SITE PLAN REVIEW COMMITTEE
October 17, 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); Todd Bunzick (Water);
Jennifer Wood (Conservation). Absent: Brian Harrison (Building).
INFORMAL REVIEW: Cape Tradewinds II Realty Trust (on behalf of Dunkin Donuts & the Ninety Nine Restaurant & Pub), 8 & 14 Canal Road
The following people were present for the application for an Informal Site Plan Review for Cape Tradewinds II Realty Trust for property shown as Map 18, Parcel 21 known as 8 & 14 Canal Road: David Michniewicz (Coastal Engineering); George Zogrofos (Dunkin Donuts); Attorney Myer Singer and Thomas Wilburn (Director of Construction for the Ninety-Nine Restaurant and Pub).
Michniewicz showed a plan of the proposed changes to the property located at 8 & 14 Canal Road which include moving Mandy’s Ice Cream Shop into the taffy and fudge room of the existing Tradewinds Gift Shop with the addition of patio seating, a change of use which includes moving a Dunkin Donuts shop into the old Friendly’s Restaurant, and construction of a 188-seat Ninety-Nine Restaurant and Pub onto a vacant portion of the property. Michniewicz stated that comments from the previous Informal Site Plan review have been incorporated into the most recent set of plans. Michniewicz stated that there are plans for invasive plant mitigation on the rear of the property which has been permitted by the Conservation Commission and is under the direction of Seth Wilkinson (Wilkinson Ecological Design).
Michniewicz noted the site distance problems at the intersection of Canal Road and Route 6A 9 (which falls under the oversight of Massachusetts Highway) , particularly for vehicles trying to take a left towards the rotary and stated that removal of vegetation may help to alleviate the site distance problem.
Michniewicz noted that off-site traffic backups on Canal Road are caused by multiple vehicles waiting for access to the Wendy’s Restaurant Drive-Up window. Zogrofos stated that both Dunkin Donuts and the Ninety-Nine Restaurant and Pub have contracted for separate traffic studies which will be merged into a single report for future reference for construction on or around this site. Michniewicz acknowledged that the whole site needs to be upgraded to meet current building and zoning standards and entrances and exits need to be reconfigured to provide better traffic patterns and interconnections to the various businesses proposed on the property.
Michniewicz stated that a new sewage disposal system will be constructed to handle all three buildings on the site and greases -traps and a pump tank will be installed for the proposed Ninety-Nine Restaurant and Pub. Michniewicz stated that provisions will be made (including catchbasins and a subsurface system) to contain stormwater drainage on-site and minimize pre-treated drainage into the nearby wetlands in compliance with Massachusetts stormwater requirements for new construction redevelopment standards. Michniewicz noted the Conservation Commission requirement that buildings and parking areas be set back 75’ from wetland resources and stated that existing non-conforming parking areas will be partially torn up and reconstructed to accommodate that requirement.
At a request from Deputy Fire Chief, Bill Quinn regarding sprinklers, Thomas Wilburn (Director of Construction for the Ninety-Nine Restaurant and Pub) stated that it is company policy to install sprinklers and automatic fire alarm systems in all of their new restaurants.
Comments:
Fire: A note was made that the underground tank was recently removed as requested by the Fire Department. All underground septic systems must be able to support the weight of all Fire Department apparatus. A determination must be made by the Building Inspector whether the new restaurant building will be required to provide sprinkler protection. The buildings must have fire alarms and fire extinguisher systems and a plan must be provided to the Fire Department. Adequate access must be provided for emergency vehicles, particularly turning radius for the large ladder truck. The Fire Department has requested that each of the existing and proposed businesses on this property be assigned a separate street number on Canal Road to provide 911 fire
and emergency coverage.
Water: All water lines and utilities must be shown on the Formal Site Plan and coordinated between various town departments. Two sets of water lines will be required in the 188-seat restaurant to include water for fire sprinklers and adequate separation between utilities must be maintained.
Highway: The Town will need to obtain professional expertise to compile and review comprehensive traffic studies for this area to determine the best configuration for Canal Road and the abutting properties. There are concerns with significant Canal Road (a laid out road) and island construction that will be caused by this proposal and how that will affect and increase Highway Department plowing and anticipated road construction in that area. An on-site traffic study needs to be produced to determine on-site radiuses for large vehicles and traffic flow. Drainage calculations indicated anticipated improvement to this area. 25-year storm drainage must be contained on-site and drainage calculations must be provided to
the town by a Professional Engineer and shown on the Formal Site Plan. All improvements within the town layout must go through the Board of Selectmen and town meeting.
Conservation: The location of the entire parcel is referred to as Land Subject to Coastal Storm Flowage (LSCSF) (known as a Resource Area) as shown as Zone A3 on the National Flood Insurance Maps. A Notice of Intent will have to be filed with the Conservation Commission for review and approval of any construction on the entire parcel, including buffer setbacks.
Health: Cape Tradewinds is retail business with a food service component with a proposal soon to include Mandy’s ice cream shop which will affect sewage flow. For Board of Health review, Dunkin Donuts is considered to be food service, not retail and the Ninety-Nine Restaurant & Pub is considered food service. Parking should be reviewed for the various business uses and it should be noted that some of the existing parking is located within state property and is technically off-site parking. Kitchen plans must be submitted to the Board of Health as soon as possible in order to get on their agenda in a timely manner.
Planning: The applicant will have to obtain a Special Permit from the Zoning Board of Appeals for the change of use (from restaurant to retail) to convert the use of the old Friendly’s building as a Dunkin Donuts shop. All work within the Town’s Right of Way must be pre-approved by the Town. Curb cut construction must be reviewed and approved by Mass Highway. The Architectural Review Committee would be need and review and approve the proposed new restaurant and the exterior of all buildings as well as all exterior signs. Floor plans must be submitted for all buildings showing all proposed seating. All on-site parking calculations must be adequate without using spaces presently on town-owned or
state-owned land in the calculations and must be shown on the Formal Site Plan. 25-year storm drainage must be contained on-site and drainage calculations must be provided to the town by a Professional Engineer and shown on the Formal Site Plan. The existing stormwater systems must be examined and shown to adequately meet current regulations. Parking lot and buffer plantings must meet the Orleans Zoning Bylaw Regulations and must allow for safe traffic patterns. All exterior lighting must conform to the Orleans Lighting bylaw (shielded and pointed downward) and manufacturer tear sheets must be provided for town review of height and glare compliance and must be shown on the Formal Site Plan and the existing light poles in the town’s layout must be removed. Bicycle racks must be provided with locking capabilities to accommodate 1 bicycle for every twenty parking spaced required. The Town will need to obtain professional
technical expertise (possibly through the Cape Cod Commission) to compile and review comprehensive information on traffic impacts on Canal Road and within the proposed property to include information on road improvements, the number and size of existing and proposed curb cuts, the interior parking layout and circulation patterns, and traffic signage. The project will have to be coordinated and presented to the Orleans Conservation Commission as well as the Eastham Conservation Commission.
There was a consensus of the Site Plan Review Committee that this application will have to come back with more information for a Formal Site Plan Review.
FORMAL REVIEW: Arey’s Pond Boat Yard, 74 Rayber Road
George “Tony” Davis stated his proposal for a storage facility to store boats in the off-season in a temporary building using trailers and a rack storage system. Davis stated that all of the Informal Site Plan comments have been incorporated into the Formal Site Plan such as green space, parking, drainage calculations and paved aprons.
Comments:
Fire: There are no outstanding Fire Department issues.
Health: There are no outstanding Health Department issues.
Water: There are no outstanding Water Department issues.
Highway: Applicant stated that a downspout will be installed on the building to handle building run-off. A paved apron will eliminate drainage onto Rayber Road. This vacant lot with boats stored has a shared curb cut with an abutting neighbor.
Conservation: There are no outstanding Conservation Commission issues.
Planning: There are no outstanding Planning Department issues.
MOTION: On a motion by Bill Quinn, seconded by Todd Bunzick, the Committee voted to accept the Site Plan prepared for Tony Davis for Lot 5, known as 74 Rayber Road, prepared by Clark Engineering, LLC and Outermost Land Survey, Inc., scale 1” – 20’, dated October 4, 2007, as the Formal Site Plan.
VOTE: 6-0-0 The motion passed unanimously.
INFORMAL REVIEW: Robert & Marjorie Sparrow, 22 Old Tote Road
Robert Sparrow presented an Informal Site Plan proposal to convert one of the first floor office/retail units in an existing commercial building at 22 Old Tote Road into an apartment (there are already 2 existing apartments on the second floor). Sparrow acknowledged that this proposal will need a Zoning Board of Appeals variance.
Comments:
Fire: This project will require sprinkler protection (in compliance with Mass General Law 148 Section 26 I) under the direction of a Fire Protection Engineer for the apartments. A residential sprinkler system may be adequate for this building project, but it should be noted that this type of system only provides a means of escape, it will not put out the fire.
Health: Trash containers must be provided. The combined main entrance door to the apartments must be equipped with self closing, self locking key or password mechanisms. An Engineer must determine that the septic system is adequate for the change of use.
Water: All water lines and fire sprinklers must be shown on the Site Plan and filed with the Town.
Highway: The drainage works well on this site. There are no Highway Department issues.
Conservation: There are no Conservation Commission issues.
Planning: A Zoning Board of Appeals variance must be obtained for this proposed project to increase the number of apartments in a commercial building.
MOTION: On a motion by Bob Canning, seconded by Mark Budnick, the Committee voted to waive the Formal Site Plan Review accept the Site Plan prepared for Robert & Marjorie Sparrow for property located at 22 Old Tote Road prepared by Ryder & Wilcox, scale 1” = 20’, dated April 16, 1999, revised June 17, 1999, revised September 14, 1999 (2 BR Units), revised August 22, 2000 (Office Area), revised October 2, 2000 (Flip Building), revised October 10, 2007 (3 dwellings) as the Formal Site Plan. If a new water service is required for the sprinklers, a plan must be provided to the Water Department showing all water service.
VOTE: 6-0-0 The motion passed unanimously.
INFORMAL REVIEW: Town of Orleans – Transfer Station “Gift House”, 56 Lots Hollow Road
Mark Budnick (Highway Manager) presented a Informal Site Plan for the construction of a utility/storage building (referred to as the “gift house”) which will also be used for the drop-off of unwanted usable items. Budnick noted that this proposal will have to gain the approval of the Massachusetts Department of Environmental Protection. The “gift house” will have no electricity or heat and will be built and manned by volunteers. The hours of operation will be determined within the normal Transfer Station operating hours. There will be parking made available near the “gift house” and it will be handicapped accessible. A Department of Environmental Protection required air space has been provided underneath the proposed building by raised concrete tiers to
mitigate combustible gas into building.
Comments:
Fire: Sky lights would be a good way to take advantage of outdoor natural lighting in the absence of electricity.
Health: The location of the building must be formally approved by the Orleans Board of Health at their next meeting.
Water: There are no Water Department issues.
Highway: There are no Highway Department issues.
Conservation: There are no Conservation Commission issues.
Planning: There are no Planning Department issues.
MOTION: On a motion by Bill Quinn, seconded by Bob Canning, the Committee voted to waive the Formal Site Plan review and accept the drawings for the utility/storage building and the Orleans Landfill Closure plan prepared for the Town of Orleans by Stearns & Wheler, LLC.
VOTE: 5-0-1 The motion passed by a majority. (Mark Budnick abstained).
APPROVAL OF MINUTES: September 19, 2007
MOTION: On a motion by Bob Canning, seconded by Bill Quinn, the Committee voted to approve the minutes of September 19, 2007.
VOTE: 6-0-0 The motion passed unanimously.
The meeting adjourned at 11:14 a.m.
Respectfully submitted:
Karen C. Sharpless
Recording Secretary
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