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HomeMy Public PortalAboutPlanning Board -- 2006-09-27 MinutesMostyn stated the new plans are essentially the same as the plans presented originally, but smaller with less impact.. It is in the same location and same footprint. Mostyn requested they be allowed to present their plans and if there are still outstanding issues they would return. The Board agreed that it was just a downscaling of the plan and the Board was willing to hear the presentation. Bugle retracts his motion to continue at a later date. Taylor retracts her second but requests a response from DPRC before approving the plan. Henchy states there is no motion on the floor Mostyn -What we are asking for tonight is smaller than the received permission in 2000 fora 5,500 sf addition. The first floor is 4,380 sf of premier meeting space which will accommodate 140 guests. This is down from 250 guests in the previously approved plan. The basement level is 3,980 sf which will house the new electric golf carts and ancillary kitchen storage. The present 1,800 sf tent will be removed and will never reappear. It is fully expected that this will be a condition of the special permit. Other conditions agreed upon with the Condo Association were no amplified noise and landscaping would be done. Due to the privatizing of the golf course in April, 2007, the number of annual golf rounds will go down from 40,000 to less than 24,000. Ocean Edge is under an aggressive timeline and is planning on starting November, 2006. The completion date is May 30, 2007. Curt Raber, Architect -The addition is west of the existing clubhouse. Sixty golf carts will be stored in the lower level, increasing to 72 or more if needed. Ocean Edge would lease the additional golf carts, to be returned when not needed. The upper level will have a function room with 140 seats. It will be divided into 3 rooms, a lobby area, new restroom, an enlarged kitchen to serve the function hall. The east end of the building will have new siding, window replacements and trim painted. There will be no work beyond decorative on the east end. There will be no change to the existing lighting in the parking lot. Walkways will be lighted with down lights. There will be a 30" overhang on the building and 4" to 6" down lights will be installed there. The down lights will not cast light outward. Pierce asked if the dining room, being moved to the center of the building, will be public. Raber confirmed the dining room will be public. The restaurant will be redecorated, keeping the same number of seating. A central bar will be installed. Mostyn stated there will be 75 dining room seats, 13 outside bar seats, 24 terrace dining seats, 78 lockers, 905 sf for the pro shop, 381 sf for office space, 22 golf members only bar seats. The function room will be for corporate business use. The goal of this project was to create premier meeting space. The addition will replace the tent. Eddy stated that 117 was the number of required parking spaces. They are proposing 125 parking spaces, 93 are existing, 32 will be new. Sixty-Eight will be at the site. The rest will be across Villages Drive on the south side. There will be minimal reconfiguration which will allow truck traffic to back into the site to off load and exit on to Edinborough. The dumpster area will be enclosed. Due to the downsizing of the building, there will be no modifications to the septic. The Board of Health has the revised plans. The existing septic system will be utilized and is permitted for 8,300 gpd. The proposed usage is 7,900 gpd. There will be no need for modifications. Taylor asked if the Board of Health has any issues with the septic. Eddy stated they are currently working with Nancy Ellis Ice, Board of Health Director. There was an issue with the original plan, as the addition was bigger and the flow would be greater. With the smaller addition, there are no issues at this time. Nancy still needs to do more research. As yet, there is not a formal sign off. Taylor asked how old is the septic system and is it a standard Title 5? Eddy stated it is Title 5 and was installed in 1985. Henchy stated he discussed the septic flow with the Board of Health and they are not prepared to sign off on the septic system until the DEP approves. Bugle asked how the parking lot spaces were calculated. Eddy stated the CH code definition was used to determine the number of parking spaces. There will be 25 additional spaces at the Arbor Pool area, which is adjacent to the Linx Clubhouse, if additional space is needed. Planning Board Meeting 2 of 5 September 27, 2006 Mostyn -People will also have access to 3 shuttle buses throughout the Villages Henchy - It has been shown in tests and is observable that there is a substantial amount of nitrogen loading in the area ponds from the 1,024 condo units at Ocean Edge. This is of great concern to the residents of the surrounding neighborhoods and particularly those that use Blueberry Pond for recreation. I would like it noted in the record that at some point Ocean Edge will have to install a comprehensive sewage treatment plant. Keene, Landscape Architect, passed out landscape plans for the addition. There is more green space in the new plan and will be easier to landscape. There will be a variety of plants used for year round color. The snack bar will be removed and the landscaping redesigned for that area. No existing trees will be damaged and the existing parking lot landscaping will be preserved. A 3 foot retaining wall will need to be built where the golf carts come out of the lower level. Arrangements were made for some of the Planning Board members to meet with Keene for a personal tour of the area and proposed landscaping. McMullen stated that Ocean Edge landscaping is beautiful and he is positive they will do a great job. Keeler, Traffic Engineer- The traffic counting program was done on August 17, 2006, 6 a.m. to 9 a.m. and 4 p.m. to 6 p.m. at the Rte 137 entrance to Villages Drive. The results of the Traffic Impact Assessment indicate that upon completion of the proposed project both Route 6A and Route 137 traffic will operate at a level of service C or better under peak summer conditions and there will be no change in the level of service for traffic on Villages Drive. There are no new curb cuts proposed on either Route 6A or onto Route 137. David Quidacum, from the Audience -Did you take into account the traffic load from ameeting/conference/convention space and traffic egress from the restaurant. Henchy -They will be housing people in the condo's inside Ocean Edge and they will be walking over to the conference center. They are not talking about people descending on Ocean Edge in the morning and leaving in the evening. Mostyn -the only purpose of this addition is to rent rooms in the Arbor and Britteridge -heads on beds. The tent is coming down and the occupancy of the tent was only 20 less than the new meeting space. Keeler -There are currently functions being held at the Mansion that will be moved to this new addition. This will eliminate traffic crossing Route 6A. Mostyn -There are also plans in place for function attendees who are not staying at Ocean Edge to be directed to Route 137. We expect this to be a condition of the special permit. Shuttles will also be used for people staying at Arbor Village. Keeler -Trip Reduction Standards -Ocean Edge currently operates 3 fifteen passenger vans which travel through the resort beginning at 5:00 a.m. and continuing to 1:00 a.m. in peak season, and on an as-needed basis off season. Additional shuttles are added on an as-needed basis from Cape Destinations. Bicycles are made available to the residents/visitors. The variety of Ocean Edge amenities keep the residents/visitors at the resort which results in the reduction of traffic. Tubman -What is the length of stay at Arbor and Britteridge? Mostyn - We are targeting the shoulder season. We have short term and longer term conferences. Taylor -Will people still be signing in on the south side? Mostyn - It would take a duplication of staff and the cost would be $300,000 a year, plus capital improvements. They could not afford to do that. Therefore, there will be no sign in upon entering Ocean Edge on the south side. Sign in will continue on the north side entrance but will no longer be signing out. Taylor -Most traffic studies are done on the weekend and during the week. Why was this only done one day during the week. The code has changed and there is no longer reference to the TAM study. It was changed at the last Town Meeting. Planning Board Meeting 3 of 5 September 27, 2006 Keelo~ mentioned they did morning and afternoon traffic counts because they were following the guidelines of the TAM study. Neil Hanlon, from the audience, whose driveway is first available driveway past Ocean Edge heading toward Ferretti's. Cars frequently miss the Ocean Edge entrance and turnaround in my driveway. If the Linx addition increases traffic on Route 137, it will negatively impact the residents in the area. Jim Foley, from the audience -stated that if traffic is being directed to Route 137, perhaps a sign would be appropriate Taylor -Make this a condition for the permit. Nick Afertakis, from the audience -Believes the same traffic issue pertains to Route 6A. McMullen -Ocean Edge pays a room tax to the Town of Brewster of 4.7%. MaryElfen Lavaliere -There is concern with the unloading of trucks on Village Drive. Eddy -With the driveway change, trucks will be able to pull into the loading dock and will not unload on the street. Mostyn -Requested the Planning Board members make a decision and not continue the hearing due to the tight project deadlines. MOTION for a Continuance to October 25, 2006 at 8:30 p.m. MOVED by Pierce, SECOND by Bugle. Bugle, Remy, Taylor, Tubman and Pierce voted "AYE" to continue Henchy and McMullen were in favor of approval without continuance INFORMAL DISCUSSIONS Roger O'Day for Stanley Tenerowicz, Pine Bay Lane, located on Assessors' Map 1, lot 14. Returned with mylar site plan to be signed by the Planning Board. MOTION To Approve MOVED by Bugle, SECOND by Pierce. All voted "AYE" All Planning Board Members signed mylar. Remy was excused from the remainder of the meeting. United Methodist Church -Airline Road -Map 37, Lot 52 - to approve Rotation of leaching area 90 degrees and changing surtacing material of the rear parking area. Joe Eldredge, Head of the Building Committee -present Bugle moves to modify the Special Permit to allow the church to move the leaching field to a more conducive area and reduce the asphalt area. SECOND by Taylor All voted "AYE" Rylander discussion -Duane Landreth and the Rylanders had left before the Board was ready to discuss their issues. Henchy -Rylander wants to cut off 3 acres from his 16 acre parcel, to leave the remaining property unencumbered from the bank. Zisson and Veara's findings state they cannot proceed with the separation of the acreage. He can build on all 16 acres or improve the road and do a subdivision. Henchy -suggest we send copy to Attorney Landreth and ask if he want to pursue this matter in light of the advice from Town Counsel, which the Planning Board feels obliged to follow. MOTION To Approve sending copy of Town Counsel findings to Attorney Landreth. Planning Board Meeting 4 of 5 September 27, 2006 -MOVES by Pierce, SECOND by Bugle. All voted "AYE" MOTION to adjourn at 9:50 p.m. by MOVED by McMullen, SECOND by Tubman All voted "AYE" Minutes Review by: Marjorie Pierce, Clerk of the Board ~ ~ r*i o %n r+-~ -, n V ' a ._.. cJ _: ~ ~~ Planning Board Meeting 5 of 5 September 27, 2006