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Home My Public Portal AboutPlanning Board -- 2005-07-19 Minutes \\,�u�u�lutllt lgfflrprr�ir�ii Brewster Planning Board _f i Phi` i vDi 2198 Main Street C BREWSTEB BICENTENNIAL —fi' • _ Brewster, Massachusetts 02631-1898 N (508) 896-3701 %iii�iiiiiii1�ir�tr,Pi �t ��°��\ FAX(508) 896-8089 OO TOWN OF BREWSTER MINUTES OF PLANNING BOARD Tuesday, July 19, 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 Bugle, Tubman and Remy present. 2) Motion by Pierce, Remy second, "approve minutes of 7-5-2005". All voted in favor. 3) REVIEW DRAFT DECISION FOR 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. 4) Motion by Pierce, McMullen second, "approve draft Special Permit SP2005-08 and file for the appeals period". All voted in favor. 5) 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. Present: KathyMcGinnus,John O'Reilly, Atty. Landreth ndreth and abutters. 6) Prior to the public hearing, the Board had requested written reports from the Department of Public Works, Police and Fire Chiefs, Board of Health, Water Department, Zoning Agent/Building Inspector and the Conservation Commission. The following reports concerning the application were received: DPW- Site distance Okay, access drive shall be graded away from 6A. Drainage — provide 25 year storm event calculations. Consodine ditch is problematic down stream. Delivery access to rear of building may be problematic for larger vehicles. FIRE- 6/9/2005 — 1. Fire alarm system as per code commercial & residential. 2. fire extinguishers. 3. move building closer to Main Street improving fire access. Standard plan review prior to building permit. B.O.H. - No comments. WATER DEPT - There is adequate town water servicing this Main Street area and the existing building at the location above has a water service. For proposed new construction, current connection fees would apply for domestic and/or new fire servicing purposes. All new water work shall meet current Department specifications for materials and installations. Where new water piping is to be laid on the property, relevant recorded easements will be required to install, maintain and repair the pipes. 7) Sitting on the Planning Board and present at the hearing were members Henchy, Taylor, Pierce, Tubman and Bugle. Chairman Henchy opened the hearing on July 19, 2005 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 could direct questions through the Chairman to a speaker relating to the proposal. He asked the applicant to make his presentation. Present: Kathy McGinnis, Atty. Duane Landreth, Engineer John O'Reilly, Landscape Architect Kate Kennen, Todd Hoyt and abutters. 8) In his presentation, Mr. O'Reilly stated that the property is also known as Assessor's Map 14, Parcel 61, and contains about 10.5 acres. The property is improved by a single family dwelling, driveway and associated utilities. The property has about 476 feet of frontage along Main Street (Route 6A) and abuts the Cape Cod Rail Trail towards the rear. The topography of the property is relatively flat with a grade variation of no more than 5 to 6 feet from the front to the rear. The property also contains several small vegetated wetlands and ditches. The front portion of the property mostly consists of cultivated lawns and gardens. The remaining portion of the property is well vegetated. An old vehicle track (path) was found running back towards the Rail Trail. The proposal calls for the construction of a Retail Store along with an attached owners apartment. Associated with the building are a parking area and a sewage system. Utilities, grading and landscaping are also being included in the proposal. The application consists of the following plans: 1. Parking and Grading Plan, May 25, 2005, Sht 1 of 2, BENNETT & O'REILLY, Inc. 2. Sewage Disposal System Plan, May 25, 2005, Sht 2 of 2, BENNETT & O'REILLY, Inc. 3. Preliminary Landscape Plan, May 25, 2005, Kate Kennen, Landscape Architecture 4. Preliminary First Floor Building Plan, May 25, 2005, Reef Realty Ltd. 5. Preliminary Second Floor Plan with Elevations, May 25, 2005, Reef Realty Ltd. 9) Mr. O'Reilly further referred to his letter of May 26, 2005 which addressed the different aspects of the proposed development. (For additional details and information, he referred the board to plans 1. through 5. above.) The letter stated that: 1. The subject parcel for the proposed building will have a lot area of about 40,824 sf. The project parcel will be portioned out from the original 10.55 acre parcel, through an Approval Not Required (ANR) Plan process. 2. The building will be wood framed and finished with siding, windows and roofing in keeping with the Historical Commission's requirements. A formal filing with the Commission will be prepared during the Planning Board's review of the project. 3. The building will have a gross floor area of about 4,950 sf, including the owners apartment, covered porch and patio. The retail space, which includes the kitchen and steam room areas, is about 3,150 sf. 4. The parking spaces required are 18. The proposal calls for the installation of 19 spaces including one van accessible space. 5. The construction of one main entrance is proposed from route 6A. The existing residential driveway from Route 6A will be eliminated and relocated to the proposed main entrance. 6. The parking area is proposed to be paved. The applicant along with the landscape architect is looking into alternative surfacing for the parking stalls while keeping the travel lanes paved. Additional information would be provided to the Planning Board when available. Sidewalks are proposed along Route 6A and connect from the parking lot to the front and side of the building. The applicant will be approaching Ocean Edge in order to try to work out an agreement to extend the side walk to the entrance of Ocean Edge. 7. A pathway will be established from the parking area back through the property to the Rail Trail. The path will occupy the pre-existing vehicle tracks if possible. Conservation Commission review and approval will be necessary for the utilization of the path. 8. The septic system is sized for both the retail space and the two (2) bedroom apartment. The system consists of a grease trap, septic tank, pump chamber and a leach field. 9. A 10' x 10' concrete pad is proposed for the trash container. The trash area will be fenced with a 6 foot high stockade fence. 10. The roof run-off will be handled by a series of drywells. The parking area will be graded to direct the water towards the rear of the property. Along the rear of the parking area, the landscape has been designed to accommodate the surface flow prior to discharge into the area behind the property. A vegetated swale is proposed so as to treat the water prior to eventual flow towards the rear. 10) Mr. O'Reilly told the Board that Section 179-51 A.5 of the By-Law was satisfied in that: 1. The building and the associated uses are consistent with the comprehensive Plan for the Town. The building will be in keeping with the requirements of the Historical Commission. The landscape will be indigenous and designed to harmonize with the style of the building being proposed. Sidewalks, a walking trail to the bike path and bicycle stands will promote bike and pedestrian traffic. 2. The building is designed to fit in with the surrounding properties. The building will employ components in keeping with the historical nature of Route 6A. 3. The site is zoned for the proposed retail use and the associated apartment. 4. The property is relatively flat and will not require excessive filling or grading to place the building onto the property. The soils encountered were found to be suitable for the subsurface disposal of sanitary waste and run-off. 5. The access into the property will be from a proposed entrance from Route 6A. The entrance, as proposed, is laid out in accordance with the subdivision control laws of the Town of Brewster for Minor Street. The turning radii for the entrance are to be 25 feet. A curb cut permit will be required from the Massachusetts Highway Department. The traveled area will be 22 feet wide (I F lanes) with 18 inch berms for a total pavement width of 25 feet. The entrance to the parking area from the main entrance provides for a 25 foot turning radius so as to provide suitable access for delivery trucks and emergency vehicles. 6. The site lines for the entrance are adequate for the first vehicle standing to enter onto the highway. The second and third vehicles will need to wait till they get towards the sideline of the pavement of highway (location of the first vehicle), to stop, look and then proceed into the travel lanes. He would recommend a stop sign and a painted stop line at the entrance onto the highway. The project will make the site accessible to both pedestrian and bicycle traffic and will reduce the traffic impact. 7. The project proposes the connection to the Rail Trail with a pathway, a bike stand and sidewalks as a means to minimize vehicle traffic. 8. The parking is designed in accordance with the requirements of the Zoning By-law. 9. The landscape proposal is significant. The Landscape Plan shows additional details. All large trees between the building/parking area and the highway will be incorporated into the landscape. 10. The septic system will be designed to comply with Title 5 and the Brewster Board of Health requirements. The system is designed to be below the existing grade and will not require a mound or a retaining wall. 11. Town water, private sewer, underground electric, cable and phone will serve the site. All utilities are present along the highway and are available for connection. 12. Site drainage is being controlled using the best management practices as set-forth under the DEP guidelines and the groundwater will not be degraded due to the proposed building or its' use. 13. The proposed construction of the building and associated improvements are to be located mostly within areas already disturbed by either landscaping or gardens. Landscaping and site layout have respected a setback from the natural vegetation towards the rear of the project site. Impact to the wildlife habitat is anticipated to be minimal. 14. The proposed use does comply with the Brewster Zoning By-laws. 11) Mr. O'Reilly further stated that the proposed project has been designed to comply with subsections A through E of Section 179-67 and referred to the Plans for additional details. 12) The Board asked questions regarding the operation and Ms. McGinnis answered as follows: 13) The hours of operation will be from 8:OOam to 8:OOpm. Bagels and coffee are served in the morning from 8:OOam-10:00am and take-out lunches between 10:00am-4:OOpm. Lobster and clambakes to go are served from 4:OOpm-8:OOpm. The fish market is open all day. There will be a total of 8 employees now there are 60-80 customers a day and they would like to see that number doubled. The business will be year-round. Only box trucks will be delivering goods and there will be no semi-truck deliveries. No liquor license will be applied for. (14) Heather Baxter(abutter) expressed concerns with traffic, wildlife and restaurant use. (15) The Board, after a brief discussion, expressed a concern with traffic and asked the applicant to provide a traffic study based on the nearest intersections being below Level of Service C and also that the Zoning Agent clarify if this is a restaurant use. (16) A motion by Bugle with Pierce seconding was "to continue the meeting to August 16, 2005, at which time a definition of use and a traffic study will be reviewed." All voted in favor. Meeting Adjourned. Sincerely Marjorie Pierce Clerk CD rn rn t i N --; a in ',�