SITE PLAN REVIEW COMMITTEE
December 5, 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); Mark Budnick (Highway); Bob Canning (Health); Bill Quinn / Robert Felt (Fire); Brian Harrison (Building); Jennifer Wood (Conservation). Absent: Todd Bunzick (Water);
INFORMAL REVIEW: Elizabeth Cochran, 47 Horseshoe Lane
The following people were present for this application: Tom Wineman (Clean Energy Design) and Moncrief Cochran (son of Elizabeth Cochran). Cochran gave a history of the family residence in Orleans since 1906 and declared that land was donated by Cochran’s grandmother to the Orleans Conservation Trust in the 1950’s. Cochran distributed undated photographs showing a wind generator in the background. Cochran stated his intent to construct a dwelling on land adjacent to Elizabeth Cochran and construct a 10 kilowatt wind machine to provide power to both homes due to the wind generated around these properties. Tom Wineman (Clean Energy Design) stated his company has provided renewable energy (through solar and wind applications) for residential customers around Cape Cod.
Wineman noted that this proposed 10-kilowatt wind generator falls in the middle of the power range of residential wind generators which generate between 2½ kilowatts (small residential size) to 25-30 kilowatts (large residential size – typically used for farms). Wineman stated that the wind generator will have a direct interconnect with the electrical grid and will be equipped with all of the required controls and safety mechanisms. Wineman stated that there will be no battery storage on this wind generator (which is an optional component). Wineman stated that the biggest component is the 100’ support structure monopole with a special design for counterweight and downward tilt (which can be activated in extreme wind storm conditions – built to withstand a Category 3 Hurricane). Wineman stated that no lights are required due to the height of the structure. Wineman indicated that there are stamped engineer
drawings as well as full core soil samples and engineering and site control. Meservey noted that the applicant will need to apply for a number of relief waivers from the Zoning Board of Appeals including the following: §164-35.D.2: Lot Area; §164-35.D.5: Setbacks; and §164-35.D.6: Fencing.
Comments:
Fire: There are no Fire Department issues.
Building: There are no Building Department issues, but applicant should be cautious about all zoning bylaw issues.
Health: Board of Health would like clarification of possible noise issues related to the ongoing operation of the wind generator and more information is requested regarding the state noise code chart.
Highway: There are no Highway Department issues since no roadways are involved in this application.
Conservation: The wetland delineations in this area have not been presented to the Conservation Commission and therefore have not been officially accepted by the Conservation Commission and the coastal bank has not been shown on the plan. A question was raised regarding the safety of birds near wind generators.
Planning: Applicant will need to go before the Zoning Board of Appeals for waiver relief on multiple issues including lot area, setbacks, and fencing.
MOTION: On a motion by Bob Canning, seconded by Mark Budnick, the Committee voted to approve the Informal Site Plan for a residential wind generator for Elizabeth Cochran to be located on property at 47 Horseshoe Lane and send comments to the Zoning Board of Appeals noting that issues regarding noise level and danger to birds have not been addressed.
VOTE: 6-0-0 The motion passed unanimously.
INFORMAL REVIEW: Gerald & Linda Panuczak / James Hadawar, 100 Route 6A
Bill Quinn made a disclosure and offered to recuse himself as an abutting owner of a photography studio across the Route 6A from the proposed project. Stephanie Sequin (Ryder & Wilcox) offered no objection to Quinn’s remaining as a voting member of the Site Plan Review Committee on this project. The following people were present for this application: Stephanie Sequin (Ryder & Wilcox), James Hadawar (owner of GiGi’s Shoe Store) and William Reyburn (Reyburn Associates).
Stephanie Sequin (Ryder & Wilcox) explained the proposal to renovate a 30’ x 20’ two-story vacant building next to Gigi’s Shoe Store in the Village Center District into a 2½ story building with 1,800 square feet with retail space on the bottom floor (facing the large parking lot) and four apartments on the upper two floors (two one-bedroom units on each of the upper floors). Sequin explained that the building is currently served by a cesspool and stated that the septic tank straddles the property line and would require a variance. Sequin stated there are three parking spaces on the lot and suggested the possibility of using some of the parking spaces in the large shared parking lot behind the building to reach the parking requirements (of 11 parking spaces) for this proposed building
use. The building is built into the embankment off Route 6A and no regrading of the site is proposed.
William Reyburn (Reyburn Associates) showed conceptual drawings of the proposed 2 ½ story building and noted that the 3rd level would be dormer space. Reyburn stated that the front of the building is proposed to be the side facing the large shared parking lot (with retail on the first floor), since there is no parking allowed on Route 6A and no entrance to the building is proposed for that side. Reyburn stated that on the Route 6A side of the building it will measure 24’ from the grade to the top of the ridge and on the parking lot side of the building it will measure 33’-34’ to the ridge which meets the requirement. Reyburn stated there will be interior and exterior stairs in this building to the parking lot.
Comments:
Fire: In September of 2007, the Traffic study committee voted to petition the State to remove the two existing parking spaces in front of this building on the Route 6A side as a result of a motor vehicle accident at this spot. MGL 148 Section 26I requires sprinkler protection for the construction of four dwelling units, as well as a fire alarm panel. If the alarm is going to be monitored, a lock box will be required for the property as well as an alarm sheet. The general requirements for Smoke Detectors and Carbon Monoxide Detectors must be adhered to. Applicant will have to obtain the services of a Fire Protection Engineer to determine whether a household style sprinkler system would be adequate and how to obtain water from across Route 6A.
Highway: There are no Highway Department issues for this proposal.
Conservation: There is currently an application in front of the Conservation Commission (due to wetland issues) for the construction of a new apartment building to be located on another area of the property.
Building: This application will need to go before the Architectural Review Committee. 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. §164-34.a.1 gives the requirements for buffer plantings for residential uses. The applicant must address how they can meet the parking requirements. 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. The requirement for front yard landscaping must be addressed. Floor Area Ratio must be determined for this
application. Any proposed signs must meet the requirements of the Orleans Zoning Bylaws 164-35. No business shall have more than three (3) signs. The sign requirements for this application would have to be reviewed by the Architectural Review Committee. The building transparency requirement on Route 6A would need relief from the Zoning Board of Appeals. All building requirements such as building height, minimum roof pitch and the dormer type would have to be reviewed and approved and may require relief from the Zoning Board of Appeals. The zoning bylaws were never changed to reflect the allowance for four units in a Village Center District building. These units would be considered accessory dwelling units. This project would be considered an R2 for residential and may fall under the need for controlled construction. A sprinkler system would be required due to the request for four dwelling units. Exterior areas must
be protected from ice and snow for the protection of customers and residents.
Health: The septic system will require justification for the need for Board of Health variances regarding the tank and leaching area based on the type of construction (new construction vs. repair construction). Dumpsters must be fully enclosed and screened and shown on the Formal Site Plan. Interior access requires self-closing, latching doors for the four dwelling units. The Health Department will clarify the types of dwellings for compliance with the housing code.
Planning: Applicant must demonstrate the need for and availability of shared parking for the proposed building uses. Applicant will need to coordinate with the Planning Department and Building Department regarding relief for Section 19.1. A formal determination must be made regarding which side of the building is the “street side” (it is shown as Route 6A on all plans) and the applicant would have to show the uniqueness of the building in order to be able to make an allowance for the parking lot side to get considered the “street side” of the building. The roof pitch must be 8 over 12 or greater.
There was a consensus of the Site Plan Review Committee that this application will have to come back for a Formal Site Plan Review.
DISCUSSION: Relocation of the Dumpster at the Orleans Convalescent Home , Daley Terrace
Bob Felt (Fire Department) explained a recent dumpster fire situated near the kitchen facility at the Orleans Convalescent Home on Daley Terrace. After a discussion of whether the dumpster would need to be moved, Bill Quinn stated that the facility is willing to install three dry sprinkler heads (more than technically necessary) above the dumpster to handle any future dumpster fires until the Fire Department can haul the dumpster away from the building. Quinn noted that the Convalescent Home building is fully sprinklered.
There was a consensus of the Site Plan Review Committee that this issue has been resolved by the agreement to install the three dry sprinkler heads over the dumpster and the matter should be handled per the Fire Department directive.
The meeting adjourned at 11:05 a.m.
Respectfully submitted:
Karen C. Sharpless
Recording Secretary
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