SITE PLAN REVIEW COMMITTEE
FEBRUARY 20, 2008 - 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: East Orleans Deli, 211 Main Street
The applicant, Robert Sethares explained his intent to tear down a wall between the East Orleans Deli and a vacation travel business to provide more retail space for the deli, as well as the removal of one bathroom. Sethares stated that there will be no increase in the food preparation area, no fryolators and no patron seats.
Comments:
Fire: There are no outstanding Fire Department concerns.
Health: Applicant must provide an engineer’s letter stating that the septic system is adequate for the proposed expansion. The intention to remove one bathroom falls under the jurisdiction of the Plumbing Inspector and must be adequately documented for the Health Department. Detailed floor plans showing food preparation and storage areas must be provided for the Health Department as well as explanations of how the food will be displayed and stored. Barriers must be erected during construction to avoid food contamination. Storage/Office areas must be clearly defined on the site plan.
Water: There are no outstanding Water Department concerns as there will be no work performed in the water meter area.
Conservation: There are no outstanding Conservation concerns.
Building: The building area must be limited to 1,500 square feet and may require a special permit and a building permit based on the proposed change of use. A complete floor plan must be provided and the building must be handicapped accessible as required by the Architectural Access Board. All counters must be placed within reach for handicapped accessibility. Due to the proposed change, the project may need to be done through controlled construction.
Planning: The applicant has provided ample parking with the use of the rear lot as well as an agreement to share parking with the Barley Neck Inn. Applicant has been requested to provide adequate signage to guide patrons to the rear parking lot. Any proposed changes to the exterior of the building must 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 must be shown on the plan.
MOTION: On a motion by Bill Quinn, seconded by Bob Canning, the Committee voted to waive the Formal Site Plan review provided appropriate signage is provided for the parking areas and appropriate documentation must be provided to the town.
VOTE: 6-0-0 The motion passed unanimously
INFORMAL REVIEW: Orleans Getty, 96 Route 6A
David Lyttle (Ryder & Wilcox) and Erico Hintze (applicant) presented an Informal Site Plan application for the Orleans Getty Station to convert two automobile service bays to be used for retail food sales. Lyttle noted that the station is a pre-existing non-conforming use located in the Village Center District. The applicant stated that automotive service has been halted and the building is used primarily as a full service gas station.
Comments:
Fire: The applicant has stated that the gas station will remain as a full service station with an attendant pumping the gas. All fluids must be drained from any remaining hydraulic lifts. Any tanks in the ground must pumped and sealed to prevent dangerous fluid leakage into the ground. Research must be done to determine if the tanks have been pumped and what shape they are in.
Health: The water line must be moved as it is too close to the septic. This application is considered a “Change of Use” for Health Department issues. Applicant must obtain, and provide to the town, a letter from an Engineer confirming adequacy of the flow. A letter from an engineer must be provided if traffic patterns and/or parking is to be provided over the septic system, stating that the vehicles traffic is unavoidable. The septic system must be properly vented. Floor plans must be provided to the town for food storage and preparation and must show all facilities such as sinks, floors, walls and counters and must note what they are constructed from. Documentation must be provided regarding the proper removal of floor
drains. Previous hydraulic lifts must be drained of fluids to avoid future clean up issues. This property was a clean-up site many years ago.
Water: The water line into the basement is in very poor shape (it keeps freezing over) and needs to be relocated due to its close proximity to the sewer line.
Conservation: The Conservation Commission would need to be involved if any work is done within the 100’ buffer from wetlands and it is possible that the applicant would have to file the appropriate paperwork with the Conservation Department. If vehicle parking is located within the 100’ buffer themn paperwork would have to be filed with the Conservation Department for Conservation Commission review and approval. The applicant needs to have an appropriate planting plan for revegetation of the cleared area in the rear of the property. .
Building: This application would be for the retail sale of food to be an accessory to the fuel station and would not be considered a change of use for the Building Department unless the retail portion of the business becomes the primary use of the property. The construction to convert the automobile service bays to retail space was done without a required building permit and it not legal until a proper building permit is obtained. All interior retail floor space must be fully handicapped accessible and must be compliant with all Architectural Access Board stipulations. Ramps within the building must meet certain building standards criteria. A revised site plan must be provided showing 5-6 spaces for parking on a
dustless, durable all weather surface. Scaled floor plans must be provided to the Building Department showing that the aisle widths are fully handicapped accessible and indicating the addition or removal of any walls. The exterior changes to the building, including the permanent closure of the overhead garage doors must have a building permit after a review and approval by the Architectural Review Committee. There is a transparency requirement in the Village Center District which must be adhered to. All construction work must be done by a contractor with an unrestricted Contractor’s License. A list of items intended for sale in the building must be provided to the town which includes the maximum number of items to be store or displayed and no flammable items are allowed.
Planning: Due to a lack of adequate area the current on-site parking and traffic patterns are not conducive to the needs of a convenience store.
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: February 6, 2008
MOTION: On a motion by Todd Bunzick, seconded by Bill Quinn, the Committee voted to approve the minutes of February 6, 2008.
VOTE: 4-0-2 The motion passed by a majority. (Bob Canning and Bill Quinn abstained)
The meeting adjourned at 10:36 a.m.
Respectfully submitted:
Karen C. Sharpless
Recording Secretary
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