09/07/1993 BOARD OF SELECTMEN Minutes

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unattractive location for single-family housing due to its high traffic location across from and adjacent individually -zoned areas, 4DOn the other hand, its location adjacent to the Quashnet River property and within the proposed d Wildlife Refuge boundary make it inappropriate for full-blown commercial or industrial use. T-he proposed use is what I would call a "soft` commercial use which would be very appropriate as a transition zone between our core commercial and industrial area and the adjacent environmentally sensitive lands. With h regard to the "Physical" impacts of the project on the Town, i can see three issue areas which would be addressed by the Planning Board, Design Review Committee and Cape Cod Commission in their review of the Special Permit which would be required for the project. The most significant would be traffic. The driveway access to the site will have to be located to ensure that traffic safety is not compromised and Route 28 traffic flaws, are not adversely affected, l have recommended that their entrance be located opposite that of the ashpee Industrial Park, where it could also serve the adjacent + acre parcel to the south. In the long tern, that resulting -way intersection may be signalized as the industrial park fully develops and i.f a possible extension to Great Neck Road south is built. The second review issue would be water quality. As there is extensive lawn area involved, a low -fertilizer landscape design and strictly controlled fertilizer and lawn maintenance program would probably be appropriate. However, I have no doubt that any water quality impacts would be much less than for the alternative 40 residential septic systems or other commercial and industrial uses. Combined with the donation of conservation land, l believe that this may be one of th. best possibl-e uses to this site, other than total public ownership., with regard to water quality. The final issue would be the visual impact of the project. Mr. Sullivan indicates that he wishes to develop a quality operation wish extensive natural areas and buffering from adjacent uses, The Design Review Committee and Cape Cod Commission would review all landscaping,, s i nage and development plans to ensure that this is the case. In summary, I believe that the proposal could be very beneficial to the Town and, based on current information, would recommend your support. In order to make this project happen, if you should agree that it appears to be an attractive proposal, one item is critical and a number of others are strongly suggested. The first required item is the placement on the warrant of the Annual Town Meeting of an article to rezone a portion of the 0-acre parcel from R-3 to C-2 Commercial, The proposed uses are not allowed in a residential zone but are allowed in C-. Because of the timing of negotiations with Berkshire Savings, the length of time required F...J4 the Cape Cod Commission and local review process and the ons,:uc ;on time involved in the project, the October date would make the project, feasible as it could open for the 1994summer season. If the artill..