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Home My Public Portal AboutPlanning Board -- 2005-07-05 Minutes r 'OUO�1111E Illls�jii„�iii,� o� Brewster Planning Board O 3 a a BREWSTER BICENTENNIAL r C 2198 Main Street el =2 *` Brewster, Massachusetts 02631-1898 N _ — - O (508) 896-3701 O 9 p� ��o` FAX (508) 896-8089 TOWN OF BREWSTER MINUTES OF PLANNING BOARD Tuesday, July 5, 2005 7:00 P.M. Brewster Town Office Building 1. Present: Chairman Henchy convened the Planning Board meeting at 7:OOPM in the Brewster Town Office Building with members Taylor, Pierce, McMullen, Tubman and Remy present. 2. Motion by Pierce, McMullen second, "approve Minutes of 7/5/2005". All voted in favor. 3. LEGAL HEARING — SPECIAL PERMIT #SP2005-08 — CORRIDOR OVERLAY PROTECTION DISTRICT BYLAW — Camp Wono Inc./Cape Cod Sea Camps - Located at 3057 Main Street, on Assessors' Map 8, Lot 8— An approximately 2,814 sf. New arts facility to replace existing facility and to maintain current use and function. Present: Tim Sawyer, Phil Lindquist and Ed Barber. 4. Chairman Henchy opened the hearing at 7:05 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. He 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. He asked the applicant to make his presentation. 5. Sawyer- The applicant is proposing to construct a 2,814 sq. ft. wood frame structure for an Arts Facility on the grounds of the Cape Cod Sea Camps. This facility is intended to replace an existing structure currently serving the same purpose. The new structure is not intended to increase camp enrolment but is to better serve existing services and activities as they relate to camp patrons. The occupancy of the building will be capped at 100 though the general day to day occupancy will be 30-40 kids accompanied by several camp staff and directors. It will be sited directly adjacent to the existing Arts building which is to be demolished prior to construction. The distance to route 6A is approximately 744 feet with little to no sight lines. There is no additional parking proposed in this phase of the project. It is proposed that existing on the site parking would be utilized for the new building. The new building will meet the Fire Dept. requirements 6. The following comments were from other Town Boards or Departments. HDC—No Comment POLICE DEPT—I have reviewed these plans and have no problem with the new arts facility. This change will not alter the traffic pattern or entrance in any significant way. r FIRE DEPT— See notes from plan review hearing (none could be located by planning board staff) BOH—No Comment CONS COM—No comment. WATER DEPT - While there is town water on the Sea Camp property, there is no water main near the project site nor does the existing building have a water service directly. A new water main would have to be laid from the existing system either to the north or south (Route 6A) of the project location should fire sprinklers be considered. Should new water piping be laid on the property, relevant recorded easements would be required to install, maintain and repair the pipes. Current connection fees would apply to this project for new fire or domestic servicing purposes. All new water work shall meet all current Department specifications for materials and installations. 7. On the basis of the evidence submitted to the Planning Board, including supporting plans, drawings, and documents, the Planning Board of the Town of Brewster finds as follows: FINDINGS - ARTICLE XIUCORRIDOR OVERLAY PROTECTION DISTRICT A. (1) This use which is existing would not degrade the levels of service on Main Street. (2) This Project does not impact any public roadway. B. Trip reduction standards are not applicable. C. Access to the lot is from an existing curb cut, which has adequate existing sight lines. No new curb cut is proposed. D. The parking requirements for this particular project are not applicable. E. All landscaping exists and there is no new proposed. This project is located in an area that will minimize the need for clearing, and is surrounded by natural underbrush and trees that screens the view from neighboring properties. F. This is in the Historic District, the historic Committee has approved the project.. B. Section 179-51 - Special Permit 1. This property is zoned RM and this is an allowed use and is consistent with the purpose and intent of the Comprehensive Plan. 2. This lot is within the Brewster Historic District. 3. The site is suitable for the proposed Project. 4. The access roadway is adequate. 5. The streets serving the proposed project are adequate. 6. This building will be used during summer camp and"shoulder" seasons. 7. Adequate parking and loading facilities exist. 8. The proposed use has well water and they will be installing town water. 9. Adequate utilities are available. 10. The proposed use will not result in the degradation of groundwater quality or coastal water quality off site. 11. This proposal will not impact any wildlife corridors. 12. No outside commercial lighting will be used. All lighting will be similar in style and intensity to a residential use. 13. The proposed use complies with all applicable provisions of the Zoning Bylaw. The proposal conforms to the requirements of Article XII, Chapter 179 of Brewster's Zoning ByLaw of the Town of Brewster and provisions of the Massachusetts General Law, Chapter 40A. COVENANTS AND CONDITIONS OF APPROVAL 1. THIS DECISION IS VALID ONLY WHEN THE USE AUTHORIZED IS EXERCISED IN CONJUNCTION WITH ALL OTHER NECESSARAY PERMITS AND APPROVALS, SUCH OTHER PERMITS AND APPROVALS SHALL INCLUDE, BUT NOT BE LIMITED TO, THE CONSERVATION COMMISSION, FIRE AND POLICE DEPARTMENTS, BUILDING DEPARTMENT, DEPARTMENT OF PUBLIC WORKS, BOARD OF HEALTH, ZONING BOARD OF APPEALS AND WATER DEPARTMENT. 2. ANY CHANGE IN USE OR CHANGE IN NATURE OF USE OR IF TRAFFIC PROBLEMS ARISE AS DETERMINED BY THE SPECIAL PERMIT GRANTING AUTHORITY (PLANNING BOARD), A REVIEW OF THE SPECIAL PERMIT MAY BE REQUIRED. THE PLANNING BOARD HAS THE OPTION OF CALLING A HEARING ON ITS OWN INITIATIVE. 3. THE PROPOSED BUILDING WILL BE A 2,814 SQ. FT. +/- WOOD BUILDING TO BE USED FOR AN ARTS FACILITY FOR THE CAMP, REPLACING EXISTING BUILDING. 4. ALL LANDSCAPING EXISTS AND THERE IS NO NEW PROPOSED. THIS PROJECT IS LOCATED IN AN AREA THAT WILL MINIMIZE THE NEED FOR CLEARING, AND IS SURROUNDED BY NATURAL UNDERBRUSH AND TREES THAT SCREENS THE VIEW FROM NEIGHBORING PROPERTIES. 5. NO OUTSIDE COMMERCIAL LIGHTING IS ALLOWED. LIGHTING WILL BE SIMILAR IN STYLE AND INTENSITY TO A RESIDENTIAL USE. ANY OTHER LIGHTING BEYOND THAT REQUIRED FOR SAFETY SHALL BE USED WITH MOTION DETECTORS. 6. THIS PERMIT SHALL LAPSE WITHIN TWENTY-FOUR MONTHS OF APPROVAL, IF A SUBSTANTIAL USE THEREOF OR CONSTRUCTION HAS NOT BEGUN, EXCEPT FOR GOOD CAUSE. 8. The individual members of the Planning Board to approve Application #SP2005-08 for an approval of a Special Permit voted on July 5, 2005 to approve and review draft on July 19, 2005. Present and voting: William Henchy yes John McMullen yes Elizabeth G. Taylor yes Amberlynn Tubman yes Jane Remy yes Marjorie Pierce yes 9. LEGAL HEARING — SPECIAL PERMIT #SP2005-07 — CORRIDOR OVERLAY PROTECTION DISTRICT BYLAW — McGinnis applicant, Hopkins owner - Located at 2750 Main Street, on Assessors' Map 14, Lot 61 — An approximately 3,150 sf. Retail/Restaurant building with attached apartment. 10. Due to a lack of quorum for SP2005-07, the Planning Board postponed opening the hearing until July 19`h, 2005 at 7:15PM. 11. Discussion — Letter regarding Special Permit #02-20, Peter Brandt. The Board found that his requested changes and what is currently going on at Peter Brandt's site on Underpass Road warrants an opening and possible modification of Special Permit#02-20. 12. Brewster ladies Library letter, regarding their Special Permit — the Brewster Ladies Library currently hold a book sale in their basement every August, this is not allowed per their Special Permit from the Planning Board. The Planning Board will allow the sale of books this August but the library must come in and modify their original Special Permit prior to future sales. 13. Meeting adjourned at 8:30PM Sincerely Marjorie Pierce LI: 6 d 0 l AON 911 1 SM388 IL