HomeMy Public PortalAboutPlanning Board -- 2017-07-26 Minutes EWS'r/ Brewster Planning Board Approved : 8/23/17
2198 Main Street Vote : 71mmo0 -0
3 D " Brewster, MA 02631 - 1898
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BREWSTER PLANNING BOARD J ` GLCtl :
MEETING MINUTEST. ,.t i � � _ •. ri
Wednesday , July 26 , 2017 at 6 : 30 pm
Brewster Town Office Building
Chairman Richard Judd convened the Planning Board meeting at 6 : 35 pm in the Brewster Town Office Building
with members : Roberta Barrett , Scott Collum , Charlotte Degen , Madalyn Hillis - Dineen , Kari Hoffmann and
Elizabeth Taylor.
Also present : Ryan Bennett , Town Planner and Lynn St . Cyr, Senior Department Assistant ,
The 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 : 35 PM PLANNING DISCUSSION
Approval of Meeting Minutes
The Board reviewed the June 14 , 2017 and June 28 , 2017 meeting minutes .
Motion by Degen to Approve June 14 , 2017 Meeting Minutes . Second by Hillis - Dineen . Vote : 5-0 -2
( Hoffmann and Barrett abstained ) .
Motion by Hoffmann to Approve June 28 , 2017 Meeting Minutes as Amended . Second by Degen .
Vote : 6 -0 -1 ( Collum abstained ) .
Bennett updated the Board on the Site Plan Review Zoning Bylaw amendment . Bennett also noted that she
expected the Board of Selectmen to provide direction regarding recreational marijuana . She expects further
discussion on both topics at the August 9th Planning Board meeting .
Liaison Reports
Hoffmann and Barrett updated the Board on the work of the Brewster Vision Advisory Group .
Degen provided the Board with a summary of the July 10th meeting of the Board of Selectmen .
Judd provided an update on the Water Quality Review Committee .
Taylor stated that Jill Scalise has been hired as the new Housing Coordinator. She is located in the Planning
Department .
Bennett discussed workshops offered to the Board by the Citizen Planner Training Collaborative ( CPTC ) .
Motion by Collum to Close Meeting until 7 : 00 pm . Second by Degen . Vote : 7 -0 -0 . ( Meeting closed at
6 : 51 pm . )
I
PB Minutes 07/26/2017 Page 1 of 6
Motion by Hoffmann to Open Public Hearing . Second by Collum . Vote : 7 -0 -0 . ( Meeting opened at 7 : 03
pm . )
7 : 04 PM SITE PLAN REVIEW
Application #2017 -10 : Applicant : Christian F . Davenport . Owner : Christian F . Davenport , Trustee and Dewitt
P . Davenport , Trustee for property located at 420 Cranview Road and shown on Assessor' s Map 19 , Lot 43 in
the R- R Zoning District . Consistent with Brewster Zoning Bylaw § 179 -66 , the Applicant is proposing to
construct a 60 ' x 100 ' building for agricultural purposes including a single family dwelling on the second floor.
Documents :
• 06/ 17/ 17 Application
• 07/ 18/ 17 Site plan
• 07/ 19/ 17 Planning Staff Memo
• 07/20/ 17 Department Reviews
• Photograph of proposed building
• Photographs of property submitted by Rich Correia
Christian Davenport , Applicant and Bob Perry of Cape Cod Engineering , on behalf of the Applicant , were
present .
Perry described the property as a 25 acre parcel which has been farmed for cranberries for decades . The
project includes a building which will be used to store equipment and also include a 3- bedroom home on the
second floor of the building . Perry stated that the building has a steel frame and will be 60 ' x 100 ' feet . Perry
noted that there is a proposed septic system on the site plan . Perry stated that the building will be built into the
hill side . Perry reviewed the proposed grading , drainage , and erosion control for the site and stated he
believed it was adequate for the site .
Hoffmann inquired about lighting on the site and requested a lighting plan be provided to the Board .
Barrett noted the locus map provided on the site plan appeared inaccurate and requested a corrected locus
map be provided . Perry responded that he would provide the Board with a copy of the GIS map for the site .
Taylor asked about construction precautions being used such as hay bales and silt fences . Perry confirmed
that a silt fence would be used . Perry stated the project would be reviewed by the Conservation Commission .
Bennett noted that the Conservation Administrator had been notified of the project and recently made a visit to
the site . Bennett expected to receive additional comments from the Administrator.
Perry requested clarification on the agricultural exemption .
Judd requested a narrative on the project be provided by the Applicant .
Hoffmann inquired about transportation/trips to and from the site and Davenport indicated that there will be a
reduction in trips compared to previous operations on the site because the project includes on site storage .
The meeting was opened to the public for comment .
Rich Correia , 242 Cranview Road , stated that he often takes walks around the bog and has done so for years .
He recently had been asked not to walk around the site because it is private property and therefore he was
trespassing . Correia had concerns about access to walking trails being blocked and the excessive storage of
equipment on the site . Correia took photographs of the site and submitted them to the Board for consideration .
Correia stated that we was not opposed to the project but wanted to see the beauty of the site maintained .
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Motion by Hoffmann to Continue Public Meeting on Site Plan Review Application #2017 - 10 to August 9 ,
2017 . Second by Collum . Vote : 7-0 -0 .
7 : 34 PM SITE PLAN REVIEW AND SPECIAL USE PERMIT
Application #2017 -11 : Applicant : Ocean Edge Resort LTD Partnership . Owner : Brewster Properties , Inc . &
Old Kings Highway Nominee Trust , Representative : John M . O ' Reilly , P . E . , P . L . S of J . M . O ' Reilly &
Associates , Inc , for property located at 0 Main Street and shown on Assessor' s Map 89 , Lots 23 and 35 in the
V- B , C - H , and R- M Zoning Districts . Consistent with Brewster Zoning Bylaw § 179 -66 , the Applicant is
proposing to construct temporary workforce housing for employees of Ocean Edge Resort Operations .
Pursuant to Brewster Zoning Bylaw § 179 - 11 , a special permit for a hotel/motel use is required in the C - H
Zoning District .
Documents :
• 06/28/ 17 Application with checklists
• 06/28/ 17 Letter from John O ' Reilly
• 06/28/ 17 Proposed site plan , building plans , and elevations
• 07/ 12/ 17 Letter from Abutters
• 07/20/ 17 Planning Staff Memo
• 07/21 / 17 Letter from Wendy Northcross , Cape Cod Chamber of Commerce
• 07/24/ 17 Department Reviews including 06/21 / 17 email from Building to Commissioner to Applicant
• 07/24/ 17 Letter from Kyle Hinkle , Brewster Chamber of Commerce
• 07/26/ 17 Letter submitted by Greg O ' Brien
• 07/26/ 17 Letter submitted by Joan Orr and Janine Getek
• Photographs submitted by Applicant
• Property title information submitted by Applicant
Barrett stated that she is a member of the Ocean Edge Golf Club and is therefore recusing herself from the
hearing on this application . Barrett left the meeting .
John O ' Reilly , Project Engineer, J . M . O ' Reilly & Associates , John Mostyn , attorney for Corcoran Jennison
Company , and Tom Devane , Project Director, Corcoran Jennison Company were present on behalf of the
Applicant .
Mostyn provided a summary of the project . He stated that due to the affordable housing shortage locally and
Ocean Edge ' s need to employ seasonal workers this concept was developed . Ocean Edge has approximately
480 seasonal workers and currently there are only 60 units available for these workers to live in on site .
Mostyn noted that most workers commute to work by bike and Ocean Edge employs 230 J - 1 workers who are
prohibited from owning cars . Mostyn stated that the project site was chosen because of limited availability of
alternative sites and also because the site is located within the C - H zoning district . He further noted that the
project was outside of the Historic District and is not visible from Route 6A . Mostyn noted that Ocean Edge is
awaiting a letter from the Natural Heritage Endangered Species Program and he expects the letter to indicate
that there is no taking . Mostyn described the project of being comprised of 7 buildings ( approximately 1000 sq
ft) with 42 bedrooms . There will be a common building with central dining (approximately 1000 sq ft) . Mostyn
noted that Ocean Edge has made an effort to accommodate neighbors by moving the building further away
from their property than required . Mostyn explained that the housing being provided would only be available to
Ocean Edge staff, there would be security on site as well as a dedicated housekeeper, and a member of
Ocean Edge management would also live on site to oversee occupants . Mostyn stated that there would be
strict rules and regulations in place . If a staff member did not follow the rules they would be kicked out of the
housing . There will be no pets or overnight guests allowed . There will be quiet hours between 10 pm and 7
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am . Mostyn further stated that residents would not be allowed to have parties , and the dining hall will close at
12 pm . There will be no smoking allowed in the buildings but an outdoor smoking area will be provided .
Mostyn also explained that residents would not be allowed to have fires , grills , candles , or alcohol on site . The
housing would be open from April 1 through Thanksgiving and would be shuttered for the remainder of the
year.
Degen asked for clarification on the proposed project description and referenced the narrative provided by
John O ' Reilly . Mostyn explained that the housing is temporary because the owners of Ocean Edge may
decide to use the site for another project long term . Mostyn clarified that there are a total of 14 units and 2 of
those units are handicap accessible .
Degen asked where employees were currently living . Mostyn noted he did not know as employees were
responsible for their own housing .
Taylor requested a copy of the rules and regulations that will be provided to the residents .
Hoffmann asked about the size of the living space and noted that according to her calculations there was 520
square feet available for 6 people . Hoffmann asked about rent and Mostyn noted that the workers will be
charged rent .
O ' Reilly reviewed the site plan with the Board . He noted the total acreage as 8 . 1 acres . O ' Reilly pointed out
wetland on the south side of the site and stated that the entire project was outside of the 100 ' buffer. He also
noted that plans have been filed with the Natural Heritage Endangered Species Program . O ' Reilly stated that
access to buildings would be facing inward and away from any abutters . Ocean Edge has moved the buildings
an additional 25 feet away from where they could be placed in consideration of the abutters . There is a 56 '
setback from the west . The closest building is 280 ' away from the closest residential property to the north . He
stated that the site does not have adequate frontage and therefore Ocean Edge plans to file an Approval Not
Required application to the Planning Board to acquire the necessary footage . O ' Reilly stated that access to
the site will be from Villages Drive . There will be 14 parking spaces ( 1 paved for handicap parking ) provided .
Each building will be supported by helical anchors . O ' Reilly noted that there will be a hydrant on site and the
building will be sprinklered according to code requirements . There is an existing 9000 gallon capacity septic
system nearby which will be used on a temporary basis . Ocean Edge is in the process of developing an
Administrative Consent Order with the MA DEP to determine whether construction of a Wastewater Treatment
Plant is necessary . O ' Reilly discussed drainage and noted that the site was designed with the community
building as the high point . Swales will be used to help with drainage and the natural buffer will also help with
the run off. O ' Reilly also discussed lighting . There will be eleven 6 foot high posts that will illuminate the
access area to each building . There will also be wall sconces on each building at the entrance . All lighting will
be contained within the building circle . The trash will be centrally collected and stored in a fenced in area .
O ' Reilly provided color samples for the vinyl siding of the buildings and lighting samples for the Board to
review .
Taylor asked about the swale located at the rear of the property and whether it would interfere with Fire
Department access . O ' Reilly responded that the swale would not interfere .
Degen inquired about the paved apron and O ' Reilly clarified the location of the apron on the site plan .
Degen asked about overflow parking and O ' Reilly stated that overflow parking will be provided . Collum noted
that he would accept the parking plan with the availability of overflow parking . Judd asked about wheel stops
for the parking spaces and O ' Reilly confirmed that wheel stops will be used .
Hoffmann mentioned current bike safety concerns and asked that Ocean Edge management notify their
employees that bicycles were allowed on the sidewalk with pedestrians having the right of way .
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Hillis- Dineen asked about the size of the bicycle rack and O ' Reilly responded that the size has not yet been
determined but the rack will be larger than the standard 8 foot long bike rack .
Degen asked if timers and/or motion sensors will be used with the lighting and O ' Reilly responded that he
would have to get back to the Board with that information . O ' Reilly noted that the units will be shuttered and
winterized after November and there will be no electricity on site . Taylor asked if there would be lights on the
back side of building . O ' Reilly responded that there is no exterior lighting proposed in the back .
Hoffmann asked about trash removal and Mostyn responded that he would follow up and provide a schedule to
the Board . Taylor asked about recycling .
Hoffmann commented that the buffer to Villages Drive was greater than the buffer to the abutters and asked if
the project could be moved further away from abutters . Degen inquired about the elevation between the
project site and the abutter to the rear and O ' Reilly noted that it was relatively flat . Degen also asked what the
natural vegetation between the project site and the abutters and suggested evergreens would be best as a
buffer . Taylor also commented on landscaping and the need for better buffer , suggesting Leyland Cypress .
Hillis - Dineen noted that she would like to see the buildings centered and moved further east .
Hoffmann asked about the septic system and Mostyn responded that the septic system passed inspection and
the MA DEP was reviewing flows as they relate to Ocean Edge ' s Britterige Village . Mostyn stated that a
building permit would not be pulled until septic issues were satisfied with DEP and the Board of Health .
Bennett reviewed the Department Comments ,
The hearing was opened to the public .
Tom Suffriti , 59 Thad Ellis Road , asked about the expiration date of any special permit allowed and the steps
Ocean Edge would need to take to build something permanent on the site . The Board explained a modification
of any special permit would be necessary for a different project on the site . Suffriti stated that the current
buffer is inadequate . He suggested the project be moved east . Suffriti also stated concern over one chaperone
being tasked with supervising 84 college age kids . He stated that there needed to be more help on site to
supervise and control noise from the units . Suffriti stated that these types of trailers have never been made on
Cape Cod before and he felt as though a science project was going on in his backyard . He was concerned that
abutters would be required to police the site .
Faythe Ellis , Rocky Hill Road , stated that she felt the project was detrimental to the historical character of the
town . Ellis further stated that Ocean Edge has a large foot print in East Brewster but East Brewster is so much
more than Ocean Edge . She noted current traffic issues and stated that this project will add to the current
congestion . Ellis also stated that she was worried about the maintenance of these buildings as they are non -
guest Ocean Edge property . Ellis also stated concerns that rules and regulations would not be enforce and
issues surrounding a building which would be shuttered part of the year .
Greg O ' Brien , a Brewster resident , spoke in support of project . O ' Brien stated that workforce housing needed
for safety reasons . He further stated that Ocean Edge has been a good community partner.
Jan Moore , 2837 Main Street , asked why the project was designated as a motel . She described the project as
a trailer park and cited definitions provided in the zoning bylaw . Judd responded that there were no wheels
under the buildings and they therefore were not trailers . Bennett noted that the Building Commissioner had
determined that hotel/motel was an appropriate use . Moore had additional questions regarding restricting use
and tax rates . It was noted that some of the questions she posed did not fall under the Board ' s site plan review
standards . Moore was asked to submit her questions to the Board in writing .
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i
Evelyn Franzen , owns the four cottages to the west of the project site . Franzen stated that she rents out the
cottages to people who want an authentic Cape Cod experience . She felt this project will be detrimental to her
rental cottages . Franzen stated that clearing of the land and the building of the units will negatively impact her
business and the peace and quiet her enters have come to enjoy . Franzen further stated that Ocean Edge
already owns over 230 one bedroom units and she wondered why those units could not be used to house staff.
Franzen stated concerns regarding the impact on abutters and the environment . Franzen read comments left
in her guest book to the Board .
Ken Benson , 38 Thad Ellis Road , read a letter into the record on behalf of his neighbors Joan Orr and Janine
Getek . Benson asked about the swale around the property and inquired as to whether people would be
allowed to play soccer in swale area . Benson suggested a fence be put around the property as he was
concerned with people walking through property . Benson suggested moving building further east . He also
voiced concerns over trespassing .
Nancy Burdick , 12 Fox Meadow Drive , inquired about the costs of housing . She stated concerns with the
residents drinking and smoking and she didn 't feel one person could handle 84 individuals .
Fay Ramsay , lives across from Thad Ellis Road , asked whether there was any other internal site Ocean Edge
could use as this site causes problems for abutters . Ramsay suggested the project be constructed behind the
Daley house . She felt it was unfair of Ocean Edge to put the buildings in back and not in the front near Ocean
Edge residents . Ramsay felt Ocean Edge should pick an area for the project that least impacts the abutters .
Hoffmann stated that she applauds Ocean Edge for taking on the task of workforce housing . She stated that
she has additional questions about housing the workers . Mostyn stated that workers will sign contracts but they
will not necessarily need to be 8 month contracts . Workers can be asked to leave if they do not follow the rules
and regulations .
Bennett noted that letters have been received from both the Brewster and Cape Cod Chamber of Commerce in
support of this project . She also noted that the Building Commissioner had commented that an ANR was
needed .
Hillis- Dineen had concerns as this project will impact private homeowners who rent to J - 1 employees .
Collum noted that the abutters expressed that they would like to see better screening and that they would like
the project moved further east .
Motion by Collum to Continue Public Hearing on Site Plan Review and Special Use Permit Application
#2017 -11 to August 9 , 2017 . Second by Taylor. Vote : 6 -0 -0 .
Motion by Hoffmann to adjourn . Second by Collum . Vote : 6 -0 -0 . Meeting adjourned at 9 : 55 pm .
Next Planning Board Meeting Date : 08/09/17
Respectfully submitted ,
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Lit �dtl�l `7 l 41 al
C. arlotte Degen , I�lanning Board Clerk
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