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HomeMy Public PortalAboutPlanning Bd 2015-11-05 ORLEANS TOWN CLERK cfr 9pOAA EZ '15 DEC 9 8:1211 ORLEANS PLANNING BOARD NOVEMBER 5,2015-Minutes A meeting of the Orleans Planning Board was called to order at 7:00 p.m. in the Nauset Meeting Room at the Orleans Town Hall. Present: Chairman: Steve Bomemeier;Vice-Chairman: Charles Bechtold; Clerk: Andrea Reed. Regular Members: Chet Crabtree and Paul McNulty.Associate: Thomas Johnson. Planning Department Staff: George Meservey; and Secretary: Karen Sharpless. Also Present: Board of Selectmen Liaison: Jon Fuller. Absent Associate: John Ingwersen On the advice of Town Counsel,John Ingwersen recused himselffrom the meeting since Todd Thayer is a client of his company. ORLEANS MARKET SQUARE-TODD THAYER Todd Thayer,Nathan Kelly(Horsley&Witten),and Peter Haig(Architectural Design)jointly presented architectural design standards for a proposed development in the Village Center to be known as"Orleans Market Square". At the request of Chairman Bornemeier,Thayer summarized progress he has made in researching and presenting ideas to the Planning Board and Cape Cod Commission for redevelopment of 15 acres in downtown Orleans, and suggested there may be a need for an overlay district. Thayer referred to the Cape Cod Commission RESET Route 6A Study project and indicated that portions of the study compare to data he has collected that would be useful in his mixed use proposal. Thayer stated that he hopes to present his proposal at the May 2016 town meeting for approval of an overlay district. Thayer reiterated that the 15 acres downtown he is redesigning contains 115,000 square feet of space with 17 tenants, 13 curb cuts and 583 parking spaces. Thayer noted that his goal is to turn the Village Center into a vibrant area that is more conducive to walking and biking, and less dependent on vehicles,that can make the Town proud. Thayer described his view of the current lack of vitality(especially in the evenings)and underutilized commercial spaces. Thayer referred to a development project to be phased in over a multi-year period which would combine retail,cultural and residential components located near the bike trail. Thayer stated that his focus would on the need for affordable worker housing since downtown vibrancy is currently lacking with no apartments for young people and families. Thayer noted that there would be an economic benefit to the town through taxes and revenues. Thayer referenced the RESET plan by Cape Cod Commission staff and the Orleans Comprehensive Plan goals for land use and economic development which he feels his proposed development be in compliance. Thayer stated there are currently too many parking spaces in the downtown and new parking calculations could be put in place which would result in a 25%reduction. Nate Kelly stated they are proposing that the town adopt an overlay district over the current district to allow for more market flexibility for mixed uses with apartments over shops and restaurants in three story buildings. Kelly suggested there is a need for more coordination between Site Plan Review Committee and the Architectural Review Committee to oversee parking, community character and design standards under zoning. Meservey noted that the Site Plan Review Committee only reviews the"site plan",not the architectural aspects of a project which fall under the Architectural Review Committee. Peter Haig made a reference to the vitality of historic downtown areas that were built before cars and zoning where people lived and worked in the same town which resulted in a traffic reduction. Haig stated the need for strong street"edges"(such as bushes and trees)to clearly define village areas. Haig noted the Planning Board Minutes-November 5, 2015 Page 1 of 6 All information discussed at Planning Board meetings is kept on file in the Planning Department. importance of parking behind buildings. Haig used historical pictures of Orleans to show Planning Board members buildings with 2-3 stories with mixed uses. Crabtree expressed his appreciation for the historic pictorial tour,but stressed his opinion of the importance of preserving the present day character of Orleans. Using information from a document entitled, "DRAFT Orleans Village Overlay District Design Guidelines" the following architectural details were discussed with Planning Board members: BUILDING SCALE-Design buildings to break up mass and reduce scale Traditionally,buildings on the Cape are appropriate to the scale of a historic village. New structures should attempt to reflect a similar scale and massing. Key Points • Buildings will vary in height in Orleans center,but can go as high as three stories. • Smaller clusters of buildings will reinforce the existing village character SCALES OF USE-Mixed-use Buildings change scale and character with uses Mixed-use buildings are traditionally designed with the scale and features appropriate to each use. The transition between the lower and upper floors is important to the design of the building as a whole. Key Points • Ground level retail should have a minimum ceiling height of 12', 16' preferred. The taller space and larger scale of the storefront is appropriate to the retail use. • Shorter ceiling heights and smaller scale openings are appropriate on upper stories used for office or residential • A strong cornice or string course separates the scale of the storefront and residential openings above. RETAIL ENTRY-A traditional shop is entered directly from the sidewalk The entry to ground floor retail shall serve both pedestrians and off-street parking,where it exists on site. A corner entry may be used where it serves both pedestrians and a parking area to the side. Key Points • The entry to retail should be obvious and convenient. • Retail entries should be located directly off the sidewalk • Lighting, signage, sidewalk treatments, and trim should be used to help make entryways attractive and easy to identify from a distance. STOREFRONTS-Ground-level retail draws shoppers and enlivens the sidewalk Large displays on a storefront can entice passers-by and invite them into a store. Visibility is important to make potential customers aware of a store's offering and create a sense of welcome. Key Points • Storefronts should contain approximately 70% clear glazed area for the display of goods and services • Displays should allow a view through to the sales floor for customers to easily see whether the shop is open. Planning Board Minutes—November 5, 2015 Page 2 of 6 All information discussed at Planning Board meetings is kept on file in the Planning Department. RETAIL DOORS-Clear-glazed doors allow views and invite customers Retail doors are traditionally clear-glazed so that the door is not a visual barrier to the store. The transparency allows views into the store,which is inviting and welcoming for shoppers. Key Points • Retail doors should enter at street level directly off the sidewalk. Where parking is on the side of a store, a corner entry may serve both pedestrian and vehicular traffic. • Doors should be clear glazed to allow views into and out of the store. This visibility is inviting, provides security and prevents collisions. RETAIL WINDOWS-Storefronts are composed with vertical proportions Retail storefronts were traditionally composed of small panes combined with muntins and mulls into larger windows. The panes were oriented vertically for strength and to reduce structural spans. Key Points • Each window pane and opening should have a square or vertical proportion. • Square or vertical window elements may be further subdivided into vertical panes. • Storefront windows should follow the design guidelines for windows and muntins. RETAIL SIGNAGE-Signage is a signature and invitation from the shop Retail signage is an important component to the storefront composition and the streetscape. Appropriate signage provides advertising for a business and information to potential customers. Key Points • Retail signage may include a sign band, blade sign, awning lettering and window lettering. • Signage should be scaled and oriented to the pedestrian. Generally, all signage should occur below the second floor. • Sign materials should reflect the character of the village. Wood and metal signs are encouraged. Avoid using plastic,vinyl and other synthetic materials that are not traditional in character. RETAIL SIGNAGE-Projecting Signage Key Points • Note: Based on recent case law, it is now clearly unconstitutional to regulate signs by the content. • Materials for projecting signs should be metal and/or wooden. Plastic,vinyl, or similar materials are not appropriate to signs in the village area. • Signs should be affixed to the building at a point which is complementary to the architectural features. • Projecting signs shall not overhang into any roadway or create a hazard to pedestrians. Planning Board Minutes-November 5, 2015 Page 3 of 6 All information discussed at Planning Board meetings is kept on file in the Planning Department. STOREFRONT LIGHTING-Lighting provides safety and extends hours after dark Retail lighting is essential for creating safe and welcoming streets so retail stores can extend operating hours after sunset. Retail lighting can add a dramatic effect to signage after dark. Key Points • Retail lighting should be directed towards the merchandise,signage and pedestrian way. • Directional lighting and cut-offs should be employed to reduce light pollution escaping into the night sky. • Gooseneck, sconce and pendant lighting styles may be appropriate. Avoid neon lights and back lighting. WINDOWS-Windows are the functional "eyes"of a building Traditional windows functioned to let in light and air while allowing views from the building. Windows were often small openings punched into a solid wall. Vertical proportions of the windows allowed larger glazed area with the economy of a short header or lintel. Key Points • Windows and window panes should be generally vertical in proportion. • Each window unit within the assembly of a gang or bay of windows should be vertically proportioned. • Window sashes and frames should be made of wood(painted), fiberglass,painted aluminum or solid vinyl. Extruded vinyl is discouraged. • Windows should be clear glazed. Exceptions include decorative stained glass,where appropriate. DORMERS- Dormers create usable space with natural light under the roof Dormers are windows added to a pitched roof to provide fresh air and natural light to spaces under the rafters. Dormers are integral to the building composition and must be designed using principles that apply to the whole building. Key Points • Space dormers comfortably on the roof in relation to the pattern of windows on the body of the house. • Scale the dormer windows down befitting their lesser role and accounting for the added mass of the dormer. Together,the dormer window and roof should have an equal"visual height"as the main windows. • Scale the dormer eave and overhang detail up or down as required to approximate the proportion of the main eave in relation to the overall roof: • Dormers are preferred over skylights for providing natural light to the top floor. Planning Board Minutes-November 5, 2015 Page 4 of 6 All information discussed at Planning Board meetings is kept on file in the Planning Department. Fuller(as a resident)questioned how wastewater would be dealt with and disposed from the on-site - • treatment plant. Thayer responded that the soil was tested through perk tests and it is very clean and can flow under the parking lot. Fuller reminded Planning Board members of the problems with nearby Boland Pond. Bechtold noted the importance of the details as the project proceeds,and people will use that as a gauge to see future phases. Deeda Hagan(resident)questioned how the units would be denoted specifically for affordable worker housing, and not used for people downsizing from larger homes who would not be working in the downtown area. Hagan questioned how it would be restricted for year-round housing vs. seasonal. Paul McNulty left the meeting at this point. Deeda Hagan(resident) stated that no traffic study has been done and there are many cars traveling on Old Colony Way. Hagan stated"any plans for outdoor concerts should not be rolled into this proposal" due to issues such as traffic and safety. Planning Board members agreed on the importance of building vitality in the downtown allowing for ease of walking and bicycle riding, limiting vehicle congestion. Bechtold noted the importance of dealing with issues at the intersection of Old Colony Way and Main Street. Crabtree stated that going to town voters with a major change in the zoning bylaws is a big deal and noted that he is not yet persuaded of the need to do so. Nate Kelly questioned what the specific issues that the Planning Board is concerned about and Steve Bomemeier responded that more information is needed, as well as information from the Cape Cod Commission. Consensus: There was a consensus of the Planning Board that more information is needed regarding the impacts of the proposal. ADJOURNMENT . MOTION: On a motion by Chet Crabtree, seconded by Charles Bechtold,the Board voted to adjourn the Planning Board meeting at 4:45 p.m. . VOTE: 4-0-0 The motion passed unanimously. r • Q///�f ` `� SIGNED: v4 1 1tI I DATE: fa e d (Andrea Rees, C- LIST OF HANDOUTS: ORLEANS MARKET SQUARE-TODD THAYER • Draft"Orleans Village Overlay District Design Guidelines" ("Not complete,for discussion purposes • with the Town'). Planning Board Minutes—November 5, 2015 Page 6 of 6 All information discussed at Planning Board meetings is kept on Me in the Planning Department DORMER DETAILS-The detailing of dormers is appropriate to the dormer scale Dormers are traditionally detailed as secondary masses added to the main roof form. Good examples of dormers utilize trim appropriate to the smaller scale without replicating the main eave. Key Points • Detail the dormer such that the window casing or corner board receives the side walls. • Set the dormer within the field of the roof Locate the dormer back from the face of the main house such that the sill rides just above the roof with just enough below for flashing. • The ridge of the dormer should fall below the ridge of the main roof so that it appears subservient to the more important main roof Discussion: Meservey expressed his opinion that most of the proposed work can be done under present zoning which allows for mixed uses. Johnson questioned the amount of space and asked what potential tenants are proposed for the first 2-3 phases of the development. Thayer responded that there is approximately 8,000 square feet of retail space proposed in the first phase of the project depending upon future plans of the downtown building CVS is currently occupying. Thayer gave some examples of apartment types(such as number of bedrooms)that will be reviewed for the proposal,which he estimated could take approximately 7- 10 years and result in 1,500 square foot blocks of retail space. McNulty expressed his appreciation for the plan details and the apartment space to be provided. Planning Board members thanked Haig for the historic pictures showing how Orleans has looked in the past. Reed stressed the importance of providing areas conducive for the"pedestrian experience",as well as designing all four sides of buildings. Bechtold noted the advantage of designing Orleans so that it will continue to be a place that people want to come to. Haig noted the lack of nightlife in Orleans to entice young people, as well as the shortage of available workers for contractors to hire. Planning Board members expressed interest in whether the project would provide for rentals or purchase opportunities, and Thayer responded that there would only be rentals in the first three phases. Crabtree agreed with the need for residential growth in the downtown area, bus stressed the importance that it enhance the town,not change it. Thayer noted that people tend to gravitate to new things,but there is not a lot of good retail in town. Reed questioned whether there could be an incentive for artists to transition from the cottages to retail units. Johnson questioned whether providing housing for summer workers would result in empty units in the winter,and noted that affordable units are needed for year-round workers. Thayer responded that the Cape Cod Commission could require a number of units be provided specifically for year round rentals through a Development Agreement in order to provide downtown vibrancy in the winter. Planning Board members questioned how the overlay district works and how to determine the language. It was noted that this would be a change and can result in public resistance. Kelly responded that it would be handled through a Development Agreement through the Cape Cod Commission based on market conditions. Meservey stated he has compared the existing allowed uses in zoning to the proposal and it appears that the proposal could fit into the existing zoning. Planning Board members discussed the RESET study vs. the benefits of a master plan,and whether it would have regularity oversight and be consistent with the Orleans Comprehensive Plan. Crabtree noted that the proposal covers development of a significant portion of the downtown which could cause a major change to the character of the town, if done wrong,and have a lasting impact on the town for many years. Meservey noted the number of residential units located on Old Colony Way and urged that changes be done in a way that limits the impacts on the residents in the area and keep commercial development on Route 6A. Thayer expressed optimism that residents will like the new variety of downtown. Planning Board Minutes-November 5, 2015 Page 5 of 6 All information discussed at Planning Board meetings is kept on file in the Planning Department