Regular Meeting
Monday, June 27, 2011 at 7:30 p.m.
Town Hall, Lower Level Cafeteria
302 Main Street
I. CALL TO ORDER
Theodore (Guy) Pendleton, Chairman, called the meeting to order at 7:30 p.m.
II. ROLL CALL
Present
Theodore (Guy) Pendleton
Jonathan Gibbs
David Wight
Kingmon Snow
I.Ben Akin (arrived at 7:36 p.m.)
Anthony Brodeur
Attendant Staff
Kathleen Noyes, Recording Clerk
III. OLD BUSINESS
IV NEW BUSINESS
- “BJM Pumps” – Special Exception
119 Spencer Plain Road (Map 46/Lots 4-1, 4-2, & 4-3)
Gateway Business B-4 District
Applicant: OSCT, LLC Agent: Joe Wren, PE
Presenting at tonight’s meeting were Joe Wren, PE; Mike Bjorkman, owner; and Gary Tierney, Architect.
J. Wren explained that the applicant currently owns the three buildings and the lot on this site. He is proposing to construct an 8,000+ square foot industrial building for storage. At its highest point, the building is 35’ high.
As part of the proposal, the East side entrance will become an entrance only access, instead of an entrance and exit access, due to truck maneuverability and for safety reasons. In order to make this change, parking spaces will be moved, but there will be no net loss or gain in the total number of parking spaces.
B. Akin asked about storm drainage. J. Wren said soil testing has been done on the site, and everything was fine. The analysis for a 10 -year storm showed no net difference in storm water volume. There is a very good drainage system in place with 4 x 4 galleries to catch the water.
G. Tierney, Project Architect, discussed the color and materials proposed for the building. He showed a sample of the split face ash gray block, and a discussion followed about the return of the masonry band strip.
There was a lengthy discussion about landscaping and the types of trees and grasses which would have the best chance of survivability given the large amount of shade on the North side of the building. T. Pendleton reviewed the proposed placement and species of trees facing Spencer Plain Road. He recommended Homestead Elms on either end with flowering plum trees and a flowering pear tree so the tree order would be, Elm, plum, pear, plum, Elm.
G. Tierney requested that if the plantings on the North side of the building would not survive due to lack of sunlight, as T. Pendleton predicts, that the ARB comment on this to the PC and the ZC so the Commissioners will understand that while the applicant would like to follow the landscaping regulations, this may not be possible.
T. Pendleton suggested staggering some of the street trees to camouflage some of the building mass, and he recommended bringing the trees in closer to the building. He also recommended raised planting beds on either side of the septic system.
J. Wren explained that at the time the application was submitted, there was no sign, but sign design has just been completed, and he asked if the ARB would consider reviewing it tonight. There are two signs proposed: an oval sign on the building which is 5’x 2” tall and 8’ long, and a monument sign which will be placed in the front yard which is 30” tall 5 ½’ long. There is no lighting proposed for either sign.
K. Snow asked about site lighting. There are wall packs 16’ high up on the building which are sharp cut off lights. These lights will be on a timer. No bulb glare will be visible from the street. These lights are hooded so the bulb is not exposed.
MOTION to recommend approval of “BJM Pumps” Special Exception, 119 Spencer Plain Road (Map 46/Lots 4-1, 4-2, & 4-3) Gateway Business B-4 District; Applicant: OSCT, LLC; Agent: Joe Wren, PE with the following conditions: 1. that the masonry band shown on the North elevation (labeled East on the drawing) extend on the West elevation to the garage door, and a return minimum of 4 feet on the East side, 2. that the wall lighting not throw direct bulb glare onto the street, 3. instead of foundation grasses up against the building, move them out on either side of the septic system to the burm or mound with grasses or day lilies or a combination thereof; 4. pull two plums in the center of the burms with the Homestead Elms on either end with the plum and pear trees in between the Elms. The
ARB reviewed the submission for the sign proposals and recommends approval of them as indicated on the rendering. The location of the free standing sign is centered on the building, and the monument sign is on the property 10’ back from the property line.; MADE by J. Gibbs; SECONDED by D. Wight; APPROVED by T. Pendleton, D. Wight, K. Snow, B. Akin and J. Gibbs (5-0-0).
V. REGULAR BUSINESS
MOTION to approve the minutes of 06/13/2011 as presented; MADE by D. Wight; SECONDED by K. Snow; APPROVED by T. Pendleton, D. Wight, K. Snow, B. Akin and J. Gibbs (5-0-0).
C. Committee, Representative & Staff Reports
VI. ADJOURNMENT
MOTION to adjourn the meeting at 9:08 p.m. to the next regularly scheduled meeting of Monday, July 11, 2011 at 7:30 p.m. in the 2nd Floor Conference Room, 302 Main Street; MADE by B. Akin; SECONDED by K. Snow; APPROVED by T. Pendleton, J. Gibbs, D. Wight, K. Snow, and B. Akin (5-0-0).
Respectfully submitted,
Kathleen Noyes, Recording Clerk
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