SITE PLAN REVIEW COMMITTEE
February 21, 2007 - Minutes
A meeting of the Site Plan Review Committee was called to order at 10:00 a.m. in Meeting Room A of the American Legion Hall. Departments Present: Bob Canning (Health); Bill Quinn (Fire); Brian Harrison (Building); Todd Bunzick (Water); George Meservey (Planning). Absent: Mark Budnick (Highway); Jennifer Wood (Conservation).
INFORMAL REVIEW: Academy Ocean Grille (Charles Goldberg), 2 Academy Place
Charles Goldberg explained his proposal to the Site Plan Review Committee which includes the installation of a bar to replace the travel agency area and an increase in patron seating to 99. Goldberg noted that all of the proposed work is planned for the interior of the building and stated that no work is proposed for the exterior of the building. Goldberg stated that there will be renovations in the kitchen area and on the refrigeration and he expressed his intent to have the work completed by their spring opening date in early April 2007 and the bar will be completed in the fall of 2007. Goldberg stated that his project will be served by a new septic treatment technology (called the Presby system) which would require a smaller leaching field, although the design provides capability for a bigger leaching
field in case there is a need to revert back to old technologies.
Comments:
Fire: Due to the number of patron seats proposed, if this application requires a Special Permit from the Zoning Board of Appeals, the Fire Department will request that a sprinkler system be installed. The fire alarm system must be adapted to accommodate the expansion and with input from the alarm company. The site is adequate for emergency vehicle access. Licenses can be revoked and fines can be levied by any State agency if an inspection of this building finds more than 99 patrons in the building without a sprinkler system.
Health: The applicant has proposed that a new technology called the Presby system be used for the septic system and this will have to obtain Board of Health approval. The applicant will have to meet with the Board of Health for this project. The Health Department will need answers to catchbasin questions. The applicant must submit internal floor plans for both floors to the Health Department for review and must note any changes in kitchen and/or food operation as soon as possible. Drainage comments will be forthcoming on the Site Plan and it must clarify the proximity of the drainage system to the septic system. More test holes must be performed in the reserve area.
Water: The water line shown on the Site Plan is incorrect and must be corrected on the final Site Plan submitted to the town. The location of the water meter must be clearly marked on the final Site Plan. The water system is 45 years old and has already been repaired once, so the applicant may decide it is prudent to replace the water service.
Building: The bar must be handicapped accessible as noted by the Architectural Access Board rules and regulations. Complete floor plans for both floors must be submitted to the town and the office spaces must be delineated on the plan. Information must be submitted to the town on all egresses from the second floor. This expansion plan will need to obtain a Special Permit from the Zoning Board of Appeals. This is considered a change of use with two hazard indexes and must meet the code for new construction and the building must be brought up to code. If the entirety of the building is over 35,000 cubic feet, construction must be performed under an architect or engineer and occupant load calculations
must be submitted to the town in order to determine the need for sprinklers.
Planning: Positive drainage (towards the catchbasins) must be provided in the re-grading of the property and may be a condition of the final Site Plan approval. All drainage must be contained on-site. Wheel stops must be provided in parking areas with greater than 10 spaces. 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. Buffering must be maintained between this property and all residential 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.
FORMAL REVIEW: Michael Smith, 88 Route 6A
Michael Smith presented a Formal Site Plan for the property at 88 Route 6A showing the water line from the street to the house and accessory building and elevations to the septic system and leach field. Parking is shown on the Formal Site Plan. This project is located within the 100’ buffer zone and comments from the Conservation Administrator are on file in the Planning Department.
Comments:
Fire: Fire protection must be provided for the second floor. Storage area must have heat detection systems. The emergency vehicle access is tight but adequate.
Health: The leaching area is within 100’ of a wetland and will need a variance from the Board of Health. An engineer must submit a statement of adequacy of the septic system for the increase in flow to the Health Department and the connection from the garage to the septic tank must be shown on the Site Plan.
Building: Any public restrooms and public areas must be handicapped accessible.
Planning: Zoning Board of Appeals relief must be obtained for creating a dimensional non-conformity.
MOTION: On a motion by Bill Quinn, seconded by Bob Canning, the Committee voted to approve the Site Plan for Michael Smith for property located at 88 Route 6A subject to the granting of a variance by the Board of Health for the leaching area.
VOTE: 5-0-0 The motion passed unanimously.
APPROVAL OF MINUTES: December 20, 2006
MOTION: On a motion by Brian Harrison, seconded by Todd Bunzick, the Committee voted to approve the minutes of December 20, 2006.
VOTE: 5-0-0 The motion passed unanimously.
APPROVAL OF MINUTES: January 3, 2007
MOTION: On a motion by Bill Quinn, seconded by Bob Canning, the Committee voted to approve the minutes of January 3, 2007.
VOTE: 5-0-0 The motion passed unanimously.
The meeting adjourned at 10:52 a.m.
Respectfully submitted:
Karen C. Sharpless
Recording Secretary
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