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HomeMy Public PortalAboutSPRC Minutes 2007-04-04 SITE PLAN REVIEW COMMITTEE APRIL 4, 2007 -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: Mark Budnick (Highway); Bob Canning (Health); Bill Quinn(Fire); Brian Harrison (Building); Todd Bunzick(Water); George Meservey(Planning); Jennifer Wood(Conservation). AMENDMENT TO A PREVIOUS FORMAL SITE PLAN DECISION: Cape Cod Five Cents Savings Bank, 19 West Road Al Campbell(Cape Cod Fives Cents Savings Bank representative)requested that an amendment be made to a previous Site Plan approval dated September 2, 1998 and Site Plan Review Committee Emergency Access Decision dated October 4,2006,allowing a reduction in the number of parking spaces to be eliminated from the northern side of the building. Comments: Fire: A compromise would be acceptable allowing only one of the parking spaces on the northern side of the building to be removed which would maintain emergency vehicle access. Health: An"As built"plan must be submitted for town records showing septic treatment and actual parking spaces on-site. Health Department comments include agreement with the parking compromise of removing only one parking space. Water: Water Department comments include agreement with the parking compromise of removing only one parking space. Highway: Highway Department comments include agreement with the parking compromise of removing only one parking space. Conservation: Conservation Commission comments include agreement with the parking compromise of removing only one parking space. Building: Building Department comments include agreement with the parking compromise of removing only one parking space. Planning: Planning Department comments include agreement with the parking compromise of removing only one parking space. MOTION: On a motion by Bill Quinn, seconded by Brian Harrison, the Committee voted to accept the Site Plan amendment for Cape Cod Five Cents Savings Bank property, located at 19 West Road, to allow the removal of one parking space from the northern end of the parking lot located near the generator conditional on the submission and the Town's acceptance of an"As Built"plan. VOTE: 7-0-0 The motion passed unanimously. Site Plan Review Committee—April 4, 2007 Page 1 of 5 INFORMAL REVIEW: The Juice Bar, 21 Lots Hollow Road David Lyttle (Ryder& Wilcox) and representatives from The Juice Bar and Together We Can were present for this application to purchase and convert an existing art gallery at the Corner of Lot's Hollow Road and Finlay Road to a youth center. Lyttle stated the intent to contain most of the activity in the General Business District to avoid having to obtain a Special Permit from the Zoning Board of Appeals. Currently, the number of occupants anticipated in the building is 74, based on the current septic system capacity. It is anticipated that 19 parking spaces will be needed based on the anticipated use of the building. The plans are preliminary based on a phased-in project as funds become available. The second floor will be used as an office with no public access allowed. Comments: Fire: Applicant will be required to install a fire alarm system and a shut-off system designed to cut the power to the music system when it reaches a pre-determined decibel level. The new site plan proposed offers clear access to only two sides of the building with the proposed addition and the Fire Department would prefer more emergency vehicle access to the building possibly using a curb cut on Finlay Road. The driveway needs to be closer to the building. The area over the H10 septic must be clearly marked and protected from vehicle access as it is not designed to hold vehicle weight. Building: The parking area needs to be reconfigured to avoid traffic issues on-site and off- site accessing the parking area and drop off area. There are outstanding building permits for this property that have never been closed out with final inspections which must be remedied. Adequate parking must be provided and shown on the final Site Plan. A use category must be determined for the building in order to determine the required number of parking spaces. A building plan must be submitted for the Building Inspector to review. A reserve area must be provided in case the current parking proposal is not adequate. 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. The building must be brought up to current Building Code standards and must be approved by the Architectural Access Board and be handicapped accessible. A fire alarm system must be installed in the building and emergency lights must be installed and maintained. The number and type of bathroom fixtures must be approved by the Plumbing Inspector. Allowed occupancy figures must be determined for this type of building use. Health: Any food service and/or kitchen facilities must be reviewed and approved by the Health Department. The septic system is rated as an H10 rather than an H2O and therefore cannot hold any vehicle weight and cannot be placed under the driveway or parking spaces. The leaching area limit is 742 gallons per day. The property/building use classification is very important for septic system calculations. Application may need Board of Health approval due to minimum sizing of the septic system. The number of seats proposed will determine the use classification. An evaluation of the grease trap will be required for kitchen waste. Specifications are required for the kitchen materials and equipment and they must meet all State and Federal food codes. Application must be submitted to the Health Department for review. Site Plan Review Committee—April 4, 2007 Page 2 of 5 Water: The anticipated occupancy load for the building may require a fire sprinkler system. Highway: The drainage and runoff for this property must be contained on-site. The pre- existing driveway off Finlay Road may need official authorization and approval and would have to obtain permits to be recognized as an allowed curb cut. The pavement berm is not sufficient on the town's plan of record and will require catchbasins and leach pits. Conservation: There are no Conservation issues. Planning: The Police Chief must be made aware of this application in order to gain input regarding noise constraints and control. Buffer plantings must be put in the area adjoining any residential area. Any signs will require obtaining permits. 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. This is an allowed use for the General Business District. A Special Permit may be necessary for anticipated parking issues. There was a consensus of the Site Plan Review Committee that this application will have to come back for a Formal Site Plan Review. INFORMAL REVIEW: Dunkin Donuts, 14 Canal Road Brian Harrison made a disclosure that his daughter works at one of the Dunkin Donuts franchises. David Michniewicz (Coastal Engineering) and George Zogrofos (Dunkin Donuts owner)presented the application for a Change of Use from restaurant to retail in order to occupy the former Friendly's building on Canal Road with a Dunkin Donuts. There will be cosmetic changes made to the exterior of the existing building. Zogrofas stated that he has commissioned a traffic study for the intersection of Route 6A and Canal Road located near the Orleans/Eastham rotary and the report is due in the near future. Zogrofas stated that the proposal is for a location near the Wendy's Restaurant,but the hours of operation are different for the two businesses with Dunkin Donut's hours of operation is basically during the morning hours and Wendy's hours of operation tend to be more at noon and in the evening. Comments: Fire: Since this is all one site, no formal approval from the Fire Department for any new businesses will be allowed on this site until the existing underground oil tank located under a concrete slab with an air conditioner over it is removed properly. In order to maintain the correct building numbering sequence, it should be noted that according to the Orleans Assessors, the number of this building should be known as # 14 Canal Road. There are serious traffic issues at the intersection of Route 6A and Canal Road located near the Orleans/Eastham rotary with many documented traffic accidents which calls for mutual aid rescue response from both of the towns of Orleans and Eastham. The proposed Dunkin Donuts location is adequate for emergency vehicle access. Site Plan Review Committee—April 4, 2007 Page 3 of 5 Building: For Building Code reference this application is considered a Change of Use from a restaurant to retail and is not considered to be fast food. Traffic hazards at the intersection of Route 6A and Canal Road located near the Orleans/Eastham rotary must be addressed. All exterior changes 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. Parking calculations are required for all of the businesses sharing this property in order to determine the adequacy for each place of business and curb cuts and on- site traffic design patterns must be re-assessed and redeveloped eliminating excess curb cuts. A building permit will be required for all floor changes. The building must be handicapped accessible and must be in compliance with all rules and regulations. Health: The Health Department does not consider this to be the same category of a change of use as the Building Department and it is considered to be a food establishment and the applicant has indicated they will continue to use the existing septic system. Care must be taken during renovation not to disconnect the sewer system incorrectly and it should be noted that it is best to do all work from inside the building to avoid complications. If any additions are proposed to the footprint of the building, the reserve area and septic system per Title 5 must be shown on the plan, but it would be desirable to stay within the existing footprint. Interior floor plans must be submitted to the Health Department for review and approval and an accurate accounting of proposed seating must be submitted. A full assessment of the septic system must be submitted to the Health Department as the existing system is approximately 20 years old and was previously used by a high use (with high grease use) facility. Water: All water meters must be accessible to the Water Department after they are installed. Highway: There are major traffic problems at the intersection of Route 6A and Canal Road near the Orleans/Eastham rotary which must be addressed and would require a traffic impact study. All drainage and runoff must be contained on-site. The number of curb cuts must be reduced. Detailed contours must be shown on the Site Plan. Conservation: The wetland delineations for this property are not clear and must be reviewed and approved by the Orleans Conservation Commission as well as coastal storm flowage. Exterior changes must be filed with the Conservation Commission. Planning: There are major traffic issues at the intersection of Route 6A and Canal Road near the Orleans/Eastham rotary and this business would increase the volume of traffic without adequate site distance to the rotary. Some of the property lighting is located within the town's layout and must be relocated since this may be an area that will be needed for future drainage work. Site Plan Review Committee—April 4, 2007 Page 4 of 5 The Site Plan Review Committee discussed the need to request input from the Cape Cod Commission on the traffic issues at the intersection of Route 6A and Canal Road and the surrounding roads leading to that intersection. The Site Plan Review Committee agreed to review this application again when the applicant's traffic study is submitted. 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: March 21, 2007 MOTION: On a motion by Bill Quinn, seconded by Brian Harrison, the Committee voted to approve the minutes of March 21, 2007. VOTE: 7-0-0 The motion passed unanimously. ADDITIONAL BUSINESS Orleans Holiday Motei The Site Plan Review Committee discussed the imminent sale of the Orleans Holiday Motel and noted that the restaurant located nearby is not part of the sale. The meeting adjourned at 11:20 a.m. Respectfully submitted: Karen C. Sharpless Recording Secretary Site Plan Review Committee—April 4, 2007 Page 5 of 5