HomeMy Public PortalAboutSitePlan Minutes 2008-03-05 TOWN OF ORLEANS
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09 APR 29 AM 10: 53
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For Official Use Only
SiTEPLANREvmw COMMITTEE
MARCH 5, 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); Ericka Wood(Health); Capt.Robert Felt(Fire); Brian Harrison(Building);Todd Budzick
(Water); Jennifer Wood(Conservation).
INFORMAL REVIEW: Architects Studio,LTD (Joyce A. Cuming), 100 Route 6A
The applicant, Joyce Cuming discussed an Informal Site Plan proposal to purchase the property at 100
Route 6A. Cuming explained her plan to use two phases to renovate and expand the property with retail
space on the first floor(level with the parking area),professional offices on the second floor(level with
Route 6A)and a two-bedroom apartment on the third floor. Cumming indicated her intention to install a
full septic system and restructure the basement of the building.
Comments
Fire: Smoke detectors will be required in the residential areas. No sprinklers will be
required. Access for emergency vehicles is adequate.
Health: A variance will be necessary for the septic system and its proximity to the lot
line. For professional office space, 75 gallons per day of flow is calculated. The
proposed professional office space can not be used by doctors or dentists,it is
only allowed for business use such as archictects or lawyers. The phases
proposed for the project are subject to the regulations at the time the project is
constructed. The septic system will only be approved for what exists at the time
it is permitted and subject to future regulation changes.
Water: The water service was originally installed in 1968 as a 1"main which wound be
sufficient for the present building use, but the applicant may find it prudent to
upgrade the size of the water main for the proposed uses. Since the building is
situated on a state road,all water service work will require a state road opening
permit. A letter must be obtained from an engineer and then the Water
Department will arrange with the State for the work to be done on the state road
(Route 6A)with regard to obtaining a road opening permit. The water meter
must be accessible at all times and cannot be covered up.
Site Plan Review Committee Minutes—March S, 2008 Page 1 of 4
Highway: There are no Highway Department issues
Conservation: There are no Conservation Commission comments.
Building: The plan may require a Special Permit from the Zoning Board of Appeals for a
proposal over 2,500 square feet. All exterior lighting must conforin 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. Buffer
plantings must be provided for residential uses. Shared parking must be
coordinated with the owner of the adjacent parking lot and must be approved by
the Zoning Board of Appeals. The parking area must consist of a dustless,
durable, all-weather surface. 25-year storm drainage must be contained on-site
and drainage calculations must be prepared by a Professional Engineer and
provided to the town and shown on the Formal Site Plan.No runoff is allowed
onto the public way. The building code requires smoke detectors as an R3. Fire
extinguishers will be required. The two egress balconies violate the setbacks and
must go to grade and cannot be beyond 30 square feet in the setback. The
building code must be adhered to regarding floor/ceiling assemblies and fire
separation. The building must be handicapped accessible and may require an
elevator between the first two floors. There must be an accessible route from the
back parking lot to the office space on the second floor. Applicant must work
with the Architectural Access Board on access issues.
Planning: Applicant needs to gain approval of one of the phases of construction for the
]Formal Site Plan Review. Adequate parking must be made available for the uses
on the site,possibly through the approved use of shared parking with adjacent
parking areas and must be clearly shown on the site plan. No parking is allowed
in the side yards. Parking must remain outside of the 10' setbacks from any
building,property line or street line. Wheel stops or painted lines must be
provided for the parking spaces. Landscaping must be provided on-site and
shown on the site plan. 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 proposed
signs must meet the requirements of the Orleans Zoning Bylaws 164-35. No
business shall have more than three(3)signs. Any exterior changes must be
approved by the Architectural Review Committee. A floor plan must be
provided showing the location and size of all exam rooms. Floor Area Ratio
must be shown on the site plan. Dumpsters must be fully enclosed and screened
and shown on the Formal Site Plan. Building transparency must be adhered to for
1/3 of the area of the first floor facade facing the street showing building interior
or window displays unless a Zoning Board of Appeals exemption has been
obtained. 25-year storm drainage must be contained on-site and drainage
calculations must be prepared by a Professional Engineer and provided to the
town and shown on the Formal Site Plan. Relief from on-site parking must be
obtained from the Zoning Board of Appeals.
There was a consensus of the Site Plan Review Committee that this application will have to come back for
a Formal.Site Plan Review.
Site Plan Review Committee Minutes—March S, 2008 Page 2 of 4
INFORMAL REVIEW: Steve Bellorini(Dentist),8 Cummings Road
Norm Michaud and Grace Bakker represented the application for an Informal Site Plan for a single dental
practice. The proposed application could include the expansion of the building with four anticipated
employees. The applicant acknowledged concerns with the lack of adequate parking and indicated that
septic system issues may be resolved regarding Title 5.
Comments
Fire: This is a change of use and may require a monitored smoke detection system.
Emergency vehicle access to the building is adequate.
Health: Due to the septic system location,no parking is permitted in front of the building.
The flow calculation for a dentist office is 200 gallons per day;research will be
done to determine whether hygienists are included in this calculation. The septic
system will need to be inspected and a letter must be received from the engineer
stating that the system is adequate for the intended flow. If there is a change in
the footprint,a reserve area must be shown on the Formal Site flan.
Water: The water meter must be kept fully accessible at all times. The Water
Department will need to do a backflow survey inside the building.
Highway: 25-year storm drainage must be contained on-site and drainage calculations must
be prepared by a Professional Engineer and provided to the town and shown on
the Formal Site Plan. A curb cut application may be needed for any changes to
the parking area.
Conservation: There are no wetlands on the site.
Building: All exterior changes must be reviewed 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. Buffer plantings must be provided for
residential uses along the property lines and must be shown on the Formal Site
Plan. A 10'green space must be provided from all lot lines. The minimum
parking requirement is 3.5 spaces per exam room for a total of 11 parking spaces.
The parking area must be dustless, durable, all-weather surface. 25-year storm
drainage must be contained on-site and drainage calculations must be prepared
by a Professional Engineer and provided to the town and shown on the Formal
Site Plan. Fire extinguishers may be required. The building must be
handicapped accessible and must be approved by the Architectural Access Board.
At least one of the parking spaces must be handicapped accessible. A variance
may be required from the Zoning Board of Appeals regarding parking issues.
Planning: Parking must conform to the 10' setback requirements from the building and
property lines as noted in the zoning bylaws. Cars are not allowed to back into
any street. The applicant may want to wrap the driveway around the building
with a one-way flow and angled parking spaces to accommodate the small
parking area. A fence divides the property from the abutters on the right and rear
of the property. The applicant may need to go to the Zoning Board of Appeals
regarding a waiver for shared parking. Handicapped parking spaces must be
provided.
There was a consensus of the Site Plan Review Committee that this application will have to come backfor
a Formal Site Plan Review.
Site Plan Review Committee Minutes—March 5, 2008 Page 3 of 4
APPROVAL OF MINUTES: February 20. 2008
MOTION: On a motion by Bob Felt, seconded by Todd Bunzick,the Committee voted to approve the
minutes of February 20, 2008.
VOTE: 5-0-2 The motion passed by a majority. (Mark Budnick and Erika Woods abstained)
The meeting adjourned at 10:37 a.m.
Respectfully submitted:
Karen C. Sharpless
Recording Secretary
Site Plan Review Committee Nlinutes—.March S, 2008 Page 4 of 4