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HomeMy Public PortalAboutSitePlan Minutes 2008-04-02 TOWN-OF ORLEANS TOWN CLERKS OFF1CF x09 APR 29 APB 10: 53 cpna�__ For Official Use Only SiTEPLANREvium COMMITTEE APRIL 2,2008-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); Mark Budnick (Highway);Erika Wood(Health); Robert Felt(Fire); Todd Bunzick(Water); Jennifer Wood (Conservation). Absent: Brian Harrison(Building). INFORMAL REVIEW: C &C REALTY TRUST,S NELL'S WAY Tim Brady(East Coast Engineering)and Peter Coneen presented an Informal Site Plan application for the removal of an existing building and the creation of a new commercial building with office use on the first floor and two 2-bedroom dwelling units on the second floor. Brady explained that the parking area will be paved with green spaces provided on the perimeter. The retaining wall will be preserved which supports the steep bank up to the properties on Opa's Way. Coneen stated that the ground will be filled in between the new building and the retaining wall. Coneen stated the intention to build a deck on the second floor residential level which will be approximately 8-9 feet above the ground. Coneen stated that a exterior stairway will be provided from the residential floor to the ground level. Brady noted that the existing septic system will need to be abandoned and a new Title 5 system installed which is suitable for the proposed mixed use commercial/residential building. Brady indicated that the parking calculations meet the town's zoning requirements. "Brady stated that more trees will be planted on the site and the excess graveled areas will be re-vegetated to the property lines. Brady indicated that the existing water line may need to be extended or replaced, depending on what the town requires from the applicant. Brady informed the committee of the catchbasin and noted that the leaching area will need to be enlarged in order to provide adequate drainage. Brady noted that the property is located within two zoning districts and will need relief from the Zoning Board of Appeals including green space in a residential zone and lot space in a water protection area. It was noted that the property has already obtained relief for commercial use and it would be prudent for the application to request all of the relief needed for this project at one time. Brady indicated that the applicant has already been to Old King's Highway Regional Historical District Commission for review. Brady stated that there will be a maximum of two commercial units in the proposed building. Comments Fire: The inability to drive emergency vehicles in close proximity to the building on more than one side must be addressed and remedied without any disturbance to the steep embankment behind the building. The applicant may need to provide sprinklers and/or smoke detectors in the building. Site Plan Review Committee Minutes—April 2, 2008 Page 1 of 4 Health: The septic application will be subject to all current regulations at time of application. Water: The old water service will need to be cut and capped and a 5' separation must be maintained from 611 other utilities. If a gas service will'be provided,then it must be clearly shown on the site plan. Highway: The proposed parking configuration must be revised and must conform to all zoning requirements. Conservation: No comments Planning: No retail is allowed in the commercial units of the proposed building, only office space. The parking calculations are based on office use. The applicant has indicated that the proposal has been presented and reviewed by the Old King's Highway Regional Historical District Commission. The applicant will need to obtain Special Permits from the Zoning-Board of Appeals. The applicant must show the principal use of the building on the plans. More open space must be shown on the plan as required for dwellings. Dumpsters must be fully enclosed and screened and shown on the Formal Site Plan, Mark Budnick entered the meeting at this point. 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: ORLEANS MEDICAL CENTER 204 MAIN STREET Stephanie Sequin(Ryder&Wilcox)—Loren Belida(William Maclay Architects &Planners), Clint Kanaga(Ponderosa Landscaping)and Andrea Reid(Orleans Medical Center)were presented for the Formal Site Plan Review for the Orleans Medical Center for property located at 204 Main Street. Sequin stated that the proposal is to renovate and expand a pre-existing building(in a Rural Business District and Groundwater Protection District#44)for use as a medical center with four doctors and nine exam rooms. Sequin noted that a medical center is an allowed use in the Rural Business District. Sequin stated that due to the Floor Area Ratio over 2,500 square feet,this application will have to be reviewed for a Special Permit through the Zoning Board of Appeals. Sequin indicated that according to the parking calculations for a medical office, 32 parking spaces will be provided and are shown on the Formal Site Plan for the Orleans Medical Center. Sequin explained that the traffic circulation will be one way in from Main Street and around the rear of the building exiting onto Great Oak Road which will have a curb cut with enough width to accommodate incoming and outgoing traffic. Sequin described the parking area which will be partially paved and partially graveled with markings to indicate parking spaces. Sequin related that there will be five post lights approximately 12'high with 85 watt lamps and wall mounted lights 9'high on the building which comply with the town's lighting bylaw, and cut sheets will be provided to the town. Sequin explained that recessed lighting will be installed on the porch. Sequin explained that the septic system will be located in the southwest corner of the property and adequate drainage will be provided for the parking lot. Signs will be located on the Main Street portion of the property. A bicycle rack will be provided on a green space close to the building. A dumpster will be provided and property enclosed and screened. A detailed Landscaping Plan has been provided to the Town by Ponderosa Landscaping. The front of the building will remain as is with the existing trees and plantings. A covered overhang will be provided for ambulances and adequate access has been provided for stretcher maneuverability. An alarm system will be installed as well as a sprinkler system. The existing curb cut onto Great Oak Road will be closed and moved further away from the intersection at Main Street to improve visibility. Site Plan Review Committee Minutes—April 2, 2008 Page 2 of 4 Comments: Fire: Adequate height and width access must be provided for new emergency vehicles, *including a new'larger Platform truck and an ambulance with a1arger chassis. An adequate turning radius must be provided around the building for emergency vehicles. Privacy must be considered in the pickup of patients for ambulances and it may be possible to provide privacy by using a rear entrance near Great Oak Road and avoid going through the more public patient waiting room. A sprinkler system may be required and a lock box must be provided. Health: Per6hed groundwater must be clarified and the septic system will be subject to all regulations at time of application. Water: It has been noted that a French,drain around the building.collects roof drainage,. The existing water system is old and may need to be replaced(as recommended by the Water Department). A backflow inspection must be performed after the building construction is completed. Highway: -Stormwater calculations must be provided to the town. Any curb cut application must be coordinated through the Highway Department. Conservation: The Conservation.Agent made the following two comments on the planting plan: 1)Privet is considered to be an invasive species and it would be better to use another plant to replace the privet hedge currently shown on the plan; 2)There are concerns that the septic system would impact the large trees in the shown in the front. Building: Stormwater calculations must be provided to the town. The applicant has stated that the second floor is only intended to be used as a break room for staff and/or storage and must be accessible. Planning: Stormwater must be contained on-site. The Landscaping Plan is great but it was noted by the Conservation Agent that privet is an invasive species and should be replaced with an acceptable planting. The landscaping needs to be inspected before the plan is accepted or a bond can be put up to ensure the work is done. The long-term storage room must remain as a storage room and cannot be transformed Into an additional exam room. The parking surface must be detailed on the Formal Site Plan. One way traffic off Main Street must be shown on the pan. Spot contours must be shown on the plan to clarify the drainage. -pu-bh,c Comment: Ian Browne(202 Main Street)expressed concerns regarding the volume and speed of traffic accessing. Great-Oak Road from Main year round. Browne suggested there is a need for a better sidewalk for people walking and school kids waiting for the school bus due to cars speeding on Great Oak Road. Browne stated that many vehicles do not obey traffic signs and do not stop when approaching the Main *Street and Great-Oak Road intersection. Browne stated that this is a dangerous intersection which should be made into a true junction rather than a curved one. Browne stated that better signage is needed on these two roads. Carol Dexter(6 Great Oak Road) expressed concerns with the location of the current driveway onto Great Oak Road and was assured by the applicant of the intent to move the driveway further away from the Main Street intersection. Clint Kanaga(Ponderosa Landscaping) stated that adequate landscaping will be provided around the building and property lines to provide screening. Kanaga stated his intent to research a better plant to Site Plan Review Committee Minutes—April 2, 2008 Page 3 of 4 replace the privet hedge previously intended on one portion of the property,but was informed by the Conservation Agent that it is an invasive species. Mark Budnick(Highway Manager)suggested that the intersection of Great Oak Road and Main Street could be forwarded to the Traffic and Parking Study Committee for review. Ian Browne questioned why traffic is being routed to exit onto Great Oak Road rather than on to Main Street. George Meservey responded that it is the policy of the Town that traffic exit onto a minor street rather than on a main road whenever feasible. MOTION: On a motionby`Bob'Felt,seconded by Todd Budzick,the Committee voted to accept the Formal Site Plan for the Orleans Medical Center to be located at 204 Main Street as shown on a Site Plan prepared for Orleans Medical Center by Ryder&Wilcox, Inc., dated March 26,2008, scale 1"=30' with the following conditions: 1. Revised plan shall show one-way designation for driveway off Main Street 1. devised plan shall show where the gravel areas are to be located on the parking lot. 3. Applicant must demonstrate adequate turning radius for fire apparatus. 4. Soils must be certified at the time of the septic system installation. 5. Consider replacing the privet hedge with a non-invasive alternative. 6. Drainage calculations and spot contours shall be provided. VOTE: 6-0-0 The motion passed unanimously. APPROVAL OF MIN -TES: March 19 266$ MOTION: On a motion by Todd Budzick, seconded by Bob Felt,the Committee voted to approve the minutes of March"19,2008. VOTE: 6-0-0 The motion passed unanimously The meeting adjourned at 11:15 a.m. Respectfully submitted:Karen C. Sharpless- Recording Secretary Site Plan Review Committee Minutes—April 2, 2008 Page 4 of 4