HomeMy Public PortalAboutPlanning Board -- 2013-04-24 Minutes4
uU,u Brewster Planning Board
e ewsr 2198 Main Street
0 Brewster,Massachusetts 02631-1898
s >
r ° (S FAX(508)896-8089
1233
Approved:,II5-22-13
Vote 7-0.
TOWN OF BREWSTER PLANNING BOARD BREWSTER %IN CLERK
Regular MEETING MINUTES ,,
Wednesday April 24, 2013 at 6:30 pm '13 JUN13 9:28A4
Brewster Town Office Building
Chairman cott Collum convened the Planning Board meeting at 6:33 pm in the Brewster Town Office Building with members:Jason
Klump,Wi liam Hoag,Rick Judd,John McMullen,and Elizabeth Taylor present.
Absent:JO n Leaning
Other att dees:Sue Leven
Documen s:042413_A Handout from Jack Ferreira.Yurt Time Has Come
Collum re d the Recording or Taping Notification:
"As requitt d by the Open Meeting Law we are informing you that the Town will be audio and video taping this public meeting. In
addition,i anyone else intends to audio or video tape this meeting they are required to inform the chair."
6:30 pm Planning Discussion
1)Inform I Discussion
Jack Ferro ira,0 Long Pond Road, Map 93, Lot 41, (Formerly Map 47, Lot 32-1), RL Zoning District
Yurt com unity on 3.69 acres.
Ferreira resented a brief summary of his business idea. He is interested in setting up a Yurt community with a path,
parking aj ea,and composting toilets. Seasonal use was discussed. He has discussed his idea with Staley.Yurts are not
included n the use table. He asked the Board for their opinions and wondered if the by-laws could be amended to allow
for Yurts
Board CO ments:
Hoag ask d if this would be considered a campground?Summer or winter rentals?
I •rreira stated summer weekly rental. Memorial day to Columbus day. 1 year round Yurt for an on-site
anager.
Collum st:ted he reviewed yurts.com. Collum referenced the by-law 179-13 a. (states tents not allowed in Town)
He asked if not a tent or trailer or mobile unit would it be considered a cottage?
Collum r:ad cottage colonies from the Definitions.
In the RL r oning District you would need 60,000 sq.ft per structure.There is also MA Law,energy code with minimum
insulatio , heating values to consider.There could be issues.
Leven ad•ressed 179-13 and explained there are campgrounds in town. Nickerson State Park rents yurts.There are no
regulatio s for campgrounds or inclusion in the use table.
This use ould require the Board to address it through a by-law.
The Boar, discussed 179-13
Hoag added yurts are popular in Colorado. He explained districts are coming up with new laws for yurts. Hoag was
concerne. about fire and building codes.
Page 1 of 4
PB Minutes 4-24-13.docx
Taylor as k
Y �ed about yurts at Nickerson and permits.
Leven su Bested Ferreira talk to someone at Nickerson State Park.
Ferreira s ated Staley had no problem with structural integrity.They handle snow loads.
The Boar discussed permits, possible yurts in Brewster,temporary structures,storage,etc.
Hoag see$it as a campground.
Collum w s unsure how to classify yurts.
McMulle believes yurts are more suited to wide-open spaces.
Judd was oncerned about water and sanitation. He suggested Ferreira talk to the Board of Health.
Klump as, ed for more specifics about the location and expressed concern about 10 yurts on 3.69 acres. He stated it has
• potential nd could work.
Hoag stat d some yurt communities have septic system as backups.
Taylor a lained the Board of Health would require Title V.Taylor is in favor of composting toilets. She is not sure how
to define.Should they redefine campgrounds?Current campgrounds are pre-existing non-conforming.
Leven su gested looking at where yurts are permitted and how they are permitted. Look at by-laws for other states.
Collum a ked is Brewster the type of community that would allow this.
Hoag bell ves this is a great concept.
2) Inform I Discussion
Tom Dev ne, Corcoran Jennison, Ocean Edge, to discuss property use at 2851 Main Street, Map 90, Lot 153, (Formerly
Map 14, l.ot 3-3), RM Zoning District.
John Motyn,Andrew Singer, and Tom Devane were present.
Mostyn 0 plained they are looking for feedback.The Nickerson property was acquired in 2011. Mostyn shared a map
with the oard.
Mostyn$ ared ideas for use of the Nickerson property with the Board.They wanted initially to preserve the building.
They haul discovered the existing building cannot be converted to office space.The current property includes a five
• bedroom+ residence with a barn, pool, and three septic systems on four acres.They considered moving administrative
r
offices fr m the second floor of the mansion and making the second floor of the mansion into exclusive guest rooms.
They wo Id close off the current driveway from Route 6A and would tie into the wastewater treatment facility behind
the man$on.The existing Nickerson building is not viable to convert into office space or other use practical for Ocean
Edge.
The propsed idea is to rebuild the barn,which would create more meeting space, similar to the Monomoy Room at the
Chatham Bars Inn. 3k sq ft.(maintain or build new building)They discussed adding thirty guest rooms with fireplaces,at
• the Nickerson property plus a spa facility with five treatment rooms and additional parking.They would likely merge the
parcels. ostyn shared a plan with the Board.
• Board CO ments:
• Judd con firmed that the current barn is 2k square feet and they are thinking about expanding to 3k square feet.This
would in lude a spa with five rooms,fifty parking spaces,while tying into the waste water treatment facility. He
confirm they would merge the parcels.
Klump st ted he was in favor of the project.
Taylor ws not concerned about traffic,thought the Title V issues would be fine and was in favor or merging the land.
She ask0 about the pool and pool house. Mostyn said it would not work.Taylor asked about clearing.
1
Page 2 of 4
PB Miniites 4-24-13.docx
Mostyn e#cplained further.Thirty room either on western side of lot near Ellis Landing or at the Nickerson property area.
Singer adIressed the current state of the Nickerson home.They can screen the property when taking down.
They would work with the Town to make it work.
Mostyn thought a buffer between Ellis Landing and Ocean Edge would be a good idea.
Taylor was concerned about historic issues.
McMullen stated he was in favor of the project. He confirmed they are in the RM zone.
Singer and Mostyn explained the original Planned Unit Development (PUD) became a Planned Residential Development
(PRD) in 1984.They need to incorporate the legal issues.
Hoag stated it is a great idea but expressed concern for the abutting neighbors regarding noise levels.
Mostyn stated they would provide a good buffer with Ellis Landing.
Judd noted that adding fifty spaces and additional lighting could be a concern for neighbors.
Mostyn a plained it would be close to Ocean Edge.
Singer su marized they would come for site plan review special permit and possibly to the Cape Cod Commission. They
are inter in merging lot lines and may apply to amend the use special permit.
They will, alk to Historic and Planning and complete Staff Review soon to get opinions from the Department Heads.
3) Reque t for a Continuance to 6-12-13 meeting,#2012-14, Frank Mason, Lot 7 Independence Way, Map 76, Lot 153,
(Formerl Map 27, Lot 2101-7)
Collum read the letter from Bob Freeman at Schofield Brothers.
McMullen1 made a Motion to continue#2012-14 to the 6-12-13 meeting, Hoag Second,All Aye,Vote 6-0.
4) Practi4 presenting articles for Town Meeting
The Boar0 members practiced presenting the zoning articles for Town Meeting 5-6-13.They discussed the process, took
question and suggestions from each other and Leven.
Hoag—B d&Breakfast, Use Table
The purp se was to add it as a line in the use table. In 2012, B&B was part of lodging house. It was separated from it and
no new I e was created in the use table. It had never been in the use table.
Leven ex lained any Board member can assist or speak in favor to express support.
They discussed the Town Meeting process and how to handle all types of questions.
Judd—Signs
This is a omplete reworking of the by-law.The purpose was to make the by-law clearer. It allows square footage per
businessliand is easier to understand and follow. Businesses within the historic district still have to follow the rules of the
Historic istrict.
Ladder 0 ns to be addressed later. Improved by-law, increase visibility, historic district rules still apply
They haul the support of the Chamber of Commerce.
Hoag and Leven discussed the increase of square footage issue.The Finance Committee will speak against the by-law.
°.F Leven wii share Finance Committee notes with the Board. (16sq.ft to 30 sq. ft)
Collum s ggested bringing up"A"frame signs.Taylor suggested only if asked.
• Signs by use, not by zoning district(level playing field)
• Easier to read and understand
• Includes signs that appear in town that don't appear in the current by-law
Page 3 of 4
PB Mirn tes 4-24-13.docx
0
• Leven wil contact the Chamber of Commerce to see if they will speak in favor
Question about ladder signs—Board is doing research and will take it up in the fall.
This by-law came to the Board at the request of local business.
The Board asked Judd questions and discussed possible answers.They discussed home occupation signs, celebratory
banners, ladder signs,etc.The Board discussed Elbert's comments from the last public hearing.
Klump— arking
It has no changed from the last Town Meeting.The revised by-law is easier to read.They have changed the guidelines.
The Boar and the applicant would negotiate the policy.
• Leven su gested "requirements" not"guidelines." Requirements will be adopted as policy and not part of the by-law.
Leven ex lained guidelines would be used to assess the proposed use. Leven shared Finance Committee comments.
The Boar makes the final decision on parking and site plan review. It now includes maneuvering requirements.
• The Plan i ing Board is an elected board and the board has the authority to negotiate.The Board deliberates in public.
The appli, ant can now have a discussion and have flexibility.
Klump as ed Leven about the following:
"Any rep it service facility, 25 ft" Leven checking—moved
• "Closer to traffic driveway" arterial street,6A (closer to intersections and arterial streets?) Leven checking.
rt
Leaning 4jLicensed Special Event Venue
• Line in the use table
• Pathway through zoning
The Boa decided to meet 5-6-13 before Town Meeting at the Stony Brook School.
Leven wiJ follow up to see if posted agenda is required.
Judd will mail Leven Sign comments and she will send them to the Board.
5) Revie Minutes from 3-13-13&3-27-13
Taylor m de a Motion to approve the minutes of 3-13-13 as written, Klump Second, 5 Aye,Vote 5-0-1 Hoag abstains.
Taylor m de a Motion to approve the minutes of 3-27-13 as written, McMullen Second,All Aye,Vote 6-0
6)Topic he Chair did not reasonably anticipate
Collum d tributed a memo to the Board. He would like to request a letter of apology from the Finance Committee.
(Fin Corn )
Collum p inted out Mr. Pettengill's comments(def. B&B). Collum thinks this is rude.The Board discussed further with
Leven.C llum believes the Board members do not need to go infront of the Fin Comm.They can email the by-laws.
The Boar discussed recent discussions with the Fin Comm, Leven and Collum.
McMulle�t suggested Collum talk to the Chairman Mike Fitzgerald.
Leven ex lained Fin Comm has a liaison to the Board who has never attended a meeting. (D. Hanson)
The Boar would like to see a liaison get more involved in the process.
McMulle', made a Motion to adjourn,Judd Second,All Aye,Vote 6-0.
The mee ing ended at 8:30 pm
The next egular meeting is 5-8-13 at 6:30 pm.
Respectf Ily submitted,
IL
William (Hoag, Planning Board er Kelly Moore,Se e r Dept.Assistant-Planning
Page 4 of 4
PB Minetes 4-24-13.docx