SITE PLAN REVIEW COMMITTEE
MARCH 19, 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: John Jannell (Planning); Mark Budnick (Highway); Erika Wood (Health); Brian Harrison (Building); Todd Bunzick (Water); Jennifer Wood (Conservation). Absent: Bob Felt (Fire Department).
INFORMAL REVIEW: Nauset Together We Can (on behalf of the Juice Bar), 5 Cummings Road
Don Powers explained that Nauset Together We Can is researching the possibility of leasing and converting a former laundromat to a drop in and meeting space for the Orleans Juice Bar for young people in town. Powers acknowledged possible problems with wastewater in the ground from the former laundromat and stated that no decision will be made until the Nauset Together We Can committee has heard the Site Plan Review Committee comments. Powers noted that the washers and dryers and plumbing will have to be removed from the site. Power stated his understanding of a treatment system for the gray water which will have to be decommissioned. Powers indicated that there is an existing bathroom, but he stated his uncertainly as to the septic system it could be hooked in to. Powers explained the
intent to have a large area and a bandstand for concerts and a computer area for students to work on homework projects, a walled off director’s office, two bathrooms (one handicapped) and a kitchenette, although no food would be served at this time, except for the possibility of a drink machine. Powers noted the existence of three doors, but indicated the possibility of only using one door and having the two other doors as fire exits. Powers stated the basement would only be used for storage. Powers stated that the Juice Bar would only be open during after school hours and concerts would be limited to two concerts per month with a limit of 95 patrons. Powers stated that the previous hours of operation for the Juice Bar were Thursday (3-7 p.m.), Friday (3-11 p.m.) and Saturday (6-11 p.m.) and noted that it would be advantageous to be open more hours and avoid having the building sitting empty for long periods of time.
Comments:
Health: The Department of Environmental Protection will need to be involved in the gray water issues including the decommissioning. The sanitary facilities such as the cesspool will have to be upgraded to a Title 5 system. The size of the system will be based on the proposed use after details are provided such as the proposed installation of a kitchen and vending machines. An Engineer or Registered Sanitarian will have to determine the Title 5 category this proposal would fall into and meet with the Board of Health on other issues that must be addressed. The existing cesspool would be an automatic failure for the change of use and must meet Title 5 requirements. A reserve area will need to be shown on the Formal Site Plan. All State and
local licenses will have to be determined and obtained for any proposed type of food service.
Water: The old plumbing was cut and capped in 1996 to prevent backflow issues and the meter has been removed and the water has been shut off. After construction is completed, a backflow inspection will have to be performed before the water can be turned on again.
Highway: There are no highway department issues at this time, but it may be necessary to study the parking issues in the Formal Site Plan submission.
Conservation: No Conservation Department comments.
Building: A determination must be made whether this would be considered assembly use would require a Special Permit from the Zoning Board of Appeals. Educational use is allowed as a matter of right in this district. 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. Any proposed signs must meet the requirements of the Orleans Zoning Bylaws 164-35. No business shall have more than three (3) signs. Due to the change of use, special buffer plantings must be provided on the side and rear property lines from residential uses. A ten foot green space must be provided from any street or
lot line. A minimum of parking is required, based on the building use. The parking surface must be dustless, durable all weather surface with proper drainage. The structure must comply with the code for new construction, including the energy code. All Architectural Access Board regulations must be met which may require that both bathrooms must be handicapped accessible. A structural analysis must be done of the floor system to address previous complaints of vibration. A fire alarm system will be required under the Building Code and fire extinguishers must be provided.
Planning: More details must be provided on the proposed floor plan and use of the square footage. A Special Permit would have to be obtained for any change of use for spaces over 2,500 square feet. Zoning Board of Appeals approval may be necessary for the use of the space for assembly purposes. There are existing non-conformities on the site which must not be made more non-conforming such as building and parking setbacks. 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. All exterior changes to the building will have to be reviewed and approved by the Architectural Review
Committee. Any proposed signs must meet the requirements of the Orleans Zoning Bylaws §164-35. No business shall have more than three (3) signs. All requirements must be met under the Orleans Zoning Bylaws and must be shown on the Formal Site Plan, such as Floor Area Ratio, all dumpsters must be fully enclosed and screened. The reserve area and underground utilities must be shown on the Formal Site Plan. The building is located within the Village Center District which has a transparency requirement which states that 1/3 of the façade must be transparent and it is possible that this building meets that requirement and that transparency must be maintained as noted in Orleans Zoning Bylaws.
MOTION: On a motion by Erika Woods, seconded by Mark Budnick, the Committee voted not to waive the Formal Review for Nauset Together We Can (on behalf of the Juice Bar), for property located at 5 Cummings Road and it was noted that all requirements must be met and details shown on the Formal Site Plan.
VOTE: 6-0-0 The motion passed unanimously.
APPROVAL OF MINUTES: March 5, 2008
MOTION: On a motion by Todd Bunzick, seconded by Jenny Wood, the Committee voted to approve the minutes of March 5, 2008.
VOTE: 5-0-1 The motion passed by a majority. (John Jannell abstained)
The meeting adjourned at 10:30 a.m.
Respectfully submitted:
Karen C. Sharpless
Recording Secretary
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