HomeMy Public PortalAboutPlanning Board -- 2014-04-09 Minutes7
Brewster Planning Board
2198 Main Street
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Approved: 5/12/14 -.
Vote: 5-0-1, Judd abstains
TOWN OF BREWSTER PLANNING BOARD
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Regular MEETING MINUTES
Wednesday April 9, 2014 at 6:30 pm
Brewster Town Office Building
Chairman William Hoag convened the Planning Board meeting at 6:33 pm in the Brewster Town Office Building
with members: John McMullen, Jason Klump, Scott Collum, John Leaning, and Elizabeth Taylor present.
Absent: Rick Judd, Sue Leven
Other attendees: John O'Reilly, JM O'Reilly and Associates. Kristine Viprino
Documents:
040914_A Letter from Don Poole,re: Dr. McAdams Waiver Site Plan Review
040914_B Warrant version—by-law amendments for town meeting
040914_C Dept. Review for#2014-07, Yaccarino
The Chairman read the Recording or Taping Notification:
"As required by the Open Meeting Law we are informing you that the Town will be audio and video taping this public meeting. In addition,if
anyone else intends to audio or video tape this meeting he or she is required to inform the chair."
6:30 pm Planning Discussion
Hoag rearranged the planning discussion topics.
1) ANR#2014-09 Viprino, 140 Black Duck Cartway, Map 20, Lot 30, RR Zoning District, Represented by John
O'Reilly, JM O'Reilly and Associates
John O'Reilly and Kristine Viprino were present. O'Reilly summarized the ANR for the Board. The purpose of
the ANR is to create a two-lot division off the existing paper cul de sac off Black Duck Cartway. The lots meet
the necessary requirements. One lot is on the spring Town Meeting warrant for purchase by the Town. The
Board had no comments. Taylor pointed out that the "C" shape parcel is the open space purchase proposed by
the Town.
Leaning made a Motion to endorse the ANR#2014-09, Viprino, Map 20, Lot 30, Klump Second, All Aye, Vote
6-0.
2) Waiver, Site Plan Review#2014-10 Dr. McAdams, Breakwater Realty Ilc, 2187 Main St., Map 68, Lot 123,
RM Zoning District, Represented by Don Poole, Outermost Land Survey
Hoag read a letter received from Don Poole. Poole was not present. The Board granted a waiver of site plan
review 3/12/14. Poole informed the Board of a correction. The new area is not in an enclosed porch. The new
treatment area is an interior break room. Moore informed the Board that Poole will be in front of the ZBA
5/13/14 for an amendment to a 1995 decision regarding use.
Taylor made a Motion to grant the Waiver of Site Plan Review, #2014-10, Dr. McAdams, Breakwater Realty
Ilc, Map 68, Lot 123, Klump Second, All Aye, Vote 6-0.
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3) Review memo from Sue Leven regarding Town Counsel comments about by-law amendments
*Decide who will present town meeting articles 5/5/14
Hoag and Klump attended the Board of Selectmen meeting on 4/7/14. Hoag summarized for the Board. Town
Counsel was present. The Selectmen pulled the Building Height by-law amendment. The Signs by-law was not
an issue. The Ocean Edge Village Business Zoning Article was withdrawn. The Selectmen reviewed the
Medical Marijuana by-law and Town Counsel comments. They discussed The Flood Plain by-law. Sue Leven
will be tracking the date. Museum Use was fine. The East Brewster Zoning Map changes will go as-is except
for the change of Commercial "high density" zoning district. The Museum Definition was fine. There was
discussion at the Selectmen's meeting about Docks and Piers, which is a citizen's petition. The Selectmen
agreed with the Planning Board that the article is redundant. Hoag said he received a letter from Marty Lucenti
requesting a re-vote of the article by the Planning Board. Hoag also received comments from Victor Staley.
Staley is not comfortable with the language and cannot enforce it. Hoag noted he hoped they would withdraw
the article.
The Board talked about cancelling the 4/23/14 meeting. There is nothing scheduled yet and Judd, Collum and
Hoag cannot attend.
The Board discussed presenting the by-laws at Town Meeting 5/5/14. They decided on the following:
Judd — Signs
Klump— East Brewster Zoning map change
Leaning — Flood Plain
Hoag —Medical Marijuana
Klump —Museum Use and Museum Definition
The Board members will review their presentation with Leven before Town Meeting. They thought the Flood
Plain By-law might be confusing.
The Board reviewed the 3/12/14 minutes for approval. Taylor made a Motion to approve the minutes of
3/12/14 as written, Collum Second, All Aye, Vote 4-0-2. McMullen, Leaning, abstain.
*Hoag read the Confirmation of Evidential Review for the Board Members who were not present for The Cape
Cod Bible Alliance Site Plan Review Special Permit hearing on 3/12/14. The members are Klump, Leaning,
and McMullen. They have reviewed the minutes and plans.
7:00 pm Public Hearing, Continued from 3/12/14
Site Plan Review Special Permit -#2014-03 Applicant: Cape Cod Bible Alliance Church, Map 126, Lots 87,
88, 89, 3580, 3634 and 0 Main Street, in the RM Zoning District. Represented by Coastal Engineering
Company, Inc. The applicant is requesting a Site Plan Review Special Permit pursuant to Massachusetts
General Law's c. 40A, Section 9 and 11 and the Town of Brewster Zoning By-Law, Article X, Section 179-51
and Article XII Section 179-66 to construct the church building on the site of a prior church building that was
destroyed by fire in November of 2012. In addition to re-building on the remaining foundation, the applicant is
proposing to make improvements by building a facility that has space for services, fellowship, and offices on
the primary level. The proposed building footprint will increase by 9,700 s.f. The church recently purchased
3634 Main Street (Parcel 87). The single family dwelling that currently exists on this lot will be removed and
replaced with a parking area as part of this proposal.
Hoag read the legal advertisement. Tarja McGrail from Coastal Engineering and James Austin of the Cape
Cod Bible Alliance Church were present. They received a variance for building coverage and height from the
Zoning Board of Appeals on 4/8/14.
McGrail explained there were revised plans which include minor additions. They include lighting, landscaping
and building schematic. McGrail distributed copies. *The Board received 11 x 17 paper copies and had
received PDF plans in their ePacket.
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McGrail reviewed the Landscape Plan and noted they are using native plants that are Brewster Conservation
Commission approved.
Board Comments:
PARKING - Klump asked about number of parking spaces. McGrail explained the total seating has not
changed and they replicated it from before. There is not a significant increase. Klump asked about the
increase in paved area. McGrail explained the stormwater management down to Route 6A. She noted they
have reduced it and changed the drainage patterns. There is more vegetation.
STORMWATER/FERTILIZER -Taylor inquired about stormwater flow. Stormwater is contained by leaching
basins. She asked if they were using the Conservation Commission grass mix. McGrail noted the grass seed
mix in the overflow parking area. It is more natural looking. They are not using it around the building since they
want a mowed lawn. They will be using minimal fertilizer to establish the grass seed. Leaning suggested they
talk to the Captains Golf Course about low use of fertilizer and low maintenance lawn areas. McGrail noted it
was a good suggestion and stated they would talk to them.
LANDSCAPE - McMullen asked about the Dogwood tree or shrub. It is a tree, which can grow to 7 or 8 feet
tall. He expressed concern about the islands. (too many trees). McGrail explained they were trying to meet the
site plan review parking requirements. Taylor noted that it is part of the requirements and that it is better for the
environment. Leaning asked why no trees on the western boundary near the Family School. McGrail explained
that it is a heavily wooded area now and there is a fence proposed. Taylor asked about lawn sprinklers and if
necessary please activate by soil humidity. The Church does not anticipate using sprinklers.
TRAFFIC FLOW- Collum asked about the exit out of the parking lot and a right hand turn sign. He was
concerned about the opening between the island and the curb. He was concerned about large vehicles having
difficulty turning left. McGrail explained they are following the MA DOT regulations. They discussed further.
LIGHTING - Leaning asked about the lighting intensity. McGrail explained it varies. She reviewed the lighting
plan with the Board. Leaning was concerned that the outside lights would be on all the time. McGrail stated
only at night functions and motion sensitive around the building. Taylor asked about shielding acorn fixtures.
McGrail noted shielding is available and the lighting is cutoff vertically.
There was no public comment.
Collum made a Motion to close the public hearing, Klump Second, All Aye, Vote 6-0.
Collum made a Motion to approve #2014-03, Site Plan Review Special Permit, Cape Cod Bible Alliance
Church, Map 126, Lots 87, 88, 89, per the revised plans reviewed 4/9/14, Klump Second, All Aye, Vote 6-0.
Leaning asked about sediment washing on to the street. The entry will protect sediment from washing into the
street.
Site Plan Review Special Permit -#2014-07 Applicant: Lorah Yaccarino, Map 45, Lot 20 (formerly Map 35,
Lot 123-1), 514 Great Fields Road, in the RR Zoning District.The applicant is requesting a Site Plan Review
Special Permit and a Use Special Permit pursuant to Massachusetts General Law's c. 40A, Section 9 and 11
and the Town of Brewster Zoning By-Law, Article X, Section 179-51 and Article XII Section 179-66 to operate
an artist retreat (Lodging House) in a building currently being used as a single family dwelling.
Hoag read the description. Lorah Yaccarino presented a brief summary to the Board. She purchased the
house in February. It is a four-bedroom house. She would like to rent rooms to artists by the week. She
presented a Certificate of Occupancy. She noted Victor Staley's comments in the Department Review
Summary. She has followed up with Staley to make sure there is a copy of the C of 0 in the record. There will
be three bedrooms available for rental.
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Board Comments:
Taylor asked about adequate parking. Yaccarino explained there are two driveways, which can accommodate
three or four vehicles each. Hoag asked about functions. Yaccarino noted there would be no functions. She will
find local galleries for shows. Taylor asked about concerts. Yaccarino noted there will be no concerts.
The Board reviewed parking and discussed requirements. Yaccarino noted that she currently exceeds the total
number of spots required. Collum asked about marked curb stops. Yaccarino discussed with the Board and
was agreeable to adding curb stops. Collum did not see any other issues.
There was no public comment. Leaning stated he hoped she was clear on not hosting events. Yaccarino
acknowledged a piano and some music but explained her nearest neighbor is 1500 feet on either side. Hoag
read the department reviews. Taylor asked about meals and cooking in rooms. Yaccarino explained she is not
serving meals but may offer coffee in the morning. Guest rooms will not have microwaves.
Collum made a Motion to close the public hearing, Leaning Second, All Aye, Vote 6-0.
McMullen made a Motion to approve#2014-07, Site Plan Review, Lorah Yaccarino, Map 45, Lot 20, Collum
Second, All Aye, Vote 6-0.
Topics the Chair did not reasonably anticipate
Moore asked for clarification regarding the next meeting date 4/23/14. The Board decided to meet if something
comes into the office for review. Klump, Taylor, Leaning, McMullen available.
Leaning made a Motion to adjourn, Klump Second, All Aye, Vote 6-0. The meeting ended at 7:40 pm.
The next scheduled meeting is 4/23/14 @ 6:30 pm.
Respectfully submit ed
Ja on Klump, Planning Board Clerk
Kelly Moore,Senior Dept.Assistant-Planning ,.w
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