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Planning board approves Cold Harbor Brewing expansion at 66 Otis Street with voluntary $2,500 contribution discussed
Summary
The planning board approved an amendment to Cold Harbor Brewing’s site plan to add 21 net parking spaces (increasing capacity from 75 to 96) and a 20-by-30 outdoor cooler. The applicant obtained a ZBA variance for reduced open space; the board negotiated a voluntary $2,500 contribution to the Beewalt/Otis Street corridor projects and required plan updates including bike corral relocation.
The Westborough Planning Board voted Aug. 6 to approve a site plan amendment for Cold Harbor Brewing at 66 Otis Street that expands the rear parking area and adds a 20-by-30 freestanding cooler.
Engineer Patrick (identified on the record as Patrick Motardi and later Patrick McCarty) presented plans showing 22 new spaces added and one existing space converted to accessible parking under Massachusetts Architectural Access Board rules, yielding a net increase of 21 spaces (from 75 to 96). He also described drainage adjustments — a new catch basin discharging to the existing sediment forebay and a raised stone berm — and a wooden guardrail to protect the detention basin. He said the cooler is intended to “minimize the number of trips per week” by consolidating deliveries.
Owner Will (identified as Will/William) described operational steps already taken to reduce on-site congestion, including fencing front lawn areas, a ride‑share discount and employee parking arrangements with a neighboring property. The applicant reported having obtained a ZBA variance to reduce required open space; the variance decision has been recorded at the Worcester Registry of Deeds.
Board members pressed on several matters: whether additional off-site parking with Target could be formalized for overflow, pedestrian safety and lighting for the back lot, the placement of a bike corral, and whether a public benefit should offset the loss of open space. Several members said the board historically has asked for financial contributions or sidewalks in similar cases. The owner offered a voluntary contribution of $2,500 to a town fund; staff recommended directing any contribution toward the Otis Street corridor/Beewalt Multiuse Trail because that project directly benefits the site frontage.
The board revised one condition to require a revised plan showing the preferred bike corral location before building permit issuance and agreed on wording for paragraph 4 to reflect a voluntary contribution. Legal staff and planner Jenny confirmed that the planning board has authority to request (and has in the past accepted) voluntary financial contributions as part of site plan reviews. After clarifying conditions — including an updated revision date (Aug. 1) on the site plan, the drainage changes, and the recording reference for the ZBA decision — board member Pete (mover) read the motion to approve the site plan amendment. The motion was seconded and the board voted in favor.
The board closed the public hearing before voting and approved the amendment with the conditions read into the record: revised site plan with Aug. 1 revisions, submittal of a bike corral relocation on the plan prior to building permit, and a voluntary financial contribution in the amount of $2,500 to be used for Otis Street Corridor/Beewalt-related improvements.
The applicant and staff were directed to record the decision and to ensure plan sheets and PermitPro uploads reflect the final revision date and conditions.
