SITE PLAN REVIEW COMMITTEE
December 19, 2007 - Minutes
A meeting of the Site Plan Review Committee was called to order at 10:00 a.m. in Skaket Meeting Room at the Orleans Town Hall. Departments Present: George Meservey (Planning); Bob Canning (Health); Bill Quinn / Robert Felt (Fire); Brian Harrison (Building); Todd Bunzick (Water); Jennifer Wood (Conservation). Absent: Mark Budnick (Highway).
INFORMAL REVIEW: Academy Place LLC, 8 Academy Place
Todd Thayer (representing Cape Cod Brokerage and Nauset Security) presented a proposal for a Change of Use for Academy Place (a 5-bedroom 5 bath Bed and Breakfast located in the Shoreline Overlay District) to offices on two floors. Thayer stated that there are no plans to renovate the interior or exterior of the historic well-maintained building (Thayer suggested one use might have been the original Post Office and Bill Quinn stated it was one of the first stage coach stops in Orleans). Thayer stated that building is presently being utilized as a 2,200 square foot Bed & Breakfast establishment. Thayer noted there is limited on-site parking and requested use of off-site parking along the side of the memorial park across the street. Thayer stated a request that the present landscaping be allowed
to remain as is. Thayer also requested that the new offices be allowed to use the existing sign which is located approximately 16’-20’ from the road layout. Thayer acknowledged the need to appear before the Zoning Board of Appeals due to the application for a Change of Use in the Shoreline Overlay. Thayer stated that Americans with Disabilities Act compliance will be adhered to by the use of a conference room on the first floor of the building.
Comments:
Fire: On-site parking issues will have to be addressed so that there is no vehicle interference if there is a need for emergency response at the site. This application does not trigger any code issues. There are existing fire extinguishers in the building which much remain.
Building: As long as the existing sign meets code, case law allows for panel changes for new businesses, but this will need review and approval by the Zoning Board of Appeals. Signs are required to be setback 10’ from the property line. The applicant will need to obtain a Special Permit due to its location in the Shoreline Overlay District. A building permit is required for a Change of Use. A determination of adequate accessibility must be made by the Architectural Access Board. All means of egress must have working exit lights.
Health: A Professional Engineer must evaluate and determine whether the existing septic system is adequate for the proposed use. The leaching chambers are not H20 rated and cannot handle vehicle weight. This is considered a decrease in flow under Title 5. The septic system has recently been inspected and a letter from a Professional Engineer stating the adequacy of the system must be filed with the Orleans Health Department.
Water: There are no Water Department issues.
Conservation: There are no Conservation Commission issues.
Planning: Any changes to the structure must be reviewed and approved by the Architectural Review Committee and the Historical Commission. Office space requires eight parking spaces and a determination must be made by the Zoning Board of Appeals how many must be provide on-site.
MOTION: On a motion by Bill Quinn, seconded by Bob Canning, the Committee voted to waive the Formal Review for Academy Place, LLC, located at 8 Academy Place contingent on a Zoning Board of Appeals decision whether there is adequate on-site parking provided and whether the applicant can utilize off-site parking along the park across the street.
VOTE: 6-0-0 The motion passed unanimously.
INFORMAL REVIEW: Donald Connolly, 167A Route 6A
Donald Connolly stated that he is leasing 167A Route 6A (in the Limited Business District) with an option to buy from Bert Klein and he is proposing a new building with offices and apartments. Connolly stated his intention to use the sloping lot to provide a garage underneath the building for an additional office. Connolly acknowledged that this application would have to be reviewed and approved by the Architectural Review Committee. Connolly stated his intention to add signs to the existing sign in front of the property on Route 6A.
Comments:
Fire: An alarm system will have to be installed to protect and warn occupants of the dwelling units in case of an emergency. The use of a garage underneath the building for storage may trigger code issues. A sprinkler system will be required even if the applicant is only storing wood in the area below the building. This is an ancient way and the bollards on the cart path (used to prevent vehicles from accessing Clayton Circle which is a residential area) will have to be relocated farther down the path in order to provide access from Route 6A to the proposed building for emergency vehicles, particularly for access to the basement area. Normal code issues would apply for this application and can be addressed at permit time.
Health: The septic system must be designed in compliance with code. Test holes must be dug on the property. All areas of the buildings, including the basement area if used as part of a retail or office space must be counted in the flow calculations.
Water: There is an existing water main on the property which must be shown on the Formal Site Plan. No retaining walls or structures are allowed to be installed over the water main. All utilities must be shown on the Formal Site Plan with
5’ separation from water main and 10’ separation from sewage. The application must provide 5’of coverage over the water main.
Conservation: There are no Conservation Commission issues.
Building: This application will need Architectural Review Committee review and approval, including all signage. All exterior lighting must conform to the Orleans Lighting bylaw (shielded and pointed downward) and manufacturer tear sheets must be provided for town review and must be shown on the plan. Front yard landscaping must be provided with 10’ green space. On-site parking must be
provided which is dustless and durable with wheel stops for every 10 or more parking spaces. One tree must be planted for every eight parking spaces. 25-year storm drainage must be contained on-site and drainage calculations must be prepared by a Professional Engineer and provided to the town and shown on the Formal Site Plan. Smoke detectors must be installed in the residential units. Fire extinguishers must be provided. All commercial space must be handicapped accessible. Fire separation in the ceiling and walls must be provided between office space and dwellings. There will be one common means of egress. This will be rated R2 for design purposes. The old dump road is proposed to be considered the “street side” of the building. All outside means of egress must be
protected from ice and snow.
Planning: Applicant must deal with all of the Building Department issues noted above as well as containing runoff from spilling onto any adjoining properties.
There was a consensus of the Site Plan Review Committee that this application will have to come back for a Formal Site Plan Review.
APPROVAL OF MINUTES: November 21, 2007
MOTION: On a motion by Bill Quinn, seconded by Brian Harrison, the Committee voted to approve the minutes of November 21, 2007.
VOTE: 4-0-2 The motion passed by a majority. (Todd Bunzick and Bob Canning abstained)
APPROVAL OF MINUTES: December 5, 2007
MOTION: On a motion by Bob Canning, seconded by Brian Harrison, the Committee voted to approve the minutes of December 5, 2007.
VOTE: 6-0-0 The motion passed unanimously
The meeting adjourned at 10:40 a.m.
Respectfully submitted:
Karen C. Sharpless
Recording Secretary
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