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Home My Public Portal AboutPlanning Board -- 2014-08-27 Minutes�axqunuuuuuMHi ®tea Ware � s o _AgP` Brewster Planning Board 2198 Main Street Brewster, Massachusetts 02631 -1898 (508) 896 -3701 ext.1233 FAX (5o8) 896 -8o89 rn Approved: 9/24/14 ` Vote: 7 -0 -0 TOWN OF BREWSTER PLANNING BOARD Regular MEETING MINUTES - r Wednesday August 27, 2014 at 6:30 pm Brewster Town Office Building Vice - Chairman Jason Klump convened the Planning Board meeting at 6:30 pm in the Brewster Town Office Building with members: Scott Collum, Nick deRuyter, John Leaning, William Hoag, and Elizabeth Taylor, present. Absent: Richard Judd Other attendees: Sue Leven, Mark Nelson from HWG, Paula Miller CWPC Chair, Adam Curtis CWPC member, Andrew Singer, Esq., Hilde Karpawich from Kelly Engineering Group, Chris Cocotas from Maplewood Senior Living. Documents:. 082714A Fact Sheet, Proposed Storm water Management By -law and Regulations 082714 B PowerPoint Presentation from Mark Nelson, HWG re: Storm water draft by -law 082714_C Dept. Review Summary #2014 -23, Brewster ALF Property The Vice Chair 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' tanning Discussion Mark Nelson from Horsley Witten Group • Discuss draft stormwater by -law Mark Nelson gave a brief PowerPoint presentation to the Board. He distributed a summary fact sheet. The presentation highlighted an overview of storm water management and contributors. Nelson included the following: • Watershed Management • Map of the Status of Brewster's Ponds • Why storm water regulations • Images of construction vs. post construction (storm water management) • Breakdown of MA municipalities - Compliance comparison with other towns from the EPA • Key requirements — Permits from Building Department, Planning Board and Conservation Commission • Why town -wide? • Who does it cover? • Photos of erosion control for < 500 square feet and residential options • Photos of commercial storm water applications • What is different from basic state standards? Board CO3ments: SINGLE FAMILY HOMES Leaning was concerned about how this affects single - family homes. Nelson and Leaning discussed table #2 on the fact sheet and reviewed residential and commercial examples. PRIVATE ROADS Hoag asked about private roads and noted that a lot of them are narrow with small house lots. It may be a real issue to implement the suggestions when repaving or maintaining a private road. Nelson noted that there would be a variety of different practices and re -work options with redevelopment. Hoag expressed concern regarding costs. There are few public roads and people on private roads will have issues. Most private roads are gravel, not paved. Hoag was concerned about this by -law passing at town meeting. Page 1 of 4 Kelly Moore, Senior Department Assistant, Planning , PB Minutes 8- 27- 14.docx Video available at www.brewster- ma.gov - Next Meeting 9/10/14 S Leven reminded the Board that the betterment program will include some of these proposed drainage improvements. The Board may consider changing the betterment requirements. OUTREACH The Board discussed the best ways to bring information to the public, expert help in assessing private roads, possibly hiring a consultant to help with setting up the initial processes, cost concerns for homeowners, and the use of engineers. Leven compared the transition to when the Board of Health had to deal with cesspools transitioning to septic systems. Nelson stated that there is a very good water quality argument to support the changes. He is currently working with the Board of Health on updating the septic regulations. Leaning encouraged Nelson to include some concrete examples including costs for town meeting. Leven thought she could get some examples and cost information from John O'Reilly since he has worked on so many betterments. The Board was interested in setting up another meeting with Nelson. Leaning asked for examples close to Brewster and encouraged publicity for the meetings. (Not a public hearing) • The meeting dates could be announced on the web site and local channel 18. • Hoag suggested work session meetings. The Board agreed to discuss again 9/10/14, which is a regular scheduled meeting. Any comments should be sent to Leven by 9/8/14. The Board thanked Nelson for his time. 7:00 prn Public Hearin 7:06 pm Klump read the legal ad. Site Plan Review and Use Special Permit Modification - #2014 -23 Applicant: Brewster ALF Property, LLC, Map 63, Lot 2 (formerly Map 40, Lot 9 -1) 0 Harwich Road (Route 124), in the RM Zoning District. The applicant is requesting a modification of the Use and Site Plan Review Special Permits granted in application #2012 -06 to reduce and reconfigure the size and shape of MP Renaissance, the previously approved 132 -unit residential care facility. In addition, the applicant is asking to replace the first sentence of Section C of the decision with the following: "The Special Permits are approved as discussed and there shall be no modification unless an application for a modification is either approved by the Planning Board at a public hearing, or the Planning Board grants a waiver from site plan approval in accordance with Section 179 -67A of the Brewster Zoning By -Law, as amended." Andrew Singer, Esq. was present representing the applicant. Hilde Karpawich from Kelly Engineering Group and Chris Cocotas from Maplewood Senior Living were also present. Singer presented a brief summary for the Board. • No change in scope or use • Setbacks increasing • Reviewed large version of the site plan with the Board • Portico added; drainage, vegetation, landscaping, lighting — adjusted accordingly • Slight change in parking lot configuration • Same number of units • Manager's apartment removed • No changes proposed for the wastewater system • 14 affordable units • No Conservation Commission impacts • CCC Modification • No changes to conditions in the last permit • All existing detailed findings — still will be satisfied • Reviewed change in language — Section C The Board discussed the slight reduction in the wastewater system. (de minimis flow calculation), National Grid (no news regarding gas supply), width of entrance, location of the wastewater facility and the language change — Section C. Page 2 of 4 Kelly Moore, Senior Department Assistant, Planning , PB Minutes 8- 27- 14.docx Video available at www.brewster - ma.gov - Next Meeting 9/10/14 Adam Curtis from 759 Harwich Road asked questions about the width of the entrance. He expressed concern about it being a "bad" corner. The entrance is 42' wide and was reviewed by Police and Fire and by the Cape Cod Commission as part of the DRI process. Leven explained that the Board of Health would get copies of the state permits from DEP (wastewater permits) Curtis asked about construction timeframe. Site work is starting in the next couple of weeks. Certain work cannot be done between June 15th and Labor Day. deRuyter read the department review summary. The Board discussed separate ambulance entrances. Cocotas noted they met with the Fire Chief and he is satisfied with the front area. Taylor had concern about the suggestion for a reduction of Leland Cypress, noted in Gallagher's department review. Singer explained they have not proposed changes. Anything previously approved is final. Taylor also wished for native species to be used instead of the Leyland Cypress. Taylor expressed concern about the high use of fertilizer and lime. Singer noted they would take the comment back to the applicant. Leaning noted his good experience with planting red cedars. Singer reminded the Board that they would meet all current requirements. Karpawich added that best management processes are applied as much as possible. (vegetated swales) Singer noted the low impact design approved by the Cape Cod Commission would be applied. Singer and Leaning discussed storm water runoff and its importance. • 12.8 acres in natural condition, conservation restriction on the open space Leaning made a Motion to close the public hearing, Hoag Second, All Aye, Vote 6 -0 -0. Leaning made a Motion to approve #2014 -23 Special Permit Modification, Site Plan Review and Use, Brewster ALF Property, LLC, Map 63, Lot 2 (formerly Map 40, Lot 9 -1) 0 Harwich Road (Route 124), in the RM Zoning District, per revised plans dated 6/6/14, and language change as requested. Discussion — per revised plans 6/6/14, language change as requested and that the permit includes use and site plan review. Collum Second, All Aye, Vote 6 -0 -0. • Review the decision documents for John Tsiareas, Brewster Pizza and James Conrad Leaning made a Motion to accept the decision document for John Tsiareas, Collum Second, All Aye, Vote 6 -0 -0. Leaning made a Motion to accept the decision document for James Conrad, deRuyter Second, All Aye, Vote 6 -0 -0. • Approve minutes from 7/9/14 and 7/23/14 deRuyter made a Motion to approve the minutes from 7/9/14 as written, Collum Second, All Aye, Vote 6 -0 -0. Leaning made a Motion to approve the minutes from 7/23/14 as amended (correct a misspelling), Hoag Second, All Aye, Vote 6 -0 -0. *Klump reminded the Board to visit Brewster Pizza before 9/24/14. • Discuss Planning Board Fees The Board reviewed Planning Board fee information from other towns. They discussed the following: • Each town does fees differently • Brewster is average or more than most towns • Leven asked them to consider fee for a DRI (development of regional impact) to cover costs for Town Staff involvement • Is the cost per abutter notification too low? What about a standard fee like other towns? • Should there be a fee for a waiver of site plan review? • There will be a public hearing to change fees since fees are part of the rules and regulations • Most members felt there should be a fee for waiver of site plan review • The Board charges $50 for an informal discussion • Applicants can always go to the Board of Selectmen and request a waiver of fees • Leven gives the BOS an opinion regarding fees • Klump and Collum discussed a $1 per square foot fee since a small project pays the same as a large project Page 3 of 4 Kelly Moore, Senior Department Assistant, Planning , PB Minutes 8- 27- 14.docx Video available at www.brewster - ma.gov - Next Meeting 9/10/14 • They compared fees to the Town of Dennis. After discussion most agreed to the following: • Waiver of Site Plan Review, $200 (half of the site plan review) • $3 to $5 per abutter notification • $300 is current road inspection fee (there are nine inspections) • DRI fee? Leven will talk to other towns and Town Counsel - $3,000.00 tbd • Discussed Leven and staff time spent per applicant or project • Staff Review will remain complementary • Cluster fee good, look at Site plan review, ANR, Waivers of SPR • Discuss again 9/10/14 - $3 abutter fee, $200 waiver SPR, $3,000 DRI... • Fall TM discussion There are two placeholder articles in the fall town warrant. 1) Fertilizer by -law, 2) East Brewster re- zoning. Museum Use passed with no objections. East Brewster did not pass the AG's office due to an error in the public hearing process. Leven explained the Board could take up the East Brewster re- zoning article. It is up to the Board to determine. They should also consider the request from the homeowner on Southern Eagle Cartway to become part of the CH zone. VB to CH. They discussed outreach, public hearing timeframes, and plans for the property across the street. The Board decided to discuss again on 9/10/14. Topics the chair did not reasonably anticipate — None. Leaning made a Motion to adjourn, Collum Second, All Aye, Vote 6 -0 -0. The meeting ended at 8:45 pm. Respectfijlly su Itted, Nick Page 4 of 4 Kelly Moore, Senior Department Assistant, Planning , PB Minutes 8- 27- 14.docx Video available at www.brewster - ma.gov - Next Meeting 9/10/14