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BREWSTER PLANNING BOARD PiR 1'1TER TININ CoLERK
MEETING MINUTES
Wednesday, December 13 , 2017 at 6 : 30 pm
Brewster Town Office Building
Chair Kari Hoffmann convened the Planning Board meeting at 6 : 30 pm in the Brewster Town Office Building with
members : Roberta Barrett , Scott Collum , Charlotte Degen , Madalyn Hillis- Dineen , Elizabeth 'TRg24Md1 FtjU.At
Wallace .
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 : 30 PM SITE PLAN REVIEW WAIVER
Application #2017-20 : Applicant/Owner: Dream Day on Cape Cod , Representative : Dale Ormon for
property located at 165 Nan Ke Rafe Path and shown on Assessor's Map 132 , Lot 7 in the R- R Zoning District ,
The Applicant requests a Site Plan Review Waiver to construct a 750 sq . foot addition to the current dining hall .
Documents .
• 11 /28/ 17 Application and Plans .
• 12/8/ 17 Staff Review Comments
Dale Ormon was present on behalf of the Applicant Dream Day on Cape Cod . Ormon explained that the
current dining hall seats 30 people and the Applicant would like to expand the dining hall to be able to seat 60
people so that all camp members can eat at the same time .
Bennett summarized comments from the Staff Review meeting on December 6 , 2017 and noted that there will
be no increase in occupancy and the conditions on the site are pre-existing and non -conforming . Bennett also
noted that the Fire Department requested the Applicant maintain a 14 ' x 14' clear area for emergency vehicle
access and the Applicant agreed to do so . All staff at the Staff Review meeting supported the request for a
waiver.
Degen asked if there would be outside lighting on the addition and Ormon stated that there would not be any
additional outside lighting . Collum stated that the addition does not affect abutting properties . The Board
agreed and requested the Town Planner notify the Building Commissioner of the granting of the Site Plan
Review waiver.
Motion by Hillis = Dineen to Accept the Request for a Waiver on Site Plan Review Waiver Application
#2017-20 . Second by Taylor. Vote : 7-0-0 ,
6 : 37 PM APPROVAL OF MEETING MINUTES
The Board reviewed the minutes from the November 8 , 2017 meeting . Motion by Degen to Approve
November 8 , 2017 Meeting Minutes . Second by Collum . Vote : 6 =0 =1 (Wallace abstained )
PB Minutes 12/13/2017 Page 1 of 4
6 : 38 PM SITE PLAN REVIEW
Application #2017 -19 : Applicant/Owner: Michael Leighton of Leighton Realty for property located at 2672
Main Street and shown on Assessor' s Map 89 , Lot 25 in the V= B Zoning District . In accordance with Table 1 ,
Use Regulations , § 179- 11 of the Brewster Zoning Bylaw , the Applicant proposes to change the current use
from Personal Service Establishment to Business Offices and Services and to use the property as a real estate
office . Site Plan approval is required pursuant to § 179-66 of the Brewster Zoning Bylaw.
Documents :
• 11 /21 / 17 Application and Plans
• 12/4/17 Landscape Plan
• 12/ 12/ 17 Department Review Comments
Michael Leighton of Leighton Realty was present and summarized his project which includes landscape work,
outside seating and a new sign for his real estate business .
Degen read the Department Comments into the record .
Degen asked how many employees would be on site at one time and Leighton confirmed 34 employees at
one time .
Barrett inquired about the lot size and Bennett responded that the lot was pre-existing and non-conforming .
Degen asked about handicap access to the building and Leighton responded that there was only one step at
most for access to the building . Leighton stated that the lot was gravel so there would be no painted handicap
parking spaces but he considered adding a handicap parking sign . The Board discussed adding wheel stops
to the parking spaces for safety purposes and Taylor directed the Applicant to the Building Commissioner for
further discussion on a handicap parking space .
Barrett suggested trimming shrubs between the site and the closest abutter.
Hoffmann confirmed that the parking lot is gravel and parking is located on south side and west side . Taylor
asked about the parallel parking spaces obstructing fire department access and Leighton stated he knows of
no issues . Bennett suggested a finding that there would be 7-9 parking spaces on site depending on Fire
Department feedback on the parallel parking spaces .
Hillis-Dineen suggested signage for traffic flow purposes directing traffic to one entry point and one exit point .
Leighton agreed .
Taylor asked about removal of shrubs . Leighton noted that there were too many shrubs and they were
overgrown . He was interested in removing several and also replacing some at the front of the site with wood
chips for a sitting area . Taylor asked about a bike rack and Leighton responded with a request for guidance as
to where the bike rack should be placed . Taylor pointed out non -native shrubs that should be removed from
the site and requested that any replacement shrubs be native species . Barrett suggested planting one shade
tree and Leighton agreed so long as the tree doesn 't obstruct the view of the building or sign .
Collum suggested the conditions include one way traffic flow and wheel stops .
Hoffmann asked about the raised landscape bed in the middle of the parking area . Leighton stated that it may
be removed for a sitting area and possible bike rack. Taylor suggested the bed be removed because it is a
safety hazard . Hoffmann asked whether there would be any stormwater management issues with plant
removal and replacement with wood chips . Leighton noted that there was a significant amount of vegetation
remaining . He also noted that some of the gutters have been upgraded due to a prior issue with water damage
to the foundation .
PB Minutes 12/13/2017 Page 2 of 4
The Board discussed outside lighting and Leighton noted a front light near the entrance , a rear light above the
entrance , a side light above the side entrance and a light on the sign at the front of the property . Leighton
stated that he felt there was enough light for safety purposes . Bennett stated that all lighting should be
downward casting .
Bennett summarized the proposed findings and conditions .
Motion by Taylor to Grant Site Pian Review Application #2017 -19 with Findings and Conditions , as
discussed . Second by Collum Vote : 7=0 -0.
7 : 33 PM BREWSTER WOODS 40B AFFORDABLE HOUSING DEVELOPMENT= TECHNICAL REVIEW
WORKING SESSION
Review the Site Plan , Conceptual Lighting Plan , and Preliminary Landscape Plan for Zoning Board of Appeals
Application # 17-21 , submitted by Brewster Woods Preservation Associates Limited Partnership for a
Comprehensive Permit pursuant to M . G . L . Ch . 408 , §20=23 for property located at 141 Brewster Road . Provide
technical comments and recommendations to ZBA' s January 11t" 2018 public hearing .
Documents .
• 10/31 / 17 Application , Plans , and related documents
• 12/6/ 17 Lighting plan and spec sheets for lighting fixtures
• 12/4/ 17 letter from Griffith & Vary , Inc. regarding Brewster Woods Site Lighting
Rick Fenuccio , an architect from Brown Lindquist Fenuccio & Raber, Inc . and Brad Malo , an engineer from
Coastal Engineering were present on behalf of the developer. Fenuccio summarized the project and explained
that they were working with the Housing Authority on the plan that includes 3 residential buildings and 1
community building . The project includes 30 units with 55 bedrooms total with 54 parking spaces on site .
There will also be a community garden and playground area on site . The circular driveway is 24 ' wide and
accommodates 2- way traffic . Green space is proposed to run 190 ft through the center of the parking lot . The
community building will be multi-purpose and used for meetings and parties . The building will also house
shared laundry and the property manager' s office . There will be covered bike areas provided ( 1 per building ) .
There will also be a retaining wall on the easterly edge of the site . Fenuccio noted that there has been multiple
conversations with the Fire Department to meet minimum access requirements . Fenuccio also noted that he
realizes that the density of the buffer may be an issue and a low fence may be an option to deal with headlight
disturbances . A waiver from 10 ' x 20' parking space size is requested and 9 ' x 18 ' spaces are proposed .
Fenuccio reviewed the outside lighting and noted that the lights were fully shielded and fully cut off. He also
noted that the landscape plan has not yet been fully developed .
Malo reviewed the septic plan and noted that a Title V system with an Innovative/Alternative component would
be utilized . The system was designed to serve 55 bedrooms at 6000 gallons per day . There will be 2 leaching
fields and 2 rain gardens on site .
Bennett noted that the ZBA has requested a peer review of the traffic study and stormwater management plan .
Degen asked whether the lighting would be on timers and Fenuccio confirmed that photosensors would be
used for public entries .
The Board reviewed the building setbacks . Barrett noted easements that may be necessary along the property
line of Building B . Taylor noted that the ZBA had concerns with density of buffer.
Hoffmann asked about school buses accessing the site . Fenuccio stated he was not sure of the specific
location of a school bus stop but noted there would be a sidewalk that runs to the public road .
Fenuccio noted that there will be 4 handicap accessible spaces in full ADA compliance . The buildings will be
accessible and there will be 1 , 2 and 3 bedroom accessible apartments throughout the complex.
PB Minutes 12/13/2017 Page 3 of 4
Collum asked if shade trees in the parking rows were necessary and whether additional parking spaces could
be added in other places in order to make each space 10 ' x 20 ' in size . Taylor stated that 9 ' is too restrictive
for parking spaces . Wallace asked if the dumpster could be relocated to allow for more parking spaces .
Bennett asked if overflow parking would be available at abutting sites . The Board discussed the islands in the
middle of the parking lot and whether they could be removed to gain additional space for parking . Malo
pointed out that the facility was residential and noted recent developments including Cape Cod Bible Alliance ,
Cape Cod National Golf Course , Cape Cod 5 in South Dennis and Orleans and Coastal Engineering , all of
which had spaces smaller than 10 ' x 20' . The Board discussed wheel stops and it was noted that a 6 inch
concrete curb will be present so wheel stops are not necessary . The parking lot will be lined . Barrett asked if
visitor parking will be delineated and it will not be . The Board reviewed the calculation of parking spaces and it
was noted that 8 spaces were reserved for the community building with the remaining spaces being used for
the residences . Fenuccio noted that there will be no parking on the access road as it is not wide enough . A
swept path analysis has been provided to the Fire Department and the current lay out does satisfy the
requirements of the Fire Department .
Degen asked if evergreens will be planted in the buffer and Fenuccio not that the landscape plan was only
preliminary at this time . Taylor noted that more vegetation needed to be added to the buffer on the back side .
She noted that the area where the fence is proposed is the least dense and needs more vegetation . It was
also suggested that trees or evergreen bushes be planted on the retaining wall . Wallace stated that a wall of
evergreens in addition to fence would be most preferable . Fenuccio noted that grading issues around the
perimeter of the building may not allow for additional vegetation .
The Board reviewed the photometric plan provided . It was noted that the light poles were 12 in height . Taylor
asked about lighting on the rear of the building and Fenuccio stated that it would be recessed lighting . Degen
asked about the reflectivity of lighting and no reflection was expected . Taylor asked about the color of the
lights and they were described as relatively warm . Wallace suggested T3 lights be used to reduce lighting
spread .
Bennett reviewed the recommendations to be made to the ZBA on parking space width and enhancing the
quality and density of the buffer. Bennett suggested staff draft a recommendation letter for the Board to review
at their next meeting .
Motion by Collum to Direct Staff to Draft Recommendation Letter on Brewster Woods 40B Affordable
Housing Development. Second by Degen . Vote : 7=0 -0.
9 : 00 PM PLANNING DISCUSSION
Uodate on Recreational Marijuana Establishments
Bennett reviewed the proposed schedule for the zoning bylaw amendment on recreational marijuana . She
noted the December 20th working session with Town Counsel and a Special Town Meeting on March 12th . A
public hearing will take place and public outreach as well . Hoffmann asked about the format of the December
20th meeting and Bennett noted that it would be a work session for the Board to understand their responsibility
and jurisdiction .
Motion by Taylor to adjourn . Second by Degen . Vote : 7-0 -0. Meeting adjourned at 9 : 17 pm .
Next Planning Board Meeting Date : 12/20/17
Respectfully submitted ,
Charlotte Degen , P (onning Board Clerk
PB Minutes 12/13/2017 Page 4 of 4