SITE PLAN REVIEW COMMITTEE
July 18, 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: Mark Budnick (Highway); Bob Canning (Health); Bill Quinn (Fire); Brian Harrison (Building); Todd Bunzick and Lou Briganti (Water); Jennifer Wood (Conservation). Absent: George Meservey (Planning). Also Present: Kenneth McKusick and Kevin Galligan (Board of Water Commissioners).
Bob Canning chaired the Site Plan Review Committee meeting in the absence of George Meservey.
INFORMAL REVIEW: Old Cape Cod Corporation (William Yuengling), 152 Route 6A
Stephanie Sequin (Ryder & Wilcox) presented an application for the removal of a “farm stand” building at 152 Route 6A to be replaced by the construction of a 2,400 square foot office building with two dwelling units which will each consist of 2 bedrooms. Sequin noted that the property is located in the Limited Business District which allows for dwellings in commercial structures. Sequin stated that parking and access will be shared with an abutting property with similar construction consisting of dwellings in commercial structures. There will be 54% impervious surface for this project. The application will consist of a gross floor area of 4,800 square feet which totals 38% (Sequin noted that this is just under the 40% allowed in the Limited Business District). Test holes to a
depth of 15-24 feet in the past few years indicate that the soil is suitable, although more test holes will be done in the future. There is a wetland at the north end of the property and a filing will have to be done with the Conservation Commission. Parking on the property will be outside of the 100’ wetland buffer zone. It is anticipated that one curb cut will be eliminated. The structure will have a full foundation. The parking requirement of 10’ from the lot line can be waived by the Planning Board in consultation with the Building Inspector.
Comments:
Fire: The Fire Department has been unable to persuade the owner or construction manager to obtain the necessary fire alarm installation permits for the abutting project (despite three occasions of speaking to someone on the project) from the Orleans Fire Department, and Quinn stated the following: It is the Fire Department’s recommendation that this project NOT be approved by the Site Plan Review Committee until the proper permits are obtained in order to protect the proposed apartments on the second floor. Access seems to be adequate for emergency vehicles on this site, but cannot be limited to one entrance or result in a dead end on the property thus making it difficult to evacuate a vehicle in case of a building collapse. A
driving interconnection between the two properties would be advantageous and would eliminate extraneous curb cuts. Certain types of basement storage or the type of commercial occupancy could trigger a need to require sprinklers. A fire alarm warning system must be installed for the protection of the second floor apartments.
Building: This application will have to be reviewed and approved by 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 shown on the Formal Site Plan. Buffer plantings must be provided between abutting properties. Wheel stops and striped parking spots must be provided. Trees must be provided in parking lots containing ten (10) or more parking spaces at a calculation of one (1) tree per eight (8) parking spaces and must be shown on the Formal Site Plan. 25-year storm drainage must be contained on-site and drainage calculations must be prepared by a Professional Engineer
and provided to the town. The driveway must be set back a minimum of 10’ from the side lot line. There is not enough information provided to comment on building code issues.
Water: Easements may need to be obtained between the two abutting properties for a right of way due to the fact that the properties are currently listed under separate ownership. The Water Department list of requirements in the Site Plan packet must be adhered to. All underground water mains and utilities must be shown on the Formal Site Plan with 5’ separation between water and utilities and a 10’ separation from septic. Any existing water service must be cut and capped.
Conservation: The Conservation Commission would require a protective planting buffer separating the buildings and the existing wetland.
Highway: A shared driveway and parking area would be preferable to multiple access and parking areas and unnecessary curb cuts. Storm water calculations must be shown on the Formal Site Plan.
Health: A new septic system will be required for this property.
Planning: This application will have to be reviewed and approved by 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 shown on the Formal Site Plan. Buffer plantings must be provided between abutting properties. Wheel stops and striped parking spots must be provided. Trees must be provided in parking lots containing ten (10) or more parking spaces at a calculation of one (1) tree per eight (8) parking spaces, such trees shall be located either within the lot or within five (5) feet of it. All trees shall be at least two (2) inches in trunk diameter with no less than forty
(40) square feet of unpaved soil or permeable surface area per tree. At least five percent (5%) of the interior of any parking lot having twenty-five (25) or more spaces shall be maintained with landscaping, in plots of at least four (4) feet in width. Trees and soil plots shall be so located as to provide visual relief and sun and wind interruption within the parking area and to assure safe patterns of internal circulation. Any proposed apartments must comply with §164-32 “Dwellings in Commercial Structures”. All parking, screening and open space requirements must be met and shown on the Formal Site Plan. Dumpsters must be fully enclosed and screened and shown on the Formal Site Plan. All proposed signs must meet all of the requirements of the Orleans Sign Bylaw as noted in §164-35. 25-year storm drainage must be contained on-site and drainage calculations must be prepared by a Professional Engineer and provided
to the town. All exterior lighting must conform to the Orleans Lighting Bylaw {Chapter 122}(shielded and pointed downward) and manufacturer tear sheets must be provided for town review and shown on the Formal Site Plan. Applicant may need to secure easements to protect access to the four (4) parking spaces on the northeast lot line. No more than three (3) signs are permitted per business.
There was a consensus of the Site Plan Review Committee that this application will have to come back for a Formal Site Plan Review.
INFORMAL REVIEW: Orleans Medical Center (Andrea & Tim Reed), 204 Main Street
Bill Quinn made a disclosure that he uses the services of Orleans Medical Center.
Using charts and drawings, Andrea and Tim Reed (Orleans Medical Center) and Mr. Loren Belida (William Maclay Architects & Planners) presented a proposal to renovate and expand an existing historical structure (originally built in 1850 according to records in the Assessing Office) at 204 Main Street in East Orleans for use as a medical center. Belida noted the presence of a fire hydrant across the street from the proposed medical center. Belida stated that all of the renovations and additions would be done to the rear of the structure and would present no visual change from Main Street. A covered porch would provide handicapped access and protection from weather for ambulance pickups on the side of the building. Two curb cuts are proposed with a one-way entrance from Main Street and egress onto
the side street known as Great Oak Road. There is an existing signpost that would be utilized. The existing septic system would have to be expanded or replaced based on the anticipated number of doctors utilizing the facility. Required parking for 32 spaces has been calculated based on nine (9) medical exam rooms and all parking would be located on a gravel surface located in the rear of the property with appropriate buffers from abutting properties. All lighting will remain onsite in the parking lot and underneath the covered canopy. A determination will have to be made regarding the extent of demolition allowed to this structure, and it will have to be reviewed and approved by the Orleans Historical Commission under the Demolition Delay Bylaw and in conjunction with a request for a building permit. It is anticipated that this structure would be built for maximum energy efficiency and environmentally friendly.
Comments:
Fire: It is noted that the second floor is proposed for storage and an employee lounge and will have no public access. The structure will to have an Americans with Disabilities Act (ADA) compliant fire alarm system with strobes in all of the exam rooms and doctor’s offices. Fire extinguishers will be required throughout the entire building which can be determined at permit time with the Fire Department. The egress from each of the offices, exam rooms and the building must be large enough to accommodate stretchers which are 3’ wide and 6’ in length. Access for emergency vehicles seems to be adequate (with possible pruning of the tree at the curve of the driveway), but care must be taken that the canopy is constructed large
enough to accommodate the height and width of future ambulances. Providing a two-way ingress/egress off Great Oak Road would prevent patients from having to use Main Street unnecessarily if they are already coming from any of the roads accessed from Great Oak Road. A lock box for the building will have to be provided in coordination with the Fire Department.
Health: The existing septic system would have to be expanded or replaced based on the anticipated number of doctors utilizing the facility. A wetland determination from the Conservation Commission is vital to making a determination for the size and location requirements of the septic system.
Water: All Water Department requirements must be adhered to (such as a 5’ separation from the water main to all utilities and a 10’ separation from the sewer) and shown on the Formal Site Plan.
Highway: Adequate site distance must be maintained at both of the access points from this property. All driveway grade changes must be monitored and adjusted (if necessary) to avoid any stormwater discharge onto surrounding properties or streets. A combined ingress/egress onto Great Oak Road would be preferable to allow access to the medical center for patients from any of the roads accessed from Great Oak Road to avoid unnecessary traffic around the building and onto the heavily traveled Main Street.
Conservation: Any suspected wetlands on site, (including the culvert and stone headwall in the rear corner of the lot), may require that an administrative review request be filed with the Conservation Commission office for a review by the Conservation Agent.
Building: 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 shown on the Formal Site Plan. Parking spaces must be painted or marked with curbs as noted in the Orleans Zoning Bylaws §164-34 C (2).
25-year storm drainage must be contained on-site and drainage calculations must be provided to the town and shown on the Formal Site Plan. Architectural Review Committee review and approval will be required for all exterior changes to the building. A determination will have to be made regarding the extent of demolition allowed to this structure, and it will have to be reviewed and approved by the Orleans Historical Commission under the Demolition Delay Bylaw and in conjunction with a request for a building permit for any structural changes to buildings built prior to 1920. Curb cut permits are required for any new or modified curb cuts.
Planning: This project will have to come before the Site Plan Review Committee for a Formal Site Plan review. A Special Permit will be required for this project for the 2,931 square feet of commercial use as noted in the Orleans Zoning Bylaws §164-13. Architectural Review Committee review and approval will be required for all exterior changes to the building. 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. Trees must be provided in parking lots containing ten (10) or more parking spaces at a calculation of one (1) tree per eight (8) parking spaces, such trees shall be located either within the
lot or within five (5) feet of it. All trees shall be at least two (2) inches in trunk diameter with no less than forty (40) square feet of unpaved soil or permeable surface area per tree. At least five percent (5%) of the interior of any parking lot having twenty-five (25) or more spaces shall be maintained with landscaping, including trees, in plots of at least four (4) feet in width. Trees and soil plots shall be so located as to provide visual relief and sun and wind interruption within the parking area and to assure safe patterns of internal circulation as noted in the Orleans Zoning Bylaws §164-34, C. 5. Dumpsters must be enclosed and fully screened and must be shown on the Formal Site Plan. Any proposed signs must meet the requirements of the Orleans Zoning Bylaws §164-35. No business shall have more than three (3) signs. 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. The intended use of the second floor must be clearly identified for clarification of zoning compliance.
There was a consensus of the Site Plan Review Committee that this application will have to come back for a Formal Site Plan Review.
FORMAL: Town Of Orleans – Wind Turbine Project, 350 Route 28
David Lyttle (Ryder & Wilcox), Kevin Galligan and Ken McKusick (representatives from the Board of Water Commissioners) were present for the application for the construction of two wind turbines in the town watershed to provide power to the water treatment facility. Lyttle stated that recommendations from the Site Plan Review Committee Informal Site Plan review have been incorporated into the plan including access easements, lease sites, relocation of water lines, anticipation construction easement area, wellhead protection zones, and anticipated area disturbances. Storm drainage will be contained on-site and no run-off is anticipated onto Route 28. Lyttle distributed documents containing information entitled, “Construction Protocol” and “Areas of Disturbance” (see
attachments).
Comments:
Highway: Storm water runoff must be contained on-site. Clarification is needed regarding the responsibilities for long-term stormwater and road maintenance of the access road and plan for keeping the catch basins cleared.
Conservation: Clarification of proposed planting plans or maintenance of area needs to be provided to the Conservation Commission. Wetlands must be shown on the Formal Site Plan and all disturbances must be kept well away from the wetlands.
Fire: The Fire Department must be notified at least one week before the anticipated delivery of the turbines in order to provide a manned ambulance and fire truck to the section of Route 28 that will not be accessible for emergency services during the delivery of the turbines. Lock boxes must be provided on the access gates and coordinated with the Fire Department.
Health: All site plans must be stamped by a Professional Engineer or Surveyor and provided to the town. Waivers may be necessary from the Formal Site Plan regulation for items such as septic systems and dumpsters. Architectural plans must be provided for the elevations of the structures. Protection of the watershed is of prime importance.
Water: Lou Briganti distributed a list of Water Department requirements that must be incorporated into the Request for Proposal and adhered to and noted on the plans for this project.
Building: This project falls under the determination of Controlled Construction. All of the requirements from various town departments can be incorporated as conditions for the Special Permit.
MOTION: On a motion by Bill Quinn, seconded by Brian Harrison, the Committee voted to continue the Formal Site Plan review for the Town of Orleans Wind Turbine Project to August 1, 2007 in order to allow Ryder & Wilcox to be able to incorporate all of the comments from various town departments into the plan, including the sheet of comments from the Water Department dated 7/17/2007 (see Attachment 1), the “Access Road Construction Protocol” (see Attachment 2) and “Areas of Disturbance, Orleans Watershed, Wind Turbine Project” dated June 14, 2007 (See Attachment 3), a note about the one week notice to the Police and Fire Departments before delivery of the turbines, and the Fire Department’s requirement for a lockbox.
VOTE: 6-0-0 The motion passed unanimously.
APPROVAL OF MINUTES: June 6, 2007
MOTION: On a motion by Brian Harrison, seconded by Bill Quinn, the Committee voted to approve the minutes of June 6, 2007.
VOTE: 4-0-2 The motion passed by a majority. (Mark Budnick & Todd Bunzick abstained)
APPROVAL OF MINUTES: June 27, 2007
MOTION: On a motion by Bill Quinn, seconded by Brian Harrison, the Committee voted to approve the minutes of June 27, 2007.
VOTE: 5-0-1 The motion passed by a majority. (Bob Canning abstained)
The meeting adjourned at 11:40 a.m.
Respectfully submitted:
Karen C. Sharpless
Recording Secretary
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