MINUTES OF THE PLANNING BOARD PUBLIC HEARING
HELD JUNE 27, 2007
OAKDALE REHABILITATION AND SKILLED NURSING CENTER:
APPLICATION FOR SITE PLAN REVIEW
MEMBERS PRESENT: Patricia Halpin, Chair, John Baker, Karen Paré, Lawrence Salate, Vincent Vignaly
MEMBERS ABSENT: None
OTHERS PRESENT: Wayne Amico, Darlene Ventura, Ray Ventura, Sami Baghdady, David Oriol, John Parmentier, Russell White, Glenn Parker, William Moulton, Robert Goodman, Nick Mardios
The Chair, Ms. Halpin, opened the public hearing at 7:03 p.m. Attorney Baghdady submitted the receipts from the certified mailings to abutters of the public hearing notice, as well as tear-sheets from the Telegram & Gazette, where notice of the public hearing was published on June 13th and June 20th. The Clerk, Ms. Paré, read the Notice of public hearing that appeared in the newspaper.
Mr. Baghdady described the scope of the additions to the nursing home building. Unlike the previous plan, a parking lot will not be added. There will be a total of 54 parking spaces. “Quad” rooms will be converted to semi-private, ten new beds will be added and dining and office space will be enlarged. The applicant met several times with the Fire Chief concerning access for emergency vehicles. Two access roads were approved, the first of which will run along the north side of the building and consist of a 12-foot wide paved roadway capable of supporting the weight of fire apparatus. The second access is from Lot 39 Wauchacum Street to the rear of the nursing home and consists of a pervious GravelPave 2 design, which is also capable of supporting the weight of a fire truck. The Water
District has also approved the plan with modifications, requesting that a post indicator valve be installed on the fire service and a fire hydrant be installed somewhere on the property. The proposed 3” water service must be tapped with either a 2” or 4” connection to the existing service. The project was approved without modifications by the Chief of Police, the Municipal Light Plant, the Conservation Commission and the Board of Health.
On June 22, 2007, VHB issued a review letter covering the civil engineering and drainage
Minutes of the Public Hearing
Held June 27, 2007 – Oakdale Nursing -2
components of the project. The nine-page letter raised several questions, which will be addressed at a joint meeting with VHB and the applicant’s engineers. No traffic analysis need be prepared, Mr. Amico reported.
Mr. Baker inquired whether any part of the project was a “show stopper”. Mr. Baghdady expressed his concern about a requirement to obtain a Special Permit for the handling of hazard material in an aquifer. He stated that the hazardous material (propane tanks) will not be handled, but stored underground and added that he is currently discussing this matter will the Building Inspector. Mr. Robert Goodman elaborated that the facility is now heated with electricity and propane, which is not cost effective. Installing underground propane tanks will not result in spillage. The propane will evaporate if it escapes the tanks. Ms. Paré noted that Section 2.6 F. 2). Prohibited Use of the Zoning Bylaws prohibits the storage of liquid petroleum products except for “heating of a structure” and
she queried what would be the result if a tank ruptured underground. Mr. Goodman stated that the propane “evaporates” but he will research the issue further and present backup. Mr. Baker suggested that it would be better to have the tanks underground than stored above ground.
The issue of whether there is sufficient room for a delivery truck to turn around was raised by Mr. Baker and he cautioned that such trucks will not be allowed to back out onto the main road. Mr. Goodman described the route the (small-sized) delivery trucks will take onto the site to the loading dock on the south side of the building. There will be additional screening consisting of a vinyl fence and arbor vitae in front of the dining area. Mr. Vignaly requested that the engineer submit a “turning template” for the trucks and added that the Planning Board may limit the size of delivery trucks as a condition of approval.
Ms. Paré inquired why the design of the fire lane was changed. Mr. Baghdady explained that access from the rear was preferred, with a gravel base with washed stone, 12’ wide. It will not be used for deliveries and will be gated. Mr. Baghdady stated that the applicant owns the property on which the road will be constructed. Fire Chief Pauley stated that this is a “tight site”, making circular access around the building difficult. The real issue is whether a surface will support fire apparatus. Access on the north side of the building must be paved so that snow and ice can be easily cleared and residents evacuated in inclement weather. The access road also needs to be well-defined. Mr. David Oriol, owner of the facility, stated that a 4’ area around the building is
always kept clear in the winter to accommodate wheel chairs or beds that may need to be taken outside during an emergency. Mr. Parmentier described the plan for handling roof drainage and soil testing for infiltration.
Mr. Russell White, 45 Waushacum Street, an immediate abutter to the property, addressed the Board. On June 25th, he submitted a letter to the Planning Board enumerating his concerns. He stated that he is not against the construction per se but he has met with Mr. Oriol about his concerns with the access road that abuts his land. He would prefer to see grass pavers with shrubbery defining the edges of the roadway. He inquired how the emergency vehicles will exit the property on this road because there is no room for a turn-around at the building and state law requires a 40’ turn-around space for a vehicle. Mr.
Minutes of the Public Hearing
Held June 27, 2007 – Oakdale Nursing -3
White’s further concern is that there will be a need to blast ledge during construction, diverting the flow of underground water into his cellar. This happened several years ago when the DCR was clearing land on the other side of his property. Mr. Parmentier contends that there will only need to be scraping of the upper top of the ledge and minimal blasting. Mr. White also stated that the road will be constructed within the setback however Ms. Paré noted that the Zoning Bylaws allow for a smaller setback when constructing a driveway. Again Mr. White expressed his desire to minimize digging and Mr. Baghdady stated that the old driveway will remain and only the new section closer to the building will need to be dug out. Mr. Baghdady added that the plans have already been approved by the DCR.
Mr. Goodman explained that six borings were made with a machine but ledge was discovered on the hill behind the building, so the possibility of running the access drive around the building would be an economic hardship.
Ms. Darlene Ventura, 11 Reed Street, stated that the trees that are currently screening the property will have to come down when the fence is installed. There is one oak and the rest are “wild” trees that have grown up. Mr. Goodman stated that Ms. Ventura will see the vinyl fence and there will be arbor vitas on the other side. She would like the lesser trees cleared so that that don’t fall and endanger property.
Chief Pauley stated that he is not concerned with having enough room to turn fire apparatus around and will be able to back out of the emergency access road, but he is concerned with grass pavers and their ability to sustain the weight of a fire truck. He is also concerned that there be a clear demarcation of the roadway so trucks will be able to find their way, even in heavy snow. More than shrubbery will be needed to delineate the sides of the road. A better surface than grass is needed.
Mr. Amico requested that cross-sections of the area behind the facility be submitted, showing the grade of the slope and the location of the ledge. Mr. Baker suggested that further borings be considered to prove that continuing the access road around the building is not an option.
Mr. Baghdady requested a waiver from the scale of the plan to 1” = 40’; a waiver from submitting a traffic study and a waiver to allow the construction of a vinyl vs a wooden fence.
Upon motion of Mr. Vignaly and second of Ms. Paré, it was unanimously voted to continue the public hearing until July 25, 2007 at 7:00 p.m.
Date Accepted:_________ By:_____________________________
Karen Paré, Clerk
Submitted By:__________________________
Susan Abramson
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