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Home My Public Portal AboutPlanning Board -- 2008-08-27 Minutes\ \\~O\~\~~"~ Ft E W y~~'i~j~i~~/ ~\ F ~Y E ~ ~ a'~~'Q ~~~~ O 'rz.OQ ,9~ Fh .~ ;~ 'e ~~~' 4z ~rt 4 3 ~ a~ a ~' `~- , ~ //////~~/////1 f Q Ri s ai aO'\\\\\\\~~\\\`\\\ ~1///1 N f f 1 1 1 0 1 1 1 110111\ Date Approved: December 3, 2008 VOTE: 6-0-0 !~. ' ,"' Brewster Planning Board 2198 Main Street .O~ n~~-~ _, [~eLti~lter, Massachusetts 02631-1898 (508) 896-3701 ext. 133 FAX (508) 896-8089 TOWN OF BREWSTER MINUTES OF PLANNING BOARD REGULAR MEETING Wednesday, August 27, 2008 at 7:00 P.M. Brewster Town Office Building Chairman Henchy convened the Planning Board meeting at 7:00 pm in the Brewster Town Office Building with members Taylor, McMullen, Bugle, Pierce and Robert Barnard. Chairman Henchy opened the hearing August 27, 2008 by reading the legal advertisements 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. 1. Informal Discussion: Robert Doeg, Assessors' Map 21; Parcel 82-1. To discuss the Agreement and Covenant for the Harrison Hill Subdivision. It was noted that Mr. Doeg had phoned into the office early in the day to let the Board know that he would be unable to attend the meeting. The Board requested Mr. Doeg be invited to another meeting. 2. LEGAL HEARING -COPD#2008-16. Applicant: Clyde Mosher, President, Brewster Historical Society; Owner: Town of Brewster, Property located at 3171 Main Street, Assessors' Map 8; Parcel 9. Proposal to relocate the Blacksmith Shop from the closed Fire Museum and to restore two existing barns. The Brewster Historical Society currently operates and maintains its Museum on Route 6A. Present for applicant: Clyde Mosher and Dave Donnelly Henchy: Reviewed the application and the plan. In addition, Mr. Henchy read the department review summary document and read a letter from an abutter opposing the proposal. Donnelly: Replied to the concerns addressed. Of particular concern was the ability of the Museum to propose changes to a building they only lease from the Town. Mr. Donnelly felt the Museum could have the right and would benefit the Town. The Museum is strapped for storage of artifacts and treasures. The Museum has been given the opportunity to move the Blacksmith shop and would like to have live demonstrations. The goal of the Museum is to increase visitors and have more people aware of Brewster's history. Based on the safety concerns pointed out by the Fire department, the Museum would be open to modifying the plan. They also have plans to meet with the Conservation Commission and iron out the details there. Henchy: Asked if other locations had been considered. Planning Board Meeting Page 1 of 4 08-27-08 Bush: The Museum has looked at alternatives; however, nothing else works as well. The locations they have looked at are the Old Town Hall, the Red Jacket Inn and Drummer Boy. Henchy: Opened the floor to the Board Taylor: Felt there were too many outstanding issues and didn't think they had enough information in order to make a decision. She reiterated that the Museum needed to resolve issues with conservation, the state and the fire dept. The Board agreed. Taylor: motioned to continue to a date to be determined once the Museum has resolved the outstanding issues. Seconded by Bugle. Vote: All Aye. 6-0-0 3. LEGAL HEARING #2008-17 -Road Name Change. Applicant: Jeff Eldredge -located at 681 Cranview. Proposal to rename road in front of property (approx. 950 feet) to Eldredge Farm Cartway per Fire Departments request. Present: Jeff Eldredge Henchy: Reviewed the application and plan. A brief discussion occurred with the applicant. Mr. Henchy opened the floor to the Board. No comments. McMullen: motioned to change the road name to Eldredge Farm Cartway. Seconded by Bugle. Vote: All Aye. 6-0-0 Other Business: A. ZBA Requested a Department Review on the following hearings: 1. 07-08 Mark Zippo (White Rock Commons), 157 South Orleans Road. Map 52 Lots 31-1 and 33-1. The Applicant seeks an amendment to Comprehensive Permit 07-08 to reduce the overall number of dwelling units from 25 total units (24 townhouse-style dwelling units plus one single-family dwelling) to 14single-family dwellings on individual lots (10 market rate dwellings and four affordable dwellings). This equals a 44% reduction in overall density. In addition, there will be a reduction in total bedrooms from 50 down to at most 42 bedrooms. Each of the 14 dwellings in the amended subdivision will be serviced by its own Title V septic system with nitrogen reduction capacity. A brief discussion occurred and it was agreed that the Board continued to have concerns over the proposed high density development in the DCPC area. How would the low income families be able to afford to install and maintain a new septic system? What would happen with the large space over the garage? Mr. Henchy agreed to draft comments and send to ZBA. 2. 08-11 Town of Brewster, Recreation Department, 2298 Main Street, Map 16 Lot 80-1. The applicant seeks a Variance under MGL 40A-9 and Brewster Bylaw 179-20 (D) to erect a sign at the driveway entrance to The Eddy School. CONTINUED A brief discussion occurred. The Board expressed concern that the existing sign was already over the allowed size in the Sign bylaw and were not in favor of adding an additional sign. Pierce motioned to write a letter to ZBA opposing the sign. Seconded by McMullen. Vote: 5-0-1. Bugle abstained. 3. 08-21 Robert A. Harrington and Eugenia P. Harrington, 40 Pine Bay Lane, Map 1 Lot 13-1. The applicant seeks an amendment to ZBA Variance 01-44 under MGL 40A-9 and Brewster Bylaw 179 -35 B(1), Table 2, Note 2 to allow a cottage to remain as a bunkhouse or similar structure (with kitchen facilities removed) as accessory to a new single-family home. CONTINUED Planning Board Meeting Page 2 of 4 08-27-08 Information was limited. However, based on the Board's recollection the applicant had agreed to remove the bunkhouse after the main dwelling was complete. They were inclined to stay with the original decision. Mr. Barnard motioned to draft a letter to ZBA stating the applicant needed to conform to the original decision. Second by Taylor. Vote:6-0-0. 4. 08-25 George V. Albert, 0 Clay Hole Road, Map 45 Lot 45-1. The applicant seeks a Variance under MGL 40A-9 and Brewster Bylaw 179-52 to build a single family dwelling on an undersized lot. No comment 5. 08-22 Jeff Drake, 2623 Main Street, Map 15 Lot 106. The applicant seeks a Special Permit under MGL 40A-9 and Brewster Bylaw 179-28A non-conforming use from Pottery Shop (SP 01-01) to another non- conforming change of use to a design/consulting firm with shared space as an Art Gallery. No comment 6. 08-23 Todd French, 3915 Main Street, Map 30 Lot 42-68. The applicant seeks a Special Permit under MGL 40A-9 and Brewster Bylaw 179-42.1 to build a one bedroom, 805 s.f. affordable accessory unit within a building to be built at 3915 Main Street. No comment 7. 08-24 Kim Hudson, 2623 Main Street, Map 15 Lot 106. The applicant seeks a Special Permit under MGL 40A-9 and Brewster Bylaw 179-28A non-conforming use from Pottery Shop (SP 01-01) to another non-conforming change of use to a Yoga and Massage Studio No Comment. The Board did not have enough time nor enough information to review these hearings. The Planning Board would like to request earlier notification if comments are needed. 7:30 pm PUBLIC LEGAL HEARING: The Public Hearing was held for consideration of Zoning Bylaws to be submitted as Articles on the Town of Brewster's Fall Town Meeting Warrant on November 17, 2008. The proposed Zoning Bylaw amendments are as follows: 1. Water Quality Protection 2. Sand & Gravel Operations -CONTINUED TO A FUTURE MEETING 3. Home Occupations 4. Cluster Residential Present for hearing: Jillian Douglas, Robert Bersin, Victor Staley, Paul Hicks, Joanne Hughes, Chris Miller, and Mark O'Brien 1. Water Quality Protection Henchy: Began with reading Department reviews. A discussion occurred regarding the implications the Water Quality Protection Bylaw may have on the golf course. It was determined that the bylaw would not apply to the course because it was apre-existing operation and was grandfathered. However, Mr. Lewis stressed the importance of the golf course utilizing measures that would not jeopardize the drinking water. The following letters of support were read for the record: a. Provincetown -reviewed the bylaw and offered support and had a few questions which were addressed b. Pleasant Bay Alliance c. Cape Cod Commission Planning Board Meeting Page 3 of 4 08-27-08 d. Town of Orleans Henchy: Opened the floor to the public and a lengthy discussion occurred. Clarification and a few minor changes were noted. Taylor: motioned to endorse and send the bylaw with minor modification to Fall Town Meeting. Seconded by Pierce. Roll Call Vote: 5-0-1 William Henchy Aye John McMullen Aye Elizabeth Taylor Aye Marjorie Pierce Aye Robert Bugle Abstained Robert Barnard Aye 2. Home Occupation: Present for discussion: Don Poole and Todd French Poole: Stated he was happy with the proposed bylaw and would stand up at Town Meeting to express his support. Bugle: Motioned to endorse and send the bylaw to Town Meeting. Seconded by Taylor. Roll Call Vote: 6-0-0 William Henchy Aye John McMullen Aye Elizabeth Taylor Aye Marjorie Pierce Aye Robert Bugle Aye Robert Barnard Aye 3. Cluster Residential Development: A brief discussion occurred. Taylor: Motioned to endorse and send the bylaw to Town Meeting. Seconded by Pierce. Roll Call Vote: 4-1-1 William Henchy Aye John McMullen No Elizabeth Taylor Aye Marjorie Pierce Aye Robert Bugle Abstained Robert Barnard Aye Bugle: Motioned to adjourn. Seconded by Pierce. All Aye. Respectfully submitted, + ~ ~ ~~., Marjorie fierce/Clerk anne ci/Administrative Clerk Planning Board Meeting 08-27-08 Page 4 of 4