimizing curb cuts: There are no new curb cuts proposed. (2) Joint driveways: There is no new driveway proposed. (3) Consolidation of access points: Applicant is using existing access. (4) Addressed, not within scope of this review. (5) Addressed, not within scope of this review. (6) Provision of internal site circulation: The applicant is using the existing campus. (7) Occupancy permit/State curb cut permit: No new curb cut is proposed. (8) Addressed, not within scope of this review. Page 2 of 4, minutes of 3-3-04 D. Parking Design Standards (1) Flexible parking design standards: No changes proposed, using existing parking. (2) Relaxation of parking standards: No changes proposed, using existing parking. (3) (a) Loading and unloading areas: No changes proposed, using existing parking. (b) Loading areas: No changes proposed, using existing parking. (c) Parking to side or rear: No changes proposed, using existing parking. (d) Shared parking: No changes proposed, using existing parking. (e) Reduction of parking spaces: No changes proposed, using existing parking. (f)Bicycle Storage: Bicycle rack on campus. (g) Drainage facilities/Stormwater runoff. No changes proposed. Using existing parking areas, which have been previously approved by the Building Department for drainage and stormwater runoff. E. Landscaping,Design and Appearance Standards (1) Landscaped buffer strips along public roads: There are existing vegetated buffer strips along Route 6A and along Alden Drive.The applicant has already improved the buffer strip along Alden Drive,by adding twelve(12)Spruce trees to the area adjacent to that parking lot. (2) Landscaped buffer strips adjacent to adjoining uses: There exists sufficient vegetative buffer between the applicant's site and adjacent lots. (3) Landscaped islands: No changes proposed,using existing parking. (4) Exposed storage areas, machinery,service areas: Applicant indicates that new HVAC equipment will be fenced in. (5) All landscaped areas shall be maintained: Applicant agrees to maintain all landscaped areas and to replace shrubs and trees that die,within one (1) growing season. (6) Building and architectural design shall be compatible with character and scale of adjacent roadway and surrounding neighborhood.The proposed building is compatible with the adjacent roadway and surrounding neighborhood. *The Historic District Committee has also reviewed and approved the architectural design of the proposed building. (7) Structures shall be sited so as to allow separations between buildings,particularly to encourage open space and reduce massiveness of the project: The applicant site is already designed as an open campus and the new building will not detract from this design. (8) The use of bituminous paving shall be minimized: All parking areas are currently gravel. No new parking areas are proposed. (9) Old,well-established trees shall be protected: A large Pitch Pine has been taken down. The applicant indicated that this removal was unavoidable given the constraints of the new building and required upgrade of the sewage disposal system. (10) Building design shall adhere to the guidelines of the Brewster Historic District Committee in areas subject to review by the Committee: The Historic District Committee has reviewed and approved this application. 7. Henchy—This is a straightforward application. 8. A number of employees spoke in favor of the project. Abutter Stephen Doyle also spoke in favor of the project. Page 3 of 4, minutes of 3-3-04 9. Motion by Bob Bugle, Henchy second "Close hearing to public input". All voted in favor. 10. Motion by Henchy, McMullen second "Approve application as presented by Atty. Myer Singer." Roll call vote, all voted in favor. 11. APPROVAL NOT REQUIRED—Red Top Development Inc.—off Satucket Road on Assessors' Map 36 Lot 37-1 —proposed 3 lot division. 12. Motion by Henchy, McMullen second, Approve ANR for Map 36 Lot 37-1, proposed 3 lot division. All voted in favor. 13. DISCUSSION WITH JOHN O'REILLY REGARDING REQUEST TO WAIVE SOME OF THE REQUIREMENTS OF THE "Environmental and Community Impact Analysis"- for PROPOSED SUBDIVISIONS off Satucket Road on Assessors' Map 36 Lot 37-1 —proposed 9 lot division AND—off Crowells Bog Road, on Assessors' Map 49 Lot 8 and Map 40 Lot 67—proposed 14 lot division. 14. O'Rielly—the Subdivision Rules and Regulations requires an Environmental and Community Impact Analysis, we are here to ask the Board what they would like to see. We will be offing protective areas and enhanced septic systems for the subdivision. Also does the board want to see a traffic study? 15. The consensus of the board was to ask them to answer what they could for the Environmental and Community Impact Analysis and Traffic study, should the Board need more information they will require it. 16. APPROVAL NOT REQUIRED—Johnson & Curnan—off Six Penny Lane on Asse gors' Map 19 Lots 10 & 12—proposed combine two lots into one. ' 17. The plan was missing the dotted line that showed how the two lots exist. On a motion# Henchy, Bob Bugle second, "approve ANR but not endorse until corrections have been made". All voted in favor. 18. FULL RELEASE FROM COVENANT — ROAD INSPECTION — POST BOD- CARK, ROBERT & BETSY—Located on Butlers Way on Assessors' Map 22, Lot 19. The Board on a Motion by Henchy, Bob Bugle second, Approve full release from covenant and accept road bond, of$4,275.00, all work requested had been completed. All voted in favor. Sincerely Marjorie pierce Planning Board Clerk Page 4 of 4,minutes of 3-3-04