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Red Jacket Resorts Redevelopment 2010
Application fora Development Agreement ill ii • o -< Red Jacket Resorts ► i ! o 0 Redevelopment C- I ' a Red Jacket Beach Resort and Blue Water Resort South Shore Drive South Yarmouth,Massachusetts March, 2010, Revised August 18, 2010 Prepared For: Cape Cod Commission 3225 Main Street P.O. Box 226 Barnstable, Massachusetts Prepared By: Red Jacket Resorts 20 North Main Street South Yarmouth,Massachusetts 02664 1 .p • • • 077 &itch a •o4& :TOWN OF YARMOUTH ` OF .141. 1 O' ASSESSORS O • 4 . �' 1146 ROUTE 28 SOUTH YARMOUTH MASSACHUSETTSH MASSILACHUS �#1 C5)4 Telephone(508)398-2231,Est 1222—Fax(508)398-23f �� hTTACM��•. _ ��J vasCTOR OF ASSESSING • Town of Yarmouth Certified Abutters List Property Location: 1. Red Jacket Beach Resort One South Shore Drive South Yarmouth, MA 02664 Map/Parcel: •19/ 19—20.1 2. Blue Water Resort,Edge of the Sea Resort,Riviera Beach Resort 291, 301, 327 South Shore Drive South Yarmouth, MA 02664 Map/Parcels: 26/ 118-126 I certify to the Cape Cod Commission that the attached list contains all owners of land and their addresses as set forth in the Cape Cod Commission Act, Section 5(d)(2); consisting of all owners of land directly opposite on any public or private street or way and owners of land within three hundred feet of any boundary of the above-identified property as they appear on the most recent applicable tax list. DATED: ' z 20/O Sincerely, , I . l I Matthew J.Zurowick Director of Assessing ••t PdnredonRecydedpaper ' I9/ 26/ / / • 191 671 / . / 19/ 56/ / / ' TOWN OF YARMOUTH DIRSBERG,CARL E SEMENTE *•DAVID PARK DEPART 1ENp DWSBERG,HA}?41L CARRIERI LINO' 1146 ROUTE 28 216 HIGH ST 12 BIRCH RD W. SOUTH YARMOUTH,MA 02664-4463 ,ABINGTON,ML02351 MIDFIELD,MA 020M • 19/ 50/ 1 I 191 66/ / 1 JOYCE,ELIZABETH A 19/ 57/ / / GIACCHETiO,CHARLES A WARDANHELENA 135 ACADEMY AVE 65•EAGLS DR 216 PAWKANNAWKUT DR WEYMOUTII,MA 02188.4203 CANTON,MA 02021 SOUTHYARMOUTH,MA 02664, 19/ 551 / / 19/ 651 / / 19/ 58/ / 1 SAURO,ANTHONY R COUTURE,THOMAS C HOLMES,MOIRA S SAURO,TERESA C COUTURE,CAROLYN L SULLIVAN,JOHN? 50 COOP STREET GMC INC-42 PLEASANT STREET 244 ELIOT ST • NEWTON,MA 02453 SOUTHAMPTON,MA 01073 MILTON,MA 02186 19/ 46.1/ / / • 19/ 64/ 1 / 19/ 60/ / 1 JOYCE,ELIZABETH COUTURE,THOMAS C MARASIII0,PETER J JOYCE,MARTINI 42 PLEASANT ST MARASHIO,JEAN M 135 ACADEMY AVE SOUTHAMPTON,MA 01073-9557 14 BUTTARO RD WEYMOUTH,MA 021884203 . WOBURN,MA 01801-3620 19/ 54/ / / 19/ 63/ / / 19/ 59/ / / PASSIOS,JAMES N RED JACKET BEACH LTD PARTNER RED JACKET BEACH LTD PARTNER PASSIOS,MICHELLE 20 N MAIN ST 20 N MAIN ST 22 BEL AIR RD . SOUTH YARMOUTH,MA 02664-3150 SOUTH YARMOUTH,MA 02664-3150 HINGHAM,MA 02043 19/ 48/ / / 19/ 61/ / / 26/ 100/ / / • CARE ONE,CARMELLAATR EVANS ANNL MCGOVERN,CHARLES E CARMELLA A CARBONE TRUST P 0 BOX 296 MCGOVERI;MARY H 24 BARKENTINE CIR DOVER,MA 02030-0296 160 RUN POND RD SOUTH YARMOUTH,MA 026645108 SOUTH YARMOUTH,MA 02664 19/ 49/ / / 19/ 62/ / / 26/ 101/ / / • EVANGELISTA;JOHN 1.TRS RED JACKET BEACH LTD PARTNER OTERI,BARBARA C RICHARD,JODYAIRS • 20NMAIN ST• 28 MANOR TERR9301 2 SHAMROCK ST SOUTH YARMOUTH,MA 026645150 MARCO ISLAND,FL 33937 WORCESTER,MA 01605 19/ 53/ / / 24/ 92/ / / 261 162/ / / POMROY RICHARD W TOWN OF YARMOUTH PANTALEO,JOHN LLFE EST • POMROY MARY LEE CONSERVATION DEPT PANTALEO,ALBA 95 OAK RIDGE LN 1146 ROUTE 28 7 LANTERN LN BRIDGEWATER,MA 02324 SOUTH YARMOUTH,MA 02664-4463 MILFORD,MA 01757 •19/ 47.1/ / / 19/ 68/ / / 26/ 96/ / / JOYCE,ELIZABEIHA TOWN OF YARMOUTH 'LOWE,ROBERTA JOYCE,MARTIN 3 MUNICIPAL LOW,ROSALYN • 135 ACADEMY AVE 1146 ROUTE 28 172 RUN POND RD •• WEYMOUTH,MA 02188.4203 SOUTH YARMOUTH,MA 02664-4463 SOUIITYARMOUTH,MA 02664-5834 • 19/ 52/ 1 / 19/ 69/ 1 / 26/ 97/ • 1 • / GIL;FRANCISCO S • GATEWAY ISLES RECASSOC INC MCCARTHY,E JACLYN GD,NILDA • • PO BOX 612 . • C/O BENSON ¶9 SCHOOL ST _ •SOUTH YARMOUTH;MA 02664 14 MORRISONRD • • OYLSTON,MA 01505 DEI&Y,NH 03038. • . • 26/ 92/ / / . 19/ 11/ / / 26/ 127/ J I PALIE,JOAN E DINNIE,DONALD S DIGIOVANN•I,SILVIO V C/O JOAN BISHOP 24 JOHNSON ST PO BOX 370 sr^5 MONTGOMERY ST - TAUNTON,MA 02780 SOUTH YARMOUTH,MA 02664 AKEVILLE,MA 02347-1709 • 15/• 23/ / / 19/ 10/ / I 26/ 93.1/ / / TOWN OF YARMOUTH KAROL,DAWN DIGIOVANNI SANDRA CONSERVATION&PARK 424 ADAMS ST#202 278 SOUTH SHORE DR 1146 ROUTE 28 • MILTON,MA 02186 • • • SOUTH YARMOUTH,MA 02664 SOUTH YARMOUTH,MA 02664-4463 19/ 19/ / / 19/ 9/ / / 26/ 126/ / / DAVENPORT PALMER EST OF KAROL,DAWN BLUE WATER LTD PARTNERSHIP DAVENPORT REALTY TRUST 424 ADAMS ST#202 20 N MAIN ST 20 NORTH MAIN ST MILTON,MA 02186 SOUTH YARMOUTH,MA 02664-3150 SOUTH YARMOUTH,MA 02664 19/ 20.1/ / / 19/ 8/ / / 26/ 120/ / / RED JACKET BEACH LTD PARTNERSHIP IACCARINO CARL A TRS EDGE OF THE SEA MOTEL INC TR 20 NORTH MAIN ST IACCARINO FRANCIS X TRS 20 NORTH MAIN STREET SOUTH YARMOUTH,MA 02664-3150 279 PROSPECT ST SOUTH YARMOUTH,MA 02664 SHREWSBURY,MA 01545-1644 19/ 17/ / / • 19/ 25/ / / 26/. - 112/ / / GUALTIER,NANCY M JOYCE,ELIZABETH A SAFFORD HOWARD I 14 DANIEL DR 135 ACADEMY AVE SAFFORD MARY JO BURLINGTON,MA 01803-2702 WEYMOUTH,MA 02188-4203 92 JUNIPER RIDGE DR FEDDING HILLS,MA 01030 • 19/ 16/ / / 19/ 7/ / / 26/ 118/ / / RED JACKET BEACH LID PARTNER JOYCE,ELIZABETH A RIVIERA BEACH LTD PARTNERSHIP 20 N MAIN ST 135 ACADEMY AVE 20 N MAIN ST SOUTH YARMOUTH,MA 02664-3150 WEYMOUTH,MA 02188-4203 SOUTH YARMOUTH,MA 02664-3150 • 19/ 15/ / / 19/ 6/ / /• 26/ 117/ / / LYONS MARGARET TOWN OF YARMOUTH OCEAN CLUB-RESORT CONDO TRUST LYONS JD JR&R I PARK DEPT 329 SOUTH SHORE DRIVE 11 WEST ST 1146 ROUTE 28 SOUTH YARMOUTH,MA 02664 SHARON,MA 02067 SOUTH YARMOUTH,MA 02664-4463 19/ 14/ / / 19/ 27/ / / 26/ 116/ / / TYMINSKI,CHESTER JOYCE,ELIZABETH A TOWN OF YARMOUTH 17 BALSAM RD JOYCE,MARTIN J MUNICIPAL,FOR REC,PLYGRND,PARK READING,MA 01867-3835 135 ACADEMY AVE 1146 ROUTE 28 WEYMOUTH,MA 02188-4203 SOUTH YARMOUTH,MA 02664-4463 19/ 13/ / / 26/ 128/ / / 26/ 107/ / / DAVENPORT DEWITT TR TOWN OF YARMOUTH CAMPO,LIBORIO • DAVENPORT REALTY TRUST RECREATION DEPARTMENT CAMPO,LYNN D 20 NORTH MAIN ST 1146 ROUTE 28 825 HILL ST S YARMOUTH,MA 02664 SOUTH YARMOUTH,MA 02664-4463 HAMDEN,CT 06514-1004 41019/ 12/ / / - 26/ 88/ / / 26/ 106/ / / 4ONTINI,DOROTHY D TOWN OF YARMOUTH SAMPEL JAMES E 687 BUFFINGTON ST RECREATION DEPT PALMIERO-SAMPEL SUSAN SOMERSET,MA 02726-3201 1146 ROUTE 28 86IDLEWOOD DR • SOUTH YARMOUTH,MA 02664-4463 STAMFORD,CT 06905 . . • 26/ 108/ / / LUM HELEN YEE .YEE GEORGE S • '3101 OLD ORCHARD TRA • H,INGHAM FARMS,Mr • 26/ 105/ / / • HIGGOTT,HENRY A HIGGOT ,ELEANOR K • 18 BUCKINGHAM DR READING,MA 01867-3801 26/ 104/ / / • HADDIGAN,PATRICK J HADDIGAN,KRISTIN E 27 FALCON CLOSE MARSHFIELD,MA 02050-2074 26/ 109/ / / MOODY,NEIL J 114 WILFIN RD • SOUTH YARMOUTH,MA 02664 26/ 103/ / / WENSLEY,HOWARD SAUL WENSLEY,ELLEN RUTH 62 MAPLE ST APT G .. CANTON,MA 02021-2976 26/ 110/ / / DAVENPORT DEWITT IR DAVENPORT REALTY TRUST 20 NORTH MAIN ST S YARMOUTH,MA 02664 26/ 95/ / / SABINA MICHAEL I TR THE MI&IMSABINALVGTRUST 123 WILFIN RD SOUTH YARMOUTH,MA 02664 26/ 94/ / / HOMSI,SAMIH T HOMSI,CARMELA 2 SWANDALE DRIVE • MENDON,MA 01756 26/ 93.2/ / / DIGIOVANNI,SILVIO V POBOX 221 • BELMONT,MA 02178 • • • • • • RED JACKET BEACH LP 000391 • DATE INVOICE NO COMMENT • AMOUNT DISCOUNT NET AMOUNT 03/29/10 FILING FEE. 20; 000 . 00 .00 20, 000 . 00 • • COMMENT: DEVELOPMENT AGREEMENT FILING FEE CHECK: 000391 03/29/10 BARNSTABLE COUNTY TREASURER CHK TOTAL: 20, 000 . 00 • THE FACE OF THIS CHECK IS PRINTED BLUE THE BACK CONTAINS A SIMULATED WATERMARK • $a''csf� 'i vyiv t r ,a c.- a+agi^ .-, i S .f ev ,Nsy, ��- M )27'‘'�' r- :k'd :,1104 x .ii..„ _ :4 sit 4.i __"' i S"'9 trr � Y'"vy a3 t T,-•t-,-,--,'n�.. re,.t' .. j f a' #`4yit,.azar °taY •ri..'•• •, .4 3"" w i f rr ,i ?r�wp��,rfi�' x+ , tY.s' ' 3J--'5R-,..A n+ ,.r+ ".' . _.,- ' t r .�.r�,b2i''4 a •=3e r .ri '" 3 RED JACKET BEACH LP- `°j' _ r ,,. ,.t r.*�Yx r y c- '�6" �a ,r s r f F" � 7 r ! 2 SOUTH SHORE DRIVE § 'i - k 1 5( `t pia BAND #�, ," r,^e-r' ra}.4N.'1,-??.?:1-?,-.114- fS0. 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'-s,."'- xV4-cii -^ ", rfit""y't r.rr'� 0Lue red jacket Executive Northh20 NoOffices: Main Street • South Yarmouth,MA 02664 reso its (508) edjacket Fax(508)760-3640 www.redj acketresorts.c om March 23,2010 • Kristy Senatori Chief Regulatory Officer Cape Cod Commission 3225 Main Street Barnstable, MA 02630 Via Hand Delivery RE: Red Jacket Resorts Redevelopment South Shore Drive, South Yarmouth Application for Development Agreement Dear Kristy: • As you are aware, we have completed the steps necessary to file a Development Agreement Application for the above-referenced redevelopment. As required, we filed a"Notice of Intent to File Development Agreement Application", and a public hearing was held on August 20,2009. At that public hearing,the full Commission made a determination that our redevelopment is suitable and does in fact qualify for the Development Agreement process. .We • have also completed the pre-application process with the appropriate Commission staff. The pre- application process was very helpful to us, and we appreciate the expertise,time, and effort afforded us from you,the various staff members and departments within the Commission. Therefore, as is the next step,we are now filing the Development Agreement Application submittal package. The following items are submitted herewith: • One original application submittal binder; • Two unbound copies of the application submittal package; • One electronic copy of the application submittal package in PDF format; • Two sets of large(24 x 36) size submittal plans; • Certified List of Abutters from the Town of Yarmouth Assessor's Office; • Three sets of mailing labels for abutters list; and • A check in the amount of Twenty Thousand($20,000)Dollars representing the required filing fee,as waived,made payable to the Barnstable County Treasurer. It is our understanding that Commission staff will review the application submittal • package for completeness. It is also our understanding that within ten(10)days of certification by the Commission that the application submittal package has been deemed complete,the CAPE COD,MA Blue Rock Golf Resort Blue Water Resort Green Harbor Resort Red Jacket Beach Resort&Spa Riviera Beach Resort NORTH CONWAY,NH Fox Ridge Resort Red Jacket Mountain View Resort&Spa Kahuna Laguna Indoor Water Park KrisrySenator4 Chief Regulatory Officer Cape Cod Commission • March 23,2010 Page 2 • Commission will empanel a subcommittee to represent the Commission in crafting the Development Agreement. The subcommittee will also hold a public hearing during the process. As agreed in our conversation of March 18,2010,once the application submittal package is deemed complete,we will submit copies of the completed application to the local boards as required by Section II, Subsection 3 of the Development Agreement Application Attachment 1; and we will forward a Certification of Local Filing to the Commission at that time. As we have worked closely with town officials and town boards in moving forward with this redevelopment, the Town of Yarmouth is fully aware of the regulatory process and of this filing of a Development Agreement application. In addition to the public Notice of Intent mentioned above, a formal televised Design Review Public Hearing was held by the Town of Yarmouth Planning Board on Wednesday,February 3,2010. At that hearing,the Planning Board unanimously voted to approve the project design. Additionally,the concept plans have been publicly presented to the Board of Selectmen on several occasions. A memorandum from the Planning Board to the Board of Selectmen detailing the Planning Board's approval of site design and a letter of support from the Board of Selectmen are submitted herewith as part of the • submittal package. We will continue to work closely with the town as we move through the Development Agreement process with the Commission. We look forward to working with you, the Commission and staff, to achieve a Development Agreement that will be mutually beneficial to the Town of Yarmouth,the Commission, and the Applicant. . Thank you for your time in assisting us with this filing and please let us know if you require any further information. Sincerely, • • (jd17-itt D port, Managing Partner Red Jacket Resorts • • cc: Robert C. Lawton,Jr., Administrator, Town of Yarmouth . • Red Jacket Resorts Redevelopment Application for a Development Agreement Red Jacket Beach Resort and Blue Water Resort Red Jacket Beach LP,Blue Water LP,Edge of the Sea Trust, and Riviera LP TABLE OF CONTENTS APPLICATION AND SUPPLEMENTAL MATERIALS: Tab: 1. Development Agreement Application 2. Project Description and Design Narrative 3. Aerial Photographs of Existing Conditions • Red Jacket Beach Resort • • Blue Water Resort 4. Ownership Records and Legal Description • Red Jacket Beach Resort • Blue Water Resort 5. Massachusetts Historical Commission determination of no significant historic or archaeological resources dated July 20,2009 • Red Jacket Beach Resort • Blue Water Resort 6. Nitrogen Loading Analysis and Calculations by GeoHydroCycle,Inc. • Red Jacket Beach Resort Concept"A"(dated July 29, 2010) • Red Jacket Beach Resort Concept"B" (dated August 03, 2010) • Blue Water Resort(dated July 29,2010) 7. Massachusetts Department of Environmental Protection letters of approval of the hydrogeologic evaluation and authorization for application for an Individual Groundwater Discharge Permit dated March 3,2010 • Red Jacket Beach Resort • Blue Water Resort • Page 1 of 2 • 8. Memorandum from Town of Yarmouth Chairman of the Planning Board regarding determination by the Planning Board that the project meets the Design Criteria of the Town of Yarmouth dated February 22,2010 9. Letter of Support from the Town of Yarmouth Board of Selectmen dated February 24,2010. 10. Certificate of Qualified Applicant *PLANS: RED JACKET BEACH RESORT 11. Conceptual Existing Conditions Plan(Cl) 12. Conceptual Site Layout Plan(C2) 13. Conceptual Drainage Plan(C3) 14. Conceptual Site Lighting Plan(C4) 15. Conceptual Landscape Plan(Ll &L2) 16. Conceptual Architectural Elevations(Al —A7) RED JACKET BEACH RESORT Concept"B" • 17. Conceptual Existing Conditions Plan(C1) 18. Conceptual Site Layout Plan(C2) 19. Conceptual Drainage Plan(C3) 20. Conceptual Site Lighting Plan(C4) 21. Conceptual Landscape Plan(Ll &L2) BLUE WATER RESORT 22. Conceptual Existing Conditions Plan(C1) 23. Conceptual Site Layout Plan(C2) 24. Conceptual Drainage Plan(C3) 25. Conceptual Site Lighting Plan(C4) 26. Conceptual Landscape Plan(Ll &L2) 27. Conceptual Architectural Elevations(Al —A7) *One set of large size(24 x 36)plans are submitted under separate cover for Concept • B ONLY Page 2 of 2 F vi • • o2 BA J' Application Cover Sheet For Commission use only • J Id Cape Cod Commission t -« rt a $ Ear 3225 Main Street PO Box 226 Date Receive ,t. tx°}At rP t ( r *I Barnstable, MA 02630 IFeea($).43 Vii;' lye/fid i �� .5zAkT�1, s'acxus Tel (508)362-3828 Check wo r ` �� :,_, �,. Fax (508)362-3136 -lie No i` •, c '`-y fta< A ) +.;oy.:( •'fi; „10t eta y'�'Y,-MC:•, ' : Y,g Otyl!, S.:v4,e 0 • Type ofApplication(check all that apply) ® Development Agreement Q Two-Party Agreement 0 Three-Party Agreement 0 Project Information * Fee Reduction Grants Project Name: Red Jacket Resorts Redevelopment Fee Waiver Request? 'fix yes 0 no Requested Participating Parties: The Davenport Companies & Cape Cod Commission 6 acres One South Shore Dr., S. Yarmouth Total Land Area Subject to (RJ) Project/Property Location: - (Red Jacket)and Development Agreement: 9.5 acres (BW) Brief Project Description: 291, 301 & 327 South Shore Drive, S. Yarmouth (Blue Water) Include total square footage of proposed and existing development,gross floor area,number of lots existing or to be created,specific uses,description of existing and conditions,as applicable(attach additional sheets If necessary). The project applicant proposes to redevelop both the Red Jacket Beach Resort and the Blue Water Resort through demolition of the existing facilities and the construction of two, modern resort hotels. ' See Attached Project Narrative for specific details of each redevelopment project. Existing zoning of the site and any proposed zoning amendments required by the Development Agreement: Existing zoni na on both sites is the Hotel/Motel Overlay District 2 (HMOD2) and both properties are within a designated Economic Center on the Town of Yarmouth's Land Use Vision Map as adopted. , List the local,state,or federal agencies from which permits or other actions have been/will be filed: Town of Yarmouth: Site Plan Review Approval and Conservation Commission WPA Order of Conditions; Mass DEP Groundwater Discharge .permit: Army rorpct of Rnginpprq NPT/ES f;enpral Cnngtn:rtl on Permit ProposeddurationoftheDevelopmentAgreement: Twenty (20) years OOwner(s)of Record List the following Information for all Involved parcels: Provide copies of each Deed and Purchase and Sale Agreement and/or evidence of leasehold Interest,if applicable,for all involved parcels. Proof of ownership/legal rights for Applicant(s)to proceed with the proposed development must be • documented prior to the Commission deeming any application complete(attach additional sheets if necessary). • Map/Parcel Owner's Name Lot&Plan Land Court Certificate of Thle# Registry of Deeds Book/Page# See Attached Owners of Record for list of Deeds and Certificates of Title. • There ARE/ARE NOT(circle one)court claims pending or completed,involving this property(if yes,please attach relevant information). pa Certification I hereby certify that all Information provided on this application form and in the required attachments is true and accurate to the best of my knowledge. I agree to notify the Cape Cod Commission of any changes on the information provided in this application,in writing,as soon as is practicable. Applicants)Name: Red Jacket Beach LP, Blue Water, LP Tel: (508) 398-2293 Fax: (508) 760-3640 Edge of the Sea Trust, and Rivera, LP Address:c/o she Daven.ort Companies, 20 North Main Street, South Yarmouth, MA 02664 • Signayure:—^r% Date: .4"-ur tr.'ea/0 ii Co-Ap),l • t(s)Nam• N/A • Tel: T— Fax U EAddress: a I cd, Signature: Date: (continued on page 2) I, 0 Certification (continued from page I) • Contact DeWitt Davenport / Paul Rumul Tet (508) 398-2293 Fax (508) 760-3640 The Davenport Companies Address: 20 North Main Street, South Yarmouth, MA 02664 Signature: Date: r Property Owner: See Attached Owners of Record Tel: (508) 398-2293 Fax: (508) 760-3640 1-p pw oz Address: c/o The Davenport Companies, 20 North Main Street. South Yarmouth, MA 02664 eo a Signature: Date: Name: The Davenport Companies Tel: (508) 398-2293 Fax: (508) 760-3640 Address: 20 North Main Street, South Yarmouth, MA 02664 REQUIRED FILING MATERIALS • The following must be attached to the Application Form at the time of its filing: El Certified List of Abutters(unless such items are waived by the Executive Director or his/her designee) . ® A list of abutting property owners within 300 feet of the boundaries of the development site and their addresses. Include both local and off-Cape addresses when applicable. El This list must be formatted in three columns consistent with the Standard Label Format designed to print on Avery Labels#5160. ® List must be certified by the Town Assessor's Office.Note:.Assessor's offices may take up to 10 days to certify an abutter's list. ® If there are more than 50 abutters,applicants must provide three sets of the certified list on self-adhesive labels. E1 Required Filing Fee.A filing fee in accordance with the Cape Cod Commission Schedule of Fees set forth in Chapter A,Enabling Regulations Governing Review of Developments of Regional Impact,in the form of a money order or certified check made payable to the Barnstable County Treasurer. • M A legal description and a recent survey of the land subject to the agreement and the names of its legal and equitable owners. See Attached Owners of Record for list of Deeds and Certificates of Title with legal descriptions attached. El A description of the public capital facilities and private infrastructure and facilities that will serve the development,including who shall provide such capital facilities and infrastructure,the date any new facilities will be constructed,and a schedule to assure capital facilities adequate to serve development are available concurrent with impacts of the development. see Project Description and Design Narrative • CIA description of any reservation or dedication of land and waters for public purposes which may include N/A recreational,conservation,agricultural,aquacultural,and historic purposes,or such other public uses which the Commission specifically approves. 2 (continued on page 3) 41 (continued from page 2) . ❑ Certification that a copy of this application has been filed concurrently with the town clerk,the inspector of buildings,and the municipal agency(ies)before which a permit appplication is ending in the town in which the proposed development is to be located. As 18, 2010°such with will be filed upon confirmation by Commission staff that the Application is complete. ® Certification that the Qualified Applicant has a majority legal or equitable interest in the subject property. ❑ A copy of the Final Environmental Impact Report,certified as adequate by the Secretary of Energy and N/A Environmental Affairs,if required under Sections 61-62h of Chapter 30 of the general laws. ® Additional data necessary to assess the impact of the proposed development as determined by Commis- sion staff at a pre-application meeting. El Attachment 1;Development Agreement Application. see Table of Contents I acknowledge that the failure of the agreement to address a particular permit,condition,term,or restriction shall not relieve myself acting as Qualified Applicant or Participating Party of the necessity of complying with the law governing said permitting requirements,conditions,terms or restrictions. I hereby certify that the answers contained in and information attached to this application form are true and accurate to the best of my knowledge,under penalty of the law. • • Qualified Applicant or Authorized Representative Sign.ture Name(Please Print) l.>'ue Date of Signature The Commission will review your application and notify you by mail of your public hearing on this applica- tion after a determination that this application is complete.You may also call the Commission staff with any questions. Please direct any questions to the Cape Cod Commission (508)362-3828.Complete and return this application by hand-delivery or certified mail to: Clerk,Cape Cod Commission,P.O. Box 226,3225 Main Street,Barnstable,MA 02630. • 3 Application for a Development Agreement Red Jacket Resorts Redevelopment Red Jacket Beach Resort and Blue Water Resort South Shore Drive South Yarmouth, Massachusetts • March, 2010, Revised August 18, 2010 Prepared For: Cape Cod Commission 3225 Main Street P.O. Box 226 Barnstable,Massachusetts Prepared By: Red Jacket Resorts 20 North Main Street South Yarmouth, Massachusetts 02664 • 1 DEVELOPMENT AGREEMENT • RED JACKET RESORTS RED JACKET BEACH RESORT 1 South Shore Drive South Yarmouth,Massachusetts 02664 BLUE WATER RESORT 291,301,327 South Shore Drive South Yarmouth,Massachusetts 02664 PREPARED FOR: Cape Cod Commission 3225 Main Street P.O. Box 226 Bamstable,Massachusetts PREPARED BY: Red Jacket Resorts 20 North Main Street South Yarmouth,Massachusetts 02664 • IN ASSOCIATION WITH: Mettee Planning Consultants Freeman Law Group LLC Attn:Jack Mettee Attn: Peter L.Freeman,Esq. 56 Rutland Street, 86 Willow Street Dover,New Hampshire 03820 Yarmouthport,MA 02675 (603)749-4321 (508)362-4700 TMS Architects Attn: Shannon Alther One Cate Street Portsmouth,New Hampshire 03801 (603)436-4274 Haight Engineering PLLC Attn: Steve Haight,PE P.O.Box 1166 181 Watson Road Dover,New Hampshire 03820 (603)750-4266 G2+1 Attn:Douglas Greiner • 70 New Road Salisbury,New Hampshire 03268 (603)648-6434 • PROJECT DESCRIPTION AND DESIGN NARRATIVE CONTENTS Section Page Section 1.0: Project Narrative 1.1 Executive Summary 5 1.2 Current Description of Each Site 7 1.2.1 Red Jacket Beach Resort 7 1.2.2 Blue Water Resort 8 1.3 Project Description 9 1.3.1 Red Jacket Beach Resort 10 Concept A 1.3.1.1 Introduction 10 1.3.1.2 Zoning 11 • 1.3.1.3 Site Layout 11 1.3.1.4 Parking 12 1.3.1.5 Landscape Design 13 1.3.1.6 Site Lighting 14 1.3.1.7 Stormwater Management 15 1.3.1.8 Wastewater Treatment 18 1.3.1.9 Nitrogen Loading 20 1.3.1.10 Waste Management 22 1.3.1.11 Building Design 23 1.3.1.12 Energy 24 Concept B 1.3.1.13 Introduction 27 1.3.1.14 Zoning 27 1.3.1.15 Site Layout 27 1.3.1.16 Parking 28 1.3.1.17 Landscape Design 29 1.3.1.18 Site Lighting 30 1.3.1.19 Stormwater Management 31 1.3.1.20 Wastewater Treatment 34 1.3.1.21 Nitrogen Loading 36 1.3.1.22 Redevelopment Highlights 39 • • 1.3.2 Blue Water Resort 42 1.3.2.1 Introduction 42 1.3.2.2 Zoning 42 1.3.2.3 Site Layout 43 1.3.2.4 Parking 48 1.3.2.5 Landscape Design 48 1.3.2.6 Site Lighting 49 1.3.2.7 Stormwater Management 50 1.3.2.8 Wastewater Treatment 54 1.3.2.9 Nitrogen Loading 55 1.3.2.10 Waste Management 57 1.3.2.11 Building Design 58 1.3.2.12 Energy 59 1.3.2.13 Redevelopment Highlights 63 Section 2.0: Design Narrative 2.1 Introduction 67 2.2 Red Jacket Beach Resort 67 • 2.2.1 Architectural Design 67 2.2.1.1 Resort Hotel 2.2.1.2 The Cottages 2.2.1.3 Wastewater Treatment Building 2.2.2 Landscape Design 69 2.2.3 Consistency of Design with Design Guidelines for Large 72 Scale Development on Cape Cod 2.3 Blue Water Resort 77 2.3.1 Architectural Design 77 2.3.1.1 Resort Hotel 2.3.1.2 Wastewater Treatment Building 2.3.2 Landscape Design 79 2.3.3 Consistency of Design with Design Guidelines for Large 80 Scale Development on Cape Cod • Section 3.0: Conclusion 86 • 1.0 PROJECT NARRATIVE 1.1 Executive Summary Red Jacket Resorts("Applicant")owns two separate developed parcels along South Shore Drive in South Yarmouth facing Nantucket Sound,both of which contain seasonal resorts and cottage facilities as shown on the aerial photographs under Tab 2 and the attached Existing Conditions Plans for each site,Sheet C-1. One property is known as The Red Jacket Beach Resort and the other property is home to the following three resorts, The Blue Water Resort, The Edge of The Sea, and Riviera Beach Resort. Red Jacket Resorts proposes to redevelop both sites to meet the needs and expectations of today's vacationing family and traveler. Both properties are located within a designated Economic Center on the Town of Yarmouth Land Use Vision Map, as approved and endorsed by the Cape Cod Commission(hereinafter "the Commission").. Both properties are also located the Town of Yarmouth's Hotel/Motel Overlay District 2 (HMOD2)Zoning District. The HMOD2 Zoning District was created with the goal and purpose of providing hotel/motel owners within the district the opportunity to renovate,reconstruct, and/or redevelop their properties by right and to encourage updating and improvement of this important waterfront lodging area. Neither property is listed on any local, state, or historic register; nor is either property located within any local, state, or • national historic district. As indicated in our Fee Waiver Request Application,which was approved by the Commission,we believe that our project is an example of the type of redevelopment that is the goal of both the Town of Yarmouth's Land Use Vision Map and the many aspects of the Regional Policy Plan that direct growth, and in our case redevelopment,to Economic Centers where it is desirable. Many of these tools were put in place as incentives for redevelopment and to streamline the approval process for property owners,which is also among the purposes of the Development Agreement process. We have completed the important steps necessary to prepare and file this Development Agreement Application including a determination from the full Commission at the hearing on our Notice of Intent August 20,2009. Our redevelopment project"is suitable and qualifies for the Development Agreement process". We have also completed the pre-application process with the appropriate Commission staff and relative departments. The pre-application process was very helpful to us and we appreciate the expertise,time, and effort shown to us from the various staff members and departments within the Commission. Based on our meetings with commission staff in each relevant area, our view of how our redevelopment plans are consistent with the Regional Policy Plan is as follows: 1. Land Use—As a redevelopment project that is located entirely within a designated • Economic Center, this project is consistent with the goals and standards within this area. 5 • 2. Economic Development- The redevelopment is located within a designated Economic Center and does not trigger concerns in this area. The upgrades have many positive attributes in regard to economic development. 3. Water Resources- The Applicant has had several meetings with Mass DEP in regard to wastewater treatment. Mass DEP is taking the lead on a technical review and permitting. The DEP has issued two letters that approve the hydrogeological studies for both the Red Jacket site and the Blue Water site as proposed in the Coastal Engineering Hydrogeological Reports of August 2009. 4. Coastal Resources- The Applicant has completed a Coastal Resources Delineations Plan and has received our Determination of Applicability from the Town of Yarmouth's Conservation Commission. Additional details on coastal resources follow in the appropriate section of this application. There is no public access to the beach on either site. 5. Wetlands—Not applicable, see Coastal Resources section. 6. Wildlife and Plant Habitat- as agreed with staff, as a redevelopment,this area is not applicable. • 7. Open Space and Recreation- The redevelopment is located in a designated Economic Center therefore there is no open space requirement. Recreation for guests at the resorts is described in the Project Description. 8. Transportation- The redevelopment does not trigger any transportation minimum performance standards. Staff was satisfied that the only transportation related review would be to insure safe sight distances for vehicular access and safety for the on-site traffic and pedestrian circulation. 9. Waste Management- The Applicant has a comprehensive waste management plan. Information in this area follows in the appropriate section of this application. • 10.Energy- The redevelopment complies with all applicable energy minimum performance standards. Additional information follows in the appropriate section of this application. 11.Affordable Housing- The existing resorts are being redeveloped. There is no increase in the number of guest accommodations or intensity of use. We have discussed with Commission staff our belief that a calculation based on the formula using an increase in square footage was primarily established for retail sectors and is not applicable to a redevelopment such as ours. The redevelopment of these hotels will have a significant community benefit. In addition to wages being higher and more stable,the hotel and • restaurant business will collect a local option tax. This tax currently is six percent on all room sales and three quarter of one percent on meals and beverages sold. These 6 • taxes go to the Town of Yarmouth's general fund and will increase dramatically when the construction is complete as will the base real estate tax which is calculated on an income approach. These benefits will not have an increase on municipal services. No other industry or redevelopment can make such a profound effect on the community. 12. Heritage Preservation and Community Character- There are no historic places, buildings or structures on either site. See Massachusetts Historical Commission determination of no significant historic or archaeological resources dated July 20, 2009 under Tab 5. The Applicant has worked closely with, and had many helpful comments from both the Town of Yarmouth and the Commission in this area. The site layout and design of the buildings are consistent with the two Commission guideline documents in this area: Designing the Future to Honor the Past and Design Guidelines for Large Scale Development on Cape Cod. The Applicant has received"Design Review Approval"from the Town of Yarmouth Planning Board; see attached Planning Board Memo dated February 22,2010. Much more information follows in the appropriate section of this application. This project is an example of the type of redevelopment that is the goal of both Yarmouth's land use vision map and the many aspects of the Regional Policy Plan that direct growth, and in our case,redevelopment to Economic Centers where it is desired. Many of these tools were put into place as incentives for redevelopment and to streamline the process for Towns and property owners. • Details of the current facilities and proposed redevelopment for each site are further described in this application for a Development Agreement. 1.2 Current Descriptions of Each Site 1.2.1 Red Jacket Beach Resort Red Jacket Beach Resort at One South Shore Drive is an approximately 6-acre parcel with an additional approximately 2 acres of beach owned by Red Jacket Beach LP and includes parcels 19 through 20.1 on Map 19 of the Yarmouth Assessor's Map. This property is further described in the Ownership Records and Legal Description under Tab 4. The property faces on Nantucket Sound to the south,borders the Parkers River to the west and a small seasonal residential area to the north. The site is generally composed of: • A two-story hotel structure on the west side of the property that has a footprint of approximately 58,919 square feet (sf) and total area of approximately 104,500 sf, containing 162 guest accommodations, a restaurant and spa, lounge, conference space, offices, indoor and outdoor pools, outdoor grill; including • Four(4) single story cottage units and two (2) two-story buildings on the east side of the property or twelve(12) family accommodations. See Existing Conditions Plan, • Sheet C-1 7 • The property is served by two parking fields one adjacent to the main hotel building which has 140 spaces primarily for guests and a second one behind the cottages with approximately 48 spaces for employees and guests for a total of 188. To the easterly most portion of the property there is also a tennis court for use by hotel guests. The property is accessed via South Shore Drive and an entry road that becomes Pawkannawkut Drive. The hotel property is located in the Town of Yarmouth's Hotel/Motel Overlay District 2 (HMOD2)Zoning District. This zoning district allows hotels/motels by right. To the front of the property stretching approximately from Parkers River to the terminus of South Shore Drive is a Coastal Beach,which will not be disturbed as a result of the redevelopment, as delineated under the Massachusetts Wetlands Protection Act. The beach area is subject to the Velocity Flood Zone(V15),but no part of the hotel or any portion of property is subject to this Zone. The property is within a second resource area, Land Subject to Coastal Flooding. Based on the results of the nitrogen loading study it has been determined that the site now generates 21.8 ppm of total nitrogen. 1.2.2 Blue Water Resort The Blue Water Resort is currently comprised of: The Blue Water Resort, Edge of Sea Resort, and the Riviera Beach Resort and a separate parcel across South Shore Drive with a • parking area and ancillary facilities. The combined resort property is addressed as 291, 301, and 327 South Shore Dive. The combined sites create an approximately 7.4-acre parcel with an additional 3.1 acres of beach area. The property is owned by Blue Water LP, Edge of Sea Trust and the Riviera LP and includes parcels 118 through 126 on the Yarmouth Assessor's Map 26. This property is further described in the Ownership Records and Legal Description under Tab 4. Similar to the Red Jacket,the combined property faces Nantucket Sound to the south, fronts along South Shore Drive and abuts other resort properties to the west and east. The site is generally composed of: • The Riviera Resort which is a two-story hotel structure in three(3) separate buildings with an outdoor pool facility; • The Edge of Sea, located on a narrow property approximately 130-foot wide,which comprises four(4)cottage-like buildings as well as a fifth larger two-story motel-like structure that faces Nantucket Sound. There is an approximately 20-25-foot wide easement over this property that extends from South Shore Drive to the beach that allows beach access to some residents of Wilfin Road; • The Blue Water which comprises five(5)two-story hotel buildings with an outdoor pool facility, cabana bar, and outdoor grill. and • An adjacent lot across South Shore Drive that includes a parking area, small pitch- putt golf facility, a small storage building and a duplex. This lot is not included in the • Notice of Intent and not part of the Redevelopment. See Existing Conditions Plan, Sheet C-1. 8 • The combined hotel resort properties are approximately 120,000 SF with a total of 239 guest rooms, suites and cottages units. The total number of bedrooms at the combined sites is 244. Each of the three resort properties can be accessed from South Shore Drive and each provides parking on site as well as in the adjacent lot across South Shore Drive. The Riviera has 155 spaces, the Edge of Sea has 37, the Blue Water has 51 the parcel across South Shore Drive has 30 totaling 273 for the overall site. There are two (2) coastal resource areas that have been delineated under the Massachusetts Wetlands Protection Act. Coastal Beach stretches in a linear fashion across the front of the site that faces Nantucket Sound. There are also two (2) areas of Coastal Dune—one an isolated feature surrounded by beach and a second that stretches in a linear fashion between the beach and seaward portions of the current Blue Water and Edge of Sea Resort properties. The property is also subject to several flood zones: • Flood Zone V13 along the lower beach, • Flood Zone V8 in front of the current Blue Water/Edge of Sea properties, • Flood Zone All between V13 and the developed portion of the Rivera, • Flood Zone B in a small area on the isolated Coastal Dune, • Flood Zone C fromV8 and extending into the developed portions of the Blue • Water/Edge of Sea properties and a second area that incorporates much of the Riviera property, • Land Subject to Coastal Storm Flowage that extends in a linear fashion across all three properties parallel to South Shore Drive. Based on the results of the nitrogen loading study it has been determined that the site now generates 22.9 ppm of total nitrogen. 1.3 Project Description The Applicant proposes to redevelop both the Red Jacket Resort and the Blue Water Resort through the demolition of the existing facilities and the construction of two, modern resort hotels. At present,while both properties are well maintained,they are very dated when compared to the expectations of today's travelers and tourists. All of the facilities are basically 1950's and 1960's era motel rooms and services. The rooms are small in size and lack amenities. Furthermore, the buildings tend to be one-to-two story sprawling structures each operating on private septic systems. In an effort to stay current with today's traveler expectations as well as building and accessibility codes, the applicant proposes to replace the current facilities with state-of-the-art resorts that will feature larger rooms,updated services and improved amenities. The applicant also proposes to remove the existing septic systems and to construct a private wastewater treatment facility at • each site in compliance with Massachusetts DEP regulations. Hydrogeological reports have been submitted to MA DEP for their review and the area for subsurface leaching has been 9 • identified. See DEP letter of approval dated March 3, 2009 for Red Jacket Beach under Tab 7. 1.3.1 Red Jacket Beach Resort At the Red Jacket site,the Applicant is proposing two options—Option A and Option B. At present, there is a right-of-way(ROW) across the property that extends from Pawkannawkut Drive to South Shore Drive over the current site access way as shown on the Existing Conditions Plans,Sheet C-1. It will be necessary to maintain the legal rights of the adjacent property owners to cross the property in any future redevelopment. Option A represents the preferred alternative and provides a pathway for adjacent residents around the rear of the property to a point on the eastern side of the property at South Shore Drive. This option assumes that the current ROW can be relocated. Should the ROW location need to be maintained at its present location,then Option B would be selected. Both options propose the same building design and footprint location as well as the same site and landscape layout for the western half of the site. They differ only in the site layout on the eastern side of the site. Both Option A and Option B are described below in the Project Description. Two sets of Conceptual Site Plans,one for each option, are attached. Concept A: Landscape Entrance Drive • 1.3.1.1 Introduction In Concept A, the Applicant proposes to redevelop the current Red Jacket Resort site with a modern 4-story hotel building that will occupy a 41,860 sf footprint inclusive of the porches and will be approximately 119,130 sf overall, including all of the porches and decks. This facility is expected to provide 154 guest accommodations and 8 efficiency units for a total equal to the number in the existing facility. The hotel is composed of three major elements in the shape of a "Y"to maximize the views to Nantucket Sound and Parkers River and provide greater operating efficiency and minimize environmental impact. The three elements include a left wing at approximately 252 feet in length, a central core at approximately 154 feet in length and right wing at approximately 307 feet. Since this site is currently developed, it is important for the site layout design to respect the quality of the new building design while at the same time providing a quality experience for the hotel guests and minimizing the impact of the redevelopment to the adjacent neighborhood as well as valuable coastal resources such as the Parkers River. This design challenge must also be cognizant of federal and state regulations as well as local zoning and parking regulations. The buildings will be in compliance with FEMA regulations and the wastewater treatment system will be in compliance with the Massachusetts Department of Environmental Protection(MDEP)under 314 CMR 5.00, including the removal of the existing systems. • 10 . 1.3.1.2 Zoning The Red Jacket Property is located in the Town of Yarmouth's Hotel/Motel Overlay District 2(HMOD2)Zoning District which allows hotels/motels by right(Section 404.2-Yarmouth Zoning Bylaw). The Conceptual Site Layout Plan,Sheet C-2 conforms to the bulk, area and dimensional requirements contained within the Zoning Code. The Applicant has received"Design Review Approval"from the Town of Yarmouth Planning Board. See attached Planning Board Memorandum dated February 22,2010 under Tab 8. 1.3.1.3 Site Layout The major feature of the site will be the 4-story, approximately 48'high hotel building in conformance with the Town of Yarmouth Zoning Bylaw with a footprint of almost 34,000 sf as shown on the Conceptual Site Layout Plan. The design of the hotel is described in detail below. The hotel will be supported by a main parking area of approximately 38,140 sf with 141 parking spaces. A major feature of the site will be a landscaped entrance drive, a curvilinear feature that will provide access from South Shore Drive. This entry drive will allow neighbors of Pawkannawkut access and will terminate at a gracefully designed porte- cochere, is an important welcoming element for the hotel guest. Associated with the hotel building will be two (2) four-unit cottages each 2 ''A stories high (38.5 feet) along South Shore Drive. Each will have a footprint of 2,280 sf. This area will • feature an open lawn play area and a"group use patio"for cottage guests. Nearby, and well screened,will be a 2,100 sf sewage treatment building that is designed to complement the hotel and cottage architecture so that it does not intrude on the guest experience. The cottages will be connected to the main hotel area by a modular paver walkway parallel to South Shore Drive. The proposed redevelopment will not increase the intensity of use at this site. The proposed plan has a total building cover of 15%of the site, complying with the Town of Yarmouth's standard for Maximum Building Coverage of 25%. In addition,the conceptual plan has a total impervious cover of approximately 48.3% easily complying with the town's Maximum Impervious Cover standard of 70%. The proposed condition at the Red Jacket site has almost 5% less impervious cover than the existing condition. In addition,the existing and proposed wastewater design flows will remain the same at 27,620 gallons per day. These design flows are based on the number of existing and proposed bedrooms as well as contribution from the restaurant, lounge and spa for each facility. Finally,the Applicant is proposing a seasonal use redevelopment project, a season that has been in effect for many years with the current development. The Applicant is not intending to convert this project into a year-round use. The Applicant intends to comply with the provisions of MPS CR2.5 with respect to reconstruction on Barrier Beaches. The proposed new structures including the proposed decks along the Barrier Beach will constitute a redevelopment of the current sites and will minimize impacts to coastal resources. • 11 • The front area of the hotel,which faces Nantucket Sound and a sandy beach,will have a number of features and amenities for the hotel guests. One of the primary features will be an outdoor pool ringed by a patio and a deck parallel to the current retaining wall. This feature will be below the top grade of the retaining wall and two-feet above beach grade. Based on Commission staff concerns,the Applicant has reduced the width of the deck from 20 to 12 feet. The Applicant also intends to install a removable decking system that could be removed in the off season or prior to damaging coastal storms, thereby minimizing the impact to beach resources. This decking system will be constructed in a manner that will allow sunlight to pass through as well as to allow for dune migration. In the event of a serious storm,deck panels will be removed and stored in a safe place in order to not adversely affect the natural wave impact and keep any unnecessary debris from being subject to landward migration. Complementing these features will be an outdoor bar and grill with an associated sitting area for guests. All of these features will be connected through a series of strategically placed curvilinear walkways for the convenience of hotel guests. Along Parkers River at the edge of the retaining wall,there will be a series of modular paver patio sitting areas for guests similar to what exists today. A pier and seasonal float that extends into Parkers River will be retained. Near the pier will be an outdoor patio associated with the hotel restaurant. There will also be a patio that will be sized to allow for an occasional event requiring a tent. • Supporting the service needs of the hotel will be a loading area located at the rear of the site. This area will accommodate a number of service vehicles up to a WB-40 truck and will be well screened from hotel guests and adjacent properties. The resort expects delivery vehicles of various sizes in any one day; although more commonly there will be smaller trucks for laundry and food products. More storage inside the building will allow for best practices and increased inventory management. The view shed from all public rights of way will be maintained, if not slightly improved,because of the smaller footprint and larger sideline setbacks. The Applicant is aware of the need to address MPS CR1.4 in order to maintain and enhance views of the ocean and shoreline from public ways,waterways, access points, and existing development. For this particular site, the current views from South Shore Drive to Nantucket Sound near the Red Jacket will remain unchanged from the existing condition to the proposed condition. 13.1.4 Parking The facility in Concept A is supported by two primary parking fields—one adjacent to the main hotel to service hotel customers and another on the northeastern side of the property for staff as shown on the Conceptual Site Layout, Sheet C-2. The main parking area provides 141 spaces while the satellite provides 60 spaces—mainly for staff. An additional 10 parking spaces serve the cottages. There are total of 211 spaces in all compared to 188 in the existing condition. In spite of this increase in spaces,the overall impervious cover will be reduced • from the existing condition. The Plan meets the Town of Yarmouth's parking standard for 12 • the number of spaces. The Plan also meets the town's standard for size of a parking stall which is 10'x 20'. 1.3.1.5 Landscape Design The Red Jacket site will be attractively landscaped in a manner that is consistent with the Cape Cod theme where the landscaping is an integral part of the site and has a close connection to the building and other site elements. See Conceptual Landscape Plan,Sheet L-1. A detailed description of the landscape design is found in the Design Narrative section of this application. This landscape theme is evident in all aspects of the design. All the landscape materials used in the design are characteristic of Cape Cod and have been selected to ensure long term survivability in the harsh waterfront environment. At the site access on South Shore Drive,there will be an entry feature of flowering trees, low stone walls and perennial border plantings. The entry drive has been relocated further east from the existing entry to provide for a long curvilinear feature that will be bordered on each side by deciduous trees. The entry road will go past the 2A story cottages and the 11/2 story sewage treatment plant building on the left and the employee parking on the right. A walkway will be installed along the left side of the entry drive to allow guests in the cottage to walk to the main entrance of the hotel. The entry road will enter into a lawn plaza-like area in front of the porte-cochere. This area • will be planted in a mixture of deciduous and flowering trees as well as a mixed bed of low evergreen ground cover and flowering evergreen shrubs. To the right of the entry will be the building service area that calls for a thick evergreen screen both along the property border and between the delivery area and the main hotel entry. Each of the parking areas and interior or border vegetative plantings will be planted with deciduous and flowering trees to reduce the impact of these impervious areas. The number of trees also complies with the parking lot tree standard of the Town of Yarmouth. Where the parking areas abut properties there will be a mix of evergreen, shrub and perennial plantings for screening. The cottage area will feature two(2)-four(4)unit buildings oriented to Nantucket Sound. In front of these buildings will be a common patio bordered by ground cover and perennial plantings as well as a group of flowering trees at the rear as a frame to a play space for the cottage guests. The adjacent sewage treatment building will be screened by evergreens from the guest cottages. In the main outdoor activity area in front of the hotel facing Nantucket Sound there will be groupings of small lawn areas highlighted by annual beds and areas of low evergreen ground cover with flowering evergreen shrubs. • 13 • 1.3.1.6 Site Lighting Site lighting is an important component of the overall design. The attached Conceptual Site Lighting Plan, Sheet C-4,indicates the location of each of the site lighting fixtures as well as the contours for foot candle ranges. The overall lighting plan is intended to complement the buildings and landscaping while providing sufficient lighting for both vehicular and guest safety. All fixtures will be metal halide with full cut-off features. Although the final fixtures have yet to be finalized,the images provided as part of this narrative provide a good representation of the type of fixtures to be selected. The Site Lighting Plan provides a photometric contouring of the light intensity using the measure of foot candles. The Statistics Matrix on the Conceptual Site Lighting Plan provides details of the sight lighting intensity by areas on the site such as in the parking areas and near the cottages. The highest projected foot candle(fc) is 8.7 under the canopy for the porte-cochere. This level of lighting is intended to ensure that guests entering the hotel in the evening have sufficient lighting for safety and convenience. The foot candle intensity drops off quickly and just outside the canopy it drops to between 2 and 4 fc's. The lowest fc measure is on the north side of the site adjacent to the boundary where the portions of the main parking field and satellite parking are located. There are several places where the lighting on site reaches 6 fc's, such as near the site entrance where good lighting is important for proper guest visibility and near a few parking • area light poles where lighting will have slightly higher intensity. On average the foot candle intensity ranges from 4.0 under the canopy to 0.8 along the right(north) side of the site. Where the site abuts adjacent properties there is no spillage from the light fixtures and foot candle intensity is at 0.0 foot candles Access Drive and Street Lighting FI There will be 32 lighting fixtures along the entry drive and within the parking lots which will be approximately 20 feet high. These lights will be approximately 22,000 lumens and have a classic but modem style and will have similar features to the building lights to ensure a consistency in design. These fixtures will complement the ."' u building architecture which will also have modem styling with classic Cape Cod s'` vernacular elements. These fixtures will direct light downward to avoid any spillage Ring laterally and above the fixture. ztarainyc- Building Lighting The 13 visible lighting fixtures proposed for the building will be attached at approximately 7-9 feet above finished grade. Similar to the parking area lights, these also have a modem but classic style that will complement the t building architecture. These fixtures will provide approximately 4000 lumens that will direct downward to avoid any spillage laterally and above • the fixture. The building lights will be attached to the building in appropriate 14 • locations to ensure there is enough lighting for the safety of the guests and will also be coordinated with the pedestrian level lighting located along the walkways of the resort. Another 31 fixtures will be in porch ceilings illuminating the immediate ground/porch level area which will highlight the architecture and add to the ambience of the guest experience. Pedestrian Lighting Bollard lighting, approximately 4-feet high,will be provided for pathways and :arra tits; areas close to the ocean front. There will be 26 of these low fixtures which will US supply approximately 660 lumens. These fixtures will provide adequate lighting to ensure safe walking by guests while minimizing any potential light pollution. -.kr The simple style will blend well with the overall building architecture and quality of the site landscaping. There will also be 4 pole fixtures near the pool that will "fit 2 • be similar in design to the parking area pole lights. ,f 1.3.1.7 Stormwater Management The total impervious cover of the proposed Red Jacket Beach redevelopment project is approximately 169,737 sf or 60±%of the site, including all buildings,parking areas,walkways, patios and the access drive. Based on the table below,the proposed condition will have approximately 4% less impervious cover than the current condition with the open space increasing by over 4,000 s.f. • Existing and Post Reconstruction Impervious Cover--Red Jacket Beach Resort Impervious Cover By Cover Type Existing s.f Proposed Item _ +/- % s.f.+/- Total Area 351,630 351,630 Impervious Cover 182,812 52.0% 169,737 48.3% Building 58,919 16.8% 41,860 11.9% Parking&Drive Areas _ 94,358 26.8% 107,053 30.5% Walks, Paths, Patios, Pool 29,535 8.4% 20,824 5.9% Green Space/Open Space 100,082 28.7% 114,119 32.4% Beach 67,774 19.3% 67,774 19.3% The Commission staff also asked the Applicant to provide a similar breakdown in the change in impervious cover for the barrier beach area as determined by Massachusetts DEP and delineated on the Resource Delineation Plan, SKC-1, for Red Jacket Beach prepared by Coastal Engineering Company, Inc.. • 15 • Based on the tables below,it would appear that the amount of impervious cover on the Barrier Beach at the Red Jacket in the reconstructed condition would decrease by about 1.5%over the current condition. Existing and Post Reconstruction Impervious Cover—Barrier Beach Area Red Jacket Beach Resort Impervious Cover By Cover Type Existing Proposed Item s.f+/- % s.f.+/- Barrier Beach Area 243,776 243,776 Impervious Cover 118,560 48.6% 114,818 47.1% Building 48,560 19.9% 29,841 12.2% Parking& Drive Areas 50,698 20.8% 58,446 24.0% Walks, Paths, Patios, Pool 19,302 7.9% 26,531 10.9% Green Space/Open Space 57,442 23.6% 61,184 25.1 Beach 67,774 27.8% 67,774 27.8 • All stormwater generated at this site from these impervious surfaces will be discharged directly on the site and there will be minimal if any runoff discharging to any adjacent properties or roadways. The final design is intended to accommodate the 25-year frequency storm for storm sewers and a 50-year frequency storm for culverts as per the Town of Yarmouth standards for drainage. . It is expected that the untreated surface flows for storms exceeding the 25-year storm will be accommodated by the various stormwater BMP's as noted on Conceptual Drainage Plan, Sheet C-3. In particular, the specifically noted stormwater infiltration areas will be sized on the final engineered site plans to be consistent with MPS CR3.3. During construction the applicant will implement a stormwater and erosion control plan that will prevent any erosion or stormwater from running off the site. This will be accomplished through a plan that will include the use of stormwater and erosion control best management practices as necessary to capture and treat stormwater runoff. Erosion control fencing will be employed around the perimeter of the site to capture any stormwater sediments. These and similar features will be maintained throughout the construction process. Further explanation of the stormwater management and control process during construction is highlighted on Typical Detail Sheet, C-5. For permanent stormwater management the applicant proposes to implement a plan using a series of Low Impact Design(LID)Best Management Practices as shown on the Conceptual Drainage Plan, Sheet C-3. All stormwater will be directed to these LID's through proper grading of the site. • Conceptually, these will include: 16 • • Pervious pavement, • Stormwater infiltration areas (such as rain gardens), • Tree filter areas, and • Pervious concrete walkways at grade The applicant does not intend to use any site fixtures such as curbing that impede the path of the stormwater. For example,the main parking field will be graded toward the tree filter areas as well as the pervious pavement proposed for the parking areas along the South Shore Drive Boundary of the site as shown on the Conceptual Drainage Plan,Sheet C-3. All rooftop runoff will be discharged directly to the grass areas adjacent to the hotel through a series of downspouts to minimize the concentration of stormwater at any one location. The following is description of how the LID's will be employed for the proposed project. Stormwater Infiltration Areas These will be constructed basins located within the grassed areas adjacent to the parking fields, on one part of the hotel lawn area near Parkers River and near the front entrance on the site. See the Conceptual Drainage Plan,Sheet C-3. These infiltration areas will be designed to capture and infiltrate runoff directly into the groundwater and will be planted with appropriately selected plants to ensure long-term survival. These basins will be properly sized and coordinated with the Landscape Plan once a final Drainage Study is • completed. Tree Filter Areas These are proposed for several areas including in the main parking field as well as a location near the access to Kearsarge Road as shown on the Conceptual Drainage Plan. These areas will be constructed in such way as to capture adjacent stormwater runoff and provide direct infiltration. Pervious Pavement Pervious pavement will be employed in various locations within each of the parking areas as shown on the Conceptual Drainage Plan to capture all stormwater generated in those areas. The flow arrows on the Plan conceptually illustrate the direction of flow of the stormwater. Pervious pavement will only be used in the areas used for parking spaces and not the travel way. Pervious Concrete Pervious concrete will be employed at the site for an at grade walkway that parallels the access road from the cottages to the hotel. This feature directly captures stormwater from the roadway as well as some from adjacent impervious pavement surfaces. • 17 • The Applicant expects to maintain the pervious surfaces that are designed for stormwater infiltration so that they will provide a long-term infiltration function. The Applicant will prepare an operation and maintenance plan and schedule that will be sent out with the construction bid documents. The details of this plan will be prepared upon completion of the final site plans and will also be contingent upon the specifications and nature of the specific pervious products selected for each site. The Applicant is committed to implementing such a plan upon completion of site construction. Separation to Groundwater The Applicant expects to comply with MPS CR3.4 with respect to ground water separation. Based on the most current available data, it is the professional opinion of our consultants that we will be able to meet the three (3) foot separation guideline. We believe that the proposed improved stormwater management design in the Concept Plans will provide a significant improvement in managing stormwater runoff. The final engineered stormwater management system will be submitted to the Commission upon completion of the final engineered site plans which will provide a system design that achieves a 3-foot separation from groundwater. Once detailed survey and engineering data become available, the Applicant will proceed with final engineered site plans. At that time, should it be determined that we will be unlikely to meet this standard,we would like to request Commission staff be appointed to rule on a request for minor modifications to the site plans, including • adjusting the separation distance to less than three(3) feet,but no less than 1.5'. 1.3.1.8 Wastewater Treatment Wastewater Treatment Plant The applicant proposes to construct up to 162 guest accommodations for the Red Jacket Beach redevelopment project. It is anticipated that the cottages will have eight(8) accommodations with the remaining 154 accommodations in the proposed main building of the hotel. To be consistent with the wastewater demand calculated in the hydrogeological study prepared for the site, it is anticipated that the water flow will be 27,620 gallons per day with 162 guest accommodations as well as a restaurant, lounge and spa. (Figures and uses derived from Hydrogeologic Evaluation, the Red Jacket Resort,August, 2009 and Nitrogen Loading Analysis,July 29, 2010.) Given this demand a state-of-the art sanitary wastewater treatment plant will be required on the site. The treatment system and the discharge will be regulated under 314 CMR 5.00,MDEP,Division of Water Pollution Control and operated in accordance with conditions of a permit through the Groundwater Discharge Permit Program. See DEP letter dated March 3,2010 for Red Jacket Beach under Tab 7. The Applicant is well aware of the tidal influence with respect to groundwater and will design and construct the proposed treatment plant in accordance with all permits required by the state including permits for the Wastewater Treatment System and associated Groundwater Discharge • Permit. 18 • It is anticipated that the treatment building will be a 11/2 story structure located between the Cottages and the main parking field for the hotel. It is anticipated that the soil absorption system will be located under the main parking field. See Conceptual Site Layout, Sheet C- 2. To determine the potential impacts of the wastewater flows from the proposed redevelopment project,the applicant commissioned a hydrogeologic evaluation by Coastal Engineering Co., Inc. for the site. This study involved: • An analysis of the subsurface soil and groundwater conditions based on soil borings and sampling from groundwater monitoring wells resulting in information on subsurface stratigraphy, aquifer characteristics and groundwater flow; • Developing a conceptual model of the groundwater flow system at the site by evaluating the regional geology and site hydrogeology; • Establishing baseline groundwater quality with respect to key parameters; • Identifying potential down gradient receptors such as Parkers River and any nearby wetland resource areas; and • Evaluating the effects on the site hydrogeology due to flow from a proposed leaching system—"mounding analysis". This study concluded the following: • • The proposed Soil Absorption System(SAS)will be located outside the Zone II Wellhead Protection Areas of the Yarmouth public water supply wells. • Groundwater was determined to flow from the northeast toward the south and west (Parkers River and Nantucket Sound) • There are no private wells or freshwater wetland resource areas located down gradient of the groundwater flow direction projected from the leaching facility. • Based on mounding projections the maximum height predicted for the peak flow rate was 0.604 feet below the proposed location for the leaching field. The SAS will be designed so that sufficient separation is maintained between the bottom of the SAS and the top of the mounded water table. • The wastewater treatment system will provide for enhanced biological treatment and denitrification of wastewater. • The subsurface hydrogeologic conditions will contribute to the dispersion and dilution of the treatment plant effluent, ensuring that there is no significant adverse effect to the down gradient surface water or groundwater quality. Based on these study findings, it was concluded that the operation of a sanitary wastewater treatment plant with subsurface disposal will produce treated sewage effluent that will have no adverse impact to the environment and/or public health and safety. Operation during Significant Storm Event • The Applicant intends to design and construct the SAS system at this site in a manner that will allow proper functioning of the system during all weather conditions,including a 100-year storm 19 • event. However,in spite of such design objectives,it is difficult to predict what impact an individual such storm might have on these systems. Opportunity for Yarmouth to Assume Ownership and Maintenance The Applicant intends to design and construct a wastewater treatment facility at this site that is compliant with state standards and regulations and consistent with MPS standards WR6.1 and WR6.5 (opportunity to assume ownership and maintenance provided to Town of Yarmouth.) It is our understanding that the Town of Yarmouth does not intend to extend a town sewer line to South Shore Drive anytime in the near future. Should the town wish to take over the private treatment facilities on this site, the Applicant will negotiate with the town in good faith in an attempt to satisfy WR6.5. 1.3.1.9 Nitrogen Loading The nitrate loading calculation was accomplished using the method for nonresidential properties as outlined in the Cape Cod Commission 1992 Bulletin 91-101, entitled Nitrogen Loading. This method is based on property usage expressed in square feet of land use and wastewater discharge flow. Property land uses include: roof area,paved surfaces, lawns and natural spaces. Under the existing conditions the Red Jacket Beach Resort relies on a conventional Title 5 • wastewater treatment system,while the proposed development will require a wastewater treatment plant which will significantly lower nitrate nitrogen. Analysis/Results Existing Conditions Based on current estimates of land area from CAD files prepared by Costal Engineering, Inc., under the existing conditions,the Red Jacket Beach Resort is made up of the following land use/land cover areas: Existing Land Use Cover—Red Jacket Beach Resort Item Existing s.f+1- % Total Area 351,630 Impervious Cover 182,812 52.0% Building 58,919 16.8% Parking& Drive Areas 94,358 26.8% Walks, Paths, Patios, Pool 29,535 8.4% Green Space/Open Space 101,044 28.7% • Beach 67,774 19.3% 20 • For purposes of the Commission nitrogen loading calculations these areas were aggregated into the following categories: Land Use Area(sf) Lawn/Natural Area(green/open space): 101,044 Beach: 67,774 Paved Surfaces(parking, etc.): 94,358 Walks,Patios, Paths &Pool: 29,535 Building(Roof)Area: 58.919 Total 351,630 Wastewater flow for the existing conditions was calculated based on the number of bedrooms,restaurant, lounge and spa,and a Title 5 rate of 110 gallons per day per bedroom, for a total of 27,620 gallons per day. Based on these land uses and wastewater flows,the total nitrogen loading for the existing Red Jacket Beach Resort is 21.8 milligrams per liter (mg/L)or parts per million(ppm). Proposed Conditions Based on current estimates of land area from CAD files,under the proposed redevelopment conditions,the Red Jacket Hotel is made up of the following land use areas: Post Reconstruction Impervious Cover--Red Jacket Beach Resort Proposed Item s.f.+/- % Total Area 351,630 Impervious Cover 169,737 48.3% Building 41,860 11.9% Parking& Drive Areas 107,053 30.5% Walks, Paths, Patios, Pool 20,824 5.9% Green Space/Open Space 114,119 32.4% Beach 67,774 19.3% These were aggregated as follows for the nitrogen loading calculations: Land Use Area(sf) Lawn/Natural Area(green/open space): 114,119 Beach: 67,774 Paved Surfaces(parking, etc.): 107,053 Walks, Patios, Paths &Pool: 20,824 • Building(Roof)Area: 41.860 Total 351,630 21 • Wastewater flow for the proposed redevelopment conditions was calculated based on the same number of guest accommodations in the existing condition as well as similar amenities and a Title 5 rate of 110 gallons per day per bedroom for a total of 27,620 gallons per day. Based on these land uses and wastewater flows, the total nitrogen loading for the proposed Red Jacket Beach Resort is 6.6 ppm. See attached letter and calculations from GeoHydroCycle,Inc. dated July 29,2010 under Tab 6. 1.3.1.10 Waste Management This Section applies to both Concepts A and B. Hazardous Waste The Applicant knows of no known hazardous waste on this site including any radioactive materials. The Applicant intends to comply with any local or state regulations with respect to management of hazardous materials during demolition/construction and operations of the facilities. The Applicant will prepare a waste management plan including a list of the proposed building and construction materials that will be forwarded to the Commission. This plan will detail how the demolition and construction wastes will be recycled and/or disposed of. In particular,any unused pool chemicals will be transferred to the other resort facility which will remain operational while the subject resort is redeveloped. Any common wastes such as TV's, computer monitors, and florescent bulbs will be properly recycled or disposed at an approved waste facility. • In addition, all operations at the redeveloped sites will be limited to the use,treatment,and/or storage of household quantities as defined in the 2009 RPP which is any combination of or all of the following • 275 gallons or less of oil on site at any time to be used for heating of a structure, or to supply and emergency generator; and • 25 gallons or equivalent dry weight,total, of hazardous material(s) on site at any time, excluding oil for heating a structure or to supply and emergency generator; and • A quantity of Hazardous waste generated at the very small quantity Generator level as defined in the Massachusetts Hazardous Waste Regulations, 310 CMR 30.000 and which is accumulated or stored in 55 gallons or less at any time on the site. Further, the Applicant will be a VSQG of hazardous waste(i.e florescent bulbs, Computer monitors,pool chemicals) as per MA Hazardous Waste Regulations 310 CMR 30.000 and therefore will meet the requirements of WM 1.5. Solid Waste Management The Applicant will recycle solid waste, construction and demolition debris and recyclables generated from the demolition activities at both sites in accordance with MPS WM 2.1,2.2 and 2.3 as well as local and state solid waste management policies and programs. The proper • management of this waste will be documented in a plan and an agreement to be incorporated in bid documents between the Applicant and the selected solid waste contractor for management 22 • and disposal of demolition debris. As part of this waste management plan the Applicant will include a layout of the proposed building which will show adequate space for the storage, processing, and handling of recyclable materials, including but not limited to, cardboard and office paper. The draft language, including the layout plan of this agreement,will be submitted for Commission review and approval prior to the bid documents being released. With respect to food waste, the type of development proposed by the Applicant is very different from a supermarket or similar such uses which tend to have a substantial amount of food waste. The proposed resort hotels will have associated restaurants where the food is prepared to order in controlled portions. Therefore,the amount of waste is minimal and MPS WM2.4 with respect to food waste is not applicable. 13.1.11 Building Design This Section applies to both Concepts A and B. The overall theme of the building design for the hotel and accompanying cottages is to create a style that is respectful of the Cape Cod vernacular architecture and complementary with the neighborhood. A full description of the building design is found in the Design Narrative below and all building elevations and drawings are found on drawing Sheets Al-A7.Taken together, the building elements provide a lighter mass than the existing hotel and take advantage of the linear shape of the building lot. While each of the three wings has • distinctive design elements,they are tied together with common details such as the second floor balconies and ground floor porch elements. The building is composed of three vertical elements—base,middle and roof. The overall size of the building is broken up by variations in the facade as described in more detail in the Design Narrative as well as vertical variations. • The base consists of such common elements as a covered porch which differs in depth and provides a signature design element. • The middle portion provides a change in the architecture with protrusions that help create depth to provide variation along the longitudinal aspect of the wings. The rhythm of the window openings is intended to mimic houses in the area to minimize the architectural impact of the building. There are also subtle changes in the window pattern and spacing, adding another level of detail. • The roof portion of the hotel incorporates the fourth floor area which helps to reduce the overall size and allows the visual aspect of the building to achieve a perceived shorter building height. The main roof shape is a modified pitch roof. Gambrel style elements and shed elements help to create an intermediate scale within the overall roof element as well as create the functional "room"spaces needed on the interior. These elements create a movement between roof plane and wall plane, typical of New England and Cape Cod • architecture. Overall, the roof design provides a pleasing aesthetic quality to the building. 23 • The hotel will also include a restaurant,conference area and indoor and outdoor pools. The exterior grounds will include patios and a boardwalk along the front property adjacent to the beach. A loading and service area will be located to the rear of the hotel building that will be screened from the adjacent properties. The site will also contain a sewage treatment plant that will consist of an above ground service building and below ground leaching facility that will treat all of the waste generated by this facility on-site. The design with gambrel style, canopies and details complements both the Hotel and Cottages. 1.3.1.12 Energy This Section applies to both Concepts A and B. Greene Energy Consultants, LLC (GEC)has reviewed the preliminary design for the Red Jacket Resort projects and the Cape Cod Regional Policy Plan; Energy(E)Minimum Performance Standards impacts on the proposed development. Based on a pre-application meeting September 3, 2009,the Commission has agreed to waive requirement 1.2 "Energy Star" since the proposed development does not meet the criteria for EPA Energy Star evaluation. With this waiver Red Jacket Resorts Redevelopment can comply with the Minimum Performance Standards 1.1 - 1.6 by supplying 10%of the site electrical energy consumption from an on-site renewable energy source. It was also agreed that the requirement only applies to the increase in project square • footage minus the 10,000 square foot per site allowance. The proposed redevelopment project will consume approximately the same quantity of electricity after redevelopment and that demand is used as the baseline of the energy study. With modern construction practices and the selection of energy efficient products(LED lighting,premium efficiency A/C, etc.), it is highly likely that the quantity will be less than the existing condition. Planning for on-site renewable energy production should have the capacity(space)to install the quantity proposed, although smaller systems are under consideration so that the system can be sized to actual conditions. GEC estimates that approximately 52,000 kWh per year will have to be generated by on-site renewable energy. There are three possible sources of this electricity; • Photovoltaic (PV) • Wind, or • A combination of both. A 50 kW PV solar array will meet the demands of the entire development. See table below for a detailed breakdown by existing site(s). This project will require approximately 6,567 sf of unobstructed south oriented or flat roof area. Review of Energy Requirements of the Regional Policy Plan E1.1 —Redevelopment Energy Audit • Does not apply since the existing structures are being entirely demolished and replaced with new structures that will be built to the standards of all applicable codes. 24 • E1.2—Current Energy Star Certification Engineers Guidelines for Energy Star have been reviewed and the existing energy and site features have been inserted into Portfolio Manager the Energy Star tool. If the new development operates with similar occupancy rates and guest schedule,the development will not qualify as in the Hotel/Hospitality building type. To qualify the average annual occupancy must exceed 45%. The current occupancy rates are approximately 57% for half a year. Therefore, the buildings will not receive an Energy Star rating and cannot comply with this requirement. Based on a discussion with the Cape Cod Commission on September 3, 2009, it was determined that this requirement be waived since the redevelopment project will be built to or exceed current building codes. E1.3 —ASHRAE/LEED Standards The site can easily be constructed in compliance with ASHREA 90.1-2004 or ASHREA 90.1- 2007 without a negative impact to the project economics. E1.4—Multi-Family Since this is not a multi-family development this policy does not apply. E1.5 —Zero Chlorofluorocarbon(CFC)based Refrigerants There are a number of non-cfc alternatives available on the market as substitutes. This requirement can be met. • E1.6—On-Site Renewable Energy Generation The Cape Cod Commission will require On-Site Renewable Electric Energy Generation based on the increase in building occupied square foot minus the 10,000 sf allowances. This is calculated to be approximately 80,000 sf. For purpose of this calculation,it assumed that the new site will consume the same quantity of kWh as the existing site based on the improved construction practices. The baseline for calculating the percentage of on-site renewable electricity is 520,000 kWh per year for both developments. Complying with base requirement of supplying 10% of the baseline electricity will require on-site generation of 52,000 kWh per year. A 50 kW solar array will meet this requirement. • 25 • Detail Renewable Energy Table Additional SF Project Subject to CCC Jurisdictional Percent Generated by Average Solar PV Development Annual kWh 10% Red Jacket Resort 279,303 27,930 Blue Water 157,617 15,762 Rivera 82,480 8,248 Total 519,401 51,940 Development Cost Avoidance Solar kWh @$0.20/kWh 10% Red Jacket Resort $5,586 Blue Water $3,152 Rivera $1,650 Total $10,388 Development Solar Size kW 10% Red Jacket Resort 26 Blue Water 15 Rivera 7 Total 48 Development Solar Size SQFT 10% • Red Jacket Resort 3,532 Blue Water 1,993 Rivera 1,043 Total 6,567 Development Solar Installed Cost 10% Red Jacket Resort $205,909 Blue Water $116,501 Rivera $59,605 Total $382,015 Development Solar Rebate 10% Red Jacket Resort $84,827 Blue Water $49,622 Rivera $27,220 Total $161,669 Development Solar Net Cost 10% Red Jacket Resort _ $121,082 Blue Water $66,879 Rivera $32,386 Total $220,347 • 26 • Concept B: Mid-Site Entrance 1.3.1.13 Introduction As an alternative layout, the project Applicant proposes to redevelop the current Red Jacket Resort site with the same modem 4-story hotel building as proposed for Concept A. The building will have the same area, shape,number of rooms and architectural style. Concept B provides for a 24-foot wide entry roadway at South Shore Drive that extends to Pawkannawkut Drive as it exists today. This access allows for vehicular and pedestrian access not only to the Red Jacket Resort,but also to the adjacent neighborhood to the north of the subject site. Like Concept A, the site layout design will respect the quality of the new building design while at the same time providing a quality experience for the hotel guests and minimizing the impact of the redevelopment to the adjacent neighborhood as well as valuable coastal resources such as Parkers River. This layout will conform to all federal and state regulations as well as local zoning and parking regulations. The buildings will also be in compliance with FEMA regulations and the wastewater treatment system will be in compliance with the Massachusetts Department of Environmental Protection(MDEP) under 314 CMR 5.00, including the removal of the existing systems. • 1.3.1.14 Zoning Like Concept A, this revised concept is located in the Town of Yarmouth's Hotel/Motel Overlay District 2 (HMOD2)Zoning District. The Conceptual Site Layout Concept"B", Sheet C-2 conforms to the bulk, area and dimensional requirements contained within the Zoning Code. Should this option be selected, the Applicant would need to seek a"minor site modification"approval from the Town of Yarmouth Planning Board for the previously approved Conceptual Plan, Option A. 1.3.1.15 Site Layout Like Concept A,the major feature of the site will be the 4-story, approximately 48'high hotel as shown on the Conceptual Site Layout Plan,Sheet C-2. The design of the hotel is summarized above in the Building Design Section for Concept A-1.3.1.11. The hotel will be supported by a main parking field of approximately with 109 parking spaces. The site will be characterized by a landscaped access drive from South Shore Drive which will connect to an entry drive ending at a gracefully designed porte-cochere, an important welcoming element for the hotel guest. Also like Concept A, there will be two (2) four-unit cottages each 2 /2 stories high(38.5 feet) along South Shore Drive. Each will have a footprint of 2,280 sf. This area will feature an open lawn play area and a"group use patio"for cottage guests. Nearby, and well screened, • will be a 2,100 sf sewage treatment building that is designed to complement the hotel and cottage architecture so that it does not intrude on the guest experience. The cottages will be 27 • connected to parking areas and other areas of the site by a series of modular paver walkways. They will be connected to the main hotel area by a walkway that will cross the entry drive and continue to the main entrance. Like Concept A, Concept B will not increase the intensity of use at this site. The proposed plan has a total building cover of 15%of the site, complying with the Town of Yarmouth's standard for Maximum Building Coverage of 25%. In addition,the proposed conceptual plan has a total impervious cover of approximately 60% complying with the town's Maximum Impervious Cover standard of 70%. The proposed condition for this Concept has almost 5% less impervious cover than the existing condition. In addition,the existing and proposed wastewater design flows will remain the same at 27,620 gallons per. These design flows are based on the number of existing and proposed bedrooms as well as contribution from the restaurant, lounge and spa for each facility. Finally,the Applicant is proposing a seasonal use redevelopment project,a season that has been in effect for many years with the current development. The Applicant is not intending to convert this project into a year-round use. The Applicant intends to comply with the provisions of MPS CR2.5 for Concept B with respect to reconstruction on Barrier Beaches. The proposed new structures including the proposed decks along the Barrier Beach will constitute a redevelopment of the current site and will minimize impacts to coastal resources. • The front area of the hotel,which faces Nantucket Sound and a sandy beach,will have the same features and amenities as Concept A since this part of the site layout will remain unchanged. A full description of these features is located above in Section 1.3.1.3, Site Layout. In summary there will be an outdoor pool ringed by a patio and a 12-foot wide removable deck parallel to the current retaining wall. There will also be an outdoor bar and grill with an associated sitting area for guests. All of these features will be connected through a series of strategically placed curvilinear walkways for the convenience of hotel guests. Along Parkers River at the edge of the retaining wall there will be a series of modular paver patio sitting areas. A pier and seasonal float that extends into Parkers River will be retained. Near the pier will be an outdoor patio associated with the hotel restaurant. There will also be a patio that will be sized to allow for an occasional event requiring a tent. Like Concept A,there will be a loading area located at the rear of the site. This area will accommodate a number of service vehicles up to a WB-40 truck and will be well screened from hotel guests and adjacent properties. The view shed from all public rights of way will be maintained,if not slightly improved,because of the smaller footprint and larger sideline setbacks. The current views from South Shore Drive to Nantucket Sound will remain unchanged from the existing condition to the proposed condition. 1.3.1.16 Parking Concept B is supported by three primary parking fields—one adjacent to the main hotel to • service hotel customers, a second east of the access road and a third on the northeastern side of the property for staff as shown on the Conceptual Site Layout Concept B, Sheet C2. 28 • The main parking area provides 109 spaces while the other two parking fields account for remaining 92 spaces. The satellite lot provides 65 spaces—mainly for staff. There are a total of 201 spaces compared to 188 in the existing condition. In spite of this increase in spaces, the overall impervious cover will be reduced from the existing condition. The Plan meets the Town of Yarmouth's parking standard for the number of spaces as well as town's standard for size of a parking stall--10'x 20'. 1.3.1.17 Landscape Design Like Concept A, Concept B will also be attractively landscaped in a manner that is consistent with the Cape Cod theme where the landscaping is an integral part of the site and has a close connection to the building and other site elements. See Landscape Plan Concept"B", Sheet L-1. A detailed description of the landscape design is found in the Design Narrative section of this application. This landscape theme is evident in all aspects of the design. All the landscape materials used in the design are characteristic of Cape Cod and have been selected to ensure long term survivability in the harsh waterfront environment. At the site access on South Shore Drive,there will be an entry feature of deciduous trees, low stone walls and perennial border plantings. The site entry road will be approximately where the current site entry is and will pass between the major parking fields. This road will be tree lined with Regal Prince Red Oaks with low evergreen plantings at the corners marking the entry access to the hotel entrance. A 5-foot wide walkway will be installed along the east • side of the entry drive to allow resident access through the site. Like Concept A,the entry road will enter into a lawn plaza-like area in front of the porte- cochere at the hotel entrance. This area will be planted in a mixture of deciduous and flowering trees as well as a mixed bed of low evergreen ground cover and flowering evergreen shrubs. To the right of the entry will be the building service area that calls for a thick evergreen screen both along the property border and between the delivery area and the main hotel entry. Each of the parking areas and interior or border vegetative plantings will be planted with deciduous and flowering trees to reduce the impact of these impervious areas. The number of trees also complies with the parking lot tree standard of the Town of Yarmouth. Where the parking areas abut adjacent properties there will be a mix of evergreen, shrub and perennial plantings for screening. The cottage area will feature two (2)-four(4)unit buildings oriented to Nantucket Sound. In front of these buildings will be a common patio bordered by ground cover and perennial plantings as well as a group of flowering trees at the rear as a frame to a play space for the cottage guests. The adjacent sewage treatment building will be screened by evergreens from the guest cottages. In the main outdoor activity area in front of the hotel facing Nantucket Sound there will be 411 groupings of small lawn areas highlighted by annual beds and areas of low evergreen ground cover with flowering evergreen shrubs. 29 • 1.3.1.18 Site Lighting Site lighting is an important component of the overall design. The attached Conceptual Site Lighting Plan Concept B, Sheet C-4,indicates the location of each of the site lighting fixtures as well as the contours for foot candle ranges. The overall lighting plan is intended to complement the buildings and landscaping while providing sufficient lighting for both vehicular and guest safety. All fixtures will be metal halide with full cut-off features. Although the final fixtures have yet to be finalized, the images provided as part of this narrative provide a good representation of the type of fixtures to be selected. The Site Lighting Plan provides a photometric contouring of the light intensity using the measure of foot candles. The Statistics Matrix on the Conceptual Site Lighting Plan Concept B provides details of the sight lighting intensity by areas on the site such as in the parking areas and near the cottages. The highest projected foot candle (fc) is 14.5 under the canopy for the porte-cochere. This level of lighting is intended to ensure that guests entering the hotel in the evening have sufficient lighting for safety and convenience. The foot candle intensity drops off quickly and just outside the canopy, it drops to between 2 and 2 fc's. The lowest fc measure is on the north side of the site adjacent to the boundary where the portions of the main parking field are located. There are several places where the lighting on site reaches 7-8 fc's, such as near the site • entrance where good lighting is important for proper guest visibility and near a few parking area light poles where lighting will have slightly higher intensity. On average the foot candle intensity ranges from 14.0 under the canopy to 0.8 along the right(north) side of the site. Where the site abuts adjacent properties there is no spillage from the light fixtures and foot candle intensity is at 0.0 foot candles Access Drive and Street Lighting There will be 31 lighting fixtures along the entry drive and within the parking lots which will be approximately 20 feet high. These lights will be approximately 22,000 lumens and have a classic but modem style and will have similar features to the building lights to ensure a consistency in design. These fixtures will complement the I building architecture which will also have modem styling with classic Cape Cod vernacular elements. These fixtures will direct light downward to avoid any spillage Inett laterally and above the fixture. Building Lighting The 13 visible lighting fixtures proposed for the building will be attached at approximately 7-9 feet above finished grade. Similar to the parking area lights, these also have a modem but classic style that will complement the building architecture. These fixtures will provide approximately 4000 • lumens that will direct downward to avoid any spillage laterally and above R--_ 30 • the fixture. The building lights will be attached to the building in appropriate locations to ensure there is enough lighting for the safety of the guests and will also be coordinated with the pedestrian level lighting located along the walkways of the resort. Another 31 fixtures will be in porch ceilings illuminating the immediate ground/porch level area which will highlight the architecture and add to the ambience of the guest experience. Pedestrian Lighting l'Bollard lighting, approximately 4-feet high, will be provided for pathways and ^ .1% [: a areas close to the ocean front. There will be 31 of these low fixtures which will e4. rx� supply approximately 660 lumens. These fixtures will provide adequate lighting r,. to ensure safe walking by guests while minimizing any potential light pollution. `± , The simple style will blend well with the overall building architecture and quality of the site landscaping. There will also be 4 pole fixtures near the pool that will ae *e be similar in design to the parking area pole lights. 1.3.1.19 Stormwater Management The total impervious cover of the proposed Red Jacket Beach redevelopment project is approximately 175,175 sf or 49.8±%of the site, including all buildings,parking areas, walkways,patios and the access drive. Based on the table below,the proposed condition will have approximately 2% less impervious cover than the current condition with the open space • increasing by over 7,000 s.f. Existing and Post Reconstruction Impervious Cover--Red Jacket Beach Resort Concept B Impervious Cover By Cover Type Existing s.f Proposed Item +/- % s.f.+/- Total Area 351,630 351,630 Impervious Cover 182,812 52.0% 175,175 49.8% Building 58,919 16.8% 41,860 11.9% Parking& Drive Areas 94,358 26.8% 105,202 29.9% Walks, Paths, Patios, Pool 29,535 8.4% 28,113 8.0% Green Space/Open Space 101,044 28.7% 108,681 30.9% Beach 67,774 19.3% 67,774 19.3% The Commission staff also asked the Applicant to provide a similar breakdown in the change in impervious cover for the barrier beach area as determined by Massachusetts DEP and delineated on the Resource Delineation Plan, SKC-1, for Red Jacket Beach prepared by Coastal • Engineering Company, Inc.. 31 • Based on the tables below, it would appear that the amount of cover on the barrier beach at the Red Jacket for Concept B in the reconstructed condition would decrease by about 2.7%over the current condition. Existing and Post Reconstruction Impervious Cover—Barrier Beach Area Red Jacket Beach Resort Impervious Cover By Cover Type Existing Proposed item s.f+/- % s.f.+/- Barrier Beach Area 243,776 243,776 Impervious Cover 118,560 48.6% 111,998 45.9% Building 48,560 19.9% 33,600 13.8% Parking&Drive Areas _ 50,698 20.8% 56,269 23.1% Walks, Paths, Patios, Pool 19,302 7.9% 22,129 9.0% Green Space/Open Space 57,442 23.6% 64,004 26.3% Beach 67,774 27.8% 67,774 27.8% • All stormwater generated at this site from these impervious surfaces will be discharged directly on the site and there will be minimal if any runoff discharging to any adjacent properties or roadways. The final design is intended to accommodate the 25-year frequency storm for storm sewers and a 50-year frequency storm for culverts as per the Town of Yarmouth standards for drainage. It is expected that the untreated surface flows for storms exceeding the 25-year storm will be accommodated by the various stormwater BMP's as noted on Conceptual Drainage Plan,Sheet C-3,Drainage. In particular,the specifically noted stormwater infiltration areas will be sized on the final engineered site plans to be consistent with MPS CR3.3. During construction the applicant will implement a stormwater and erosion control plan that will prevent any erosion or stormwater from running off the site. This will be accomplished through a plan that will include the use of stormwater and erosion control best management practices as necessary to capture and treat stormwater runoff. Erosion control fencing will be employed around the perimeter of the site to capture any stormwater sediments. These and similar features will be maintained throughout the construction process. Further explanation of the stormwater management and control process during construction is highlighted on Typical Detail Sheet, C-5. For permanent stormwater management the applicant proposes to implement a plan using a series of Low Impact Design(LID) Best Management Practices as shown on the Conceptual Drainage Plan,Sheet C-3. All stormwater will be directed to these LID's through proper grading of the site. • 32 • Conceptually,these will include: • Pervious pavement, • Stormwater infiltration areas(such as rain gardens), • Tree filter areas, and • Pervious concrete walkways at grade The applicant does not intend to use any site fixtures such as curbing that impede the path of the stormwater. For example,the main parking field will be graded toward the tree filter areas as well as the pervious pavement proposed for the parking areas along the South Shore Drive Boundary of the site as shown on the Conceptual Drainage Plan. All rooftop runoff will be discharged directly to the grass areas adjacent to the hotel through a series of downspouts to minimize the concentration of stormwater at any one location. The following is description of how the LID's will be employed for the proposed redevelopment project. Stormwater Infiltration Areas These will be constructed basins located within the grassed areas adjacent to the parking fields, on one part of the hotel lawn area near Parkers River and near the front entrance on the site. See the Conceptual Drainage Plan. These infiltration areas will be designed to • capture and infiltrate runoff directly into the groundwater and will be planted with appropriately selected plants to ensure long-term survival. These basins will be properly sized and coordinated with the Landscape Plan once a final Drainage Study is completed. Tree Filter Areas These are proposed for several areas including in the main parking field as well as a location near the access to Kearsarge Road as shown on the Conceptual Drainage Plan,Sheet C-3. These areas will be constructed in such way as to capture adjacent stormwater runoff and provide direct infiltration. Pervious Pavement Pervious pavement will be employed in various locations within each of the parking areas as shown on the Conceptual Drainage Plan, Sheet C-3 to capture all stormwater generated in those areas. The flow arrows on the Plan conceptually illustrate the direction of flow of the stormwater. Pervious pavement will only be used in the areas used for parking spaces and not the travel way. Pervious Concrete Pervious concrete will be employed at the site for an at grade walkway that parallels the • access road from the cottages to the hotel. This feature directly captures stormwater from the roadway as well as some from adjacent impervious pavement surfaces. 33 • The Applicant expects to maintain the pervious surfaces that are designed for stormwater infiltration so that they will provide long-term infiltration function. The Applicant will prepare a operation and maintenance plan and schedule that will be sent out with the construction bid documents. The details of this plan will be prepared upon completion of the final site plans and will also be contingent upon the specifications and nature of the specific pervious products selected for each site. The Applicant is committed to implementing such a plan upon completion of site construction. Separation to Groundwater The Applicant expects to comply with MPS CR3.4 with respect to ground water separation. Based on the most current available data, it is the professional opinion of our consultants that we will be able to meet the three (3) foot separation guideline. We believe that the proposed improved stormwater management design in the Concept Plans will provide a significant improvement in managing stormwater runoff. The final engineered stormwater management system will be submitted to the Commission upon completion of the final engineered site plans which will provide a system design that achieves a 3-foot separation from groundwater. Once detailed survey and engineering data become available, the Applicant will proceed with final engineered site plans. At that time, should it be determined that we will be unlikely to meet this standard,we would like to request Commission • staff be appointed to rule on a request for a minor modifications to the site plans,to including adjusting the separation distance to less than three(3) feet,but no less than 1.5'. 1.3.1.20 Wastewater Treatment Wastewater Treatment Plant The applicant proposes to construct up to 162 guest accommodations for the Red Jacket Beach redevelopment project. It is anticipated that the cottages will have eight (8) accommodations with the remaining 154 accommodations in the proposed main building of the hotel. To be consistent with the wastewater demand calculated in the hydrogeological study prepared for the site, it is anticipated that the water flow will be 27,620 gallons per day with 162 guest accommodations as well as a restaurant, lounge and spa. (Figures and uses derived from Hydrogeologic Evaluation, the Red Jacket Resort, August, 2009 and Nitrogen Loading Analysis, August 3, 2010.) Given this demand a state-of-the art sanitary wastewater treatment plant will be required on the site. The treatment system and the discharge will be regulated under 314 CMR 5.00,MDEP,Division of Water Pollution Control and operated in accordance with conditions of a permit through the Groundwater Discharge Permit Program. See DEP letter dated March 3, 2010 for Red Jacket Beach under Tab 7. The Applicant is well aware of the tidal influence with respect to groundwater and will design and construct the proposed treatment plant in accordance with all permits required by the state • including permits for the Wastewater Treatment System and associated Groundwater Discharge Permit. 34 • It is anticipated that the treatment building will be a 11/2 story structure located between the Cottages and the main parking field for the hotel. It is anticipated that the soil absorption system will be located under the main parking field. See Conceptual Site Layout,Sheet C- 2. To determine the potential impacts of the wastewater flows from the proposed project,the applicant commissioned a hydrogeologic evaluation by Coastal Engineering Co., Inc. for the site. This study involved: • An analysis of the subsurface soil and groundwater conditions based on soil borings and sampling from groundwater monitoring wells resulting in information on subsurface stratigraphy, aquifer characteristics and groundwater flow; • Developing a conceptual model of the groundwater flow system at the site by evaluating the regional geology and site hydrogeology; • Establishing baseline groundwater quality with respect to key parameters; • Identifying potential down gradient receptors such as Parkers River and any nearby wetland resource areas; and • Evaluating the effects on the site hydrogeology due to flow from a proposed leaching system—"mounding analysis". This study concluded the following: • • The proposed Soil Absorption System(SAS)will be located outside the Zone II Wellhead Protection Areas of the Yarmouth public water supply wells. • Groundwater was determined to flow from the northeast toward the south and west (Parkers River and Nantucket Sound). • There are no private wells or freshwater wetland resource areas located down gradient of the groundwater flow direction projected from the leaching facility. • Based on mounding projections the maximum height predicted for the peak flow rate was 0.604 feet below the proposed location for the leaching field.The SAS will be designed so that sufficient separation is maintained between the bottom of the SAS and the top of the mounded water table. • The wastewater treatment system will provide for enhanced biological treatment and denitrification of wastewater. • The subsurface hydrogeologic conditions will contribute to the dispersion and dilution of the treatment plant effluent, ensuring that there is no significant adverse effect to the down gradient surface water or groundwater quality. Based on these study findings, it was concluded that the operation of a sanitary wastewater treatment plant with subsurface disposal will produce treated sewage effluent that will have no adverse impact to the environment and/or public health and safety. • Operation during Significant Storm Event 35 • The Applicant intends to design and construct the SAS system at this site in a manner that will allow proper functioning of the systems during all weather conditions, including a 100-year storm event. However, in spite of such design objectives, it is difficult to predict what impact an individual such storm might have on these systems. Opportunity for Yarmouth to Assume Ownership and Maintenance The Applicant intends to design and construct a wastewater treatment facility at this site that is compliant with state standards and regulations and consistent with MPS standards WR6.1 and WR6.5 (opportunity to assume ownership and maintenance provided to Town of Yarmouth.) It is our understanding that the Town of Yarmouth does not intend to extend a town sewer line to South Shore Drive anytime in the near future. Should the town wish to take over the private treatment facilities on this site,the Applicant will negotiate with the town in good faith in an attempt to satisfy WR6.5. 1.3.1.21 Nitrogen Loading The nitrate loading calculation was accomplished using the method for nonresidential properties as outlined in the Cape Cod Commission 1992 Bulletin 91-101, entitled Nitrogen Loading. This method is based on property usage expressed in square feet of land use and wastewater discharge flow. Property land uses include: roof area,paved surfaces, lawns and natural spaces. • Under the existing conditions the Red Jacket Beach Resort relies on a conventional Title 5 wastewater treatment system,while the proposed development will require a wastewater treatment plant which will significantly lower nitrate nitrogen. Analysis/Results Existing Conditions Based on current estimates of land area from CAD files prepared by Costal Engineering, Inc., under the existing conditions, the Red Jacket Beach Resort is made up of the following land use/land cover areas: Existing Land Use Cover Concept 13 Existing s.f Item +1- % Total Area 351,630 Impervious Cover 182,812 52.0% Building 58,919 16.8% Parking&Drive Areas 94,358 26.8% Walks,Paths,Patios, Pool 29,535 8.4% • Green Space/Open Space 101,044 28.7% Beach 67,774 19.3% 36 • For purposes of the Commission nitrogen loading calculations these areas were aggregated into the following categories: Land Use Area(sf) Lawn/Natural Area(green/open space): 101,044 Beach 67,774 Paved Surfaces (parking, etc.): 94,358 Walks,Patios, Paths&Pool 29,535 Building(Roof) Area: 58,919 Total 351,630 Wastewater flow for the existing conditions was calculated based on the number of bedrooms,restaurant, lounge and spa, and a Title 5 rate of 110 gallons per day per bedroom, for a total of 27,620 gallons per day. Based on these land uses and wastewater flows,the total nitrogen loading for the existing Red Jacket Beach Resort is 21.8 milligrams per liter (mg/L) or parts per million(ppm). Proposed Conditions • Based on current estimates of land area from CAD files,under the proposed redevelopment conditions, the Red Jacket Concept B is made up of the following land use areas: Post Reconstruction Land Use Cover—Concept B Red Jacket Beach Resort Cover By Cover Type Proposed Item s.f.+/- Total Area 351,630 Impervious Cover 175,175 49.8% Building 41,860 11.9% Parking& Drive Areas 105,202 29.9% Walks, Paths, Patios, Pool 28,113 8.0% Green Space/Open Space 108,681 30.9% Beach 67,774 19.3% • 37 • These were aggregated as follows for the nitrogen loading calculations: Land Use Area (sf) Lawn/Natural Area(green/open space): 108,681 Beach: 67,774 Paved Surfaces (parking, etc.): 105,202 Walks, Patios, Paths &Pool: 28,113 Building(Roof)Area: 41,860 Total 351,630 Wastewater flow for the proposed redevelopment conditions was calculated based on the same number of guest accommodations in the existing condition as well as similar amenities and a Title 5 rate of 110 gallons per day per bedroom for a total of 27,620 gallons per day. Based on these land uses and wastewater flows,the total nitrogen loading for the proposed Red Jacket Beach Resort Concept B is 6.6 ppm. See attached letter and calculations from GeoHydroCycle,Inc. dated August 3, 2010 under Tab 6. • • 38 • 1.3.1.22 Redevelopment Highlights The Redevelopment Highlights described in this section apply to both Options A and Option B. The proposed redevelopment project, whether Option A or Option B,involves the redevelopment of an already existing hotel with associated parking and various site amenities for hotel guests. To the front of the property stretching approximately from Parkers River to the terminus of South Shore Drive is a Coastal Beach as delineated under the Massachusetts Wetlands Protection Act. The beach area is subject to the Velocity Flood Zone(V15),but no part of the hotel or any portion of property is subject to this Zone. The property is within a second resource area, Land Subject to Coastal Flooding. The Applicant expects to comply with both MPS CR2.2 and CR 2.5. The proposed redevelopment project will construct all replacement structures at the Red Jacket site in a manner that will have the lowest horizontal structural member of any such structure a minimum of one foot above the Base Flood Elevation(BFE). The final building and engineered site plans will indicate the elevation of each building base,thereby providing the documentation to meet this standard. The existing project is neither within or impacting any additional resource areas. A traffic impact study was not required since the intensity of the proposed redevelopment project is the same as the current use and no additional traffic is anticipated. The proposed hotel, cottages and wastewater treatment building are designed to ameliorate • the impact of both the building and the site in a manner consistent with regional traditional architecture and vegetative screening and design. In addition,both stormwater and wastewater will be managed and treated in a manner that will have no adverse impact on adjacent properties or coastal resources including groundwater quality. Building Design In an effort to minimize the visual impact of the building,the design of the hotel and the cottages is intended to incorporate elements of vernacular Cape Cod architecture as well as to provide a visually appealing building. In order to do this,the design incorporates the following themes: • The vertical line of the hotel façade varies for each of the three building facades. For each of the facades the vertical variation is more than 10 feet for every 50 feet of facade. • The wall heights will have breaks approximately every twenty(20) feet with porches and roof overhangs adding variety to the façade. • The roof line will vary through the tasteful use of dormers and hip and gambrel roof elements. These elements are representative of New England and Cape Cod style architecture. • 39 • • The design is based on adjusting the vertical components from larger(with porch elements) at the ground level to smaller at the roof, creating a distinct building character. Using covered porches and varying the scale of these components gives the building the appearance of"bringing down"the building edges. • Building materials will be traditional and natural while providing variation in texture and color giving the build character and interest. For example, cedar shingles will provide a warm texture while white trim boards will complement and provide contrast to the shingles. • The building will also incorporate pedestrian scaled features such as lower porches at the ground level and balconies on the upper floors. • Finally,both the hotel and cottages will incorporate energy efficiency in the design. The buildings are sited to capture solar orientation and will include the use of high quality thermal insulation,efficient light fixtures and daylighting—large windows for natural light. Landscape Design The site layout and landscape design for both Concepts A and B will provide significant mitigation in terms of the visual impact of the site to the surrounding area. The site is • already developed,but the redevelopment design approach is to minimize any additional impact and in fact to enhance the quality of the building and landscape design. In an effort to mitigate the impact of the redevelopment,the applicant is proposing the site landscaping strategies are consistent with the relevant guidelines of the Commission publication Design Guidelines for Large Scale Development on Cape Cod and the design guidelines of the Commission's Designing the Future to Honor the Past. These include: • Shielding the main hotel with two-2 Y2-story buildings. The complementary design of the cottages with the main hotel building will provide a visual transition from the lower building to the larger hotel. • Interior islands with deciduous canopy trees will provide screening from external views and sightlines within the parking area. Low shrub and perennial plantings will also be included in these islands. • All utilities including electrical service, telephone,cable TV and data lines will be located underground thus avoiding unsightly poles and overhead wires. • The loading and service areas will be screened from view through the use of a medium height evergreen shrub screen along the northwest property line to shield the neighboring properties. • 40 • • Landscape buffers and screening are achieved in several locations. To reduce parking area visibility from South Shore Drive a low earthen berm and a mixture of evergreen plantings will be installed. Screening is also proposed along the narrow edges of the north property boundary with medium height evergreen shrubs to screen the parking lot areas. Site Lighting The overall lighting plan is intended to not only complement the buildings and landscaping but also provide sufficient lighting for both vehicular and guest safety. In addition,there will be no light spillage onto adjacent properties. The proposed project will employ full cutoff fixtures to ensure that light is directed downward from the fixture. Where the site abuts adjacent properties the foot candle intensity is at 0.0 foot candles. Stormwater Management All stormwater generated at this site will be discharged directly on the site. A stormwater and erosion control plan will be implemented during construction that will prevent any erosion or stormwater runoff from running off the site. This will be accomplished through the use of on-site stormwater detention areas to capture stormwater runoff and sediments. Erosion control fencing will be employed around the perimeter of the site to capture any • stormwater sediments. These and similar features will be maintained throughout the construction process. For permanent stormwater management the applicant proposes to implement a plan using a series of Low Impact Design(LID) Best Management Practices including such features as: • Pervious pavement, • Stormwater infiltration areas(such as rain gardens), • Pervious pavers, • Tree filter areas,and • Pervious concrete walkways at grade A more detailed description of stormwater management BMP's is found in the previous Stormwater Section. Sewage Treatment It is anticipated that this redevelopment project will generate 27,620 gallons per day of wastewater which includes the guest accommodations,including a restaurant, lounge and spa. This level of flow will be handled by an on-site sanitary wastewater treatment plant that will require a Groundwater Discharge Permit as regulated under 314 CMR 5.00 through MDEP,Division of Water Pollution Control. The plant will be operated in accordance with • conditions of a permit issued through the Groundwater Discharge Permit Program. 41 • Based on the findings of the Hydrogeologic Study of the site,it was concluded that the operation of a sanitary wastewater treatment plant with subsurface disposal will produce treated sewage effluent that will have no adverse impact to the environment and/or public health and safety. A more detailed description of wastewater treatment and management is found in the previous Sewage Treatment and Nitrogen Loading Section. 1.3.2 Blue Water Resort 1.3.2.1 Introduction The project Applicant proposes to redevelop a three-lot parcel on South Shore Drive that now comprises the Rivera Hotel,the Blue Water Resort and Edge of Sea into a modem 4-story hotel building composed of three individual buildings connected by overhead passageways. The three building elements include a left(east)wing at approximately 252' feet in length, a center building at approximately 154' feet in length and right(west)wing at approximately 307' feet. The buildings in total will occupy a footprint of 52,200 sf and will have an approximately 195,550 sf overall floor area including all of the porches and decks. This facility is expected to • provide 240 guest accommodations, the same as for the existing facilities at this location. The hotel building takes on a curvilinear shape with the two-side buildings rotated slightly to maximize the views to Nantucket Sound. By combining all of the existing facilities into a single facility,the resort will have greater operating efficiency and minimize environmental impact. Since this site is currently developed, it is important for the site layout design to respect the quality of the new building design while at the same time providing a quality experience for the hotel guests and minimizing the impact of the new hotel to the adjacent neighborhood. This design challenge must also recognize federal and state regulations as well as local zoning and parking regulations. The buildings will be in compliance with FEMA regulations and the wastewater treatment system will be in compliance with the Massachusetts Department of Environmental Protection(MDEP)under 314 CMR 5.00,including the removal of the existing systems. 13.2.2 Zoning Like the Red Jacket,the Blue Water Property is located in the Town of Yarmouth's Hotel/Motel Overlay District 2 (HMOD2) Zoning District which allows hotels/motels by right(Section 404.2-Yarmouth Zoning Bylaw). The Conceptual Site Layout Plan, Sheet C-2 conforms to the bulk, area and dimensional requirements contained within the Zoning • Code. The Applicant has received"Design Review Approval" from the Town of Yarmouth 42 • Planning Board. See attached Planning Board Memorandum dated February 22, 2010 under Tab 8. 1.3.2.3 Site Layout The major feature of the site will be the 4-story, approximately 48'high hotel building in conformance with the Town of Yarmouth Zoning Bylaw with a footprint of 52,200 sf as shown on the Conceptual Site Layout Plan. The design of the hotel is described in detail below. The hotel will be supported by a parking field of approximately 127,340 sf with 276 parking spaces. An important feature of the site will be a landscaped loop entrance drive, which will provide a welcoming aesthetic access from South Shore Drive leading guests to a gracefully designed porte-cochere. Associated with the hotel building will be a well screened 2,100 sf sewage treatment building at the northeast corner of the site near South Shore Drive. This building is designed to complement the hotel architecture so that it does not intrude on the guest experience. The proposed redevelopment project will not increase the intensity of use at this site. The proposed plan has a total building cover of 11%of the site, complying with the Town of Yarmouth's standard for Maximum Building Coverage of 25%. In addition,the proposed conceptual plan has a total impervious cover of less than 70%(actually 54±%) complying with the town's Maximum Impervious Cover standard of 70%. • The proposed condition at the Red Jacket site only slightly increases the impervious cover by less than 5%. In addition,the existing and proposed wastewater design flows will remain the same at 39,600 gallons per day. These design flows are based on the number of existing and proposed bedrooms as well as contribution from the restaurant, lounge and spa for each facility. Finally, the Applicant is proposing a seasonal use redevelopment project, a season that has been in effect for many years with the current development. The Applicant is not intending to convert this project into a year-round use. The Applicant intends to comply with the provisions of MPS CR2.5 with respect to reconstruction on Barrier Beaches. The proposed new structures including the proposed decks along the Barrier Beach will constitute a redevelopment of the current sites and will minimize impacts to coastal resources. The front area of the hotel,which faces Nantucket Sound and a sandy beach, will have a number of features and amenities for the hotel guests. One of the primary features will be an outdoor pool ringed by a patio and a deck parallel to the current retaining wall. This feature will be below the top grade of the retaining wall and two-feet above beach grade. Based on Commission staff concerns, the Applicant has reduced reduce the width of the deck from 20 to 12 feet. The Applicant also intends to install a removable decking system that could be removed in the off season or prior to damaging coastal storms thereby minimizing the impact the beach resources. This decking system will be constructed in a manner that will allow • sunlight to pass through as well as to allow for dune migration. In the event of a serious storm deck panels will be removed and stored in a safe place in order to not adversely affect 43 • the natural wave impact and keep any unnecessary debris from being subject to landward migration. Closer to the eastern end of the property will be a sloped boardwalk allowing access to the beach(including handicap access) from the main boardwalk. See Conceptual Site Plan Sheet C-2, Other guest amenities include an outdoor restaurant patio, an outdoor bar and patio area as well as numerous ocean view sitting areas. All of these features will be connected by a series of hardscape walkways. Supporting the service needs of the Blue Water will be a screened loading area located at the western end of the hotel. This area will accommodate a number of service vehicles up to a WB- 40 truck and will be well screened from hotel guests and adjacent properties. To minimize the impact of traffic associated with the service vehicles,the loading area will be serviced by a separate entry from South Shore Drive. Like the Red Jacket, the hotel expects delivery vehicles of various sizes in any one day; although more commonly there will be smaller trucks for laundry and food products. The view shed from all public rights of way will be maintained, if not slightly improved as the result of a smaller footprint, larger sideline setbacks and spacing between the buildings. The Applicant is aware of the need to address MPS CR1.4 in order to maintain and enhance views of the ocean and/or shoreline from public ways,waterways, access points, and existing development. The existing Blue Water site incorporates structures on three parcels that because • of the elevation and nature of the building layouts currently provide no views of Nantucket Sound or the immediate shoreline from South Shore Road. See attached photos at each of the three(3) existing locations that are taken in potentially the most probable places to obtain views to Nantucket Sound. These locations are noted on an Existing Conditions Plan and labeled A, B, C. There were two (2)photos taken at each location—one at an approximate 6-foot height to mimic the view of an adult pedestrian and one from an approximate 4-foot height to mimic the height of an automobile passenger. Each photo has a letter that matches the letter location on the Exiting Conditions Plan. As these photos indicate there is no location where there is a view to the beach or Nantucket Sound. The proposed three-part single resort hotel structure is situated at the same elevation and is higher than the current structures. There will be two breaks in the building allowing for some visual access and the east and west wings of the hotel will be setback from property lines between 25 and 50 feet also allowing for some visual access. However,because of the proposed landscaping design as required by the Town of Yarmouth bylaw, there will be significant vegetative plantings along South Shore Drive and along the side yards of the property to buffer the site from this roadway and adjacent properties. • 44 • • • 0 io'e.'+rr`R..�a ..HI.w.'w-n'..` 9.t Pr•roan*a r- -_ —�---- ,.i. .e- I .. .a� r-4;= � --- a `:r' 'i" : risra . �'U Ns•••••.A.sr,rasa s ga g.m . r re r•s a-n — U.S -a IS Tv run iv spa I e es-A natio avert Gala us,or ens% I II 1 r ili U . .....m. ' �' .- 1' ll II Jt� Auer.a n♦a+•.m.,,t I I ,11 1-J\I _ • i 4 , (AS n wn0 1 _ L tl - _' ✓e y 1 rJ ^" !- I yC4 u Pi.— le i : lg illt rj a erns W �♦ v « 114 ar .. 1 grartiosiTh ......E, • .J z 6,:az I ` Ili ! \ \v 1� 1.1 , _ Arcosti, ...,. • D ----) \ dear Ileall °_' JACKET RESORTS - BLUE WAirk BEACH Yarmouth,IAA CONCEPTUAL EXISTING CONDITIONS MARCH 9,2010 co 45 Existing Views to Nantucket Sound from South Shore • Drive 6 6-foot Pedestrian Height r • Blue Water Resort Area +�• r • nd 01 r sitr Location A.Riviera Beach Resort ""---- . ate, amu. 9• •ti ^ "" �.yrwFry.'+ V..'y _. - rmilmliAYi1� Location B. Edge of Sea Resort K :� `N, kr; y r• ,. .r • .v.. e. l.: I 4`,': ! • l �~ Location C. Blue Water Resort 111�iEd u_ 1jr • y'L :.0... d -Yr •..W b` �.'`.vt 46 Existing Views to Nantucket Sound from South Shore Drive • Approximate 4-foot Height from ,q Passenger Vehicle Vel- { Blue Water Resort Area s "•.4 + t s' IAllst v rw Location A. Riviera Beach Resort t, '" R . Eff .....y�.e i a:a� le«v; 1,-a1x 1 ✓4i'��', �b �1 iti 3 f Location B. Edge of Sea Resort 5� , + p . t1 NXl«, bk •4:" Y( b u.o , b E24- "C 'Cy.v7 "i.v..1..::.:. •"'uY.�S eprt Ie" KO° Location C. Blue Water Resort l- 1rm r , -ID Nwa Y ���(p"w'' k+ ,. z v j. l µp FY. M L�Lri!'+.. '"0"t e rJl/,t'rt`a T;+ • 4i 47 1.3.2.4 Parking • The facility is supported by four parking fields—three located between the hotel building and South Shore Drive and one satellite area across South Shore Drive as shown on the Conceptual Site Layout,Sheet C2. The site has approximately 273 existing spaces including all three facilities and only 276 are proposed thereby minimizing the impervious cover impact. The proposed number of spaces complies with the Town of Yarmouth parking standards. In total 276 spaces are provided. The Plan also meets the town's standard for size of a parking stall which is 10'x 20'. The eastern parking area provides 117 spaces,the center area provides 56 spaces while the western area provides 76 spaces. The satellite area offers an additional 27 spaces to be used primarily for hotel staff. The parking area will be bisected by a beach access easement for some residents of Wilfm Road that will be demarcated by perennial planting beds on each side of the easement walkway. 1.3.2.5 Landscape Design The Blue Water site will be attractively landscaped in a manner that is consistent with the Cape Cod theme where the landscaping is an integral part of the site and has a close connection to the building and other site elements. See Conceptual Landscape Plan, Sheet L-1. A detailed description of the landscape design is found in the Design Narrative section of this application. This landscape theme is evident in all aspects of the design. All the • landscape materials used in the design are characteristic of Cape Cod and have been selected to ensure long term survivability in the harsh waterfront environment. Along South Shore Drive between the right of way and parking areas will be a sidewalk along the full frontage of the site and a vegetative screen composed of an earthen berm planted with a mixture of deciduous and evergreen trees and shrub plantings. This screen will not only act to buffer the hotel building,but will also add character to the streetscape through the use of deciduous"street trees". Near the middle of the frontage, an area will be defined by flowering trees that to frame the hotel signage. At the three site entrances from South Shore Drive there will plantings of large and medium height deciduous trees, low ground cover and perennial plantings to welcome guest and visitors into the site. Two of these access drives will form a loop road that will be flanked on either side by a similar landscape treatment as the entry ways. The loop road will lead to a porte-cochere at the main entrance to the hotel. As a complement to this area there will be low annual and perennial flower beds on a linear island as shown on Conceptual Landscape Plan, Sheet L-1. In between the two legs of the loop road will be a 10-foot wide walkway from South Shore Drive to provide a pedestrian entrance into the site. This walkway will be framed by 5 foot wide perennial beds to define the access and break-up the expanse of parking at the front of the site. Each of the parking area islands and interior or border vegetative plantings will be planted with a combination of medium height deciduous and flowering trees as well as ground cover • and perennial plantings to reduce the impact of these impervious areas. The number of trees 48 also complies with the parking lot tree standard of the Town of Yarmouth. Where the • parking areas abut properties there will be a mix of evergreen buffer plantings for screening. In the main outdoor activity area in front of the hotel facing Nantucket Sound there will be groupings of small lawn areas highlighted by annual beds and areas of medium height evergreen and flowering trees particularly near the restaurant patio. Near the outdoor bar and patio low ground cover and perennial plantings will be employed to frame the patio space. 1.3.2.6 Site Lighting Site lighting is an important component of the overall design for the Blue Water site. The attached Conceptual Site Lighting Plan, Sheet C-4,indicates the location of each of the site lighting fixtures as well as the contours for foot candle ranges. The overall lighting plan is intended to complement the buildings and landscaping while providing sufficient lighting for both vehicular and guest safety. All fixtures will be metal halide with full cut-off properties. Although the final fixtures have yet to be finalized,the images, like those at the Red Jacket, provided as part of this narrative provide a good representation of the type of fixture to be selected. The Site Lighting Plan provides a photometric contouring of the light intensity using the measure of foot candles. The Statistics matrix on the Conceptual Site Lighting Plan provides details of the sight lighting intensity by areas on the site such as in the parking areas and near the cottages. The highest projected foot candle (fc) is 10.4 along the main walkway between the main center building and the westerly building. This level of lighting is intended • to ensure that guests walking between the two buildings have sufficient lighting for safety and convenience. Similar light levels are projected for the walkway between the center building and the easterly building. In both cases the foot candle intensity drops off quickly to between land 3 fc's. The lowest fc measure is on the east side of the site adjacent in the parking area near the proposed sewage treatment plant. There are several places where the lighting on site reaches 6 fc's, such as in the main parking field and near the outdoor pool where lighting will have slightly higher intensity. On average the foot candle intensity ranges from 3.5 along the walkways between the buildings to 0.3 along the site boundaries. Where the site abuts adjacent properties there is no spillage from the light fixtures and foot candle intensity is at 0.0. There are several location where there is spillage onto South Shore Drive,but the intensity ranges from 0.5 fc's(the measure of foot candles inside the inner contour on the Conceptual Site Lighting Plan to 0.0 fc's(outer contour is less than 0.25 fc's) such as along South Shore Drive. Entry Drive and Parking Lot Lighting There will be 27 lighting fixtures along the entry drive and within the parking lots Jr which will be approximately 20 feet high. These lights will be approximately 22,000 lumens and have a classic but modem style and will have similar features to the • building lights to ensure a consistency in design. These fixtures will complement the building architecture which will also have modem styling with classic Cape Cod { : 49 �.:_ vernacular elements. These fixtures will direct light downward to avoid any spillage laterally • and above the fixture. Building Lighting The 32 visible lighting fixtures proposed for the building will be attached at approximately 7-9 feet above finished grade. Similar to the parking area lights,these also have a modern but classic style that will complement the building architecture. These fixtures will provide approximately 4000 lumens that will direct downward to avoid any spillage laterally and above the fixture. The building lights will be attached to the building in appropriate locations to ensure there is enough lighting for the safety of the guests and will also be coordinated with the pedestrian level lighting located along the walkways of the resort. Mother 20 fixtures will be in porch ceilings illuminating the immediate ground/porch level area which will highlight the architecture and add to the ambience of the guest experience. Pedestrian Lighting Bollard lighting, approximately 4-feet high,will be provided for pathways and areas close to the ocean front. There will be 31 of these low fixtures which will 4, x' `4 supply approximately 660 lumens. These fixtures will provide adequate lighting ,),;;14,. ';;4' to ensure safe walking by guests while minimizing any potential light pollution. • The simple style will blend well with the overall building architecture and quality ,,;;. uI IN of the site landscaping. There will also be 6 pole fixtures near the pool that will y ` t • be similar in style to the parking area pole lights. 1.3.2.7 Stormwater Management The total impervious cover of the proposed Blue Water resort redevelopment project is approximately 235,445 sf or 51.5±% of the site,including all buildings,parking areas, walkways,patios and the access drive. The proposed condition will have approximately 5% more impervious cover than the current condition. The table below breaks down the impervious cover by type for both the existing and proposed condition. • 50 • Existing and Post Reconstruction Impervious Cover—Blue Water Beach Resort Impervious Cover By Cover Type Item Existing s.f+/- % Proposed s.f.+/- Total Area 457,000 457,000 Impervious Cover 213,557 46.7% 235,445 51.5% Building 66,118 31.0% 52,200 22.1% Parking& Drive Areas 88,001 41.2% 127,340 54.1% Walks,Paths,Patios, Pool 59,438 27.8% 55,905 23.8% Green Space/Open Space 109,614 24.0% 87,726 19.2% Beach Area 133,829 29.3% 133,829 29.3% The Commission staff also asked the Applicant was also asked to provide a similar breakdown in the change in impervious for barrier beach area as determined by Massachusetts DEP and delineated on the Resource Delineation Plan,RDP-1, for Blue Water,Riviera Beach and Edge of Sea Trust prepared by Coastal Engineering Company, Inc. Based on the table below,the amount of cover on the barrier beach at the Blue Water site in the reconstructed condition will have less than 1%more impervious cover than the current condition. • Existing and Post Reconstruction Impervious Cover—Barrier Beach Area Blue Water Beach Resort Impervious Cover By Cover Type Existing Proposed Item s.f+1- % Total Area 160,353 160,353 Impervious Cover 82,324 51.3% 83,465 52.0% Building 22,595 14.1% 20,478 13% Parking&Drive Areas 41,900 26.1% 50,450 31% Walks, Paths, Patios, Pool 17,829 11.1% 12,537 8% Green Space/Open Space 32,742 20.5% 31,601 19.8% Beach Area 45,287 28.2% 45,287 28.2% All stormwater generated at this site from these impervious surfaces will be discharged directly on the site and there will be minimal if any runoff discharging to any adjacent properties or roadways. The final design is intended to accommodate the 25-year frequency storm for storm sewers and a 50-year frequency storm for culverts as per the Town of Yarmouth standards for drainage. It is expected that the untreated surface flows for storms exceeding the 25-year storm • will be accommodated by the various stormwater BMP's as noted on the Conceptual Drainage 51 Plan, Sheet C-3. In particular, the specifically noted stormwater infiltration areas will be sized • on the final engineered site plans to be consistent with MPS CR3.3. During construction the applicant will implement a stormwater and erosion control plan similar to the Red Jacket that will prevent any erosion or stormwater from running off the site. This will be accomplished through a plan that will include the use of stormwater and erosion control best management practices as necessary to capture and treat stormwater runoff. Erosion control fencing will be employed around the perimeter of the site to capture any stormwater sediments. These and similar features will be maintained throughout the construction process. Further explanation of the stormwater management and control process during construction is highlighted on Typical Detail Sheet, C-5. For permanent stormwater management the applicant proposes to implement a plan using a series of Low Impact Design(LID) Best Management Practices as shown on the Conceptual Drainage Plan, Sheet C-3. All stormwater will be directed to these LID's through proper grading of the site. Conceptually,these will include: • Pervious pavement, • Stormwater infiltration areas(such as rain gardens), • Tree filter areas, and • Pervious concrete walkways at grade • The applicant does not intend to use any site fixtures such as curbing that impede the path of the stormwater. For example, the easterly portion of the main parking field will be graded toward the pervious pavement proposed for the parking spaces along the South Shore Drive and within the parking field as well as the tree filter area as shown on the Conceptual Drainage Plan. All rooftop runoff will be discharged directly to the grass areas adjacent to the hotel through a series of downspouts to minimize the concentration of stormwater at any one location. The following is description of how the LID's will be employed for the proposed project. Stormwater Infiltration Area These will be constructed basins located within the grassed areas adjacent to the parking field across South Shore Drive as well as several locations on the site near the eastern and western site boundaries. See the Conceptual Drainage Plan. These infiltration areas will be designed to capture and infiltrate runoff directly into the groundwater and will be planted with appropriately selected plants to ensure long-term survival. These basins will be properly sized and coordinated with the Landscape Plan once a final Drainage Study is completed. • 52 • Tree Filter Areas Tree filter areas are proposed for several areas including in the main parking field as well as the satellite parking area across South Shore Drive as shown on the Conceptual Drainage Plan. These areas will be constructed in such way as to capture adjacent stormwater runoff and provide direct infiltration. Pervious Pavement Pervious pavement will be employed in various locations within each of the parking areas as shown on the Conceptual Drainage Plan to capture all stormwater generated in those areas. The flow arrows on the Plan conceptually illustrate the direction of flow of the stormwater. Pervious pavement will only be used in the areas used for parking spaces and not the travel way. The only location where this is not employed is the central parking area where the leach field is proposed to be installed. Pervious Concrete Pervious concrete will be employed at the site for an at grade walkway that parallels the main parking field in front of the hotel building. This feature directly captures stormwater from the roadway as well as some from adjacent impervious pavement surfaces. The Applicant expects to maintain the pervious surfaces that are designed for stormwater • infiltration so that they will provide long-term infiltration function. The Applicant will prepare an operation and maintenance plan and schedule that will be sent out with the construction bid documents. The details of this plan will be prepared upon completion of the final site plans and will also be contingent upon the specifications and nature of the specific pervious products selected for each site. The Applicant is committed to implementing such a plan upon the completion of site construction. Separation to Groundwater The Applicant expects to comply with MPS CR3.4. Based on the most current available data, it is the professional opinion of our consultants that we will be able to meet the three(3) foot separation guideline. We believe that the proposed improved stormwater management design in the Concept Plans will provide a significant improvement in managing stormwater runoff. The final engineered stormwater management system will be submitted to the Commission upon completion of the final engineered site plans which will provide a system design that achieves a 3-foot separation from groundwater. Once detailed survey and engineering data become available,the Applicant will proceed with final engineered site plans. At that time, should it be determined that we will be unlikely to meet this standard,we would like to request Commission staff be appointed to rule on a request for minor modification to the site plans, including adjusting the separation distance to less than three(3) feet,but no less than 1.5'. • 53 • 1.3.2.8 Wastewater Treatment Wastewater Treatment Plant The applicant proposes to construct 240 guest accommodations for the Blue Water Resort redevelopment project. To be consistent with the wastewater demand calculated in the hydrogeological study of the site, it is anticipated that the water flow will be 39,600 gallons per day which includes the guest accommodations,restaurant, lounge and spa. (Figures and uses derived from Hydrogeologic Evaluation, the Red Jacket Resort,August,2009 and Nitrogen Loading Analysis, March, 2010.) Given this demand a state-of-the art sanitary wastewater treatment plant will be required on the site. The treatment system and the discharge will be regulated under 314 CMR 5.00, MDEP,Division of Water Pollution Control and operated in accordance with conditions of a permit through the Groundwater Discharge Permit Program. See DEP letter of approval dated March 3rd for Blue Water Resort Tab 7. The Applicant is aware of the tidal influence with respect to groundwater and will design and construct the proposed treatment plants in accordance with all permits required by the state including permits for the Wastewater Treatment Systems and associated Groundwater Discharge Permits. It is anticipated that the treatment building will be a 1 IA story structure located at the northeast corner of the site near South Shore Drive. It is anticipated that the soil absorption • system will be located under the main parking field. See Conceptual Site Layout, Sheet C- 2. To determine the potential impacts of the wastewater flows from the proposed project, the applicant commissioned a hydrogeologic evaluation by Coastal Engineering Co., Inc. for the site similar to the one prepared for the Red Jacket Beach Resort Study. This study involved: • An analysis of the subsurface soil and groundwater conditions based on soil borings and sampling from groundwater monitoring wells resulting in information on subsurface stratigraphy, aquifer characteristics and groundwater flow; • Developing a conceptual model of the groundwater flow system at the site by evaluating the regional geology and site hydrogeology; • Establishing baseline groundwater quality with respect to key parameters; • Identifying potential down gradient receptors such as Run Pond and any nearby wetland resource areas; and • Evaluating the effects on the site hydrogeology due to flow from a proposed leaching system—"mounding analysis". This study concluded the following: • The proposed Soil Absorption System(SAS)will be located outside the Zone II Wellhead Protection Areas of the Yarmouth public water supply wells. • • Groundwater was determined to the south and west(Nantucket Sound) 54 • There are no private wells or freshwater wetland resource areas located down gradient • of the groundwater flow direction projected from the leaching facility. • Based on mounding projections the maximum height predicted for the peak flow rate was 0.711 feet below the proposed location for the leaching field. The SAS will be designed so that sufficient separation is maintained between the bottom of the SAS and the top of the mounded water table. • The wastewater treatment system will provide for enhanced biological treatment and denitrification of wastewater. • The subsurface hydrogeologic conditions will contribute to the dispersion and dilution of the treatment plant effluent,ensuring that there is no significant adverse effect to the down gradient surface water or groundwater quality. Based on these study findings it was concluded that the operation of a sanitary wastewater treatment plant with subsurface disposal will produce treated sewage effluent that will have no adverse impact to the environment and/or public health and safety. In fact,there will be a significant improvement over the current situation since a number of out-dated individual septic systems will be consolidated into a single modem wastewater treatment facility. Furthermore, the nitrogen loading will be reduced substantially as noted in the next section. Operation during Significant Storm Event The Applicant intends to design and construct the SAS system at this site in a manner that will allow proper functioning of the systems during all weather conditions, including a 100-year storm • event. However, in spite of such design objectives, it is difficult to predict what impact an individual such storm might have on these systems. Opportunity for Yarmouth to Assume Ownership and Maintenance The Applicant intends to design and construct a wastewater treatment facility at this site that is compliant with state standards and regulations and consistent with MPS standards WR6.1 and WR6.5 (opportunity to assume ownership and maintenance provided to Town of Yarmouth.) It is our understanding that the Town of Yarmouth does not intend to extend a town sewer line to South Shore Drive anytime in the near future. Should the town wish to take over the private treatment facilities on this site,the Applicant will negotiate with the town in good faith in an attempt to satisfy WR6.5. 1.3.2.9 Nitrogen Loading The nitrate loading calculation was accomplished using the method for nonresidential properties as outlined in the Cape Cod Commission 1992 Bulletin 91-101, entitled Nitrogen Loading. This method is based on property usage expressed in square feet of land use and wastewater discharge flow.Property land uses include: roof area,paved surfaces, lawns and natural spaces. Under the existing conditions the Riviera, Edge of Sea and Blue Water facilities rely on a • number of conventional Title 5 wastewater treatment systems,while the proposed development will require a wastewater treatment plant which will significantly lower nitrate nitrogen. 55 • Analysis/Results Existing Conditions Based on current estimates of land area from CAD files prepared by Coastal Engineering, Inc., under the existing conditions,the Riviera,Edge of Sea and Blue Water facilities are made up of the following land use areas: Existing Land Use Cover—Blue Water Beach Resort Existing s.f Item +/- Total Area 457,000 Impervious Cover _ 213,557 46.7% Building(Roof Area) 66,118 _ 31.0% Parking&Drive Areas 88,001 41.2% Walks, Paths, Patios, Pool 59,438 _ 27.8% Green Space/Open Space 109,616 24.0% Beach 133,829 29.3% These were aggregated as follows for the nitrogen loading calculations: • Land Use Area(sp. Lawn/Natural Area(green/open space): 109,614 Beach: 133,829 Paved Surfaces(parking, etc.): 88,001 Walks,Patios,Paths &Pool: 59,438 Building(Roof)Area: 66,118 Total 457,000 Wastewater flow for the existing conditions was calculated based on the proposed number of guest accommodations,restaurant, lounge and spa, and a Title 5 rate of 110 gallons per day per bedroom, for a total of 39,600 gallons per day. Based on these land uses and wastewater flows, the total nitrogen loading for the existing facilities is 22.9 milligrams per liter(mg/L)or parts per million(ppm). Proposed Conditions Based on current estimates of land area from the same CAD files, under the proposed development conditions, the Blue Water Resort is made up of the following land use areas: • 56 • Post Reconstruction Impervious Cover—Blue Water Beach Resort Proposed Item s.f.+/- Total Area 457,000 Impervious Cover 235,445 51.5% Building(Roof) 52,200 22.1% Parking&Drive Areas 127,340 54.1% Walks, Paths,Patios, Pool _ 55,905 23.8% Green Space/Open Space 87,726 19.2% Beach 133,829 29.3% These were aggregated as follows for the nitrogen loading calculations: Land Use Area (sfl Lawn/Natural Area(green/open space): 87,726 Beach 133,829 Paved Surfaces (parking, etc.): 127,340 Walks,Patios, Paths&Pool 55,905 • Building(Roof)Area: 52.200 Total 457,000 Wastewater flow for the proposed development conditions was calculated based on the same number of guest accommodation in the existing conditions bedrooms as well as similar amenities and a Title 5 rate of 110 gallons per day per bedroom for a total of 39,600 gallons per day. Based on these land uses and wastewater flows,the total nitrogen loading for the proposed Blue Water Resort is 6.8 ppm. See attached letter and calculations from GeoHydroCycle,Inc. dated July 29, 2010 under Tab 6. 1.3.2.10 Waste Management Hazardous Waste The Applicant knows of no known hazardous waste on this site including any radioactive materials. The Applicant intends to comply with any local or state regulations with respect to management of hazardous materials during demolition/construction and operations of the facilities. The Applicant will prepare a waste management plan including a list of the proposed building and construction materials that will be forwarded to the Commission. This plan will detail how the demolition and construction wastes will be recycled and/or disposed of. In particular,any unused pool chemicals will be transferred to the other resort facility which will remain operational while the • subject resort is redeveloped. Any common wastes such as TV's, computer monitors, and florescent bulbs will be properly recycled or disposed at an approved waste facility. 57 In addition, all operations at the redeveloped sites will be limited to the use,treatment,and/or • storage of household quantifies as defined in the 2009 RPP which is any combination of or all of the following • 275 gallons or less of oil on site at any time to be used for heating of a structure,or to supply and emergency generator; and • 25 gallons or equivalent dry weight,total, of hazardous material(s) on site at any time, excluding oil for heating a structure or to supply and emergency generator; and • A quantity of Hazardous waste generated at the very small quantity Generator level as defined in the Massachusetts Hazardous Waste Regulations, 310 CMR 30.000 and which is accumulated or stored in 55 gallons or less at any time on the site. Further,the Applicant will be a VSQG of hazardous waste(i.e florescent bulbs, Computer monitors,pool chemicals) as per MA Hazardous Waste Regulations 310 CMR 30.000 and therefore will meet the requirements of WM 1.5. Solid Waste Management The Applicant will recycle solid waste, construction and demolition debris and recyclables generated from the demolition activities at both sites in accordance with MPS WM 2.1, 2.2 and 2.3 as well as local and state solid waste management policies and programs. The proper management of this waste will be documented in a plan and an agreement to be incorporated in bid documents between the Applicant and the selected solid waste contractor for management • and disposal of demolition debris. As part of this waste management plan the Applicant will include a layout of the proposed building which will show adequate space for the storage, processing, and handling of recyclable materials, including but not limited to, cardboard and office paper. The draft language,including the layout plan of this agreement, will be submitted for Commission review and approval prior to the bid documents being released. With respect to food waste,the type of development proposed by the Applicant is very different from a supermarket or similar such uses which tend to have a substantial amount of food waste. The proposed resort hotels will have associated restaurants where the food is prepared to order in controlled portions. Therefore,the amount of waste is minimal and MPS WM2.4 with respect to food waste is not applicable. 1.3.2.11 Building Design The overall theme of the building design for the hotel is to create a style that is respectful of the Cape Cod vernacular architecture and complementary with the neighborhood. A full description of the building design is found in the Design Narrative and all building elevations and drawings are found on drawing Sheets Al-A7. Taken together the building elements provide a more consistent design style than the existing motels and cottages. The design will take advantage of the linear shape and topography of the building lot as the footprint will hug the crest-hill of the property nearest the beach, allowing guests to take • advantage of ocean views and beach use. While each of the three building elements has distinctive design features, they are tied together with common details such as the second floor balconies and ground floor end porch elements. 58 • The three building design is composed of three vertical elements—base,middle and roof. The overall size of the buildings is broken up by variations in the facade as described in more detail in the Design Narrative as well as vertical variations. • The base consists of such common elements as a covered end porches and shed canopies which differ in depth and provides a distinctive design element. • The middle portion provides a change in the architecture with protrusions that help create depth to provide variation along the longitudinal aspect of the segments. The rhythm of the window openings is intended to mimic houses in the area to minimize the architectural impact of the building. There are also subtle changes in the window pattern and spacing, adding another level of detail. • The roof portion of the hotel incorporates the fourth floor area which helps to reduce the overall size and allows the visual aspect of the building to achieve a perceived shorter building height. The main roof shape is a modified pitch roof. Gambrel style and shed elements help to create an intermediate scale within the overall roof element as well as create the functional"room"spaces needed on the interior. These elements create a movement between roof plane and wall plane,typical of New England and Cape Cod architecture. Overall, the roof design provides a pleasing aesthetic quality to the building. • The hotel will also include a restaurant, conference area and indoor and outdoor pools. The exterior grounds will include patios and a boardwalk extending the full length of adjacent to the beach. There will also be a loading and service area will be located to the rear of the hotel building that will be screened from the adjacent properties. The site will also contain a sewage treatment plant that will consist of an above ground service building and below ground leaching facility that will treat all of the waste generated by this facility on-site. The design with gambrel style, canopies and details complements the hotel design. Like the Red Jacket,by integrating these three building elements,the Blue Water building can be reduced visually to complement nearby hotel buildings and residential homes as well as create a distinct,recognizable building design that is adapted to the overall natural and built environment. 1.3.2.12 Energy Greene Energy Consultants,LLC(GEC)has reviewed the preliminary design for the Red Jacket Resorts redevelopment projects and the Cape Cod Regional Policy Plan; Energy(E) Minimum Performance Standards impacts on the proposed development. Based on a pre-application September 3,2009,the Commission has agreed to waive requirement 1.2 "Energy Star"since the proposed development does not meet the criteria for EPA Energy Star evaluation. With this 411 waiver Red Jacket Resorts Redevelopment can comply with the Minimum Performance Standards 1.1 - 1.6 by supplying 10%of the site electrical energy consumption from an on-site renewable energy source. It was also agreed that the requirement only applies to the increase in 59 project square footage minus the 10,000 square foot per site allowance. The proposed project will consume approximately the same quantity of electricity after redevelopment and that • demand is used that as the baseline of the energy study. With modern construction practices and the selection of energy efficient products(LED lighting,premium efficiency A/C, etc.), it is highly likely that the quantity will be less than the existing condition. Planning for on-site renewable energy production should have the capacity(space)to install the quantity proposed, although smaller systems are under consideration so that the system can be sized to actual conditions. GEC estimates that approximately 52,000 kWh per year will have to be generated by on-site renewable energy. There are three possible sources of this electricity; • Photovoltaic (PV) • Wind, or • A combination of both. A 50 kW PV solar array will meet the demands of the entire development. See table below for a detailed breakdown by existing site(s). This redevelopment project will require approximately 6,567 sf of unobstructed south oriented or flat roof area. Review of Energy Requirements of the Regional Policy Plan E1.1 —Redevelopment Energy Audit • Does not apply since the existing structures are being entirely demolished and replaced with new structures that will be built to the standards of all applicable codes. E1.2—Current Energy Star Certification Engineers Guidelines for Energy Star have been reviewed and the existing energy and site features have been inserted into Portfolio Manager the Energy Star tool. If the new development operates with similar occupancy rates and guest schedule,the development will not qualify as in the Hotel/Hospitality building type. To qualify the average annual occupancy must exceed 45%. The current occupancy rates are approximately 57% for half a year. Therefore,the buildings will not receive an Energy Star rating and cannot comply with this requirement. Based on a discussion with the Cape Cod Commission on September 3,2009, it was determined that this requirement be waived since the project will be built to or exceed current building codes. E1.3 —ASHRAE/LEED Standards The site can easily be constructed in compliance with ASHREA 90.1-2004 or ASHREA 90.1- 2007 without a negative impact to the project economics. E1.4—Multi-Family Since this is not a multi-family development this policy does not apply. • E1.5—Zero Chlorofluorocarbon (CFC)based Refrigerants There are a number of non-cfc alternatives available on the market as substitutes. This requirement can be met. 60 A§ • 0 * d `] RC ] \ « § § ® / § ms «Qs . - o — t � > & � 2 . cn 0 . 00 \ f TA O / / ) § se ] / § w % § ƒ ! e ) } \ ) f2 \ & oC.• 0 " -,00 - \ . . 0 � % § a § Ca 55 «9 \ o• . rn g 0-cn,o » = § 000P. c eo � GA $ / { \ / \ p. 00 sel � o « § ' S % ] f» § c> 0a' $ $ gassa ) ee £ " Coo — \ 5 a /) 2 /• er •0 -o04 cEr) \ § 0 2 1-0) $ / o ° ak © d � / 1 \ 2N@g - k .1] ca § / A aa \� .0 ; • • • • Detail Renewable Energy Table Additional SF Project Subject to CCC Jurisdictional Percent Generated by Average Solar PV Development Annual kWh 10% Red Jacket Resort 279,303 27,930 Blue Water 157,617 15,762 Rivera 82,480 8,248 Total 519,401 51,940 Development Cost Avoidance Solar kWh©$0.20/kWh 10% Red Jacket Resort $5,586 Blue Water $3,152 Rivera $1,650 Total $10,388 Development Solar Size kW 10% Red Jacket Resort 26 Blue Water 15 Rivera 7 Total 48 Development Solar Size SOFT 10% Red Jacket Resort 3,532 • Blue Water 1,993 Rivera 1,043 Total 6,567 Development Solar Installed Cost 10% Red Jacket Resort $205,909 Blue Water $116,501 Rivera $59,605 Total $382,015 Development Solar Rebate 10% Red Jacket Resort $84,827 Blue Water $49,622 Rivera $27,220 Total $161,669 Development Solar Net Cost 10% Red Jacket Resort $121,082 Blue Water $66,879 Rivera $32,386 Total $220,347 • 62 • 1.3.2.13 Redevelopment Highlights The proposed project involves the redevelopment of an already existing hotel with associated parking and various site amenities for hotel guests. Extending the full length of the front of the property facing Nantucket Sound is a Coastal Beach as delineated under the Massachusetts Wetlands Protection Act. There are also two (2) areas of Coastal Dune—one an isolated feature surrounded by beach and a second that stretches in a linear fashion between the beach and seaward portions of the current Blue Water and Edge of Sea Resort properties. The property is also subject to several flood zones: • Flood Zone V13 along the lower beach, • Flood Zone V8 in front of the current Blue Water/Edge of Sea properties, • Flood Zone All between V13 and the developed portion of the Rivera, • Flood Zone B in a small area on the isolated Coastal Dune, • Flood Zone C fromV8 and extending into the developed portions of the Blue Water/Edge of Sea properties and a second area that incorporates much of the Riviera property, • Land Subject to Coastal Storm Flowage that extends in a linear fashion across all three properties parallel to South Shore Drive. • The beach area is subject to the Velocity Flood Zone (V15 and V8),but no part of the existing or proposed hotel or any portion of remaining property is subject to this Zone. The natural and man-made dune areas along the back of the beach form a barrier to storm damage and provides for flood control. The property is also within Flood Zones A-C as well as Land Subject to Coastal Storm Flowage. The proposed project may require adjustments to the current contours in order to accommodate the hotel and leach field. All buildings will be outside of any velocity zones and will not be subject to the 100-flood zone. Further,the Applicant expects to comply with both MPS CR2.2 with respect to sea level rise and CR 2.5 with respect to barrier beaches. The proposed redevelopment project will construct all replacement structures at the Blue Water site in a manner that will have the lowest horizontal structural member of any such structure a minimum of one foot above the Base Flood Elevation (BFE). The final building and engineered site plans will indicate the elevation of each building base, thereby providing the documentation to meet this standard. A traffic impact study was not required since the intensity of the proposed redevelopment project is the same as the current use and no additional traffic is anticipated. The proposed hotel and treatment plant are designed to ameliorate the impact of both the building and the site in a manner consistent with regional traditional architecture and vegetative screening and design. In addition both stormwater and wastewater will be managed and treated in a manner that will have no adverse impact on adjacent properties or coastal resources including groundwater quality. • 63 Building Design • In an effort to minimize the visual impact of the building, the design of the hotel and the treatment plant is intended to incorporate elements of vernacular Cape Cod architecture as well as to provide a visually appealing building. In order to do this the design incorporates the following themes: • The vertical line of the hotel facade varies for each of the three building facades. For each of the facades the vertical variation is more than 10 feet for every 50 feet of facade. • The wall heights will have breaks approximately every twenty(20) feet with porches and roof overhangs adding variety to the facade. • The roof line will vary through the use of dormers and shed and gambrel roof elements. These elements are representative of New England and Cape Cod style architecture. • The design is based on adjusting the vertical components from larger at the ground level to smaller at the roof, creating a distinct building character. Using porches and step down side elements gives the building the appearance of bringing down the building edges. • • Building materials will be traditional and natural while providing variation in texture and color giving the build character and interest. For example,cedar shingles will provide a warm texture while white trim boards will complement and provide contrast to the shingles. • The building will also incorporate pedestrian scaled features such as porches at the ground level and balconies on the upper floors. • Finally,both the hotel and cottages will incorporate energy efficiency in the design. The buildings will be sited to capture solar orientation and will include the use of high quality thermal insulation, efficient light fixtures&daylighting—large windows for natural light. Landscape Design The site layout and landscape design will also provide significant mitigation in terms of the visual impact of the site to the surrounding area. The site is already developed,but the redevelopment design approach is to minimize any additional impact and in fact to enhance the quality of the building and landscape design. In an effort to mitigate the impact of the redevelopment, the applicant is proposing the site landscaping strategies are consistent with the relevant guidelines of the Commission • publication Design Guidelines for Large Scale Development on Cape Cod and the design 64 guidelines of the Cape Cod Commission's Designing the Future to Honor the Past. These • include: • Landscape buffers and screening are achieved in several locations. To reduce parking area visibility and buffer the impact of the building from South Shore Drive a low earthen berm and a mixture of deciduous and evergreen plantings and shrub plantings will be installed. Screening is also proposed along the narrow edges of both the east and west property boundaries with medium height evergreen shrubs to screen the parking lot areas. • Interior islands with deciduous canopy trees will provide screening from external views and sightlines within the parking area. Low ground and perennial plantings will also be included in the along the loop road islands. • All utilities including electrical service,telephone,cable TV and data lines will be located underground thus avoiding unsightly poles and overhead wires. • The loading and service areas will be screened from view through the use of evergreen shrub buffer plantings and medium height evergreen shrubs screen along the western property line to shield the neighboring properties. Site Lighting The overall lighting plan is intended to not only complement the buildings and landscaping but also provide sufficient lighting for both vehicular and guest safety. In addition,there will • be no light spillage onto adjacent properties. The proposed project will employ full cutoff fixtures to ensure that light is directed downward from the fixture. Where the site abuts adjacent properties the foot candle intensity is at 0.0 foot candles (fc's). Stormwater Management All stormwater generated at this site will be discharged directly on the site. A stormwater and erosion control plan will be implemented during construction that will prevent any erosion or stormwater runoff from running off the site. This will be accomplished through the use of on-site stormwater detention areas to capture stormwater runoff and sediments. Erosion control fencing will be employed around the perimeter of the site to capture any stormwater sediments. These and similar features will be maintained throughout the construction process. For permanent stormwater management the applicant proposes to implement a plan using a series of Low Impact Design(LID)Best Management Practices including such features as: • Pervious pavement, • Stormwater infiltration areas(such as rain gardens), • • Pervious pavers, • Tree filter areas, and 65 • Pervious concrete walkways at grade • A more detailed description of stormwater management BMP's is found in the previous Stormwater Section. Sewage Treatment It is anticipated that this project will generate 39,600 gallons per day of wastewater which includes the guest accommodations, including a restaurant, lounge and spa. This level of flow will be handled by an on-site sanitary wastewater treatment plant that will require a Groundwater Discharge Permit as regulated under 314 CMR 5.00 through MDEP,Division of Water Pollution Control. The plant will be operated in accordance with conditions of a permit issued through the Groundwater Discharge Permit Program. Based on the findings of the Hydrogeologic Study of the site,it was concluded that the operation of a sanitary wastewater treatment plant with subsurface disposal will produce treated sewage effluent that will have no adverse impact to the environment and/or public health and safety. A more detailed description of wastewater treatment and management is found in the previous Sewage Treatment and Nitrogen Loading Section. • • 66 • 2.0 Design Narrative 2.1 Introduction The existing Red Jacket Beach Hotel Resort and the Blue Water-Edge of Sea-Riviera Hotel (3 lots to become 1 lot referred to as Blue Water Resort )located on South Shore Drive in South Yarmouth MA consist of one and two-story hotels and cottage buildings. The intent of this redevelopment project is to develop these two parcels into more modern, efficient, and environmentally and architecturally sensitive projects. Below is an overview of how the new buildings will be consistent with the design guidelines of the Cape Cod Commission's Designing the Future to Honor the Past and the supplemental document Design Guidelines for Large Scale Development on Cape Cod. As a redevelopment project,the site and building design will take advantage of existing infrastructure,minimize environmental impact and complement existing regional development patterns. Specific images and drawings associated with the Guidelines are included in the drawing package and will be used to reinforce the written information in this narrative. 2.2 Red Jacket Beach Resort 2.2.1 Architectural Design 2.2.1.1 Resort Hotel The proposed Red Jacket Resort hotel will be a 4-story structure with 154 guest accommodations and eight(8) efficiency units in both Concepts A and B. The proposed design is more typical of the Cape Cod vernacular than the current buildings and is in the shape of"Y"in order to maximize views and provide greater building efficiency. All building elevations and drawings are found on Sheets A- 1 through A-7. Footprint and Plan—A "Y"shaped building provides many advantages The footprint concept for the Red Jacket is in the shape of a"Y"rather than the current "U"shape. This reconfiguration of the footprint will help lessen the overall size and length of the building given the shape of the lot. This shape also works well with the "siting"of the project which minimizes neighborhood and environmental impacts while maintaining existing visual and pedestrian access corridors. Parking will be provided where it currently exists,but there will be enhanced landscaping and in Concept A a new access travel lane to create a"street feel." (See Landscape Design Narrative below.) The"Y"shape also allows for a large open space facing Nantucket Sound for guest use and enjoyment. • 67 This"Y"shape in plan creates a central core and two wings that extend out from the core • to improve building and operational efficiency and capture the best views of the site. The "Y"shape also helps to shorten the overall lengths of the current building which has a more linear footprint. Scale and Size:Building is broken vertically into three main elements The proposed building is composed of three main vertical elements--base,middle and roof. • The base consists of the first floor area and is highlighted by covered porches and building articulation using protrusions along the"wing"components, allowing for variation in the base. This base element is designed to create a solid starting point for the overall building. The porches, which differ in depth,help to provide a shading effect that creates a substantial base without the feeling of a thick, solid mass. • The middle portion provides"pause"in the architecture since it does not provide the same level of detail found in the base. However, it also has protrusions along the"wing" components that help create depth and shadows to break down the longitudinal aspect of the wings. The typical protrusions are 3' to 4' and occur at 28',42' or 56' intervals, depending on the floor plan layout. The rhythm of the window openings of this building component is intended to mimic houses in the area. At the same time, subtle changes in the window pattern and spacing add another level of detail. • • The roof portion is actually the fourth floor area where the dormers create a movement between roof plane and wall plane,typical of New England and Cape Cod architecture. Having the fourth floor occur within the entire roof plane allows the visual aspect of the building to achieve a perceived shorter building height. The roofs provide a range of pitches—from 5:12 to 11:12, maintaining an average of 8:12. Additionally, roof top equipment including solar panels will be incorporated behind the dormers and architectural elements. By integrating these three building elements,this size of the building is reduced visually to complement the residential homes and buildings in the immediate area. At the same time,it creates a recognizable building design that is adapted to the overall natural and built environment. 2.2.1.2 The Cottages The proposed cottages will comprise two (2)buildings with four(4)units each. These cottage buildings are a smaller scale design that is meant to mimic and complement the hotel building as well as help to buffer the scale of the hotel building at various viewing angles from the residential homes in the immediate neighborhood. The design elements such as the gambrel style,porches/canopies and the design details on the cottages pay respect to and complement the hotel. • 68 Footprint and Plan—Link Between Residential Neighbors and Hotel • The footprints of the cottages are rectangular—a shape which complements the surrounding residential architecture. As one approaches the hotel on the access or along South Shore Drive,this shape sets the stage for the style and elevations that match the hotel. The cottages become an intermediate link between the adjacent residential units and the main Hotel. Scale and Size: Like the hotel, broken vertically into three main elements The proposed cottage units maintain a similar scale breakdown as the Hotel by using a base,middle and top portions.The mid-size architectural design of the Cottages will provide an intermediary scale link between the hotel and the surrounding residences, allowing for a smoother visual transition. 2.2.1.3 Wastewater Treatment Building The proposed Treatment Plant at Red Jacket Resort is a critical requirement for this redevelopment project. Since it is proposed for a conspicuous location,the challenge is to provide a design that does not draw attention to the building. In this case the design is intended to create a residential type style that would allow the appropriate functions to occur within the interior, while the exterior has a look and style that is consistent with the surrounding buildings and residential houses. The design with gambrel style, canopies and details complements both the Hotel and Cottages. • Footprint and Plan--Also Provides Link between Residential Neighbors and Hotel The footprint of the Treatment Plant is rectangular which works directly with the surrounding residential architecture and sets the stage for the style and elevations that match the Hotel. The Treatment Plant, like the Cottages,becomes an intermediate link between the residential units and the main Hotel. Scale and Size:--Similar Breakdown as Hotel and Cottages The proposed Treatment Building maintains a similar scale breakdown as the Hotel by using a base,middle and top portions. The small to mid size mass of the Treatment Plant will provide a recognizable link between the hotel and the surrounding residences, allowing for a smoother visual transition. 2.2.2 Landscape Design As a redevelopment site in an"outlying area",the landscape designs for both Concepts A and B are intended to complement the building while providing both screening and buffers a shown on the Conceptual Landscape Plans, Sheet L-1. The following narrative provides description of the broad categories of plant materials that will employed in the design. The specific plant materials will be selected from a plant schedule as shown on the Conceptual • Landscape Details and Plant Schedules, Sheet L-2. This plant schedule is derived from the plant lists promulgated by the Cape Cod Commission. Since the site area on the eastern 69 side of the site varies from Concept A to Concept B, these areas will be differentiated in the • discussion below. Where the landscape design is the same for both concepts there will be just one description as noted below. Concept A—Eastern Side of Site As a guest enters the site near its eastern end,there will be an entry feature on South Shore Drive of flowering trees(such as American hornbeam or Japanese tree lilac), low stone walls and perennial border plantings (such as day lilies, Shasta daisies, etc.). See Sheet L-2 for a typical stone wall detail. The entry drive has been relocated further east from the existing entry to provide for a long curvilinear feature that will be bordered on each side by deciduous trees. See Sheet L-2 for typical tree and shrub planting details. Such trees might include: Sycamore maple or tupelo. The curvilinear entry road will go past the 21/2 story cottages and the 11/2 story sewage treatment plant building on the left and the employee parking on the right. A walkway will be installed along the left side of the entry drive to allow guests in the cottages to walk to the main entrance of the hotel. The entry road will enter into lawn plaza-like area in front of the porte-cochere. This area will be planted in a mixture of deciduous and flowering trees as well as a mixed bed of low evergreen ground cover(such as Bar Harbor juniper or sea green juniper) and flowering evergreen shrubs (such as inkberry or PJM rhododendron). To the right of the entry will be the building service area that calls for a thick evergreen screen (such as an arborvitae or red pine)both along the property border and between the delivery area and the main hotel entry. • Each of the parking areas and interior or border vegetative plantings will be planted with deciduous and flowering trees to reduce the impact of these impervious areas. The number of trees also complies with the parking lot tree standard of the Town of Yarmouth,which requires one (1)tree per eight (8) cars. Where the parking areas abut properties there will be a mix of evergreen, shrub and perennial plantings for screening. The cottage area will feature two (2)-four(4)unit buildings oriented to Nantucket Sound. In front of these buildings will be a common patio bordered by ground cover and perennial plantings as well as a group of flowering trees at the rear as a frame to a play space for the cottage guests. The adjacent sewage treatment building will be screened from the guest cottages by evergreens,the main parking field medium flowering trees and from the access road by deciduous trees and a mixed bed of low evergreen ground cover, accent evergreens (such as Atlantic white cedar) and deciduous flowering shrubs(such as beach plum or potentilla). Along South Shore Drive near the cottages there will be medium/small accent flowering trees and near the main parking field screening evergreens. At the"entry portal"from the parking area to the front of the hotel, there will be low ground cover plantings including low evergreens and accent/flowering evergreen shrubs. Concept B—Eastern Side of Site • As a guest enters the site from South Shore Drive, there will be an entry feature of two Bloodgood London Planetrees along with low stone walls and perennial border plantings 70 (such as day lilies,creeping phlox, etc.). See Sheet L-2 for a typical stone wall detail. The • entry drive will be in the same location as the existing entry and will be bordered on each side by deciduous Regal Prince Oaks. See Sheet L-2 for typical tree and shrub planting details. The entry road will go past the 2%Z story cottages and the 11/2 story sewage treatment plant building on the right with parking areas on either side. These parking areas will be accessed off several breaks along the entry road. A walkway will also be installed along the right side of the entry drive to allow residents from the adjacent neighborhood to the north to walk through the site to the beach on Nantucket Sound. Near the northern edge of the site,the entry road will allow access to a rear parking area as well as an access road to the main hotel. At this intersection there will be a number planting beds at the corners that will consist of Wilson rhododendrons and Russian cypress. The access way will enter into lawn plaza-like area in front of the porte-cochere. This area will be planted in a similar fashion to Concept A with a mixture of deciduous and flowering trees as well as a mixed bed of low evergreen ground cover(such as Bar Harbor juniper or sea green juniper) and flowering evergreen shrubs(such as inkberry or PJM rhododendron). To the right of the entry will be the building service area that calls for a thick evergreen screen (such as an arborvitae or red pine)both along the property border and between the delivery area and the main hotel entry. Each of the parking areas and interior or border vegetative plantings will be planted with deciduous and flowering trees to reduce the impact of these impervious areas. The number of trees also complies with the parking lot tree standard of the Town of Yarmouth,which requires one(1)tree per eight(8)cars. Where the parking areas abut properties there will be • a mix of evergreen, shrub and perennial plantings for screening. The cottage area will feature two(2)-four(4)unit buildings oriented to Nantucket Sound. In front of these buildings will be a common patio bordered by ground cover and perennial plantings as well as a group of flowering trees at the rear as a frame to a play space for the cottage guests. To the rear of the play space several deciduous frees (paperbark maple) which will also be found along South Shore Drive in front of the cottages. The adjacent sewage treatment building will be screened from the guest cottages by evergreens(such as Mission arborvitae) and from the access road by deciduous trees(such as red cedar) and flowering crabapples. At the"entry portal"from the main parking area to the front of the hotel, there will be low ground cover plantings including low evergreens and accent/flowering evergreen shrubs. The remainder of the site (western side)in front of the hotel and along Parkers River will be the same as Concept A as described below. Concepts A and B—Western SIde of Site In the outdoor activity area in front of the hotel the major features are the outdoor pool and the boardwalk along the beachfront. These features are connected by a series of curvilinear walkways taking guests from various points of exit from the hotel. There are areas of lawn • which gives the space a very open feel and excellent views to Nantucket Sound. 71 Landscaping is used in this area to accent these and other features such as the outdoor patio • and bar/grill. An evergreen buffer will screen the grill from the hotel while a flowering tree accents the patio. At the edge of the patio is a low evergreen ground cover area with flowering evergreen shrubs as well as deciduous flowering shrubs. Bordering the boardwalk and providing a transition from the edge of the patio will be a border of low evergreen ground cover and flowering evergreen shrubs. Perennial flowering beds highlight the entries to the pool area from the hotel and patio/boardwalk. On the other side of the hotel adjacent to Parkers River there will be an outdoor patio associated with the restaurant. This patio will be framed with flowering tree and perennial beds. There will also be an evergreen buffer planting between the restaurant patio and a patio that may also serve as an occasional area for a hotel event. 2.2.3 Consistency with Design Guidelines for Large Scale Development on Cape Cod The following narrative describes how both the siting and building design strategies for the Red Jacket Resort are consistent with the relevant guidelines of the Commission publication Design Guidelines for Large Scale Development on Cape Cod. Strategies for Siting—both Concepts A and B The proposed project will fall into the category of Working in Outlying Areas as • recommended in the Commission Design Guidelines publication. This category comprises the following guidelines using the numbered category from the Commission publication. The following Strategies for Siting are relevant to the Checklist for Outlying areas which includes strategies 4-12. 4. Shield Large Buildings with Smaller Frontage Buildings The proposed design relocates the four existing cottages into two(2) four(4) unit 21/2 story buildings that have the effect of shielding the four(4)-story hotel to the rear. The cottage streetscape pattern that currently exists on South Shore Drive will be enhanced and reinforced. The complementary design of the cottages with the main hotel building will provide a visual transition from the lower building to the larger hotel. 5. Design a Second Story The existing cottages are only one story and while the current hotel is two stories neither building form incorporates design features that link it with the Cape Cod vernacular architecture. The proposed cottages are 21/4 stories, the hotel is four(4) stories and the treatment plant is 1'A stories. In each instance,the buildings have been designed to create visual interest,breaking up the building mass—including design features, such as a gambrel roof,that are consistent with regional design traditions. • 72 6. Reduce the Visibility of Parking Areas • • To reduce parking area visibility from South Shore Drive a low earthen berm and a mixture of evergreen plantings will be installed. In Concept B both the evergreen buffer and the cottages will reduce visibility of the parking areas. • A second feature for reduced parking area visibility is the inclusion of interior islands with deciduous canopy trees that offer screening from views and sightlines within the parking area. Low shrub and perennial plantings will be included in these islands for landscape finish,but their height will be controlled for safe movement of cars and aisle way visibility. 7. Break up large Parking Lots with Landscaping The parking fields will be broken up with a series of islands with such features as large deciduous canopy trees and lawn areas. These trees are selected to offer some scale to the building as they mature. The lawn is needed to assure clear sight lines for people and cars maneuvering throughout the parking lot area. An alternative treatment for these islands could include low evergreen ground cover and perennials instead of lawn. 8. Use Street Trees to Define and Enhance the Street Edge As described in item 6 above, South Shore Drive streetscape will be defined by several deciduous trees and a mixture of evergreen plantings along the south side of the property • line. In Concept B, this configuration will be altered slight to allow for the site entrance at mid-site. 9. Locate Utilities Underground All required utilities including electrical service, telephone,cable TV and data lines will be located underground. 10. Shield Loading and Delivery Areas The loading and service area proposed for the hotel will be screened from view in a number of ways. First, it is buffered from hotel guests by screen planting on a linear island to shield it from main entry views. Second, an evergreen screen is proposed along the west property line to shield the neighboring property. And it is also screened by evergreens from the restaurant patio area. 11. Create Effective Landscape Buffers/Full Screening • Landscape buffers and screening are employed in several locations. Along South Shore Drive a low earthen berm and a mixture of evergreen plantings will be installed. One end of this screen will be anchored by a deciduous tree near the cottages and on the other end will be low ground cover plantings and small flowering . trees. 73 • A second area of screening is along the narrow edges of the north property boundary. • Full and medium height evergreen trees and shrubs are proposed along these edges. Along the northeastern boundary edge the existing screen will remain. 12. Use Existing Site Contours to Screen New Development Existing site contours will be used to the greatest extent possible to screen new development. This strategy has to be balanced with required grades for a large parking area, ADA access in the main entrance into the hotel and impact of a large building footprint that requires a relatively flat grade along its entire perimeter. Strategies for Buildings The following Strategies for Buildings are relevant to the Checklist for Outlying areas which includes strategies 1-11. 1. Breakdown the building mass into multiple buildings: The building mass is broken into three(3) distinct components orientated in a"Y" shape footprint. The two side wings are connected at a central core that serves as the focal point and main entry to the building. 2. Break down the building mass with smaller sub-masses: • The building mass is broken down into smaller sub-masses through the use of the segmented wings,porches,columns and the fourth floor being incorporated into the roof system. 3. Vary the Facade Line(10' Variation for every 50') For purposes of this guideline,the overall building is broken down into its major components: left, center and right elevations. The calculations pertain to the facades of each of these. 1. Front Elevation: the left elevation is 287'+/-of length with facade variation occurring mostly in 4' increments,thus: 3 increments @ 4'=12' 1 increment @ 46'=32' In total this provides 58' of variation. CCC Standard=287'150' = 5.74 or 57'of variation. 58'>57' of variation (greater than recommended) • 2. Side Elevation: the center elevation is 285'+/-of length and the facade variation is calculated as follows" 74 • 8 increment @4'=32' `B"angle=31 +/- "D"protrusion= 121' +/- "C"angle=46' +/- In total this provides 230' +/-of variation. CCC Standard=285'/50'=5.7 or 57' of variation 230'>57' of variation (greater than recommended) 4. Vary wall heights The building will have twenty(20) foot breaks vertically with porches and roof overhangs help to increase variety along the facade. The Elevation Diagrams illustrates this design theme. llll Y1 �.f t le AIMS& MI , 17 ����1 In Ili( � III ��� l • NiI. 1Hii in J ism f 1�_� I uu.nu.n eu.x.�n. 41 �� In �i e n ouiuw.uu l: ismlfiliti � � M1s1_ IIeltaFtt �1irmi Omni- TVATInN TNACRAM ELEVATION DIAGRAM Red Jacket Hotel-NTS Red Jacket Cottage-NTS 5. Vary the roof line: Creating varying roof lines by way of dormers,hip and gambrel roof elements, a unique roof design can be created. By"breaking down"a roof into smaller parts and elements, a more detailed and New England vernacular can be created. See Red Jacket Hotel Elevations and Elevation Diagram, Sheets Al through A5. 6. Bring down the building edges • By having the scale of the building components adjust vertically from larger at the ground to smaller at the roof, classic proportions and character can be created. A 75 building with a heavier top section might appear unstable and unbalanced. Using • covered porches and varying the scale of these components,breaking up the mass of a larger building can be achieved. 7. Vary building materials to add depth to the facade The use of varying colors and textures are a way to add subtle detail to a larger building. The exterior siding in this project is proposed to be cedar shingles giving a warm and traditional texture. Smooth white trim helps to complement and provide contrast to the cedar shingles. The patterns of building material also relate to the shapes and styles of the roof dormers,porches,windows/doors and decks. Preferred architectural features include: Smooth white trim,white balconies,white brackets, porches with columns,and natural(gray)cedar shingles as the main base concepts. 8. Use traditional& natural building materials The design calls for such traditional and natural building materials such as Architectural Grade asphalt shingles on the roof, cedar shingles for the siding with white trim boards &columns and glass for the balcony fencing and windows. 9. Incorporate pedestrian scaled features Pedestrian scaled features include lower porches at the ground level at a height of 10'+/-balconies on the upper floors and 8'+/-door sizes on the upper floors and • dormers on the roof that mimic local residential design. 10. Incorporate landscape areas to break up large facades The design calls for landscape plantings and site features to break up facades. See also the Landscape Narrative and Conceptual Landscape Plan, Sheet L-1 11. Incorporate energy efficiency in the design The proposed buildings including both hotel and cottages will incorporate energy efficient design. The buildings will be sited to capture solar orientation and will included the use high quality thermal insulation, efficient light fixtures & daylighting—large windows for natural light. Further,the solar panels will be screened from guest and pedestrian views since they will be located behind the mansard roofs as shown on Conceptual Roof Plan and Sections, Sheet A-5. • 76 2.3 Blue Water Resort • 2.3.1 Architectural Design 2.3.1.1 Resort Hotel The overall theme of the building design for the hotel is to create a style that is consistent with Cape Cod vernacular architecture and complementary with the neighborhood. All building elevations and drawings are found on drawing Sheets Al-A7. Taken together the building elements provide a more consistent design style than the existing motels and cottages. The design will take advantage of the linear shape and topography of the building lot as the footprint will hug the crest-hill of the property nearest the beach, allowing guests to take advantage of ocean views and beach use. While each of the three building elements has distinctive design features,they are tied together with common details such as the second floor balconies and ground floor end porch elements. Footprint/plan: Linear, but segmented building shape The footprint concept for this parcel is in the shape of a segmented crescent to help lessen the overall size and length of the building on this large, rectangular lot. The footprint will hug the crest-hill of property nearest the beach. The proposed landscaped parking area is between South Shore Drive and the building. This layout along with landscaping elements along South Shore Drive and in the parking area will create a different visual • feel from the Red Jacket Beach project in terms of the plan shape. The shape at Blue Water works well with the"siting"of this redevelopment project because the site slopes up where the new building is proposed to take advantage of ocean views and beach use. The segmented plan of the building also helps to minimize the impact by creating three (3) distinct building components with two connecting elements that join all the pieces together. These connecting elements are proposed to incorporate significant glass components that will provide a visual break in the building. This design element will also allow a visual access through and under the connectors from the lower part of the site and South Shore Drive to Nantucket Sound. The crescent shape also allows for a large open space in front of the building facing the Sound for public use and enjoyment. Scale/Size: Blue Water also broken vertically into three main elements. Similar to the Red Jacket,the scale and size of this building is broken vertically into three main elements; base, middle and roof. • The base consists of the first floor area and is highlighted by covered porches and building articulation using protrusions along the segmented components. The porches and shed canopies,both differing in depth,help to provide a shading effect at this level to create a substantial base without the feeling of a thick,solid mass. These components help to ground the building. • 77 • The middle portion consists of less overall detail creating a"pause"in the architecture. However, it also has protrusions along the segmented component that help create depth • and shadows to break down the longitudinal aspect of the segments. The typical protrusions are 4' and occur at 14',28' or 56' intervals,depending on the floor plan layout. While the rhythm of the window openings mimics houses in the area, subtle changes in the window pattern and spacing add a distinct level of detail. • The roof portion comprises the fourth floor area where the dormers create a movement between the roof plane and wall plane,typical with New England and Cape Cod architecture. Having the fourth floor occur within the entire roof plane allows the visual aspect of the building to achieve a perceived shorter building height. The roofs shown are a range of pitches that go from 5:12 to 11:12,but maintain an average of 8:12. The main roof shape is a modified pitch roof(single pitch either side of a flat section used for mechanicals to be placed and screened.) The Blue Water is similar to the Red Jacket roof system, although the length of the building is longer and has "kinks"along certain portions due to the footprint shape that has been created. Gambrel style elements and shed elements help to create an intermediate scale within the overall roof element as well as create the functional"room" spaces needed on the interior. Like the Red Jacket,by integrating these three building elements,this large building can be reduced visually to complement nearby residential homes and buildings as well as create a distinct,recognizable building design that is adapted to the overall natural and • built environment. 2.3.1.2 Wastewater Treatment Building The proposed Treatment Plant at Blue Water Resort will have a similar design to that of the one at the Red Jacket Beach Resort. It is a key design element for the project. Since it is proposed for a location near South Shore Drive and the adjacent property, the challenge is to provide a design with landscape buffering that minimizes the impact of the building. In this case the design is intended to create a residential type style that would allow the appropriate functions to occur within the interior, while the exterior has a look and style that is consistent with the hotel and surrounding buildings and residential houses. The design with gambrel style, canopies and details complements the hotel. Scale and Size:--Similar Breakdown as Hotel and Cottages The proposed Treatment Building maintains a similar scale breakdown as the hotel by using a base,middle and top portions.The small to mid size mass of the treatment plant will provide a recognizable link between the hotel and the surrounding residences, allowing for a smoother visual transition. The addition of evergreen screening will buffer the building further allowing for a smooth visual transition. • 78 23.2 Landscape Design • As a redevelopment site in an`outlying area",the landscape design is intended to complement the building while providing both screening and buffers as shown on the Conceptual Landscape Plan,Sheet L-1. The following narrative provides description of landscape design including the broad categories of plant materials that will employed in the design. The specific plant materials will be selected from a plant schedule as shown on the Conceptual Landscape Details and Plant Schedule,Sheet L-2. This plant schedule is derived from the plant lists promulgated by the Cape Cod Commission. Guests will enter the site from South Shore Drive via one of two entrances that connect to a loop road through the parking area. (There is a third entrance from South Shore,but this will be primarily for service vehicles). The first design element of this site will be a low earthen berm with a mixture of plantings along the entire length of South Shore Drive. The berm is proposed to be approximately 3' — 4' high within a 20' wide buffer area along the road ROW. Plantings consist of large canopy deciduous trees (such as Sycamore maple or Tupelo)placed in a regular pattern along the entire property frontage. Interspersed with these trees will be a layering of additional plantings that include evergreen trees(such as Austrian pine) for immediate screening and a mixture of medium height evergreen(such as inkberry) and flowering deciduous shrubs (such as beach plum). In addition there will be a signage area on South Shore Drive that will be framed with flowering trees (such as American hornbeam or Japanese tree lilac). See • Sheet L-2 for typical tree and shrub planting details The entry drives will be bordered on each side by medium height deciduous trees, low ground cover(such as Bar Harbor juniper or sea green juniper) and perennial plantings(such as day lilies and low-bush blueberry)on the islands along the loop road. The entry loop mad will enter into a linear lawn plaza-like area in front of the porte-cochere. This area will be planted in a mixture of perennial and annual flowers. The other parking lot islands will consist of large deciduous trees and lawn to reduce the impact of these impervious areas. The number of trees will comply with the parking lot tree standard of the Town of Yarmouth, which requires one(1)tree per eight(8)cars. The sewage treatment building at the northeast corner of the site will be screened by evergreen trees such as arborvitae or red pine. Through the middle of the parking area will be a walkway within an easement for some residents of Wilfin Road to cross through the site to the beach. On either side of this walkway will be five-foot wide perennial flower beds. At the eastern and western edges of the parking area and Blue Water property there will be medium height evergreen shrubs to (such as PJM Rhododendron or inkberry) screen the abutting properties. The service area at the western side of the site will be further screened from the abutting properties by evergreen buffer plantings (such as arborvitae) and the main hotel building area • by evergreen buffer plantings and flowering trees on a low earthen berm. 79 In the outdoor activity area in front of the hotel facing Nantucket Sound,the major features • are the outdoor pool, the boardwalk along the beachfront and the 20'-wide deck at the southern western end of the property. These features are connected by a series of walkways taking guests from various point of exit from the hotel. Much of the area is lawn which gives the space a very open feel and excellent views to Nantucket Sound. Landscaping is used in this area to accent these and other features such as the outdoor patio and bar/grill. An evergreen buffer will screen the outdoor bar on the east side of the pool from the hotel while a low ground cover and perennial plantings frame the patios space and provide a low bather separation from the boardwalk. The low evergreen buffer and perennial plantings will consist of such plants as Bar Harbor juniper or dwarf inkberry as well as such perennials as daylilies. On the west side of the pool will be a covered grill area that will generally be framed by an open lawn area. The nearby restaurant patio will be screened by medium height evergreens, medium height flowering deciduous trees such as crabapples and flowering deciduous shrubs such as beach plum or potentilla Near the end western end of the hotel building will be a breakout area for hotel guests or conference participants that will be framed by flowering trees and perennial beds that will screen it from the boardwalk. 2.3.3 Consistency with Design Guidelines for Large Scale Development on • Cape Cod The following narrative describes how both the siting and building design strategies for the Red Jacket Resort are consistent with the relevant guidelines of the Commission publication Design Guidelines for Large Scale Development on Cape Cod. Strategies for Siting The proposed project will fall into the category of Working in Outlying Areas as recommended in the Commission Design Guidelines publication. This category comprises the following guidelines using the numbered category from the Commission publication. The following strategies are relevant to the Checklist for Outlying areas which includes strategies 4-12. In the case of the proposed Blue Water hotel and conference center, the first two criteria, Number 4. Shield Large Buildings with Smaller Frontage Buildings and Number 5.Design a Second Story,are not relevant since the proposed hotel building is a single structure in three sections. However,because of the building design and vegetative screening for the treatment building at the front corner of the property,there will be shielding of the hotel building. Furthermore most of the original buildings were two or more stories and the proposed building is four(4) stories. The hotel building has been designed to create visual interest,breaking up the building mass. Design features such as a gambrel roof are consistent with regional design traditions. • 80 6. Reduce the Visibility of Parking Areas • Reducing parking area visibility will be accomplished in two ways. First,there will be a vegetated low earthen berm along South Shore Drive. Second,there will be a number of vegetated islands within the parking field. The first design element to reduce parking area visibility will be a low earthen berm with a mixture of plantings along the entire length of South Shore Drive. The berm is proposed to be approximately 3'—4' high within a 20'wide buffer area along the road ROW. Plantings consist of large canopy deciduous trees placed in a regular pattern along the entire property frontage. Interspersed with these trees will be a layering of additional plantings that include evergreen trees for immediate screening and a mixture of medium height evergreen and flowering deciduous shrubs to provide further screening at eye level for pedestrians and drivers. The second feature for reduced parking area visibility includes interior islands with deciduous canopy trees that screen views and sightlines within the parking area. Low shrub and perennial plantings shall be included in these islands for landscape finish,but their height has to be controlled for safe movement of cars and aisleway visibility. 7. Break up large Parking Lots with Landscaping Two types of interior parking lot islands are proposed. One type is used to define the aisle way for a looped entry drive from two entries off South Shore Drive. These will be • planted with low evergreen ground cover, some low flowering deciduous shrubs and perennials. The screening effect for this island treatment is most noticeable when looking across the parking lot in an east-west direction. A second type of island is proposed in the parking lot area that features large deciduous canopy trees and lawn. These trees offer scale to the building as they mature and while the lawn is needed to assure clear sight lines for people and cars maneuvering within the parking lot area. These are treated differently to maximize the effect of the entry loop road. An alternative treatment for these islands could include low evergreen ground cover and perennials instead of lawn. Finally, in conjunction with the Wilfin Road access easement, a series of narrow perennial planters are positioned across the parking lot to define a safe walkway for abutting land owners while adding some seasonal color. 8. Use Street Trees to Define and Enhance the Street Edge The South Shore Drive streetscape is defined and enhanced with a line of large canopy deciduous trees along the property's north side property line and street ROW. The proposed street tree pattern is varied in one area where a grouping of flowering trees is proposed in conjunction with the hotels signage feature. This grouping also occurs where the Wilfin Road access easement intersects the Blue Water property. • 81 • 9. Locate Utilities Underground All required utilities including electrical service,telephone, cable TV and data lines will be located underground. 10. Shield Loading and Delivery Areas The loading and service area proposed for the hotel building will be screened from view in a number of ways. First, it is located to one end of the building away from its main entrance and porte-cochere, the two primary access points into the property and the Wilfin Road access easement. Second, the loading area is framed and screened to the east by a low berm and planting to shield it from main entry views. Third, a medium height evergreen shrub screen is proposed along the west property line to shield the neighboring property. Finally,this area is served by its own entrance from South Shore Drive to further limit its impact on guests. 11. Create Effective Landscape Buffers/Full Screening Landscape buffers and full screening are proposed through a number of landscape features. • The first area is along South Shore Drive where a number of improvements are proposed within a 20-foot deep space between the street ROW and parking lot area. • First, a line of large deciduous canopy trees to eventually screen the upper building elements and to create a treed streetscape. Second, a low earthen berm is proposed to provide some immediate screening and to maximize the screening effect of low to medium height plantings of evergreen and flowering deciduous shrubs. Some evergreen trees will also be interspersed between the canopy street trees. Finally, low flowering shrubs and perennials will be planted for seasonal color and interest. • A second area of screening is provided along the narrow edges of the east and west property boundaries. Medium height evergreen shrubs are proposed along these edges. The east edge will screen the parking lot area and the west edge will screen the hotel's service and loading area and parking beyond. • A third area of screening is along the South Shore Drive elevation of the proposed Treatment Plant Building. The goal is to buffer this feature when viewed along this town road. • A forth feature is the use canopy trees within the parking lot islands to further break up views across the site. • Finally, additional landscape buffers or 'edges' are proposed in conjunction with a number of patio areas adjacent to the hotel building. These include the staff patio • near the service area,the breakout patio for the conference facilities and the main outdoor patio associated with the hotel lounge and restaurant. The use of small 82 flowering trees,perennial borders and low ground cover beds are applied to define • these patio spaces. Landscape boundaries occur around the outdoor bar/patio space, swimming pool and outdoor grill building. 12. Use Existing Site Contours to Screen New Development Existing site contours will be used in the best way possible to screen new development. This screening has to be balanced with required grades for a large parking area, ADA access in the main entrance into the Hotel and impact of a large building footprint that requires a relatively flat grade along its entire perimeter. Strategies for Buildings The following Strategies for Buildings are relevant to the Checklist for Outlying areas which includes strategies 1-11. 1. Breakdown the building mass into multiple buildings: The building mass is broken into three distinct building sections in a curvilinear pattern that are connected by elevated passageways for ease of access by hotel guests. 2. Break down the building mass with smaller sub-masses: • The building mass is broken down through the use of porches and step-downs at both the east and west ends of the hotel building. 3. Vary the facade line(10' Variation for every 50') The overall building is broken down into three major components: left,center and right buildings/elevations. The calculations pertain to the facades of each of these elevations. Left Elevation 245'+/-of length,variation occurs mostly in 4' increments: • 8 increments @ 4'=32' • 1 increment @ 32'=32' • 1 increment @ 11 =11' In total this provides 75' of variation. CCC Standard=245'/50'=4.9 or 49'of variation 5'>49' of variation (greater than recommended) Center Elevation 180'+/-of length,variation occurs as follows • 1@32'=32; • • 1@36'=36' 83 In total this provides 68'+/-of variation • CCC Standard=80'/50'=3.6 or 36'of variation 68'>36' of variation (greater than recommended) Right Elevation 240'+/- of length,variation occurs as follows • 3@4'=12; • 1@30'=30; • 1@18'= 18; • 1@41'=41' In total this provided 101'+/-of variation CCC Standard=240'/50'=4.8 or 48'of variation 101'>48' of variation (greater than recommended) 4. Vary wall heights The buildings contain 20'maximum breaks vertically with porches <— and roof overhangs that help to increase variety �, F, :e'l along the facade and W—a • reduce the"bulk"of the , nn building. See Ti f1", ya b r' `' ' !'� ' Elevation Diagram. m �� ➢ �F 41l xixi rl 1iiu:F c 1r 5. Vary the roof line: � -- - f ;• The proposed hotel building creates varying f it ; ) I . roof lines through the - - use of dormers, shed ELEVAr}CCN PAO/$04 and gambrel roof elements typical of existing older development. By"breaking down"a roof into smaller elements, a more New England vernacular is created. See Elevation Diagram and Blue Water Resort Elevations,Sheets Al through A5. 6. Bring down the building edges: By having the scale of the building components adjust vertically from larger at the ground to smaller at the roof, classic proportions and character is created. A building with a heavier top section might appear unstable and unbalanced, whereas a building heavier at the bottom level can create a"well grounded" • feeling. Using covered porches and the varying scale of these components at this base can break up the mass of a larger building and help to bring down the 84 building edges. Additionally, the incorporation of"step-down"ends of the • buildings(east and west ends)provides another way to bring the building edges down. 7. Vary building materials to add depth to the facade by: The use of varying colors and textures are a way to add subtle detail and change to a larger building. The exterior siding in this project is proposed to be cedar shingles giving a warm and traditional texture. Smooth white trim helps to complement and provide contrast to the cedar shingles. The patterns of building material also relate to the shapes and styles of the roof dormers,porches, windows/doors and decks. Preferred architectural features include: Smooth white trim,white balconies,white brackets,porches with columns, and natural(gray) cedar shingles as the main base concepts. 8. Use traditional & natural building materials: The design calls for traditional and natural building materials such as Architect Grade asphalt shingles on the roof, cedar shingles for the siding with white trim boards & columns and glass/balusters for the balcony fencing and windows. 9. Incorporate pedestrian scaled features: Pedestrian scaled features include lower porches at the ground level at a height of • 10'+/-balconies on the upper floors and 8'+/- door sizes on the upper floors and dormers on the roof that mimic residential sizes to maintain a human scale 10.Incorporate landscape areas to break up large facades The design calls for landscape plantings and site features to break up facades. See also the Landscape Narrative in the Strategies for Siting Section and Conceptual Landscape Plan,Sheet L-1. 11. Incorporate energy efficiency in the design: The proposed hotel building will incorporate energy efficient design. The buildings will be sited to capture solar orientation and will included the use high quality thermal insulation, efficient light fixtures and daylighting—large windows for natural light. Further,the solar panels will be screened from guest and pedestrian views since they will be located behind the mansard roofs as shown on Conceptual Roof Plan and Sections,Sheet A-5. • 85 3.0 Conclusion • This redevelopment project is an example of the type of redevelopment that is the goal of both the Town of Yarmouth's Land Use Vision Map and the many aspects of the Regional Policy Plan that direct growth,and in our case redevelopment,to Economic Centers where it is desirable. Many of these tools were put in place as incentives for redevelopment and to streamline the approval process for property owners,which is also among the purposes of the Development Agreement process. There are no historic sites,buildings or structured involved or affected. The project is supported by the Town of Yarmouth, and it will provide both jobs and increased tax base to the Town. The proposed redevelopment will result in the replacement of older and outdated structures with new buildings that will be both more aesthetically pleasing and in keeping with the community character,will comply with new building and energy codes, and mitigate and reduce impacts on water resources through the construction of two private wastewater treatment facilities. The Applicant therefore believes that the redevelopment project is worthy of a favorable Development Agreement that will be mutually beneficial to the Town of Yarmouth, the Commission, and the Applicant. We look forward to working with the Commission to achieve this goal. • • 86 I ► `H.. ! *i 4 I 1 ale i P'.; , re , r;'y: luted E ' `v t,5,o,s1,,,:-. 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(, %. • '.. 1 Li--:-._-_____------------: _____, --- -- ill ...t, 7"..., :t."7-'r1r4 :1-Alimr. ., ,. _ _. _.L.___„. .5,,, ,, -- ' -7- __--------_ . - '• -1— --''''' v .• -,,,,,,7 & ...- Ar r °I` . _---------- - .-.7 -.. * "4--,,, •- . '"" . -------- f r. 4 'C . _ : ..s,-. . - -4,. ---- ,.. ------ , :. _ .., 1 ,-" ---- 7 ..•• V:, --..-i--,--,1 i III • ' -r- •---1 .,. . . t . . r•• ..1,..' . - . i ' ...„„: ` '44,0 Artpomit , r5.'"ritl-i • T .. ----- ' , . es. • , . • 1 '-'.9 V, ;* " I . ' prz. !IA, -_____ ..- Cm1 r—- . 4 1 $:-., ..,. r..,• ' ,._ •, —________ -. _ - __ i ... , r. I . ,, ______=____________ . . . ,•;:s ,..-.. —_________ 1 . • • • • 0 • RED JACKET RESORTS REDEVELOPMENT Application for a Development Agreement Red Jacket Beach Resort and Blue Water Resort Red Jacket Beach LP,Blue Water LP,Edge of the Sea Trust,and Riviera LP C—Owners of Record Attachment RED JACKET BEACH OWNERSHIP Certificate of Title No. 136046, Deed of Record recorded in Document No. 631500. Deed of Record recorded in Book 22375 at Page 321. Deed of Record recorded in Book 5500 at Page 347. Deed of Record recorded in Book 4244 at Page 27. BLUE WATER OWNERSHIP • Blue Water-Blue Water Limited Partnership Certificate of Title No. 138810,Deed of Record recorded in Document No. 651175. Edge of the Sea—Edge of the Sea Trust Certificate of Title No. 138823,Deed of Record recorded in Document No. 651286. Riviera—Riviera Limited Partnership Certificate of Title No. 138809, Deed of Record recorded in Document No. 651174. Certificates of Title and Deeds of Records Attached 411 iminnor 0.i: ZWASTI ���,��g�-- 955 3] - � 0.,BAC 90 19 ��� 1111JJJJ112��7'7777�C 0.62. AC 41. 00 i 0.4r 91 lam"" OAC 9. 196 X83 �� p0.NA,q O Q92A ."� Cn Y { si. lo 4t1.2 �II '=--- GI . 521;1111 0.7AC93 at - . tl 4y a28AC C I. d 0.92Ac 41.1.3 ACS .___---- i tnji • '.SeAC4S1.1gq . 1 0.27 AG ,o g�yA1q OR IC, 027AC ` i�� -s5g 1, • 1 a 4' COMP$5g ..Q Z_/7QC lig) 4St2 I �'* BARKEN1INE CIRCLE a • 72 • Q31AC �.14C I QR9AC 0.06A.m 3B I 0.68AC45.1 0.7 AC I 3 i I �� C08A.:. 7 0.3 $3 47.1 0. . .019641 .�1 Cle i ^ g ', 447.1 1 LrJ I-f j AC p S 54 y s 0•230' tO 0.2ACA1q n cite 1AC 91 OAC „ AµOE ROAO t I 1 g2 e' 0.34AC27 O . KFs 0.2740 E "3355" v . a26Ac ,gyp 14f'' BARKECLE I1 T I At : r: T On29Ac 9etI et I-I1 .-,- ` A OR Q72AC ct. i' 1 �I • n ��� 11 ,, 0.10 AC . R . ACKET• / LJ..• , . , #00._:t7 liii> . e1 • �,4 13 1 V 0.27AC . • ,• • OAC . 201 _ ,� 180.70.1 ' T C • .4:* . . •- I • • Doc. Na. 631,500 Ctf. No. 136046 TRANSFER CERTIFICATE OF TITLE From Certificate No. 40945, Originally Registered September 15,1967 in the Registry District of Barnstable County. THIS IS TO CERTIFY that RED JACKET BEACH LIMITED PARTNERSHIP, a Massachusetts limited partnership having its principal office, at 20 North Main Street, South Yarmouth, Massachusetts 02664, the owner(s) in fee simple, of that land situated in YARMOUTH • in the county of Barnstable and the Commonwealth of Massachusetts, described as ' follows: • LAND PLAN 11259-A • LOTS 1, 2, 3, 4, 5, 6, 7 and 8 PLAN 30328-A • So much of said land as lies within the limits of South Shore Drive as shown on said plan is subject to the rights of all those lawfully entitled thereto in and over the same and there is appurtenant to said land the right to use said.South Shore.Drive in common with all those lawfully entitled. thereto. • i Said land is subject to the easements set forth in a grant made by Ralph L. Kelley to the Cape & Vineyard Electric Company and New England Telephone & Telegraph Company dated March 4, 1954 duly recorded Book 867 Page 462. So much of said land as lies within the limits of the way (8) feet wide running along the southeasterly side of said land approximately shown on said• plan and so much of the land designated as Lot 6 marked "Beach Area" as shown on said plan is subject to the terms of a stipulation between the petitioners and John D. Lyons et al filed with the papers in this case on January 26, 1966 and registered as Document No 110,266. There is appurtenant to said land the right to use the way shown on said plan for all purposes for which such ways may be used in the Town of Yarmouth as set forth in a grant made by Ralph L. Kelley to Warren C. Baker dated June 14, 1955 duly recorded Book 1155 Page 36. •• • 4tJ :not ;631500 • 136046 11067 sh8 4 216 F!! '5a /114-8x We, PALMER DAVENPORT and DAVID 0. Mvuact, Tfustees under written Declaration of Trust dated September I. 1967 registered with Barnstable County Land Registration Office as Document No. 115344, as amended by Instruments registered as Document Nos. 155332 and 448720, having an address of 20 North Main Street, South Yarmouth, Massachusetts 02664, in consideration of ONE ($1.00) DOLLAR paid, grant to RED JACKET BEACH LIMITED PARTNERSHIP, a Massachusetts limited partnership having its principal office at 20 North Main Street, South 'Yarmouth, Massachusetts 02664 with QUITCLAIM COVENANTS the land in Yarmouth, Barnstable County, Massachusetts described on Schedule A attached hereto. This conveyance is made subject to a mortgage granted by said Palmer Davenport and David 0. Mugar, Trustees as aforesaid to First NH Bank in the original .a principal amount of $1,500,000.00 dated August 20, 1993, registered as Document • No. 591473. • • • Por title,reference is made to Certificate of Title No. 40945. EXECUTED as a sealed Instrument this iS day of DECtI'l'1bile , 1994. aPa er Davenport ty Trustee as aforesaid tit 4 T /auger ger Trustee a as aforesaid UU • COMMONWEALTH OP MASSACHUSETTS /? - /3 a' xJRr'4;3' ;xBarnstable, ss yvp ,, . . • Then personally appeared the above na .ed PALMER DAVENP®:•,jw:, w. -e t;5 '• as aforesaid and acknowledged the foregoing in. meat to be his free ;; T - s a before me / -iw `4" �,:<` Notary Pub 'c m, Gamy C. Baldwin.Jr. My commission expires: Noun wens • My Coattail b.W^a 1w.U.1994 G -,rti 1 , Si ti '7 r $ 3 0 3 a ?- r C NJ) ins-5 -k • • • COMMONWEALTH OF MASSACHUSETTS Suffolk, es Fi .etitcUGC._, /3 , 1994 Then personally appeared the above named DAVID O. =OAR, Trustee as aforesaid and acknowledged the foregoing Instrument to be his free act and deed, before me Not.ry Public4' -,i''N +� '4 My commission expires: • s:em. :. t.•1 KATHLEEN RIC inn 1y •_. . ' 4114 • Notary Pubes MrCondition t,ylnrNovember Ilk 7000 .5 • • • • SCNSDULE A A certain parcel of land situate in Yarmouth in the County Of Barnstable and Commonwealth of Massachusetts, bounded and described as follows! Northeasterly by the Town Road, measuring on the upland about two hundred seventy-eight (278) feet, Easterly by land now or formerly of Fred L. Abbott, measuring on the upland about eighty-seven and 8/10 (87.8) feet; Southwesterly and Westerly by Nantucket Sound; and Northwesterly by Parker River. All of said boundariesexcept the water lines, are determined by the Court to be located, as shown on plan 11259-A dated 1925, drawn by Nelson Bears., Surveyoras modified and approved by the Court, and filed in the Land Registration Office at Boston, a copy of a portion of which is filed in Barnstable County Registry of Deeds in Land Registration Book 6, Page 106 with certificate of Title No. 1358. • Also another parcel of land situate in said Yarmouth, bounded: Southeasterly by South Shore Drive, two hundred fifteen (215) fest, Southwesterly by the northeasterly line forming the• junction of said South Shore Drive and a Way, thirty-nine and 27/100 (39.27) feet, Westerly by the easterly line of said Way, two hundred forty- two and 62/100 (242.62) feet; Northeasterly by land now or formerly of•warren C. Baker, two hundred fourteen and 57/100 (214.57) feet; and Easterly by said Baker land and by land now or formerly of Frank J. Mccivern et al, one hundred fifty-two and 93/100 (152.93) feet. Said land is shown as LOT'S 1. 2. 3 and 7 on plan hereinafter mentioned. Southeasterly by the northwesterly line of a Way, one hundred sixty-five and 75/100 (165.75) feet; Northeasterly by the southwesterly line of said Way, one hundred forty four and 12/100 1144.12) feet; • • • • ' • Southeasterly by the northwesterly line forming the junction of said Way and South Shore Drive, thirty-nine and 27/100 (39.27) feet/ Southeasterly by said South Shore Drive, one hundred sixty- seven and 53/100 (187.93) feet/ Easterly by the end of said South Shore Drive, thirty-two (32) feet; Northerly by said South Shore Drive, forty and 26/100 (40.26) feet; Easterly by land now or formerly of S. Nelson Ringsmuth et al, about thirty-two (32) feet; Southeasterly by Nantucket Sound; Northwesterly about ninety-seven (97) feet, and Southwesterly about two hundred eighty-three (283) feet, by land now or formerly of Leonidas B. Lewis; • Northwesterly by Parker River; and • • Northeasterly by land now or formerly of Warren C. Baker, about three hundred ninety-one (391) feet. Said land is shown as LOTS 4. 5. 6 and 8 on said plan. All of said boundaries, except the water lines, are .determined by the Court to be located as shown on plan 30328-A drawn by Mercer Engineering Corp., Surveyors, dated June 7, 1965, as modified and approved by the Court, and filed in the Land Registration Office at • Boston, a copy of a portion of which is filed in Barnstable County Registry of Deeds in Land Registration Book 311, Page 58 with Certificate of Title No. 39448 and said land is shown thereon as LOTS 2. 3. 4, 5. 6. 7 and 8. So much of said land as lien within the limits of south Shore Drive as shown on said plan is subject to the rights of all those lawfully entitled thereto in and over the same and there is appurtenant to said Iand the right to Use said South Shore Drive in common with all those lawfully entitled thereto. Said land is subject to the easements set forth in a grant made by Ralph L. Kelley to the Cape & Vineyard Electric Company and New England Telephone & Telegraph Company dated March 4, 1954 duly recorded Bbok 867 Page 462. So much of said land as lies within the limits of the way (8) feet wide running along the southeasterly tide of said lend apaspLoti6amarked "Beach Area"y shown on said las shown onan and socnd said plan of theh des subjectt ed I to • • • • the terms of a stipulation between the Petitioners and John D. Lyons et al filed with the papers in this case on January 28, 1966 and registered as Document No. 110,266. There is appurtenant to said land the right to' use the way shown on said plan for ell purposes for which such ways may be used in the Town of Yarmouth as set forth in a grant made by Ralph L. • Kelley to Warren C. Baker dated June 14, 1955 duly recorded Book 1155, Page 36. And it is further certified that said land is under the operation and provisions of Chapter 185 of the General Laws, and that the title of said Pali6er Davenport and David G. Mugar, Trustees as aforesaid to said land is registered under said Chapter, subject, however, to any of the encumbrances mentioned in Section forty-six of said Chapter, which may be subsisting, and subject also as aforesaid and to any and all public rights legally existing, in and over the same below mean high water mark, applicable to land in case 11259. Said Lot 6 is subject to any and all rights of the public in the tidewaters of Nantucket Bound and said Lot 8 is subject to any and all rights of the public in the tidewaters of Nantucket Sound and Parkers River. I • • • • • • ' • Bk 22375 Ps321 *57174 10-41--2007 a 0120413 I,DAVID G.MUGAR,surviving Trustee under written Declaration of Trust dated September 1.1967 registered with Barnstable County Land Registration Office as Document No.115344,as amended by instruments registered as Document Nos.155332 and 448720,having an address of 20 North Main Street,South Yarmouth,Massachusetts 02664,in consideration of One ($1.00)Dollar paid,grant to RED JACKET BEACH LIMITED PARTNERSHIP, • a Massachusetts limited partnership having its principal office at 20 North Main Street,South Yarmouth,Massachusetts 02664 with QUITCLAIM COVENANTS the land in Yarmouth(South),Barnstable County,Massachusetts described as follows: NLots 73,74 and 75 as shown on plan entitled"Gateway Isles"a 1p Subdivision Plan of Land in South Yarmouth Mass.for Gateway Construction Co.Inc.Scale: 1"=60'September 1964 Being a Division of Lots 47-48 49&50 as shown on a plan"Gateway Isles"dated May 1963.Plan Bk 181 Pg 125 Hailes S.Kennedy Surveyor—Designer West Dennis,Mass.Cape Cod, recorded in Plan Book 203 Page 17. The undersigned hereby certifies that said Trust is in full force and effect; all the beneficiaries are of full age;all the beneficiaries are competent all the • V il beneficiaries of said Trust have consented to the transfer of the property to Red df" Jacket Beach Limited Partnership for nominal consideration. ? . For title,reference is made to deed from Gateway Construction Co,Inc. ny • dated February 8,1969 recorded in Book 1428 Page 204. Executed as a sealed instrument this 27th day of S0prember ,2007. m • OIC tTr —ThuA tp David G.Mugar,T tee \i" �7 V J COMMONWEALTH OF MASSACHUSETTS ,ss. On this Oh day ofbar , 2007 before me,the undersigned notary public,persoppeared David G.Mugar,Trustee as aforesaid,proved to me through satisfactory evidence of identification,being o driver's license or other state or federal govenunental document bearing a photographic Image, a oath or affirmation of a credible witness known to me , :...;:'_ who knows the above signatory,ormy own personal knowledge of the i. y> of the signatory,to be the person whose name is signed above,and ackno r :z:f ,,Fi •�r�• :\' to me that he signed the foregoing instrument voluntarily for its stated "y �? r 747.4 11ê CASSANDRA J VERSOON 1 • Notary PubtiD • • IS!/!/L U / •�( COMMONwauTN Di MALIACHNOTS 2013 ' 1 �. By Connie Wm Apia as 2017 • ,terry Public BARNSTABLE REGISTRY OF,DEEDS • ' 800kssoo1.tGE ,347 96770 I, PRANK J. McOIVERN, as surviving tenant by the entirety, of Yarmouth (South); Barnstable County, Massachusetts In consideration of SEVEN THOUSAND PIVE HUNDRED AND 00/100 ($7,500.00) DOLLARS paid grant to PALMER DAVENPORT and DAVID 0. MUGAR,Trustees under a written declaration of trust • dated September 1, 1967, registered with Barnstable County Land Registration , 's Office as Document No. 115344 (mailing address; 20 North Main Street, South i Yarmouth, Massachusetts 02664) with QUITCLAIM COVENANTS the land la i Yarmouth (South), Barnstable County, Massachusetts bounded and described as , , -,..r! follows, � • r Starting at a cement bound on the southeast corner of land of Ralph L.Kelley running northerly a distance of approximately 83 feet, r.• thence running easterly for approximately 60 feet to an Iron pipet r thence turning and running southerly to South Shore Drive • approximately 85 feet;and I • . thence running westerly along South Shore Drive to the point of 0 : beginning,approximately 60 feet. • .1L •'!i; '� For title see deed dated August 3, 1958, recorded with Barnstable County v=01'1. Registry of Deeds in Book 1013 Page 510. — --- --- —EXECUTED as a sealed lnatrument this Jo day of OGfiea+abe✓ �:. 1986. -- — --� — --- - 7.: 44) it i �1�i4Hr . Prank °Warn COMMONWEALTH OF MASSACHUSETTS� � Barnstable, as �n�` 4441" ' 14 1986 Then personally appeared the above-named FRANK J. McOIVERN and JINN c ow+ar.a.e. I acknowledged the foregoing instrument to be his free act and deed, before me. ♦r,wr-atuw NAM win HYMNSI J W, J. JI ,u-e,or `or'y Pub!c My commission expires: g Vigo I&thcUEQ DEC 31 86 tl I, • 1 • , • eaD►4244 bCE 027 J.••130 • I, ANNE J. O'CONNELL of Crosby Circle, Barnstable ti (Osterville), Barnstable County, Massachusetts, for consideration of EIGHT THOUSAND ($8,000.00) DOLLARS paid, grant to PALMER DAVENPORT of 20 North Main Street, Yarmouth (South), Barnstable County, Massachusetts, with QUITCLAIM COVENANTS the land in Yarmouth (South), Barnstable County, Massachusetts which is boon- ded and described as follows: . EASTERLY by Land now or formerly of Elizabeth A. Joyce, seventy-five (75.00) feet, more or less; • SOUTHERLY by a way now or formerly called South Shore Drive, sixty (60.00) feet, more or less; WESTERLY by land now or formerly of Frank J. • McGivern et ux, seventy five • (75.00) feet, more or less; and NORTHERLY by land now or formerly of David G. huger et al, Trustees, sixty • • (60.00) feet, more or less. Said land is conveyed subject to all rights, benefit and restrictions of record in so far as they are in full force • and effect. • Meaning and intending to .convey all the land described in a deed from Harold E. Cole and Harriet E. Cole to me and my deceased husband, John M. O'Connell, dated October 27, 1952, and recorded in the Barnstable County Registry of Deeds, Book 839, . . Page 534. • •t •i...•• 'i,(_'- I A. 2 4 - • • • 1 ' • • i II . f e0B14244 nu d28 • Witness my hand and seal this fa day of September, 1984. • Anne J. 'Connell COMMONWEALTH OF MASSACHUSETTS Barnstable, as. September 9( , 1984 Than personally appeared the above-named ANNE J. O'CONNELL and acknowledged the foregoing instrument to ba her free act and deed, before me 11P*11004 .46 Notary Public • My commission expires: October 26, 1990 hILORtEO SEP D.84 ' a • • .__ ilk__n-------- 1.. . D P ppq II th. 8-13 -4 1 •=in witp,,,a 7,;-g _ r 1 MIn> I Its tar g .105.4.C v n ' „ 7RRf iiillSS� w SN .:: p .__ • .11011111111,../1111 IP . O :`• • Iliab og . xi 3N G) . • . . he CO - P a- r.: • A R . .,: • "'hW Mpl • " CJl rdi . Yr.. • • • P/028418 -- — I I I P/0284112 - ---——I- ' 1 • • Doc. No. 651,175 • Ctf. NO. 138810 TRANSFER CERTIFICATE OF TITLE From Certificate No. 60129, Originally Registered October 3,1973 in the Registry District of Barnstable County. • THIS IS TO CERTIFY that BLUE WATER LIMITED PARTNERSHIP, a Massachusetts limited partnership, of 20 North Main Street, South Yarmouth, Massachusetts 02664, the owner(s) in fee simple, of that land situated in YARMOUTH in the county of Barnstable and the Commonwealth of Massachusetts, described as follows: LOT C PLAN 14114-Al LOTS 122, 123, 57, 59, 58 AND 60 PLAN 14114-A2 (Sheet 2 & 3) • • •••Andiit is further certified that said land is under the operation and provisions of Chapter 185 of the General Laws, and that the title of said owner(s) to said land is registered under said Chapter, subject, however, to any of the encumbrances mentioned in Section forty-six of said Chapter, which may be subsisting; and subject to any and all rights of the public in the use of said Run Pond as a Great Pond, Ialso to any and all public rights legally existing in and over the same below mean high water mark in Nantucket Sound. WITNEiS ROBERT V. CAUCHON, Chief Justice of the Land Court at Barnstable, in said County of Barnstable, thefirst day of November in the year nineteen hundred and ninety-five at 9 o'clock and 32 minutes • Attest, with the Seal of said Court, JOHN F. MEADE, Assistant Recorder. • Land Court Case No. 14114 1 • • • • ' 651175 • 138810 Olt'5.0 WE, PALMER DAVENPORT and DAVID O. MUOAR, Trustees under written Declaration of Trust dated October 1, 1973 registered with Barnstable County Land Registration Office as Document No. 179860, having a mailing address of 20 North • i Main Street, South Yarmouth, Massachusetts 02664, In consideration of ONE ($1.001 c DOLLAR paid, grant to BLUE WATER LIMITED PARTNERSHIP, a Massachusetts 4 X limited partnership havings its principal office at 20 North Math Street,South Yarmouth, oMassachusetts 02664 with QUITCLAIM COVENANTS THE LAND IN Yarmouth, Barnstable County, Massachusetts described on Exhibit A attached hereto. 9 This conveyance is made subject to a mortgage granted by said Palmer Davenport and David O. Magar, Trustees as aforesaid to Cape Cod Bank and Trust P • Q ja Company in the original principal amount of $1,000,000,00 dated March 18, 1992, • 2 registered as Document No. 547717. a,;, c a m g Poe title,reference is made to Certificate of Title No. 60129..ten • , ,,�11 x :r ag EXECUTED as a sealed instrument this2.51 ay of ,October ; 3.- ., rn nom N f Om: • Y7 1:124A .q :• 41 a Pa mac avenport Trustee asDavid G. uaf esaid Trustee as aforesaid t gtg STATE OP GEORGIA ci: Olynn,se. October 26,, 1995 Then personally appeared the above named PALMER DAVENPORT, Matte as aforesaid and acknowledged the foregoing instrument to be his free act and deed, before me It LZ t ik- ' •i My commission expires: tiotwyPutiso` y PuJANET 1, 1' _1i -`"'_ L I i1 llylcoinm 0, tom-‘ 1":S •�r % }, / . J r�n4:4;.4.1. �. 4 ciY0n rt•. C. IyF1y - A 1 -r . . . • hi a . 7.73 6/ 6- 1 5 8. 4- 4 O /if//q -A R -(5./5401'3) • • • L . • • COMMONWEALTH OF MASSACHUSETTS Suffolk, ss. October 25 , 1995 Then personally appeared the above named DAVID O. MUOAR. Trustee as aforesaid and acknowledged the foregoing instrument to be his free act and deed,before • me ...,NNIW.xp • 4111 My commission expires:7 Q1 5� ( M V at m , _• r.0 • zH,N.lYW • • • • • • •, . EXHIBIT A Seven certain parcels of Land situated In Yarmouth, In the County of Barnstable, and ' , Commonwealth of Massachusettd, together with the buildings thereon, and bounded and ,.described as follows: . SOUTHERLY by the northerly line of South Street; ' • WESTERLY by land now or formerly of John O. Sears;and • , NORTHERLY by Run Pond. • All of said boundaries,except the water line,ate determined by the Court to be located as shown upon plan No. 14114-Al filed in Book 11 Page 20,Barnstable Registry District,with Certificate of Title No. 2565,the same being compiled from a plan drawn by George P. • Clements, Civil Engineer,dated August 1929.and additional data on file in the Land • Registration Office at Boston,all as modified and approved by the Court,and is shown . • ' thereon as LOT C. • • NORTHERLY by the southerly lino at South Street, one.hundred (100) feet; • EASTERLY by Lot 123, by two lines measuring three hundred seventy-five • and 57/100(375.57) feet, and about forty-eight(48) feet respectively; SOUTHERLY by Nantucket Sound; and • WESTERLY by Lot 121,by two lines measuring about fifty(50) feet and three • hundred eighty-two and 69/100(382.69) feet respectively. said land is shown as LOT 122 on plan hereinafter mentioned. • NORTHERLY EASTERLY by South Street,one hundred (100)feet; • • • by Lot 124;measuring on the upland about three hundred ninety-seven and 36/100(397.36) feet; SOUTHERLY by Nantucket Sound; and WESTERLY by Lot 122, measuring on the upland about four hundred twenty-three and 57/100(423.57)feet. • Said land is shown as LOT 123 on said hereinafter mentioned plan. All of said boundaries,except the water lines,are determined by the Court to be located as . shown on subdivision plan 14114-A2 dated August 1930 drawn by George P. Clements. Civil Engineer,and filed in the Land Registration Office at Boston,a,copy of which is filed la Barnstable County Registry of Deeds in Land Registration Book 11 Page 20 with Certificate of Title No. 2565 and said land is shown thereon as LOTS 122 and 123. • NORTHWESTERLY by Wilfin Road,sixty(60)feet, ' NORTHEASTERLY by Lot 56,one hundred forty-nine and 72/100(149.72) feet: • EASTERL.Y by a portion of land aow or formerly of John-G. Sears, sixty-five and 91/100(65,91)feet;and SOUTHWESTERLY • by Lot 58,one hundred seventy-seven(177) feet, Being shown as LOT 57 on hereinafter mentioned plan. • . , • •5. _ • r ' . • SOUTHERLY by the northerly line of South Street, one hundred twenty-seven WESTERLY . and 93/100(127.93) feats by Lot 60,one hundred forty-one and 68/100 (141.68) feed • NORTHERLY by Lot 58, one hundred twenty and 14/100(120.14) fcots and EASTERLY by land now or formerly of John O. Sears,one hundred thirteen and 16/100(I13,16)feet. Being shown as LOT 59 on said hereinafter mentioned plan. • NORTHWESTERLY by Wilfin Road,sixty(60) feet; • w NORTHEASTERLY •by Lot 57, on hundred seventy-seven (177)feet; • EASTERLY by a portion of land now or formerly of John C. Sears, sixty-five SOUTHWESTERLY by Lots 59 and 60, two hundred four and 28/100(204,28) feet. • Being shown as LOT 58 on said hereinafter mentioned plan. SOUTHERLY by the northerly line of South Street, by two Bnes measuring twenty (20) feet and seventy-nine and 03/100(79.03)feet, • respectively; SOUTHWESTERLY by the junction of said South Street and Willie Road, forty-one and 82/100(41.82) feet; WESTERLY by said Wilfln Road.one hundred sixty-two (162)feet NORTHERLY by Lot 58, eighty-four and 14/100(84.14)feetr and EASTERLY by Lot 59,one hundred forty-one and'68/100(141.68) feet. Being shown as LOT 60 on said hereinafter mentioned plan. • All of said boundaries are determined by the'Court to be located as shown on Plan 14114-A2 (Sheet 2) dated August, 1930, drawn by George F. Clements, Civil Engineer,and tiled in the Land Registration Office at Boston, a copy of which is filed in Barnstable County Registry of Deeds in Land Registration Book 11 Page 20 with Certificate of Title No. 2565 and said land Is shown thereon as LOTS 57, 59, 58 and 60 respectively. • Together with a right of way over the ways shown on the above-mentioned plant for all purposes for which ways are commonly used In the Town of Yarmouth in common with others lawfully entitled thereto. Subject to and with the benefit of rights, reservations, restrictions and easements of record, if any there be, insofar as the sante are in full force and applicable. • • • • • • • •' • I, Palmer Davenport, Trustee of an unnamed trust under a Declaration of Trust dated October 1, 1913 and registered as Document No. 179860.hereby certify that. • 1. Said Trust is in full force and effect • 2. AU the beneficiaries are of full age. 3. All the beneficiaries are competent. • 4. All the beneficiaries of said Trust have consented to the transfer of the property to Blue Water Limited Partnership for nominal considerattoa. Signed under the pains and penalties of perjury. '13216 ilsr timer avenport, teal ZieT • October . 12% 1995 • BARNSTA81E REGISTRY Of DEEDS •• • Doc. No. 651,286 Ctf. No. 138823 TRANSFER CERTIFICATE OF TITLE From Certificate No. 96407, originally Registered May 8,1984, From Certificate No. 98482, Originally Registered October 4,1984 in the Registry District of Barnstable County. THIS IS TO CERTIFY that EDGE OF THE SEA INC., a Massachusetts corporation, Trustee of the Edge of the Sea Trust under a Declaration of Trust dated October 23, 1995 being Document No. 651,287 having its principal office, at 20 North Main Street, South Yarmouth, Massachusetts 02664, the owner(s) in fee simple, of that land situated in YARMOUTH in the county of Barnstable and the Commonwealth of Massachusetts, described as follows LOTS 127, 128, 129, 130, 131, and 132 PLAN 14114-D • • LOT 411 PLAN 14114-3 • There is appurtenant to said Lots 127 through 132 the Way 5 feet wide over Lot 132 and an easement of way over the 20 foot Way on the westerly side of Loti138, both Ways shown on said plan by broken lines. There is also appurtenant to said land rights of ingress and egress in the Way 20 feet wide extending from South Street to Lot 132 and shown on said plan. There is appurtenant to said Lot 181 a right of way over the 20 • • foot way and over the other way northerly to South Street, a public way, in common with others entitled thereto, so far as said rights may be conveyed. • • • • • l • tippyZ� _ • 9 • a� I� ,._�: • CSL q le44'441 Al 1 -� Là ip, . i . r •• ai 'N . s y ie.: `ill I \ '43 gw• 9VaQ.lvwb0o . 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"9 <• - �•a7•c,R..Ze ‘- '• '• a7.''Si'y,. .1:se,iSse ie�....q:•,,n_F .3�eha _,:.- Y,9� ='lrr.v.,Gmi 115.- .rrtt n To- —...}q r •ter;,a Jk , L eCr .a +••/,....i.4.-fiat 1 a;� i c • ?r1 * 1•41,9,4,w' } 7c u•' '7.1F 4 ate. .. .... �......rx .r� e�.Yv 4 rxi�`C. 13'a.:'z'43t-1.1,5 & i�yt�,s�xlc6 ut�.rN �Y-Y 4.,, �tYr, L $' d _.Tf4.0F 'YAr•\.•�:"14"..:1^Y,alSa dhi...a.:: • • • • • Doc. No. 651,174 Ctf. No. 138809 TRANSFER CERTIFICATE OF TITLE • From Certificate No. 61092, Originally Registered February 14,1974 in the Registry District of Barnstable County. THIS IS TO CERTIFY that RIVIERA LIMITED PARTNERSHIP, a Massachusetts limited partnership, of 20 North Main Street, South Yarmouth, Massachusetts 02664, the owner(s) in fee simple, of that land situated in YARMOUTH in the county of Barnstable and the Commonwealth of Massachusetts, described as f of lovis e LOT 189 • PLAN 14114-N There is appurtenant to said land a right of way over the 20 foot • Way and over the other Way northerly to South Street, a public Way, in common with others entitled thereto, so far as said rights may be conveyed. • • • "Andlit is further certified that said land is under the operation and provisions of Chapter 185 of the General Laws, and that the title of said owner(e) to said land is registered under said Chapter, subject, however, to any of the encumbrances mentioned in Section forty-six of said Chapter, which may be subsisting; subject to any and all public rights legally existing in and over the same below mean high watermark in Nantucket Sound. • 1 WITNESS ROBERT V. CAUCHON, Chief Justice of the Land Court at Barnstable, in said County of Barnstable, the: first day of November in the year nineteen hundred and ninety-five at 8 o'clock and 30 minutes . Attest, with the Seal of said Court, JOHN F. MEADE, Assistant Recorder. • Land court Case No. 14114 • It ' I • . r • • 651174 138809 WE, PALMER DAVENPORT and DAVID 0. MUOAR, Trustees under written Declaration of Trust dated February I, 1974 registered with Barnstable County Land Registration Office as Document No. 183480,having an address of 20 North Main Street, ~ South Yarmouth, Massachusetts 02664, in consideration of ONB ($1.00) DOLLAR paid, • grant to RIVIERA BEACH LIMITED PARTNERSHIP, a Massachusetts limited partnership NI d having its principal office at 20 North Main Street, South Yarmouth, Massachusetts 0 02664 with QUITCLAIM COVENANTS THE LAND IN Yarmouth, Barnstable County, 4 p, Massachusetts described on Exhibit A attached hereto. o This conveyance is made subject to a mortgage granted by said Palmer i E • Davenport and David 0. Hagar, Trustees as aforesaid to Springfield;Lactation For s O Savings in the original principal amount of$1,000,000.00 dated May 15$93,tegletered s :. a ,, • as Document No. 362603. ...Vis; 7 oFor title, reference is made to Certificate o% Title No.61092p r;'' _ V, L, H EXECUTED as a sealed Instrument thia76 ay of CEr4Ci995. _ M Pain r Davenport • 1 Trustee as aforesaid : a . , . • David O. ugar Trustee as afore STATE OP dBdROIA Glynn,ss. October 26 , 1993 Then personally appeared the above named PALMER DAVENPORT, Trustee as aforesaid and acknowledge the foregoing instrument to be his free act and deed, before me ... . itu.,(yj ( MPJ .i.. l' \lett/ '(jjj 1 Wiry Public 0 �, •a s p. JANET' �' . ll• My commission expires! ktaxyPu • . ;h ' • - . mycrosmbsisn-,.. 1",,,Y. ',41. .. .it ti • , , ,• ; i$ `} icl // c/ - N , .c; • • • COMMONWEALTH OF MASSACHUSETTS Suffolk,aa. October 23 , 1993 • • Then personally appeared the above named DAVID O. MUOAR, Trustee as• aforesaid and acknowledged the foregoing instrument to be bis free act and deed,before me Al h-e44, - , -Tl I1 My commission expires NZ/ ye,ya d� • • • • • • • • • • •i • • • • • EXHLBIT A • in the County of Barnstable and said Commonwealth of Massachusetts. bounded and described as follow, LOT 189. Land Court Plan No. 14114N For Grantor's title. see certificate of title no. 61092 • • • Tp • 950 CMR:OFFICE OF THE SECRETARY OF THE COMMONWEAL• lei V En APPENDIX A MASSACHUSETTS HISTORICAL COMMISSION I J ti i Y "ay, 220 MORRISSEY BOULEVARD • — BOSTON MASS.02125 M &Pr 617-727-8470,FAX:617-727-5128 • ` ` 12G 4Cegg ?ROJECT NOTIFICATION FORM Project Name: Red Jacket Beach Resort-(part of the Red Jacket Resorts Redevelopment) • Location/Address: One South Shore Drive After review materials City/TownSouth Yarmouth You submitted,it has been determined that Project Proponent historic or archaeological resource.. 2r-€46C2S Name: Red Jacket Beach LP,o/o The Davenport Companies—Con itt Davenport or Paul I/07 Address: 20 North Main Street Jo an K. Patton bate /vcnaeologist/Preservation Planner • City/Town/Zip/Telephone: South Yarmouth MA 02664s�'iistod• .� ; It f kL Agency license or funding for the project(list all licenses,permits,approvals o I et en hements • being sought from state and federal agencies). Agency Name Type of License or funding(specify) Mass DEP Groundwater Discharge Permit Yarmouth Conservation Commission/DEP Wetlands Protection Act Order of Conditions Army Corps of Engineers NPDES General Construction Permit Cape Cod Commission Development Agreement Project Description(narrative): The proposed project is to raze the existing 1960's style hotel structures and replace them with a state of the art resort featuring larger moms and improved amenities and to bring the property into FEMA compliance. See"Project Description"attached hereto for more details. Does the project include demolition?If so,specify nature of demolition and describe the building(s) which are proposed for demolition. Proposed project includes the demolition of existing 1960's style hotel structures totaling approximately 104,500 s.f. Photographs of the structures are attached herewith. Does the project include rehabilitation of any existing buildings?If so,specify nature of rehabilitation and describe the building(s)which are proposed for rehabilitation. No rehabilitation of any buildings is proposed. This is a complete raze and replace project. • Does the project include new construction?If so,describe(attach plans and elevations if necessary). Yes. See"Project Description"and"Concept Plans"attached herewith 5/31/96(Effective 7/1/93)-corrected 950 CMR-275 • 950 CMR:OFFICE OF THE SECRETARY OF THE COMMONWEALTH APPENDIX A(continued) To the best of your knowledge,are any historic or archaeological properties known to exist within the project's area of potential impact?If so,specify. No. The property is not listed on any local, state or national historic register and is not located within or adjacent to any local,state or national historic district. What is the total acreage of the project area? Woodland 0 acres Productive Resources: Wetland 2.39 acres Agriculture 0 acres Floodplain 3.40 incl.wetlands acres Forestry • 0 acres Open space 2.50 acres Mining/Extraction 0 acres Developed 3.52 acres Total Project Acreage 6.02 acres What is the acreage of the proposed new construction? 173.000 sq.ft.,.3.97 acres What is the present land use of the project area? Hotel Use Please attach a copy of the section of the USGS quadrangle map which clearly marks the project location. • The USGS Map 11 x 17 is attached along with an enlarged view of the subject property. This Project Notification Form has been submitted to the MHC in compliance with 950 CMR 71.00. Signature of Person submitting this form: it 5 I ftt✓ Date: 9- 13"09 Name: Peter L.Freeman,Freeman Law Group LLC Address: 86 Willow Street City/Town/Zip: Yarmouth Port,MA 02675 Telephone: (508)362-4700/(508)362-470] (fax)/pfreeman(a freemanlawcroup.com REGULATORY AUTHORITY 950 CMR 71.00:M.G.L.c.9, §§26-27C as amended by St. 1988,c.254. 7/1/93 950 CMR-276 • 5t • 950 CMR: OFFICE OF THE SECRETARY OF THE COMMONWEALTH APPENDIX A RECEIVED MASSACHUSETTS HISTORICAL COMMISSION 220 MORRISSEY BOULEVARD I JUL 1 4 2009 BOSTON,MASS.02125 617-727-8470,FAX:617-727-5128 MASS. HIST. COMM /2c 46"rp PROJECT NOTIFICATION FORM Project Name: Blue Water Resort -(part of the Red Jacket Resorts Redevelopment) After review of MHC files and the materials Location/Address: 291,301.and 327 South Shore Drive you submitted,It has bean dntprmined that City/Town: South - : outh this project is unlikely to affect significant Project Proponent Rr 668 ��. -V2ofap Name: Blue Water LP Ed 1 o the Sea Trus and Riviera LP s a� c/a The Davenport Companies—Contact: DeWitt Davenport .ppg1•C:'g1 ll ' • _ Address: 20 North Main Street Massachu Historical CotRNasion xc . pep•sea2o lanl'Ars/ e"�f City/Town/Zip/Telephone: South Yarmouth,MA 02664 (508)398-2293 Sate, ker jc f4, CCC • Agency license or funding for the project(list all licenses,permits,approvals,grants or other entitlements being sought from state and federal agencies). Agency Name Type of License or funding(specify) Mass DEP Groundwater Discharge Permit Yarmouth Conservation Commission/DEP Wetlands Protection Act Order of Conditions Army Corps of Engineers NPDES General Construction Permit Cape Cod commission Development Agreement Project Description(narrative): The proposed project is to raze three separate resorts and replace them with one state of the art resort featuring larger rooms and improved amenities and to bring the properties into FEMA compliance. See "Project Description"attached herewith for more details. Does the project include demolition?If so,specify nature of demolition and describe the building(s) which are proposed for demolition. Proposed project includes the demolition of existing 1950's style hotel structures totaling approximately 125,000 s.f. Photographs of the structures are attached herewith. - Does the project include rehabilitation of any existing buildings?If so,specify nature of rehabilitation and describe the building(s)which are proposed for rehabilitation. No rehabilitation of any buildings is proposed. This is a complete raze and replace project. Does the project include new construction?If so,describe(attach plans and elevations if necessary). • Yes. See"Project Description"and"Concept Plans"attached herewith. 5/31/96(Effective 7/1/93)-corrected 950 CMR-275 • 950 CMR:OFFICE OF THE SECRETARY OF THE COMMONWEALTH APPENDIX A(continued) To the best of your knowledge,are any historic or archaeological properties known to exist within the project's area of potential impact?If so,specify. No. The property is not listed on any local, state or national historic register and is not located within or adjacent to any local,state or national historic district. What is the total acreage of the project area? Woodland 0 acres Productive Resources: Wetland 2.97 acres Agriculture 0 acres Floodplain 4.5 incl.wetland acres Forestry 0 acres Open space 4,0 acres Mining/Extraction 0 acres Developed 5.5 acres Total Project Acreage 9.5 acres. What is the acreage of the proposed new construction? 199.000 sq.ft.,4.56 acres What is the present land use of the project area? Hotel Use Please attach a copy of the section of the USGS quadrangle map which clearly marks the project location. • The USGS Map 11 x 17 is attached along with an enlarged view of the subject property. This Project Notification Form has been submitted to the MHC in compliance with 950 CMR 71.00. Signature of Person submitting this form: /16..--- Date: 7 -13'07 Name: Peter L.Freeman.Freeman Law Group LLC Address: 86 Willow Street City/Town/Zip: Yarmouth Port,MA 02675 Telephone: (508)362-4700/(508)362-4701 (fax)/pfreemanW freemanlawgroup.com REGULATORY AUTHORITY 950 CMR 71.00:M.G.L.c.9, §§ 26-27C as amended by St. 1988,c.254. 7/1/93 950 CMR-276 • f71 weWr July 29,2010 GEOHYDROCYCLE,INC. HAZARDOUS WASTE Mr.Stephen Haight,P.E. WATER SUPPLY Haight Engineering,P.L.L.C. ASSESSMENT P.O. Box 1166 REMEDIATION 181 Watson Road ANALYSES Dover,New Hampshire 03820 PERMnTNO MODELING SOFTWARE re: Nitrate Nitrogen Loading Analysis Red Jacket A Motor Inn Yarmouth,MA GHC#09026 Dear Mr.Haight: GeoHydroCycle,Inc.(GHC)is pleased to submit this letter report summarizing our Nitrate • Loading Analysis for the Red Jacket A Motor Inn in Yarmouth,MA. At your request,this analysis has been performed to provide a comparison of pre and post development nitrate nitrogen loading conditions. Introduction The nitrate loading was accomplished using a method for nonresidential properties outlined in the Cape Cod Commission's 1992 Bulletin 91-001,entitled Nitrogen Loading. This method is based on property usage expressed in square feet of land use and wastewater discharge flow. Property land uses include:building roof area,parking,walks,paths,patios,pool,green/open space,and beach area. For the Red Jacket analysis,GHC reviewed plans provided by your office for the Motor Inn showing the existing layout of the property,and the proposed layout. We understand from the data provided that the existing facility generates approximately 27,620 gallons of wastewater per thy,and for this analysis we used the same amount,27,620 gallons per day,for the proposed condition. The existing Red Jacket A Motor Inn relies on a conventional Title 5 wastewater treatment system,while the proposed development will require a wastewater treatment plant which will significantly lower nitrate nitrogen. Analysis/Results Existing Conditions Based on tables of land area provided by your office,under the existing conditions,the Red Jacket A Motor Inn is made up of the following land use areas: Table 1.Red Jacket A Existing Land Use Areas. Land Use Area(sq ft) Green/Open Space 101,044 Beach Area 67,774 Building Area 58,919 • 2518 California Street Parking and Drive Area 94,358 Newton,Massachusetts Walks,Paths,Patios&Pool 29,535 02458 Total: 351,630 (617)527-8074(v) (617)527-8668(f) As Mr. Stephen Haight,P.E. ° re:Nitrate Nitrogen Loading Analysis • ._ s Red Jacket A Motor Inn i July 29,2010 ;�, Page 2 i%4c Wastewater flow for the existing conditions provided by the applicant as a total of 27,620 GeoHvnaoCvcLE,INC. gallons per day. • Based on these land uses and wastewater flows,the total nitrogen loading for the existing Red Jacket A Motor Inn is21.8 milli rg ams per liter(me/Ll or parts per million fonml,see the calculations presented in Enclosure 1. Proposed Conditions Based on tables of land area provided by your office,under the proposed development conditions,the Red Jacket A Motor Inn is made up of the following land use areas: Table 2.Red Jacket A Proposed Land Use Areas. Land Use Area(sq ft) Green/Open Space 114,119 Beach Area 67,774 Building Area 41,860 Parking and Drive Area 107,053 Walks,Paths,Patios&Pool 20,824 Total: 351,630 • Wastewater flow for the proposed development conditions is assumed to be a total of 27,620 gallons per day. Based on these land uses and wastewater flows,the total nitrogen loading for the proposed Red Jacket A Motor Inn is 6.6 me or porn,see the calculations presented in Enclosure 1. If you have any question,please call me. Sincerely, GeoHydroCycle,Inc. Stephen .Smith,P.E.,P.HGW.,L.S.P. Enclosures: I -Nonresidential Nitrate Nitrogen Loading Calculations cc: Mr.Jack Mettee,AICP Red Jacket A Repm6lwy • IS IB California Street Newton,Massachusetts 02458 (617)527.8074(v) (617)527.8668(0 • • • • Enclosure 1 - Nonresidential Nitrate Nitrogen Loading Calculations r , • Nonresidential Nitrate Nitrogen Loading Calculations Cape Cod Commission. 1992.Nitrogen Loading.Bulletin 91-001. Client Haight Engineering,I'1.1.0 Project: Red Jacket A Description: Existing Conditions GIIC it: 09026 Input Data Green/Open Space: 101,044 2.3 Beach Area: 67,774 1.6 Building Area: 58,919 1.4 • Parking and Drive Areas: 94.358 2.2 Walks,Paths,Patios&Pool: 29,535 0.7 351.630 so ti 8.1 acres Title 5 Flows: 27,620 gal/day Calculations Wastewater•Existing Title 5 Flow: 104,553 liday NO,: 3,659,358 mg/day Impervious Surfaces • Building Roof Flow: 15,235 Vday NO,: 11,427 mg/day Parking and Drive Areas Flow: 24.399 I/day NO,: 36,599 mg/day Walks,Paths,Patios&Pool Flow: 7,637 1/day NO,: 11,456 mg/day Pervious Surfaces Green/Open Space Flow: 11.758 Uday NO,: 10,969 mg/day Beach Area Flow: 7,886 1/day NO,: 7.357 mg/day Totals Flow: 171,469 1/day NO3: 3,737,165 mg/day Nitrate Nitrogen Concentration: 21.8 mg/I • GeoHydroCycic, Inc. 7/29/2010 • Nonresidential Nitrate Nitrogen Loading Calculations Cape Cod Commission. 1992.Nitrogen Loading.Bulletin 91-001. Client Ilaight Engineering,PLIC Project: Red Jacket A Description: Proposed Development CDC 4: 09026 Input Data Green/Open Space: 114.119 2.6 Beach Area: 67,774 1.6 Building Area: 41,860 1.0 Parking and Drive Areas: 107,053 2.5 • Walks,Paths,Patios&Pool: 20,824 0.5 351,630 so ft 8.1 aces Title 5 Flows: 27,620 gal/day Calculations Wastewater-WWTP Flow: 104,553 Uday NO,: 1,045,531 mg/day Impervious Surfaces • Building Roof Flow: 10,824 Uday NO,: 8,118 mg/day Parking and Drive Areas Flow: 27,682 Uday NO,: 41.523 mg/day Walks,Paths,Patios&Pool Flow: 5385 Uday NO3: 8,077 mg/day Pervious Surfaces Green/Open Space Flow: 13,279 Uday NO,: 12,388 mg/day Beach Area Flow: 7,886 Uday NO3: 7357 mg/day Totals Flow: 169,610 Uday NO,: 1,122,994 mg/day Nitrate Nitrogen Concentration: 6.6 mg/I • GeoHydroCycle, Inc. 7/29/2010 T 0c August 3,2010 GEOHYDROCYCLE,INC. HAZARDOUS WASTE Mr. Stephen Haight,P.E. WATER SUPPLY Haight Engineering,P.L.L.C. AssessMENT P.O.Box 1166 REMEDLAnON 181 Watson Road ANALYSES Dover,New Hampshire 03820 PERMITTING MODELING SOFTWARE re: Nitrate Nitrogen Loading Analysis Red Jacket B Motor Inn Yarmouth,MA GHC#09026 Dear Mr.Haight: • GeoHydroCycle,Inc.(GHC)is pleased to submit this letter report summarizing our Nitrate Loading Analysis for the Red Jacket B Motor Inn in Yarmouth,MA. At your request,this analysis has been performed to provide a comparison of pre and post development nitrate nitrogen loading conditions. Introduction The nitrate loading was accomplished using a method for nonresidential properties outlined in the Cape Cod Commission's 1992 Bulletin 91-001,entitled Nitrogen Loading. This method is based on property usage expressed in square feet of land use and wastewater discharge flow. Property land uses include:building roof area,parking,walks,paths,patios,pool,green/open space,and beach area. For the Red Jacket analysis,GHC reviewed plans provided by your office for the Motor Inn showing the existing layout of the property,and the proposed layout. We understand from the data provided that the existing facility generates approximately 27,620 gallons of wastewater per day,and for this analysis we used the same amount,27,620 gallons per day,for the proposed condition. The existing Red Jacket B Motor Inn relies on a conventional Title 5 wastewater treatment system,while the proposed development will require a wastewater treatment plant which will significantly lower nitrate nitrogen. Analysis/Results Existing Conditions Based on tables of land area provided by your office,under the existing conditions,the Red Jacket B Motor Inn is made up of the following land use areas: Table 1.Red Jacket B Existing Land Use Areas. Land Use Area(sq ft) Green/Open Space 101,044 Beach Area 67,774 Building Area 58,919 • 151B California Street Parking and Drive Area 94,358 Newton,Massachusetts Walks,Paths,Patios&Pool 29,535 02458 Total: 351,630 (617)527-8074(v) (617)527.8668(0 1--r- MI Mr.Stephen Haight,P.E. "- Egy re:Nitrate Nitrogen Loading Analysis • rRed Jacket B August3,2010 �_:.:7- Page 2 - Wastewater flow for the existing conditions provided by the applicant as a total of 27,620 GEOHYDROCYCLE,INC. gallons per day. Based on these land uses and wastewater flows,the total nitrogen loading for the existing Red Jacket B Motor Inn is 21.8 milligrams per liter(mg/L)or parts per million(pp ) see the calculations presented in Enclosure 1. Proposed Conditions Based on tables of land area provided by your office,under the proposed development conditions,the Red Jacket B Motor Inn is made up of the following land use areas: Table 2.Red Jacket B Proposed Land Use Areas. Land Use Area(sq ft) Green/Open Space 108,681 Beach Area 67,774 Building Area 41,860 Parking and Drive Area 105,202 Walks,Paths,Patios&Pool 28,113 Total: 351,630 • Wastewater flow for the proposed development conditions is assumed to be a total of 27,620 gallons per day. Based on these land uses and wastewater flows,the total nitrogen loading for the proposed Red Jacket B Motor Inn is 6.6 mg/L or ppm,see the calculations presented in Enclosure 1. If you have any question,please call me. Sincerely, GeoHydr Cycle,Inc. M. Stephen . Smith,P.B.,P.HOW.,L.S.P. Enclosures: 1 -Nonresidential Nitrate Nitrogen Loading Calculations cc: Mr.Jack Mettee,AICP Red Jacket B Repon.lwp • 15IB California Street Newton,Massachusetts 02458 (617)527.8074(v) (617)527.8668(f) • • • Enclosure 1 - Nonresidential Nitrate Nitrogen Loading Calculations • Nonresidential Nitrate Nitrogen Loading Calculations Cape Cod Commission. 1992.Nitrogen Loading.Bulletin 91-001. Client Ilaight Engineering.PI.LC Project: Red Jacket B Description: Existing Conditions CDC q: 09026 Input Data Green/Open Space: 101.044 2.3 Beach Area: 67,774 1.6 Building Area: 58,919 1.4 • Parking and Drive Areas: 94,358 2.2 Walks,Paths,Patios&Pool: 29,535 0.7 351,630 sq fi 8.1 acres Title 5 Flows: 27.620 gal/day Calculations Wastewater-Existing Title 5 Flow: 104.553 Uday NO,: 3,659,358 mg/day Impervious Surfaces • Building Roof Flow: 15,235 Uday NO3: 11,427 mg/day l'arking and Drive Areas Flow: 24,399 Uday NO,: 36,599 mg/clay Walks,Paths,Patios&Pool Flow: 7,637 Uday NO3: 11,456 mg/day Pervious Surfaces Creen/Open Space Flow: 11,758 Uday NO,: 10,969 mg/day Beach Area Flow: 7,886 Uday NO,: 7,357 mg/day Totals Flow: 171,469 Uday NO3: 3,737,165 mg/day Nitrate Nitrogen Concentration: 21.8 nig/l. • • GeollydroCycle, Inc. 7/29/2010 • Nonresidential Nitrate Nitrogen Loading Calculations Cape Cod Commission. 1992.Nitrogen Loading.Bulletin 91.00 I. Client Haight Engineering,PLIC Project: Red Jacket B Description: Proposed Development CIIO it: 09026 Input Data Green/Open Space: 108,681 2.5 Beach Area: 67,774 1.6 Building Area: 41,860 1.0 Parking and Drive Areas: 105,202 2.4 Walks,Paths,Patios&Pool: 28,113 0.6 351,630 sq tl 8.1 acres Title 5 Flows: 27,620 gal/day Calculations Waslewaler-%MTI' Flow: 104,553 Way NO3: 1,045,531 mg/day Impervious Surfaces • Building Roof Flow: 10,824 Way NOB: 8,118 mg'day Parking and Drive Areas Flow: 27,203 L/day NO,; 40,805 mg/day Walks,Paths,Patios&Pool Flow: 7,270 L/day NO3: 10,904 mg/day Penlous Surfaces Green/Open Space Flow: 12,646 L/day NO,: 11,798 mg/day Beach Area Flow: 7,886 L/day NO3: 7,357 mg/day Totals Flow: 170383 L/day NO,: 1,124313 nig/day Nitrate Nitrogen Concentration: 6.6 mg/I. GeoHydroCycic, Inc. 8/3/2010 fri F.?-.-•, 01 ,.. • �a _"`, ,...r.,_,____ ,4 ,,,,,„. .......n_ ,,,,,,e_ , ,..,.........„...,,,,,,,_.gho July 29,2010 GEOHYDROCYCLE,INC. HAZARDOUS WASTE Mr.Stephen Haight,P.E. WATER SUPPLY Haight Engineering,P.L.L.C. AssEssMewr P.O.Box 1166 REMEDIATION 181 Watson Road ANALYSES Dover,New Hampshire 03820 PERMITTING MODELING SOFTWARE re: Nitrate Nitrogen Loading Analysis Bluewater Resort Yarmouth,MA GHC#09026 Dear Mr.Haight: • GeoHydroCycle,Inc.(GHC)is pleased to submit this letter report summarizing our Nitrate Loading Analysis for the Bluewater Resort in Yarmouth,MA. At your request,this analysis has been performed to provide a comparison of pre and post development nitrate nitrogen loading conditions. Introduction The nitrate loading was accomplished using a method for nonresidential properties outlined in the Cape Cod Commission's 1992 Bulletin 91-001,entitled Nitrogen Loading. This method is based on property usage expressed in square feet of land use and wastewater discharge flow. Property land uses include:building roof area,parking,walks,paths,patios,pool,green/open space,and beach area. For the Bluewater Resort analysis,GHC reviewed CAD plans provided by your office for the Resort showing the existing layout of the property,and the proposed layout. We understand from the data provided that the existing facility generates approximately 39,600 gallons of wastewater per day. For this analysis we used the same wastewater value for the existing and proposed conditions. The three existing resorts,Riviera Beach,Edge of the Sea and Blue Water,rely on a conventional Title 5 wastewater treatment system,while the proposed development will require a wastewater treatment plant,which will significantly lower nitrate nitrogen. Analysis/Results Existine Conditions Based on tables of land area provided by your office,under the existing conditions,the three resorts are made up of the following land use areas: Table 1.Riviera Beach,Edge of the Sea and Blue Water Land Use Areas. Land Use Area(sq ft) Green/Open Space 109,614 Beach Area 133,829 Building Area 66,118 • ISIB California Street Parking and Drive Area 88,001 Newton,Massachusetts Walks,Paths,Patios&Pool 59,438 02458 Total: 457,000 (617)527-8074(v) (617)527-8668(0 , �/ r".71 Mr.Stephen Haight,P.E. `" re:Nitrate Nitrogen Loading Analysis • ______ . --c Bluewater Resort -� -- July 29,2010 "_" ��` Page 2 6c Based on these land uses and wastewater flow,the total nitrogen loading for the three existing resorts is22.9 milligrams per liter(mg[O or parts per million(npml.see the calculations presented in GEOHYDROCYCLE,INC. Enclosure 1. Proposed Bluewater Resort Based on tables of land area provided by your office,under proposed conditions for the Bluewater Resort,is made up of the following land use areas: Table 2.Bluewater Resort Proposed Land Use Areas. Land Use Area(sq ft) Green/Open Space 87,726 Beach Area 133,829 Building Area 52,200 Parking and Drive Area 127,340 Walks,Paths,Patios&Pool 55,905 Total: 457,000 Because the proposed Bluewater Resort will offer the same amenities as the three existing resorts,wastewater flow for the proposed development conditions is assumed to be 39,600 gallons per day. • Based on these land uses and wastewater flow,the total nitrogen loading for the proposed Bluewater Resort is 6,8 mg/L or ppm see the calculations presented in Enclosure 1. If you have any question,please call me. Sincerely, GeoHydr ycle,Inc. a Stephen W.Smith,P.E.,P.HGW.,L.S.P. Enclosures: 1 -Nonresidential Nitrate Nitrogen Loading Calculations cc: Mr.Jack Mettee,AICP Blue Water Repon.lwp • 151 B California Street Newton,Massachusetts 02458 (617)527-8074(v) (617)527-8668(1) • • • Enclosure 1 - Nonresidential Nitrate Nitrogen Loading Calculations • Nonresidential Nitrate Nitrogen Loading Calculations Cape Cod Commission. 1992.Nitrogen Loading.Bulletin 91-001. Client I laight Engineering.PLIC Project: Blue Water Resort Description: Existing Conditions CDC t/: 09026 Input Data Green/Open Space: 109.614 2.5 Beach Area: 133,829 3.1 Building Area: 66,118 1.5 • Parking and Drive Areas: 88,001 2.0 Walks,Paths.Patios&Pool: 59,438 1.4 457,0181 sat ft 10.5 acres Title S Flows: 39,600 gal/day Calculations Wastewater-Existing Title 5 Flow: 149,902 1/day NO,: 5,246,581 mg/day Impervious Surfaces • • Building Roof Flow: 17,097 lJday NO,: 12.823 mg/day Parking and Drive Areas Flow: 22,756 1/day NO3: 34,133 mg/day Walks,Paths,Patios&Pool Flow: 15,370 I/day NO,: 23.055 mg/day Pervious Surfaces Green/Open Space Flow: 12.755 L/day NO,: 11,899 mg/day Beach Area Flow: 15,573 L/day NO,: 14.527 nig/day Totals Flow: 233,452 IJday NO,: 5.343,018 mg/day Nitrate Nitrogen Concentration: 22.9 mg/I, • GeoHydroCycle,Inc. 7/29/2010 • Nonresidential Nitrate Nitrogen Loading Calculations Cape Cod Commission. 1992.Nitrogen Loading.Bulletin 91-001. Client llaight Engineering,mr.c Project: Blue Water Resort Description: Proposed Development CHC#: 09026 Input Data Green/Open Space: 87,726 2.0 Beach Area: 133,829 3.1 Building Area: 52,200 1.2 • Parking and Drive Areas: 127,340 2.9 Walks,Paths,Patios&Pool: 55,905 1.3 457,000 sq R 10.5 acres Title S Flows: 39,600 gal/day Calculations Wastewater-WWTP Flow: 149.902 Uday NO3: 1,499,023 mg/day Impervious Surfaces • Building Roof Flow: 13,498 Uday NOr: 10,124 mg/day Parking and Drive Areas Flow: 32,928 IJday NO3: 49,392 mg/day Walks,Paths,Patios&Pool Flow: 14,456 Uday NOa: 21,684 mg/day Pervious Surfaces Green/Open Space Flow: 10,208 IJday NO,: 9,523 mg/day Beach Area Flow: 15.573 Uday NO,: 14.527 mg/day Totals Flow: 236.565 Uday NO,: 1,604.273 mg/day Nitrate Nitrogen Concentration: 6.8 mg/I. • GeoHydroCycle,Inc. 7/29/2010 • A �-\ COMMONWEALTH OF MASSACHUSETTS Ig rt l_ t EXECUTIVE OFFICE OF ENERGY& ENVIRONmn.rmAT.AFF RS • s6! DEPARTMENT OF ENVIRONMENTAL PROT v SOUTHEAST REGIONAL OFFICE i r"•=� 20 RIVERSIDE DRIVE,LAKEVILLE,MA 02347 505 916 2700 DEVAL I.PATRICK TAN A.BOWLES Governor Secretary TIMOTHY P.MURRAY • LAURIE BURT Lieutenant Governor Commissioner March 3,2010 Mr.Todd J.Palmatier RE: YARMOUTH:Davenport Realty Coastal Engineering Company,Inc. _. ... . Trust,.Red Jacket Resort, South Shore 260 Cranberry Highway(Route 6A) Drive•Approval of Hydrogeological Orleans,Massachusetts 02653 Evaluation Report • Dear Mr.Palmatier: The Massachusetts Department of Environmental Protection has completed its review of the hydrogeological evaluation report dated August 2009 and submitted on behalf of Davenport Realty Trust. The report summarizes the results of a hydrogeologic evaluation conducted by your company to support a future Groundwater Discharge Permit Application for the above referenced property. The evaluation was conducted in accordance with the scope-of-work • submitted by you on January 21, 2009 and approved by the Department. Notice of the availability of the scope-of-work was published in the Environmental Monitor. Red Jacket Resort is located in approximately six (6) acres of land in the town of Yarmouth. Wastewater is currently disposed on-site by separate subsurface sewage disposal systems located around the property. The proposed re-development has been designed so that wastewater flows will not increase. Wastewater will be treated and disposed off in accordance - with 314 CMR The The design flow for theproposed wastewater treatment facility,is 27,620 gallons per day. Pursuant to 314 CMR 5.09(1) (f),MassDEP hereby approves the hydrogeologic report and authorizes the applicant to apply for an Individual Groundwater Discharge Permit (I3RPWP 79)subject to the following conditions: 1. The design flow of the permitted groundwater discharges shall not exceed 27,620 gallons per day. 2. A groundwater monitoring plan shall be proposed in the Groundwater Discharge Permit application. TAI.Information Is available In alternate format.Call Donald M.Comes,ADA Coordinator at 617366.1067.TDDM 666319.7611 or 611-574.6868. DEP on the Wand Wide Web: htlp:Mnw.mase.6ovteep 0 Printed on Recycled Paper • • p 1% .i • Please be advised that this approval is not a Groundwater Discharge Permit. It does, however,authorize the project proponent to submit an Individual Groundwater Discharge Permit application for the discharge described at the evaluated location. The Department requires that the Individual Groundwater Discharge Permit application (BRPWP 79) be accompanied by a transmittal form and include all required supporting documentation. Included in the supporting documentation shall be a certification from a Massachusetts Registered Professional Engineer that the approved Hydrogeological Report has been reviewed and accurately reflects site conditions as of the date of the permit application. Information on any changes noted during the review shall be included in the Engineering Report that accompanies the application. Should you have any questions regarding this matter,please contact Christos Dimisioris at (508)946-2736. Very truly yours, 13,LG Brian A.Dudley Bureau of Resource Protection D/CD/ cc: Mr.Bruce Murphy • Yarmouth Board of Health 1146 Route 28 Yarmouth,Massachusetts 02664 Mr.Trevor Meyer Davenport Realty Trust 20 North Main Street South Yarmouth,MA 02664 DEP-Boston Attn: Wastewater Management • DEP-SERO Attn: Laura Black PAHydrogeo\Yarmouth-Red Jacket Hydrogeo approval cover letter.doc I FA' \I • COMMONWEALTH OF MASSACHUSETTS y EXECUTIVE OFFICE OF ENERGY& ENVIRONM1'VrAT.ANT IRS • DEPARTMENT OF ENVIRONMENTAL PRO ropy J SOUTHEAST REGIONAL OFFICE LJr I 20 RIVERSIDE DRIVE,LAKEVILLE,MA 02347 508 916 2700 DUAL L.PATRICK IAN A.BOWLES Governor Secretary TIMOTHY P.MURRAY LAURIE BURT Lieutenant Governor Commissioner March 3,2010 Mr.Todd J.Palmatier RE: YARMOUTH:Davenport Realty Coastal Engineering Company,Inc. Trust,Blue Water/Edge of the 260 Cranberry Highway(Route 6A) Sea/Riviera Beach Resorts,South Orleans,Massachusetts 02653 Shore Drive-Approval of Hydrogeological Evaluation Report Dear Mr.Palmatier: The Massachusetts Department of Environmental Protection has completed its review of the hydrogeological evaluation report dated August 2009 and submitted on behalf of Davenport Realty Trust. The report summarizes the results of a hydrogeologic evaluation conducted by your company to support a future Groundwater Discharge Permit Application for the above referenced property. The evaluation was conducted in accordance with the scope-of-work • submitted by you on January 21, 2009 and approved by the Department. Notice of the availability of the scope-of-work was published in the Environmental Monitor. Blue Water/Edge of the Sea/Riviera Resorts are located on approximately eight(8) acres of land in the town of Yarmouth. Wastewater is currently disposed on-site by seven (7) subsurface sewage disposal systems. The proposed re-development has been designed so that wastewater flows will not increase. Wastewater will be treated and disposed off in accordance with 314 CMR 5.00. The design flow for the proposed wastewater treatment facility is 39,600 gallons per day. Pursuant to 314 CMR 5.09 (1)(1),MassDEP hereby approves the hydrogeologic report and authorizes the applicant to apply for an Individual Groundwater Discharge Permit(BRPWP 79)subject to the following conditions: 1. The design flow of the permitted groundwater discharges shall not exceed 39,600 gallons per day. 2. A groundwater monitoring plan shall be proposed in the Groundwater Discharge Permit application. Thy lefornatlee U nibble le amen rennet Cell Donald M.Cony,ADA C.ordianratMI-W-lDS7.TDD.166.570.7612 or 61747141611. DEP on the Wend Wide Wei blip Wmvneae.pov/dap Printed on Recycled Paper • p , • I lel e • • Please be advised that this approval is not a Groundwater Discharge Permit. It does, however, authorize the project proponent to submit an Individual Groundwater Discharge Permit application for the discharge described at the evaluated location. The Department requires that the Individual Groundwater Discharge Permit application (BRPWP 79) be accompanied by a transmittal form and include all required supporting documentation. Included in the supporting documentation shall be a certification from a Massachusetts Registered Professional Engineer that the approved Hydrogeological Report has been reviewed and accurately reflects site conditions as of the date of the permit application. Information on any changes noted during the review shall be included in the Engineering Report that accompanies the application. Should you have any questions regarding this matter,please contact Christos Dimisioris at (508)946-2736. Very truly yours, Brian A.Dudley Bureau of Resource Protection D/CD/ cc: Mr.Bruce Murphy • • Yarmouth Board of Health 1146 Route 28 Yarmouth,Massachusetts 02664 Mr.Trevor Meyer Davenport Realty Trust 20 North Main Street South Yarmouth,MA 02664 DEP-Boston Mn: Wastewater Management • DEP-SERO Attn: Laura BIack P:\Hydrogeo\Yarmouth-Blue Water Hydrogeo approval cover letter.doc • f \! e¢. °• - _r TOWN OF YARMOUTH Planning ° H 1146 ROUTE 28 SOUTH YARMOUTH,MASSACHUSETTS 02664-24451 Board N ";^„^`N c1 rd� Telephone(508)398-2231 Ext. 1276,Fax(508)398-2365 MEMORANDUM To: James Hoban, Chairman Board of Selectmen From: Tracy Post, Chairma )aeig7C—PS— Planning Board Date: February 22, 2010 Subject: Red Jacket Resorts The Red Jacket Resorts is to be before the Board of Selectmen on February 23, 2010, to present their plans for the redevelopment of their properties on South Shore Drive, which include the Red Jacket, Blue Water, Edge of the Sea and Riviera Beach motels. They seek the formal support of the Selectmen in their application to the Cape Cod Commission for a Development Agreement, which will be needed in order to proceed with their plans without review as a Development of Regional Impact. As you are aware, in 2008 the Planning Board successfully presented an article at town meeting to create a hotel/motel district and bylaw for the South Shore Drive area. The aim of this important new bylaw was to foster redevelopment of aging and underperforming motel properties to meet the standards of today's travelers. The ultimate goal was to reinvigorate the town's tourism base, as well as to expand its tax base, while protecting and enhancing the character of both the residential neighborhoods in the South Shore Drive area and the entire town. To meet these goals, zoning changes allowed as-of-right development and redevelopment of existing motels, but with a measure of design control given to the town in exchange. To ensure that important aesthetic objectives were met, the town meeting vote allowed for the establishment of strict mandatory architectural and site design standards. In addition, to make certain the public could actively participate in design review—even though development was as-of-right— the review process was made subject to formal public hearing requirements, including advertisement and abutter notification. The Planning Board is pleased to report that the developer has met the town's design • challenge on this project. After working on site and architectural details for many J . February 22,2010 Memo to Selectmen,Page 2 of 2 • months with the Planning Board, as well as other town committees, a formal Design Review Public Hearing was held on Wednesday, February 3, 2010. The televised hearing was well attended by the public. After the project presentation, neighborhood questions and concerns were voiced and then addressed by the developer. The outcome of the hearing was a unanimous vote by the Planning Board to approve the design. Formal Site Plan Review will take place at some time in the future for town departments to review the plans for other issues, such as building, water, health, fire and conservation requirements. The next step, however, is with the Cape Cod Commission. We hope the Board of Selectmen will join the Planning Board in supporting the project and respectfully request they consider expressing that support to the Commission as it moves forward in the review of the Red Jacket Resort's Development Agreement request. • • ,pF'YARti BOARD OF $s r TOWN OF YARMOUTH SELECTMEN • o • `'j 1146 ROUTE 28 SOUTH YARMOUTH MASSACHUSETTS 026644492 p� RwrTa:C $ 'r' TOWN 61 'koe,,,u,ee* ,vN,! Telephone (508) 398-2931. Ext. 271, 270 — Fax (508) 398-2365 ADMINISTRATOR Robert C. Lawton,Jr. February 24, 2010 Mr. John D. Harris, Chairman Cape Cod Commission 3225 Main Street P.O. Box 226 Barnstable, MA 02630 Dear Mr. Harris: On Tuesday, February 23rd, the Yarmouth Board of Selectmen received a presentation by representatives of the Red Jacket Resorts describing their proposed redevelopment of the Red Jacket and Blue Water/Edge of Sea/Riviera motels, all located along South Shore Drive in South Yarmouth. Local planning efforts to spur redevelopment and reinvestment in this area of town have included zoning changes to permit as-of-right development, additional building height to accommodate a fourth floor of occupancy, and design standards to ensure that proposed projects are consistent with community character. In addition, the South Shore Drive • area was designated as an Economic Center in conjunction with the Cape Cod Commission's Regional Policy Plan. The concept plans presented are attractive and, as required by zoning, have been deemed consistent with local design standards by the Planning Board. A formal public hearing on final conceptual design was recently held. Well attended, the hearing provided a forum for neighbors and other interested parties to provide comment. Additionally, on-going dialogue between the applicant and the Planning Board (as well as the Design Review and Community and Economic Development Committees) has resulted in a number of changes to the projects' plans with most, if not all,comments having been incorporated. As the project is consistent with local planning efforts and represents a substantial opportunity for local investment and increased revenue stream through room taxes, the Selectmen support the concept plans presented and are pleased that the Development Agreement review process will soon begin. While the Town will not be a formal party to the Development Agreement, we look forward to being an active participant in the Commission's review process. Thank you for the opportunity to provide comment. Sincerely, J Hoben,Chairman • oard of Selectmen Ponied on Recycled Papa • Red Jacket Resorts Redevelopment Application for a Development Agreement Red Jacket Beach Resort and Blue Water Resort Applicant: Red Jacket Beach LP,Blue Water LI',Edge of the Sea Trust,and Riviera LP Property Location: One South Shore Drive,South Yarmouth(Red Jacket Beach Resort) 291,301 &327 South Shore Drive,South Yarmouth(Blue Water Resort) CERTIFICATE OF QUALIFIED APPLICANT I,the undersigned,as Managing Partner and Trustee of the above named applicant entities,hereby certify that the applicant,as stated above,for the Red Jacket Resorts Redevelopment application for a Development Agreement is a Qualified Applicant as defined in Chapter D—Development Agreement Regulations(Revised May,2009)Section 1(c);and hereby certify that the applicant holds a majority legal and equitable interest in the subject property. Dated: 3 23 Zoto • 'VA De i) enport .a'. .: Partner and Trustee • • � Y I i j.. ... ) R\t\D JACKET RESORTS Yarmouth , M A BLUE WATER BEACH 1� r MARCH 9, 2010 c. At SITE PROJECT TEAM / INDEX THE DAVENPORT COMPANIES I /i COVER OWNER: THE DAVENPORT COMPANIES CIVIL ENGINEERING PLANS 20 NORTH MAIN STREET CONCEPTUAL EXISTING CONDITIONS C-1 SOUTH YARMOUTH, MA 02664 CONCEPTUAL SITE LAYOUT C-2 CONCEPTUAL DRAINAGE PLAN C-3 PLANNING: METTEE PLANNING CONSULTANTS CONCEPTUAL SITE LIGHTING PLAN C-4 56 RUTLAND STREET TYPICAL DETAIL SHEET C-5 thm C-7 DOVER, NH 03820 Alok LANDSCAPE PLANS pvNp CONCEPTUAL LANDSCAPE PLAN L-1 S CONCEPTUAL LANDSCAPE DETAILS ARCHITECT: TMS ARCHITECT NP �vG�� &PLANT SCHEDULE L-2 ONE CATS STREET ARCHITECTURAL PLANS TMS Y PLAN ELDREDGE PARK scAa i•rmo BLUE WATER HOTEL: CONCEPTUAL EXTERIOR ELEVATIONS Al i i chulccLS• PORTSMOUTH, NH 03801 ,:,:-... CONCEPTUAL DESIGN GUIDELINES A2 " r t`' • • �' CONCEPTUAL FLOOR PLANS A3 v.... .,,.7.4, �� _. � CIVIL ENGINEER: HAIGHT ENGINEERING PLLC : � `' �� �, I ��,_ � BLUE WATER MAINTENANCE BUILDING M ., SIC \..., . E •*, 181 WATSON ROAD —ail , .-r. CONCEPTUAL PLAN &EXTERIOR ELEVATIONS A4 / I(( �� ? c'µa Y �', ,,, DOVER, NH 03820 :F, 4'zr.._• SITE LANDSCAPE G2+1,LLC ARCHITECT: 70 NEW ROAD SALISBURY, NH 03268 _ g 2 /( LOCUS PLAN + 1 r SCALE 12 OW m � Ii! .. ``E Q 11..-RESOURCE DELINEATION PLAN'; PROJECT: BLUE WATER L.P.,RIVIERA BEACH LP.&EDGE OF THE , N0016'SD'W ` CSN II SEA TRUST,291. 301, 327 SHIRE DRIVE, YARMOUTH, MA; PREPARED BY: COASTAL ENGINEERING c.un�.xl is WA. 1r COMPANY,INC,260 CRANBERRY HWY, ORLEANS,MA 02553; DATED: 5-6-09" 6 re,,,,,,,,,,,,,,,,,,,,,,,,.a—'iiAAi563.2M1 ii,iiiiiiiiiii,,ii,,.,..,r,,,,,,,,,,,,,,,„,,,, •• WAN HON wniERuSPOT EvenOAS 2. SITE PLAN OF LAND IN, YARMOUTH,MASSACHUSETTS,SHOWING EXISTING CONDITIONS AT, EDGE OF n e THE SEA MOTEL AND THE BLUE WATER RESORT: DATED JANUARY 9.1995: PREPARED BY COASTAL - % 'BiGRliOYc S'- 7+ FEMCS ENGINEERING CO.INC.,260 CRANBERRY HWY.ORLEANS, MA 02653. i 1 ,,,,, a iuu••i••••uiu•••u.••,...,, _,u•.i••.u••••••••r••• i LI EASING CONCRETc WALL �I 3. 'AS-BUILT SITE PLAN OF LAND'IN SOUTH YARMOUTH, MASSACHUSETTS; PREPARED FOR PALMER a 11 �� �4 DAVENPORT AND DAVID G.MUGAR(TRUSTEES); DATE: MAY 21, 1985.REVISED MAY 23.1985, 1 I 1, -_.-moo sro�c WH LL 0.1 REVISED JUNE 27.1985: PREPARED BY: NICKERSON&BERGER INC. R.L.S.&P.E.; PROPERTY KNOW I0.1 AS'THE RIVIERA BEACH MOTOR INN'. U •� ..•.••/ ��� �'�T� ii 4. TITLE INSURANCE SURVEY; PREPARES FOR THE FIRST NEW HAMPSHIRE BANK,EDGE OF THE SEA, 1 1A� ” --. � I• il: I'l l AIME GRASS O LTD AND FIDELITY NATIONAL TITLE INSURANCE COMPANY; SHOOING: LOTS 127,128,129, 130.131, I \ m C r ' 132,181 LAND COURT CASE 14114; ASSESSORS MAP 22.PARCELS T125-1,1128. T-129.1130. U1i v 7131.T125-2,1181; SITUATED IN: YARMOUTH,MASS.; PREPARED BY: NICKERSON&BERGER P.L.S. 1 Zc ORLEANS, MASS.; STAMPED DATE 5-1-96. I 3 2¢ C r T ( JERAL NOTES; II 0 11N o�J A'0(B 10)� mid � I �� 0 1. ALL THE INFORMATION SHOWN ON THE EXISTING CONDITIONS PLAN WAS I ` ^ -� f ftp loNE p • TAKEN FROM THE PLANS REFERENCED AND INFORMATION PROVIDED BY I / —" 011.:-._ ifTHE OWNER AND HAS NOT BEEN INDEPENDENTLY VERIFIED FOR ITS yI gq VERACITY OR ACCURACY. 11-€PURPOSE OF THE PLAN IS TO SHOW ` l4 , C R U [1:THE GENERAL CONDITION OF THE SITE FOR PLANNING PURPOSES ONLY I • 2S In AND DOES NOT CONSTIUTE A FIELD SURVEY OF EXISIING CONDITIONSI1G'. + OR A VERIFICATION OF BOUNDARY LINES OR UNES OF OWNERSHIP. I CAR 1 ERSRNG MOM ^ 2. THIS PLAN DOES NOT SHOW ANY UNRECORDED OR UNWRITTEN CAR I . :I EASEMENTS WHICH MAY EXIST. ••••u••.••••••••••r••uu••••ui••••• ` Gi 4 3. OWNER OF RECORD: DAVENPORT COMPANIESS ! I SNUFFLE BOARD I I r. _`/ 20 NORTH MAIN STREET rl 5 5 SOUTH YARMOUTH,MA 02664. _ I 11 COURT JAS,..,; ti I I YI • • '/ Og -_ I- I 1: — (p$iWG MONO .� a BOUNDARY OF BARRIER BEACH Ym-2 v �� —I II , (AS MAPPED BY MCZM) § I I I . r"c 1 I 1 \ EDGE a DONE I� BEAG14 GRA55 �� 1: ; 1 ! ct I I iz 11 PAaxrxc I �`'�—��-�_/ �� 1` I ,ii :., S06 35'IO" III cl, H '.--4 / 1 _ till \:1 1,, APPROMMT£LOCARCW_/ • ` ACCESS EASEMENT \ '- \ I 2,.,_, . ,� f► 4\ycNG / / ar ` \ 1' w\\ \; 4\' ',1 • BLOCK 1 \i 4C �, SrpGtADE \\E11" too PAVED L, / FENCE 8 . \ _�� ~ z 141 V / V irl ..T tili. ,111...,... . .„ , ,, , 1 /P"". ii. - � , Nin llI .� MSO \: : \� j- -\ I STOCKADE .. \ �' I FENCE \1','.,;i,:\•t..4' ` t \�µ\ \\\y s 1 \ 4. ...... • \ PAYED d Ve"v MD \/ \ 1 l ii IIS PARKMIC FIC R �, { Ill l y \ I-- 0 ow J�, �� ^ \ ` Cp¢.1 tF'4' PAKYfHT _� ...rte'" 4 III .`I\ p 1 _ ,' _ YI.. i CONCRETECNA l{ ii '(' {(/ ` Bl0!!C WAILS 1, BEACH ----"-------.N\\\ I • . ---- --- --____ I:2 Ogli aANTEa ------- �` GTRAINLWK ;_ e --_-- _ - 1i� GRAPHIC SCALE D I FENCE .4.;,,,,i, 1 !KOOK / 'TN,KK ACEI rcnrr l BRICK 1 PARD `��� I (IN',Tr) 41 , ACKET RESORTS - BLUE WATER BEACH CONCEPTUAL EXISTING CONDITIONSC- 1 Yarmouth, MA MARCH 9, 2010 Iii GENERAL NOTES. \ 1. THE PURPOSE OF THIS PLAN IS TO SHOW THE PROPOSED SITE IMPROVEMENTS AND \ RECONFIGURATION OF PARKING AREAS ASSOCIATED WITH THE RECONSTRUCTION OF THE RED JACKET BLUE WATER BEACH HOTEL AS REQUIRED BY THE OWNER. THE INTENT OF THIS PLAN IS JE BO TO CONVEY THE OVERALL DESIGN INTENT FOR THE REVITALIZATION OF THE PROPERTY AND DOES \ I NOT CONSTITUTE A FINAL ENGINEERED SITE PLAN. CONCRETE WALL i I ..41 TRAFFIC DIRECTION ARROW 2. PARCEL IDE: MAP 22,PARCELS 1125-1, 1128,T129, T130, 1131, T125-2, T181, T189 \ (.n 3. OWNER OF RECORD: DAVENPORT COMPANIES \\I / !.: '•'08 " PROPDSD WIP POST ";,,1 20 NORTH MAIN STREET \ I I _I �I I_I _ �_ ---- O SOUTH YARMOUTH, MA 02884. I I •• -ill I $ PROPOSED PMNNG COUNT 4. LOCATIONS OF ANY SITE UTILITIES SHOWN EITHER UNDERGROUND OR OVERHEAD ARE SHOWN FOR __ -" REFERENCE ONLY AND ARE APPROXIMATE. THE LOCATIONS SHOWN ARE NOT GUARANTEED BY THE I 11 SEM 10'(' ) -- "'• / II PnDPosm sOewAuc OWNER OR ENGINEER. IT IS EXPECTED THAT A CONTRACTOR SHALL LOCATE ALL.UTILITIES PRIOR I i eiAT N �- PRO.P06ED P-I TO COMMENCING ANY WORK. =MAUI 1\k I 9TTNC AMER f PROPOSED CONCRETE 5. FUTURE SITE UTILITIES FOR TELEPHONE, CABLE, AND ELECTRIC ARE EXPECTED TO BE PLACED UNDERGROUND AND IT SHALL BE THE CONTRACTOR'S RESPONSIBIUTY TO COORDINATE ALL I I 6. ErYll IIS 7'(7;(A PROPOSED 90MDWALN C INSTALLATIONS WITH THE APPROPRIATE UTILITY COMPANY. 1 1 ' 4IFW '.I 1 C..) 6. ARCHITECT WILL BE RESPONSIBLE FOR FINAL GRADES WITHIN 10 FEET OF THE BUILDING FOOTPRINT. 1 V CONTRACTOR TO COORDINATE VITH THE ARCHITECT ON FINAL GRADES OF SIDEWALKS,DOOR SILLS, , 4. . HEAVY DUTY PAVEMENT HANDICAPPED RAMP ELEVATIONS AND LOADING DOCK REQUIREMENTS. 1 I aDA1mWALK 7. CONTRACTOR SHALL BE RESPONSIBLE FOR INSTALLING ALL TEMPORARY EROSION CONTROL ( S PRCPOSED �( PROPOSED REACH CCM O MEASURES PRIOR TO COMMENCING EARTHWORK. ALL MATERIALS AND SITE CONSTRUCTION SHALL Ilj CONFORM TO THE MINIMUM REQUIREMENTS OF THE TOWN OF YARMOUTH AND THE CAPE COD COMMISSION AS WELL AS THE APPUCABLE REQUIREMENTS OF MDOT. THE MORE STRINGENT SHALL 1 1\.) I h• 1. GOVERN. z 8. CONTRACTOR SHALL BE RESPONSIBLE FOR CONTACTING'DIG-SAFE'(1-888-DIG-SAFE 72 HOURS 4 ® 1 W PRIOR TO THE START OF ANY CONSTRUCTION, THE CONTRACTOR SHALL CONTACT'DIG-SAFE' I - ,I PLAN RFTFRF'NPW EVERY MONTH THEREAFTER UNTIL SITE CONSTRUCTION IS COMPLETE. I t 4 1. "RESOURCE DELINEATION PLAN':PRO.ECT: BLUE WATER LP., MNERA BEACH LP.&EDGE OF THE SEA TRUST,291,301,327 ' I 9. ALL OUTDOOR LIGHTING SHALL BE DIRECTED SUCH THAT THE LIGHTING IS CONTAINED ON SITE TO I y, _ SHaRE DRIVE,YARMOUTH.MA, PREPARED BY: COASTAL SHIELD ABUTTING ROADS AND PROPERTIES. ( : ' ENGINEERING COMPANY,INC,260 CRANBERRY HWY,ORLEANS, 10. STRIPE PARKING SPACES, PAINTED ISLANDS, STOP BARS, HANDICAP SYMBOLS, DIRECTIONAL ARROWS 1 lit = MA 02053;DATED: 5-8-09. AND CROSSWALKS WITH WHITE TRAFFIC PAINT. THE TRAFFIC PAINT SHALL MEET THE 1 LI M REQUIREMENTS OF AASHTO-M24B TYPE F. I PROPOSE _ 'I 2. SITE PLAN OF LAND IX,YARMOUTH,MASSACHUSETTS,SHOWING fW-1 11. ALL PAVEMENT MARKINGS ANO SIGNS SHALL CONFORM TO THE'MANUAL ON TRAFFIC CONTROL I 'STEW sraE, - DOSING CONDITIONS AT,EDGE OF THE SEA MOTEL AND THE DEVICES" AND 'STANDARD ALPHABETS FOR HIGHWAY SIGNS AND PAVEMENT MARKINGS'LATEST BAR&I. BLUE WRIER RESORT;DATED JANUARY 9,1955: PREPARED BY H EDITIONS AND THE AMERICAN WITH DISABILITIES ACT REQUIREMENTS. /, , ORL ANS E11*21353C CO.INC..280 CRANBERNY NWY, PREPOSED PASO OR FANS MA 0285]. 12. STOP BARS SHALL BE 18"VIDE,PAINTED ISLANDS SHALL BE 4'DIAGONAL LINES 3'ON CENTER f BORDERED BY 4"WHITE LINES. SEE DETAILS FOR PARKING STALL MARKINGS, I I , ✓ I/ �. 3. "AS-BUILT SITE PLAN OF LAND'IN SOU H YARMOUTH, HANDICAP SYMBOLS, SIGN AND POSTS. PROPOSE f j r LAR \� _ MASSACMVSETTS PREPARED FOR PALMER DAVENPORT AND 13. A FULL BOUNDARY SURVEY AND EXISTING CONDITIONS SURVEY OF THE PARCELS BEING REVITALIZED LTIOBS1EA11( - \ - DAVID C.MUCAR(TRUSTEES);DATE: MAY 21,1983,REVISED WILL BE REQUIRED TO ADVANCE THE SITE LAYOUT BEYOND THE 25%DESIGN LEVEL REQUIRED TO I t . G 1 BEA AAXESS MAY 23,1985,REVISED JUNE 27.1985;PREPARED BE PRODUCE THE CONCEPTUAL SITE PLAN. APPROXIMATE •w , ;: C - TO -NE RIVIERA k BERCER INC.R.LS 8 P.E;PROPERTY KNOW AS e01111P 'THE RIVIERA BEACH MOTOR INN'. LOCATOR OF k d. 1 _ 90, SYSTEM G I pR�� Ar -- 4. TITLE INSURANCE SURVEY;PREPARED FOR THE FIRST NEW 127. ilbja I n "R'NOT - NADONHAL EPItE INSURANCE OF COMPANY:LBHOWWC:FILOTS 127.128. PRDPOSID frale 901 \ I 129.130,131,132,181 LAND COURT CASE 14114;ASSESSORS TYy PECSTRINI - .- Url _ MAP 22,PARCELS T125-1.1128.T-I29,1130,T131,7125-2. .M __Li,: '3 : p MI6 1 1181:SITUATED IN: YARMOUTH.MASS.;PREPARED BE ill 1 NICKERSON A BERGEN P.LS,ORLEANS,MASS.;STAMPED DAT: 11 • • 24' .) I :,' -� j�-� � T I . ._•_1_1.. I:1'- OMTDD011 r'- 1. 3 I . f eLRESORTUE WATER u. 4,..\ \ CIO J CliklErI • •! . \\, Ill I) I O J POOL \ •� Iii ! rrr ... 1 j.. .." '. \ III / 11111 I III r`rrrm ;. .., � __ ' \\\7 .� oIII nrrn ; .. \\ \� / /-----... 1 aft e,..\\ - - i f QQ i WALKWAY H 'M �.1 •tea. !. F ERum TL 1`\ a R10P0® I , I ;4:11Z0(' -M. -GIP D / _-1,� W L'J'J.Y; 901 , 'Y // A illftaip Mel/ I ♦ PROP09ED .� IMP _.. .��.�� _. ._. \‘ �C\T`� { w -1 f m, r \\ IIV ADxR1Artr 27 .,. i } i } �II PROPOSED LAIN Y / � �\\ I:): t W a PAWOID AREA I BIKE RACAL ,:I / \\\ . f! i %/ ice.,, LAM ,\ i SITE DATA ---'N---------\\ , h .....-i..,7'7'-! PROPOSE J l I�\\\\.\\Y. fI ? ZONE: HOTEL/MOTEL OVERLAY DISTRICT 2(HMOD2) ` ' I O '`-� Ay np `� t Ij DIMENSIONAL STANDARD RF9411RFR PROPOSED ` t MIN. LOT SIZE: 20,000 S.F, 457,000 S.F. +/- I Ir. USN PROPOSED 1 \-\\K,\\...- -1 \\\`\ Ji' MIN. FRONTAGE: 125' >125' 11 �•� I \ \�\Y PPATPETED MAX.BUILDING HEIGHT: 48'(4 STORIES) <48' jl ' t We ) MAX. BUILDING COVERAGE: 25% 11%+/- 1 MAX.IMPERVIOUS COVER: 70% 54%+/- `\ ,k k ® \ J i, , SETBACK: REQUIRED PROPOSED 11 +� PROPOSED ' HOTFI REQUIRED ` , LAIN I;�FpP�./Qy I AVIEW SEIM REA -� FRONT: 30' ±X94' � r - - f PROPCSED SIDE: 25' t27' `\ 5•SIDEMALK S N REAR: 20' 1170' "'• PROPOsED liktril� (PEAOSFD - D7 HFACA Titer 1 DUTY ®i � IIIIVICAVYjr.jf+r PAVppIT I _`-.1:::::::;:...17.•:: .__ PARKING STALL DIMENSIONS REQUIRED PROPOSE') I ,•' ------------ - GRAPHIC SCALE PROPOSE PERPENDICULAR 10'x20' 10'x20' I 1 START PATO a - -i a m IRS NUMBER OF STALLS 273 276 I I PROPOSED PATO 4 I ill (IN nu m Il! , ACKET RESORTS - BLUE WATER BEACH CONCEPTUAL SITE LAYOUT (----....- Yarmouth, MA MARCH 9, 2010 - \ '' [�S. \•\ `I PERVIOUS PAVEMENT �\ ` cc.cacrr». il Ln YxXL[Y�C�L STORMWATER INFILTRATION AREAS 1% •et 111 k (TO BE 51ZED) i > r ��j� ��� / I ' .•_: TREE FILTER AREA IU �. O 1- �� �`f I \` \\\\J' .\\\ / I v---c 1=\-p.0��� PERVIOUS CONCRETE AT GRADE , I. \\\ \:. ` / N. DIRECTION OF DRAINAGE FLOW \.., \ '\�: \��\� �9`' / Z �� \\ ��\\\\; 1�% / �+ r l �� \ \\ ,V /' li• 1 \) fi .\\ •:\\\\\4,\\ \1 Ar / 1 r �: .\\\\\\• f�' II ''� yY II j"' I " -4F' / Ek I,vi : ir- - - -____ I iiii I Illu ! j II BLUE RESORTER •1 IFY ''r r:':I /'..\\\\l �. k +� �, -, yL I ... ! ' _ .� .::. / \\\\\, III i --. -.y 1 ` _ , \�\�� H $'~ L- i I 7_7. _.,\_\_;\:_s\s._>_:),,, --I ; 1 41 41r/ 1 it : ll �ll 1 _____ :•.•. IR / �\i a �y 44 / ... ----2 i -- , ---. ' .., 4r/ f ' ?\Y �� /f , „4.,.... -.\,\� •moi, IV . ill 14smid z11----7-7.--N- 472::7 �� PPA�VDar :7\\\''--i ' \ I \\I: \�\\\\\F a :. 11 1� \'' 1 Coin #�r L r t..\\\\\' . ill \..�-..J ;I -____, _ �s f N ,\ ------,,,.-r ,,...'"_:..:1 ,_,.- -_--7-, il 1 S,OR4IWATER INFILTRATION--------....„) I: - \ \-\ ,,,,,,, s 1`r}ah ..v E - a_ 1g ryp) GRAPHIC SCALE ,, X11 20 42 a "---4.--) t , (1 (MMET n=1 RESORTS - BLUE WATER BEACH CONCEPTUAL DRAINAGE PLAN -Mimi JACKET Yarmouth, MA MARCH 9, 2010 ,, �. lu.l,wYr Hs,sr fldr Shirltl Ra4A'M Hare sem' 2S lirtgrar _-............ _ -� COrCP- Llurf.17�. _ t of,,,12 i6,441, JSew-`! 'La '14 'Iz 'le -T0 0 0: 'oa ' ,2 .0WVII iJi �7rea )441M1 14./ '.. t\NN ' r rommolr 0, 4 12.17 .04 .1 4 i � � ,�,�► ` ,,� Typse A•a A4 Type PAWN Type s 03 Pi 411, 4' ti'.... 10 • 1\ ►* ,,,. 44.1 �j � 4/00 U 9. A{A�y'` I. . `J7$ �� A. 14, co E iiy 11 rtr 1/ . a 11 vIt 10 '2D W I).: :..,31:2.4, / , (04NA.:;4-1.' _ 4 :,.. .: 1. 3 tit:4- .1.4.41k*.i. :.L. � J !� .1.. 4•OI 0.0 ID .� ,r 1.. Type *�. t.azki1, ,40- n fr4ii " .l1 „F LUMINAIRE SCHEDULE ..) �� , ,::0-411,, ' Symbol Label ay Catalog Number Duorlp+lon LampFII. Lamm. LLF Wads it - z.a ,dorgo; L,:st, �� i rib. e r•- • EM25250M MOG EUROTIOUE MUNICH ONE 250•WATT CLEAR • ��ee • i �� '•1 A-3 12 GCF SR3 1FSS FUI1 CUTOFF ED28 METAL HALIDE, EM25400M 20000 0.75 275 4.5 \ 1 �,' 1IIAN 10Y MAX ARCHITECTURAL. HORIZONTAL POS. MOOGCFSII „ INTENSITY LUMINAIRE WITH SR3 ales- I ilL ^ 1� ��J' ,� ,4 T„y� r �� ` ABOVE VERTICAL REFLECTOR,CLEAR ►- C- ea'�r ���7�A;� 112.11",11143414A411111.- `/,✓1ei '\�� r� , �1 ANGLE OF 80 FIAT GLASS I.FNS. - DEGREES.E9 d -II.���� 1` �;I;�I�•..�r •_ sit BOUNDARY OF zEROAeoYEao. � ffr 'le 0o� / �Il,In z..1,� I�W��+�lRt�v+i.��"� ��� EAC1{ ♦ GCFS3•LESS FEUROTIOUE Ml1NICH ONE250•TATTCLEAR ■■ I% A-TWN 1 EM25 40014 20000 0.75 550 _ r1- GCf SR3-LESS FULL CUTOFF ED28 METAL HALIDE,Sre�ams .I ,,,,,`s�' t -is, CAS MAPPED BY MCZM) NENN10% LR' CHIT CTURAL HORIZONTAL POS. MCG GCFS tQ '� 111 ��� �Iaa�l J R3.iee i20 34 'I a 1.2 _ • a{� V r4 4. hr�1. - . ABOVE VERTICAL REFLECTOR CLEAR +0 - • F i� 1 �jT J 7 ANGLE OF BD FLAT GLASS LENS. sla� •I+� Lr� �,�. \� �I ( f ei DEGREES,AND 4 :]�R.D •I-0 `Al�. 1,,v ha" . 'I!` I-" fg4 AZERO NGLE OF 80. (.4) Lu1Y,el.r Hw•,a•SOe SnMe RegJretl Harc *,% ' ' b� !f �� L ��_ j 41LkV TT CLEAR* A-a 12 GL HALIDE, EM25 4001420000 075 275 4 LESS SL POS. R_ ap NSO 0 r, �-1 A /� `! A Idle] twAs i r 1 DEGREES.AND 'u . le •%i4/ '•.M�k.TI ,'#� Y ���VY' 'ham �e/e �\ ZERO ABOVE 90. J 'R.a le '0 - -Ye ''a .°'9�' 'w, Mle�• ,� !� , IC..I`1.4 •1 •ii "��'Lf EM25250M MOG EUROTIOUE ONE 400-WATT CLEAR Hol ^'1�/ •'may/bhp, G* '\T 1z�=��` i�Lhl,i'.,f • � \ + A'4W 2 GCF SROW- ARCHITECTURAL EOM METAL HALIDE. EM2540014 20000 0.75 225 / ,� \ f \�1 \RA �j LESS THAN 109: LUMINAIRE WITH SR9W HORIZONTAL POS. 4CF§ //, � ;�� ��, 3, ,.9 �,., i3--s;! �, 'y'l '.L,\o�.' ��/,.��' �I �ql� \\,-,.; MAX INTENSITY REFLECTOR CLEAR Raw.lOe ,-�7� �`�qi� �,� - ��j,�44-, j1 Ira ' ABOVE VERTICAL FLAT GLASS LENS. ua `�'"J/�/��'�`�^rZ� �" 'IR 'SI z��y\/flry f�\\',^, x7I'l�l �:" i �' 80 DEGREEANGLE ES.AAD (y /I/ �� aS�.+_t.A�iL'" �► ��i,,, fitl. �. . It RO ABOVE 80. �j TEb::S ' S 'I I '20 ,. 1] '05 el 9 R.` -�1 �:Y� � \ J -�,\i � �1�`�L�,y�`.�.� NTAL12 NOTCHLED BOLLARD WITHTESTED WDNTNELYE3•�j ��1 1 B 31 LEO SOL 1 ACFiVLIC LENS. -WATT LUXEON nlWr4TE NF_L012iss B80 t.00 39 (,xCDUkt ` �.. �V,\ EXTRUDED ALUMINUM LEDs FlLFNAMF 9897-07 • lik .� 1, 17 l+lYdillrili5. ., ��►�1� W na f� „74. �.l eI� !, �. 1 COLUMN WITH �II ��-�'` 1� IF , I� TYia-�e. 'Q 11 b C 3? EMT 770M MED EUROTIOUE ONE 70-WATT CLEAR 1 Z Z U R7 0. `\,-. A ` • p��/ 1•'"�'L�III. • Gc:F SR45C- ARCHITECTURAL EDIT METAL HALIDE. EMI]175M 5000 0.75 u Z Z g I' `� �1A. �•�►. ► ' �:11�/ � \��`�-.'_ ♦'I�I MAX INTENSITY IDX REF ILL:TOR LEAK SC HORIZONTAL POS. MED GCF SH .+- d ♦ i MAX INTENSITY LUMINAIRE CLEAR 4STE S. _ •° �: �_ �,� 11111111111P4,4‘.41110:04-/�f �l*�����r: � -�\ ABOVE VERTICAL FLAT OI ASS LENS. Q Z si __ 11�fie 1\, L:12 ANGLE OF BO w a � r�• v ^w 1 1, t r'�� \\\ DEGREES.AND 7 � �` �� � H.H.v. ZERO ABOVE 90. � } �� � `���:� \\ \\ FORMED STEEL ONF CI FAR 70W FD17 • 'f 1,+• • \\\\ • U 20 DESIGNPLAN RHL MOUSING,SPUN METH.IIAI.IOE RATFO RHL 70W 5000 0.75 70 i / _41114F17!•• • ll SPECULAR ALU14INUM AT SOOO LUMENS. MR., uw] ��% ice% •.. VON 4•') \\ \ /^ r -.\'..\-\\:\\\:\\;\ + REFLECTOR,CLEAR .a ',s jl��ti,.° I _ � I L 1 \� \\ \I EUROTI NCLOSURE. >l J1 �'y►� ':11:11111211' ' \\\\ F • FPOL a EMI 7175M MED EVROTIIXE ONE 175-WATT CLEAR EMI717 2800 0.76 212.6 {}7 GCF SR4SC- ARCHITECTURAL EDI?METAL HALIDE, er,l . �1 +L�- r �� 114. \ LESS THAN 10Yo LUMINAIRE WITH SR45C HORIZONTAL POS. MEDGCF_SR &N."\_____,, o a�,i 1 i1�1>� Y7 \\ W aSC.los1.j % 17 '0� '07e► 4r.v � L� \ \\ y „ MAX INTENSITY REFLECTOR CLEAR1111 �- �, Al -.1 „y.W•• r V _ ABOVE VERTICAL FLAT GLASS LENS. r ANGLE OF 80 �` E s.r/ry� } `�,�44�! Fel:, Q \ \ ? DEGREES.AND 0 ,�/EI' tl \\\\ ZERO ABOVE 90. Tr 'loft.: tiro t,... "....t., „„„,,,,,II‘i;:,110 'I§; A .24 -IS �A 19 .I.7 ,.14J - r' BEACH km., Ilei411P.4-41!. gr.IEN �� r' , STATISTICS 'Wile �.9�, = ��C I AvpMn ' A ! i ♦ �/ _ OeecllPlron Symbol An Ye: Yl1 MlWlln ,� �a kp i �r = cool Amn 2.0 0 a7 le Min 225:+ e.7u CNI Q lt).1)1�t 40 E Maki EnlrebcuAYOI wa 3.5 lc t0A Ic OA r0 28.0:1 8.8:1 ,l-r �� Mo n Parking: 71r. 6.6 le Od rc 68.0:+ +7.01 ri - .4 i0All IlppM•TMnn Puhirlq I..^'c 4.2 le 0.210 21.0:1 BA:1 I �� I I IP 1 ' JACKET RESORTS - BLUE WATER BEACH SITE CONCEPTUALLIGHTING -4 Yarmouth, MA U PLAN C MARCH 9, 2010 bE.SdfPTTUY 1 Maintenance RMfNC OF LL'W7ROLSAJIFA_C_Mp'e Me project contemplates the remora o/the existing resorts beadings and constructing a new a Clock dame and ell Inn barrfrn,hal be hpected rnmedblely oiler A.hdfeated In the sequence o/Major Atlantis the Inlet protection and sat fanosr shad be Metaled regal with oesxbfed a entke ono 10.5 acre♦/-parcel sail rankle and of/east dolly dvrng prolonged rainfall. They shall be peter to oanmencng any derhg Dr grading o1 the ata Structural controls shell be Needed epeked If there ore arty Mens of erasion r sedknentofkn below them. concurrently rah the applicable Ooffrt Areas rare construction malty tempo-arty Any required rep shed be mods enn adrotdx If there are signs of omen for more Man twenty e(21)dap sal be rail.OM et t00 soy seed and and mulch AREA OF PRL�CT NAME AND IODATION undercutting No ed g of N tr r the edges,r impounding of/age volumes Orth fourteen(i tee)days of disturbance.e last disturbance. alae conatmctal Airy namEMEMrnrENT Rad.bcLef-taus weir f wafer behind then.,velment barriers shall be named OM o trnpavy peemmenflY n n area at/and way earth/dame will be amoral CONSTRUCTION olu\ U n1UDE NW 36'3g' sheoY darn prpaermm 1 measures w oefaNwhed All areas shoe be strata d NMn M hors Og MY ��� tin South Store OafLONGITUDE 1170'12'OH'- o/ keno finish pada. CIS IIIR@0 \\\I�` SS/PPCW7 PGCE South Vermouth.Mo.txg,usefh D. Should the lopHc an o Mt Inn r h7fr bade decompose r Detain 3,MAr MEA 717 HE ■■■■\ InemvclM prior to the end of the expected arab.I,.and the emir sail WASTE IXrnPRXAl H(E fl1T STAH6I) A Sta m :do,Pollution Prevention Plan(SMPPP)consteteht with the requkementen of the EPA 4 neceersry Me fabric Moe be replaced promptly (IlPHKL) \!fm(rucftin[4nrd Psmnft wed de rlland Ibe Me angina n fi pr of es aha fie ronfora A WAS/F MATER/ALS Ail ii AREA TO \I�\ implementing the SIIPPP Al/deo Willa the bast monogernnf proctkse oOIned Ines on for elle c. Sediment deposits Medd be removed afar each storm assnt they mast REMAIN II\ `wntructIon be removed when deposits reach ppoarnutely one third(T/3)the height AO wale motrhla eel be cvaectsd aid stored h securely lidded recpfadae M I[VKA. r NA/UR 1) \ rl EXSTWC !'1_ of Me barrier. Loth and cnrbucllm debris from the age ell be&poet h a OrrpNs. No GRADE F Sly! (YIARAG7FAI ST7CS ,bucfir,waste materials ser be bated an ata Al peace./wed be Lobve!ed No O Tho...Mg site h a developed earrunerckl lot. d. Any eedhnf deposits remaining M place offer Me sit Ince r Otter repoabg the cored procMjn foe sal.disposal by Me eupa4Rmdent I 1I, ' barter le no longer required whoa W crossed to can/with the saran Lir II SEDIMENT CONTROL FABRIC prod*prepared and..ed Et HAZARDOUS WASTE ' ` IXSTUR9ED AREA MN. .s r V C MOLDERS AU 600od°.wort.mofrhM oil be disposed of h The manner vpecll/rd bylocal or 9LL' y1Ek Nr The entire site M/be redeveloped 1. Thane .to.e*byt h ors bye Me'Pdtufaclrs. SIIe prsannw'wed N hstngfed h Mw SEfWEN(�Lia MAJOR ACT7177�,$ In oder for or. to be e)t)p.,R mat h h place pia-to mope,tamNO1Fs practice*by the avpwhrndnG FRONT NFA .enter Rare w.o(2)twee of standards which Moe be used to pare 7. SEE FAONCSI CONTROL NOTES FOR YAlERIALr WM 1. Instal feoe npany erasion contra in.,protection and Of fens.canawentrance,. Mainz. Apply mulch Moe to any arras event,It was be necessary to dont; G SAMTARY WASTE INSTALLATION AND MAINTENANCE RtSIInCMQ11A O Conant.2 Contemporary drainage drainagMOW.inducing detention pond and awoke prior to rough a ler weather kthne,uwoey by contacting the Notional Weather Al sanitary grading the d.. ped ay wast.asst 6e collected Ani Me nt roct nus o minimum of nco P.O SILT FENCE S Construct new braiding,otMS.and palling fields Srklc.n Canard to hove adequate err..of eignifica.f storms weir by a licensed sanitary waste management contractor. I. Non al construction octafy 4 rompaIle 4 Oahe..rancho dl b. Rooked NulMnp 2l d o specified thine prod The time pried can Nl fences and sediment that Am been Lapped by the.devices. rams.from If l0 71 dole of hal/dty on the length of tins NOT 7O SCALE varying NM arae condition. Prof...el)idg»Mt roll beu�used to SELLIMEMENDIN 450404404577(WS(5 STAR!I 17F0 ARF wake.the nrraerrosonata..n I site sonata..(seg ered.Hrn a/ tea.extent of detisbantt,proximity to swathe reaourcw,era)and A MA1ENAL MANAGEMENT PRACTICES An area,hal be considred stabl.of one of the foaming has occurred 00 potnlIo/Uproot of erosion on 0040Mf rale to chow on 1. Ho..roars growl.ham been installed In antes to be paved oopr°o ate Erne 50000On. the al Id/owi0 r ether accidental material management practices of ern be used to reduce Me 2. A minimal of 05.e vegetated growth has ben sfab/4hed r4k 5 of r accidental ejposre Of material and...nom Wrkg 1 A mhanum of 3'of nn-raNe material wain oar eta.or rip-lop hos bear naiad.;om 2 Application Rafe construction to strmwo.runoff A Erosion control bk...haw ben prepay Metalled Mulch shall be applied of o rate of between 1.5 to 2 tons pr acre,r 90 to 700 pounds pr 1000 soon feet Goad IleueMep•g INSTAL!A77LW MAINSENANCF AND W SPFC7ILIN PROCI°DURFS or FR04tY-( S a/e100.far Writer Md �runMon b Mich . mulch led to provide Me folkway good hop sekehg practices nit. be follow.On ate erring w F- AND SFIXMENT CfWIRd S prorecflprotectioneras.nrwafer(pmt growing moon)It shame of a jar.of 1E0000anr6actin project A. GENERAL pounds of hey or,crow per erre. A Mather may be odded to tea mulch. a An shat W/be rued.t0 elw only sufficient onto..of product.to do the lobMose me Me genera inspect/on and monfnonce p000Uoes that will be used to 4. Maintenance M mulches must be Inspect/prkdkll1 In particular after 50'Mppyle)M implement the planrohNrms.to dhect for rpt rp0On. If/w than 90.f of the sol solace 4 e M motrlalr,toed on side WI be stand In a neat,orderly Mahnr h thea • o M.snake(procfirol portion of ane site eV De denuded of she this cava'/by mdM,odlfknd mulch Mad be nxneaNdY appl4d Prof* l If po r®fe)cmfohrs and.If po0,a4v un4r 0 tool r ether o Aa contra'mecehrrle war M M.p.efd of 7ecvn[wad each w.efn and Mowing 5. sierra Mattingthan}Mr Matting sheet be used n peas of m400 an 0 enclosure. �� any Norm own/of 1/2 Inch r grader. alp°' 1 Pet o Manuratws a remannobfbne kr pop.use and deposal was be followed. -'-' , //TN ,I o All mmsuns Wr be maintained in good wonting oder, If a repair 4 necessary D. TEMPORARY GRASS CORER 0 no alt.superintendent will taped dolly to snare proper use and disposal of \/"• 1. Seedbed Preparation mark.. 00 l0rc // •:! 2,102fEXPIVG1 It WI be initialed within 24 haus of report. Apply/t1/rte Of Me role of 600 pounds per oaf of 10-10-10. Apply boy., `( ice• FULL OHNE lNO7H •�• pAKMGVT limestone(equivalent to 50 percent c40Mm plus 04090 tum oxide)01 a rote o Substances wed not be mired WM one mother unless recommended bythe / :: a Runt up esernn run ee honoree nom sat fence r r0.0.dame ehrh it ) //:w. ::Z: hal reedhed coomoo the height of the fence a darn or Wee(3)ens per Dere. mmufaNre \\ 6J 2. Sedhp 1L�%// _ ._.v... s `�e o AS diversion 1000./be...led and any breaches promptly repaired. a Wino axael 0e prove al 0 rote of 40 160/. o sienna portage erg of 0 product wed be sad op before disposing of the N• �� ao cant.... ss1 a 7 porn a .Ai and planting ea be Mvpecfed for bare seats,waMole and b. Moro Me roll hal been compacted by construction operations,loosen PLAN NEW unhealthy growth. wap to o depth of fwa(2)kn..bete APplyng lrNfsr,the and Herod..Products seed o A maintenance...Han reparf w.1 be mode on.,each Inspection M.bearing practices.W be used to reduce the Asan 00sa0oted with hafodaus Apo',sed uniformly by haat 0ydeas snider,r hym0.em.,(slurry matrken: 50' o A repeeentat0 of the owns,wed be rwpn,Wr for hpecbin, a Mdudhp red and Ir Nur). Hydrosw.ryq Ankh include mak,.may pgRp mohtenonce one repair aOktNe,and gang out the hpectkn wad mahtrwnce rows/. De len on cog sofa.. Seeding roles mat be noeosed 10X when o Products WI be kept h their original containers unless they me not rweedabla PAIOE7If Cif) o Al areas shag he e.ba4ed within 72 hops of achieving MM grads h)daseedng' o algia delete and material safety dote wpd be retained for important product '.i e' :./�: V 11 H. f L ER5 1 Mainlnance hfamotkn. . 'T. ' roe ••••� r ro ro "aTh 7Yl'v V Vr Temporary eeedngs Moe las periodically inspected At 1 minimum,95Mc of the f mei mend 40 m r wed he d4cadd aro-eh !n the NRA MMIC r. sae Ferre .da wrfocv should G rowed by eay.t.1/an. If any aidnccro of Oma,r e Sophie product +parted a g eedYnrnfallon Is apparent.rpokr Mdl G emacs out other temporary manufacturer'.recommend.msfnodw of Cgoosd. a Synthetic fiberIain°shelf be a parlous Meet of propylene,inane polyester or measures used h the nferan(nnaM,New baxirchock ock darn;eta). . PROF,/F .� eth)tw Yarn and Moe be tort/Rod by the mnulafvrr r,op/r as Onfarmkl9 to the brio ring requksmnfs E REMANENT SEEDING a. PRODUCT SPEORCAMW S W PRACTICES E SMOWN CONTROL NOTES FOR MARRIAf,INSTAI[AMY MD MAENANCE RESTAI�ITi Ps *010 Property T of Requirement. �sc!lkotkns for permanent seeding.gf d de..on Me final landxps Me following,product...IC podia wed be followed on die: Y, 10 81E aVHTAIIED AT EACH PONT or[tfROM RIE NMK AREA AS NECESSARY.Ffftrnp Cadency V1M-51 75X realms.realms. plane and would .cone...with Caw Cad CommissionStandards. Petroleum R'oarafa STABILIZED CONSTRTR FROM ENTRANCE :'� knee Strength W V7M-52 Extra Strength 20*SfMdrd SVe�N• 50 4//h h(mid) M on M.oakler etT by monitored far leak,aid rwcsiw regular promotive NOT 1O SCALE �I 30®77n In(can) F. STOW ORAN INLET PROTECTOR (os needed) mohfrnoo,.to rear..lraTege. P.1rh.0,,Products ail be 2101221 h tightly roofed �/ , (ma) contains..RM.n w dewy Waded Any ophdf based substances used on aro wed Flan Rot. VIM 0 -51 3 / h1. Sep/Noy Ho.Not Structure be applt.d according to the menufsatiare recommnderht0. • R.gvkemMfs reduced by 50 petit erne els(6)months of M.105/01 n. a. Not prot.tlal Mal be either Ore bound or*tang Oa nil the binding. Feta/Ora CD S)'nMie stk Idler NOM ah00 contain 00r.hiabt roy°baton and..bkaees to provide a oriented mound Mr les rather Mdi an vwad d under the lades Ferfl4a,used Wel be applied only h um the minimcanon.diecfed by the V mM/m vas I Mx(6)marine d expected usable rnh,bvcNn He W a terrpa shun romps b Mkt protection Nvoe W placed InpM.be h e engin so.weaun ding the inlet, lfcotbn. Orae well•/Is-Ma oil be worked into the eel to/iii amount t0 2 .1 0 deg.ee F to 120 Degree.f ,r with Me aha.of adjacent ilei protection pared together.together. whwofr. Stange wed be an a cowed Med r enclosed troara fie cont..of an b Me Magni of a Oaf RW00 Moll not exceed Mkry-sed(16)h.. ony Lu prfkriY used Dago of Iriatrr sr be transferred to a scop.sneak bin to awl/ The ate banter shod be entrenched and beckRged. A Inman Mall be..wasted L a The filter fabric ehM by pochosd in o !inion roil of to Me tenpth of the a around the Inlet the width of bole to a m4inum depth of four(4).chem Asir t1�. barrier to maid the use of pinta. MMn�.ao neeoaaa Mtr doth tun.6e the inlet protection.,efoke0<the encowled troll MON be bocklMed nd POMte'• rr mss. (� spiked together only at support past with a minimal sir(6)inch o0dp,and convected dpoher the Met bonier. M tonfoInen ail M t/ fl /�s.kk `� Ph y sealed and stored Mei not readied for use Esse, V • osounlY Q foM Dole Moe De.Kerry nMwd and hNd h pl.no by a!kat two(2) �t eV not a ofechoroed to the storm sewer system hut will b,disposed of pop My �+ ding to movbclurer's instructions a state one local regemikns C.IC d. Peet.bldg be wows/o mo0immh of to(70)feet apart of Me ban's location and stoke.or n rebore ahthrough the bale ^ Mtn noway Mk the gratia(mhMum of f6 Inches}When afro strength hark 4 Canoe.mucic •o teed without the are sipped fence.past pacing Moe not stand 6 fest. a too.straw/hay Moe be wedged between inlet p/ofKlknto prevent watt from e. Poste for Mt.encs Moll 6e either 4-nat diameter wood r 1.33 pounds per linear entering between Oder. 00cwfe husk.eel discharge and aped out wrplw arlrete r mum won waft In o foot stest with a mMknom length o/5 feel Steel posts Mot how tion.fa told req an Nfe fastnhp sin to Mem. palet f. AN structures should De hpected alter ray rainstorm and rpOh maw as neca.ary O Rh Inn reinforcement for at fine Nang randad strength filer doth Mad baa C S.R.I.0241770L PRACIRYS minimum of 42 hohee h 601914 a mhham of 14 p Seamen,Marty be nwased horn the chokes after the aMmeht has meshed o n aaRfbn to hevtl gaups and Md/has a'Porrnum \ meed spacing 0l6 bathes maximum of ons-Mad the depth a/the hop. goad kpNp aro mo1rW management patine diruseed h the ¢ A trench Moe las excawted gproxMofNY far(I)aches wide and lour(4)ncAas h. blot pro1.aHan Mould be rarrowd end Me area repaired on ran m Ma motion One/dloNlp prvctkw war a followed for pIf prevention ond deep Ing Me fine of poste and page Ern Oro bated: canfrlOtlthD damage war to the Intel tae been completely.too01retl. a Manu.clunri recommended method.for psi 04.00 wed Ds aeody poe1d and site pr.nnd W/be mods core of Me procedure.ond Me loco/en of the h. Non stonda-d strength Mter foals 4 raw a eat nosh support Ince Moa M farrhed securely to the;ado.side of the posh mho heavy duty.h stapes N hlamofkn and cleanup esp.. hast one(1)hid lana be wed or hog No. M.are ahaa extend no mw Nae o Morrh/e ad.o4mnt...cry for wed denvp WI b.kept M rho motri4 36 hefts mow No ar/g0,ol pond umfaeea strops arm on Ufa Eobmnt and materials sed include but not be/knit/to brawn; motel Ira. jog;glom.gapyea a kitty filter,and eowMaf and I. Me'..knead strength'filter lob*eh.be stapled or wired to Me fence,and eight OeroovY (6)incee al the hawk Mot b.attended Into the trench Me fabric Moe not 12 op r maid oven cantoInen y kr Mir purpose erred more than 36 inches Mom the original ground wrbca Fifer fobrk shot not o M goes rill be dean.up inmeaotdy after discovery mm be stapled to existing from j Mon sant online,Al.'Rork and doss pmt packg are 0054 Me Ws neon o M.psi ones Intl be kept vee sena..and pawcvn,NR wear appropriate smart fence may be aminated. In such a on. the MN Neta k etop/d or wad profsoNw obthhg to prevent nary from contact lth o hazardous substance N dkectfY to ted pmt with all Otherprokeiane of lb.(l)applying. a Spate of lark or*0,0,800.motrkd wed be Imported to the appropriate etalw or k. Ms troch shoe be 6044014 and the is.cwpoctd over the ITtr.lark. load 1 •of the sirs government agency regarree I Sit Inca Mop 60 rem0wd ehM(hey have Wad Mei LIMA papal*but Oaf o /he p11 prew,lbh pion will be adjusted 10 hdude measures to anent th4 hakes Me u dope arms Am beenel the ll tobSeguin.Of 1 0/0100 n dow owl epee If peomnonea y s d '4,lknn � 'and g AnM dam.N. mamma 2. Seguwe be Included ri Seafrontbane.Minstated Drieoe be eted peke to way sad rsltrrbance of the o Me sR..uprhfndnt rwponrak ter day-to-day Ole operate.W6e the e BafMuthe dramas woo above them. Boa prevention and denup coardnotr. I �'_' ACKET RESORTS - BLUE WATER BEACH TYPICAL DETAIL SHEETCw. 5 Yarmouth, MA MARCH 9 2010 . 477 4'WOE PAINTED OWE LINES(TYPICAL) I FNGTH. AS REQUIRED CURB 6-DIA. STEEL PIPE, 6'LONG I I WEIGHT PER LINEAR FOOT: 2.50 LBS(MIN.) LINE (18.97//FT., 6.625'D.D.) HDI FS. 3/8"DIAMETER, 1"C-C FULL Lt EAINTED MUL SALL CONFORM TD ASTM A-499(GRADE 60)j /PRIMER AND YELLOW PAINT ASSTM A-578CONSTRUCT R7-Bo (GRADE 1070- 1080) MOIJNI£D ON POST J_D( ') JA —1— FINISH: SHALL BE PAINTED WITH TWO COATS OF AN APPROVED MEDIUM GREEN � '111:11..1 :r1:;!1:11 �` { 4'WOE PAINTED PAVEMENT BAKED ON OR AIR DRIED, PAINT OF HEATHER RESISTANT } PAINTED ISLAND MR) QUALITY. ALL FABRICATION SHALL BE COMPLETE BEFORE IL:, I�- WHITE LINES 6• 1 7'MN. PAINl1NG. -.-{ 1-r/4, 11.1 T6f ' 1-91/i6"1 a �._ ,.. Imo—J-7/8"—�IHz23D� 22 7D FOOTING CONCRETE .;:..*., tg/ ::':r N LEBGE oRxL s cRODr TD A MN cr z'1 ;C:)_ 6,, , B•-6• B•-6• 90'CDT[W7rov Filli '1/S POST REEDIT � HANDICAP SPACE + •- • _ NOTE: NOTE: SYMBOL 7D BE PAINTED IN ALL ALL SHALL BE FAST DRYING TRAFFIC PAINT70' r � ' ALL SIGNS TO BE INSTALLED AS INDICATED HANDICAPPED SPACES ALL PAINTYI , MEETING THE CENTER TO CENTER rtREOUIREVENTS OF ASSHTO M24B-TYPE F. PAINT SHALL 8E TYPICAL SPACE a:_ IN INE MANUAL 0W UNIFORM TRAFFIC CONTROL APPLIED AS SPECIFIED BY MANUFACTURER. I1 PAINTED _. DEVICES, LATFsr FDrTIay. X11 HANDICAP SYMBOL HANDICAP PARKING STALL SINGLE STRIPED Q NOT m SCALE TO SCALE VEHICLES NOT A7 SCALE E PARKING STALL 6" SERVICE • NO / \ ONE ONLY IENTER DO NOT 2'OG GALVANIZED i• 6•� �/� STOP WAY { ) ONLY ENTER/J 4 aav PNE 12'x 18" \ j 78"x 16" r �A BOLLARD DETAIL R7-BO 6X6- W2.91012.9 W.W.F. 7 Tx]VERTICAL FACE BOARDS {000 PSI CONCRETE NTH PAIE7/ENJ (TO BE NAILED TO RAGS) NOI 70 SCARF r2'x 7B" Nr-r R6-2 R5-1 Z"DIA GALVANIZED IRON PIPE `TD"x.70' 76"x 24' 30"r 30' 41<70 7R AIR ENTRAINMENT DAL VAMZED T. PIPES PER 8'SECTION) BRACKET TO HOLD illanitEramourk Min. ■I 2 OA SIGN LEGEND de SIGN POST 6 NOT IC SCALE __ _ ��1 1 ]"]G J" J -.,647,1...a11111 'I I I 'I 2.1 RAILS(TTP.) II 3"MAX. ..6' e+JrI • aninu • iri a a 'iReir+h 7 6'SECTIONS(EYP.)i\iii`\i``ii`\i`\ii`\i`\o\`\`\`\`/`\i/`\ii``i`\�i`\`\i`\i`\ii\`i�\ e 1■■�I■■ ■Iir IISE0DOE�R-R y \00000 \\\O\\\\\\O\ x II TOOLED OP SAW CUT COMPACTED CRUSHED B 1!!! "I B II111 .. _ CONTRACTION JOINTS STOVE 11111 MAW DUTY PAVEMENT SECTION AT TD'-0'0.G EAON WAY I HEAVY DUTY PAVEMENT SECTION I `� CONCRETE PAD DETAIL __,_, „___,___ „ „ „ „ „ _-_= NOT TO SCALE •••.•I CONCRETE FOOTING itilitilmig A ititi .—• Fr cv e RnN yFl;TIryy A-A . JO' v DUMPSTER ENCLOSURE (STOCKADE FENCE)(TYPICAL) RUED INTH SEALANT PLAN (SIDEWALK) FILLED 1477H SEALANT NOT TO SCALE /8 Tr MIN 1/4"RADII 1/4'RADE! Car/4" TO 7/2"PREMOL 2 kl / 1'Nor BITUMINOUS FILLER DED W PAVEMENT V NEARING QIIlRSE CONTROL JOINT JO NT A Ch •d � 2"NOT EIRLONDUs ISOLATION JOINT D ,rj PAVEMENT • .>_;� Q Z BASE COURSE L"'i'• `ate " 7: �P Z W Q '^:'Y% ..\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\ FILLED WITH SEALANT 2"HOT BHUNRN0U5 7/8"x7'DEEP HAND TOOLED 6"CRUSHED GRAVEL R ..'1..';':'''-'''''14.;..-;"':'..'`e-f.. :,'"••••'.--1:",':'''A:...`")??:.,v PAVEMENT JOINT INTT7 1/4"RADII '7 LA { VCs~A v .�.,;h.17 2.,`' MEARN'G COURSE•\ V v v v\ v v'v.'s. 2"HOT BITUMINOUS /6 REBAR 0 72'O.C. PAVEMENT CONSTRUCTION JOINT 6'GRAVEL '`11*.\.\.'Cm.:•c•\., 6ASE COURSE COMPACTED SUBGRALW (STRIP LOAM AND ORGANICS) 6"CRUSHED GRAVEL ,';'"'"4.-t.../...,.+ 'lit A ZOA"'•{ v•5 rjj' NOTE COUNGN nu ••)A� +'` , { -" ' r 1, x + tr, , CONCRETE SIDEWALK DETAIL 1. SF SITE PLAN FOR PAVEMENT WWII AND LOCA7700 �''V V V V'V'6 V V V\ NOT TO SCALE 2. SE GRADING DRAINAGE AND EROSION CONTROL PLAN FOR PAVEMENT SCOPE ,I AND ,• GROSS-SLOPE 72'GRAWL N!'"..5\m...N N., .1 COMP 1 CONFORMS TO THE ICONO•'YARMOUTH,MA "RULES ANO REGUURONS TRICRD SAN1.'4GOVERNING E SUBDIVISION OF LAND'AMENDED DROWN NOVEMBER 12 2008, (STRIP LGSM ANDD ODG ORGANICS) 77 �1 SECDLN 5.1 PREPARATION AM)SURFACING OF ROADWAY. COMMON,FILL I- NOTE. TYPICAL STANDARD DUTY PAVEMENT SECTION 7. SEE SY1E PIAN FOP PAVEMENT NOR ANO LOCATION. /� ' 2 SEF GRADING ORAMAOE AND EROSION CONTROL PLAN FOR PAVEMENT SLOPE AND i\v, NOT TO SCALE CROSS-SLOPE01J 1 IN LOADING AREA TYPICAL HEAVY DUTY PAVEMENT SECTION NOT TO SCALE D II 4ACIUT RESORTYarmouth, - BLUE WATER BEACH TYPICAL DETAIL SHEET C-6 1 MA «r��� MARCH 9, 2010 YARMOUTH FIRE OEPARDNENT. S'3 HIDRAN1 Qin 1111111 �t f'-Ir Drill� BOND GROUND REV TO UVHr STANDARD AND EACH RACEWAY MRH IMC.V MN. .;4 FOUR 0•0 ANCHOR BOTS MTH e HOOK BURR THREADS AFTER SETING POLE . • O BCE Br TEMPLATE BY POLE MANUFACTURER. BASF COVERi OQAN `, GROUT AFTER POLE IS SFT AND PLUMBED. ANCHOR RODS ���� C21P'MNG SHALL H'RTE STEEL (.REDO) p�Q BE PLUGGED S-0 Pae PUN WASHERS In12735-BASE BOY 1�!�— �:� L^ HO FMAN invosaSC 1_T,11 DASL PLA TE (4 RfdO) B �'IiI�I. FTFOSH GRADE IM l \\\\ O re BARS RIGID STEEL O]LOIA,.-EXTEND I11111 I H __ ' `MN.IO'-0.OUT OT PIER.USEr-n-ll- _ui il-il>g-n. _. •t_.! slFII ro PLC COYNEC7OR IIHEN RiI-� I' I-itn-,�- zli RUN PIC'ro THIN IO'OF 1-it-il- II-li ii d- v't ;i\• PEA WA98RS CRUS®STONE ROeusr Sax ear etre. - -■Ij�...Nl.,T.= - ^ .\\I \`a (t REOA) NOTES- SCHEDULE 10 PLC C \/� I) HYDRANT NSTALU7KW tr OPERATION TO CONFORM TO RLDTM DEWS IUCD STEL. MIR l OF TONT OF YARMOUTH nes DEPARTMENT. MOW STEEL nem O GROUT AFTER (SEE SITE PLAN Frig 92F) I POLE IS 5£T AND CONT COLOR OARING B-62-8 OR A/ULlEN �I' FawDATrov tEIEt BOLT NEW PLUS HDI NUT!(4 REVEL) 5/0.BARN COPPER 7STEW 1111e/BvaeaRnRm FIRE HYDRANT DETAIL GROUND ROMAN 2'-D•BELOW BOTTOM OF PIER RICO SIM LgADLYT- — SL"9iE'iROITOM PLAN N ` (".) p RE'S AT W ON BOHM FOR LOCATIONS NUMBER REWIRED I 1- NHL' BMIIS WI .O-,Z O Z I.PANT BASE sAFErY)IILOw 11,,,-* Z=CRETE TO BE 4000 PSI 0-.Z Pt AN VIEWRI LIGHT POLE BASE Nor ro SCALE �n "' 1 U A —r -H H 73. C9 a _ Z �w % Z -.! = wa ,&'''''\ _. IMG WALE 0.411 21SITU \ 411 ---- TIEYAEM.1071 .Y" T - ff, 7 TOP W SAY SWIM yy ! ELEVAT0.'•2.0 • d BOTTOM u SAS MRI + —-._ - LEYATI011 7.71 See NCR N (DNENSIDNS 206 L x 85 w x 2'0) �?� --. C57HHATCO MOUIIOEO MB OR0WAIER ��V/ Z. MAIM.111 NOTE:THIS SECTION IS FOR REFERENCE CNLY AND IS BASED IETMARO ADI TMIAMTER ON INFORMATION PROVIDE TO US BY OWNER. _ TNM no au REAOIIO) EIFVAT ON.2.47 D TYPICAL SEPTIC SECTION NOT TO WAX 11 / ACKET RESORTS - BLUE WATER BEACH TYPICAL DETAILS HEET0 Yarmouth, MA _ I MARCH 9, 2010 � � - tq■� �IA - .�r1 t 1. {■■ :: 11 1p,1y'11''"�,� __ 1 ;r/I 'Wii' .:.IIS. i'.11 •.. ''> _ ..Y� . r I„ .,' '': ` ' C. W Cil • t:_;.':Nr.w'.,.I T„1111w�1 .: ••�'�'f•I/.II 1 1. .. ,--1,1e. : :,I`ll.i,s`�.- IML E L r I�illr ilY ■` - •., _ rc- e yl. ilil n¢~ . a\ _ 1.�.. ;]}9ix•M) :I s» > ' .FL.,e...... .ur.e�> , ° __ ��� 1-p I. I �A1hl; � „y I !'''�' �. _.. Y. .,.F..I��I�F.. AF.:Will st.c _ -._.._. _.. _ _ �,.. m0�.�-Iki ta'JL.. _... ���_�� t.. —� ,p 91 .Im IIIA: II:rl1 n..w ill 111',11 q*C - -• """'•"•1•iil#i' -•••••• m11110 kW 9tllm' pn19t. -war —Till' II.. 111;1 1.T. 1 Ilf tll 9:11¢ illl 111 Iltlltl __ Bf �,.���,,,y, 1� I lI ' rr nd,tl rl 4� i�■ Irr', 1 ■■' ■� "� c I .nn _ --■ -ME I ... f 4-N1I4 1 I IF�iM'W ■'1'�� , I •I •._. � r� 1- iPi. '.4, ;ir ■1� la, J�" °� �� a� L... _ W r.__ ■a - r 1t��I9l y.._[�I III I 1 I, . 1 . . ;9111111 C9 C!i i i.¢.7ii ■■ /111111/ 9911q, Illleml C..I. —^.'•CSl7l:�iC ! 91111 91 '—' I 1 agII'II - III III_ I 1 __p _ �_r,,,�I¢I f 1{i1/.��•: 17N I� � II LII LIJ IIL� I ■ Il111'1 114•1 fllrn i• llrl-: 111 ■ �■ II I ■■■■■ �■ ■1 ■1 ■r ■�I I�•I' ��¢ Itl 1111 I 1 �AI!i 1111 y•I il��� 9 �w W I .�y . I ]F 4 Irl O :.. ? ......... ....... ..� -.. ."—"-:L:. :,....1....,.., - ..-.._ .__ • _...... 41n.....7,7_,.•• ... A:..:, ! { 4H`t•.W-:.1•"Y"..: "F"..I,.'..... 'rn"J']Lr..__ I�11■■.troll,":t'.. (J ■ a 1 , ;... 11 11111! II ill II 11111IIIi NII uuiimu Viii'1�I1� 111 1111 i wil ili■!'■liIl ii 'a .I 1111il� 1111iif� ,: IKON II 11 '''' ,I : :T ' . i• ... I x 1 -BLUEWATER STREET SIDE-NORTH ELEVATION(TWO BAY 28'-0" CONNECTOR) I ao.l Scale:3/32"=1'-0" i,,n Z wAft .Yvf'A wil,tt�'�tt>f 2ta:i'r` k._, ISI •lii�� In iii Ilii un F.1 IieIlEMIlillilalral 2-BLUEWATER-EAST ELEVATION Scale:3/32"=1'-0" CV CO ill � sh du u a " : 2 MI u 11.111112 RD El niili si ■Yiii■i il .rte ,...,•,....0......,••.., L T 11-2-151" ii3 3-BLUEWATER-WEST ELEVATION �II� f V 1 J Scale:3/32"=1'-0" J A /1 _•• 1 - ., r=f+_ij..'.:ir�H 0 "1..Yh�itii Ox u� - ,�i.,t ,-' _ I I 0 0 0 0 !f.,>:4;;.f.+�+ Li!.: _ '= 2\ • -.;ar ::.»I_�I l ill [ f 1 �'L1 ri :- I:: ,li1�. _ ili �=r `rk 11"..11 = »» rN _- ' ni '"1 w �i ■� 1 1H ct "' ..". x• '.V ill. .Y ^G-4'4.,$,'g. '..;., =a 1-, I .:r,;• k; .'.... Es .¢'I. • .'Iip oiI ,.,,�. T.�,...,. :. -,�r. ::1SII Inb ;� I„% 1 .•.. •,••' •I• 1:11111[ rarilaw nnnp' � � F-t �Su. '1•-'�Illrl® .?r:.�^ta-• -.i:i5Yi1^}.n m. }m1a 1m1.� np.tltl ' 11pn uwnui- Irln: - r.. .. B 11 1_- I . 411 .1■ II11111911111 n I1 wl II- I Il.w1'..moi.. I.. ._._. ■. . . .N. . I-_S_1{ - ■ �1.! !1 11/ 1 .991911, 1 t It ale ■t .l 11, I■■ ■■■_ ■■ ■' )'++�.1 91.1 CI 19 m "Fnl�l flfi ��II FiiII 1 �j� i■n; .s .• Ll-1 uuunmf : :' •I•:e .. ' „I "I-I I•�1 �11�{1"'.N,yrli ijf f • ` _ I IYII I"W i I� uu� �Iiii, II ■■■ Ind ii,ii l Wim. 11611 iili L� iii�� YAW[ wil ^1 11 P I^ 2 � � �lCw � _ ■w 1p1 e CC i ..I IIII I^n1. f1�1� .II Liii,.1.1 1 MI 1 ■I Ij I wl .. ■ • Il'1' 1 w'I•I Irl�ll�.l =will �, 1 ,1 ■ 1 'IM T I x.,: ■ .e�s Lam. r C1 Imo.•.. a. ■ •:...1 1 _ - i .■■ .■'r ■ 9mNINr n11111Y1 II III iniulli"11119.;1.glul:n 1NN 'INA'• II VIII� uu II IIII Id IId lilllll:l IIIIIIIIIII IIII Id IIUIIIII ��"" lib Ill L�� '1■■■I�■■u�■ ■■■■[r■�■®ii■■i■■■J� ■iiii�lii■■1ii■iri��ii���I��ii1■I ■ ■�1�8■I■■■II�■■I■l��ll■■ �� Inuit �Ir 11ii��ii�i. 11® ■r1� 11 11 �ltlII1M111IV1 X11 yW u. 4-BLUEWATER WATER SIDE-SOUTH ELEVATION 1,0.0C PAYNLIII 1T198 Z (7CD J Scale:3/32"=1'-0” C 2 -i zwa k' i 1- N I RTAJEWATER FT,EVATTON KFY PT AN NOT TO SCALE dr �' ACKET RESORTS — BLUE WATER BEACH Yarmouth, MA CONCEPTUAL EXTERIOR ELEVATIONS A 11). MARCH 9, 2010 Building Strategies in Design Guidelines 1. Breakdown the building mass into multiple buildings: 4. Vary wall heights(20'breaks vertically):see elevation (shown using A/B/C) diagram to left 2. Break down the Building mass with smaller submasses: 5. Vary the roof line:see elevation for breaks (shown using D)&Porch canopies(not shown at this time) 6. Bring down the building edges: 3. Vary the facade line(10'Variation for every 509 Using covered porches and scale of components ' — - (1)Left Elevation 252 +/-of length,variation occurs 7. Vary building materials to add depth to the facade by: tea. mostly in 4'steps Colors/Textures/Patterns: to 110 I1., I•••-•,' �^-� 1::,, 8 @ 4'= 32' Using: trim/balconies/brackets/porches/columns/ � .RI mil 6lrirl. !1 1.1.1 l,/ I I I I 1 1 @ 32= 32 scale elements/cedar shingles+cedar color f 1@11 - 11' g',";; i :::: t;; 8. Use traditional&Natural building materials: :::i1 ) I 'l ' ! 75'of variation (P I I del`I I��I I I { 25x/50'=5,04 or 5a ol var elion Using: Architect grade Asphalt Singles/cedar shingle �I 'd'• �i :::i71:11! • i i 'i: 75>50 01 variation(greater than recommended at l) siding/white trim boards&columns/glass l��I i '�.. I�iiri. •' I (2) Center Elevation 232' +/-of length,variation occurs 9.Incorporate pedestrian scaled features: I!E..1 (- I!'IM !�■E®,If{ i g 4 _ -- .— 1@tt'=1t' Using: Lower Porch/balconies/door sizes: i;::: ^I i•.l!••:IIiIIIIMMI 'i t@t5.5'= 15.5' 10. Incorporate landscape areas to break up large facades Ec 1 :1;::.I1 IL Il I, (lai 1(�ta'=18 (will utilize plantings ngs and site features to accomplish I@8,= 8. 11 ELEVATION OIAGRow this) 6t 52.5'+/-of variation Z 11. Incorporate energy efficiency in the design: 154'/50'=3.1 or 31'of variation 52.5>31'of variation(greater than recommended at 2) Using: High quality thermal Insulation/solar (3) Right Elevation 307'+/-of length,variation occurs orientation/ efficient light fixtures&daylighting 1@5'=5' T /a1 2@4'=8' V 1) 1615.5'= 15.5' 1@18.5= 16.5' Note: Upper floors have a repeating variation similar to(1)which would result 2@4'=8 in about 36'of variation over 140'. (140750'=2.8 or 28) 4 ,- 106.5'= 6.5' H V 1@18'= 19' Note: Upper floors have a repeating variation similar to(1)which would result in ^" v 1042.5= 42.5' about 98'of variation over 240'. (240/50= 4.8 or 489 1@8'=5 131'+/-of variation Z 307750'=6.1 or 61'of variation a 131'>61'of variation(greater than recommended at 3) w = 2 v -b, 0aJ Q2 ""! 14 Q. ( N V SIi2„ A ,i- 2,>, -6,7,, „ , R \.,,./".-'- .-. �S` ,,,„ D v p Q \ .,., 2a a k) `s316 316 i- `�) ,,B 26:� co �� e ® a g� rte— ; 1631''Z I IaZj1`�" lig„ PP T 1 Za�112' 2a 13,611, S,/e„ B I \?;,-- 5 '0' 30T5,.,, fes- 1 ler (3) , D 2'-11 /16"39-61/2" 14'-2 3/4" 56'-51/2" 14'-2 3/4"2T3 3/4" 26 12' 311Q,,\N-55 i DESIGN GUIDELINE REVIEW Note: Based on the building shape we used building Front - (Left,Center and Right)elevation for this variation exercise. p JACKET RESORTS - BLUE WATER BEACH Yarmouth, MA CONCEPTUAL DESIGN GUIDELINES A-2 MARCH 9, 2010 co w 2 I z 4,4 [A = m.,,,,— = MARmn O E,m .LA4v,rd,hole,OM., CI Canada Yn1mrn I.day.D.AdN s,D.m .) J ,--,---' `i1 U FIRST FLOOR PROGRAMMING = .;;^ SECOND FLOOR PROGRAMMING ..e.„, O ILad c� " D r, L C‘7"� [�as 'a _ W �� ZW4 THIRD FLOOR PROGRAMMING o,® 2rr FOURTH FLOOR PROGRAMMING a z „r, k----" N D . . i JACKET RESORTS - BLUE WATER BEACH CONCEPTUAL FLOOR PLANS A- 3 JYarmouth, MA MARCH 9, 2010 w 61111111111111. 411111MMIIIP 2 O -- ' --- I 1 '4 IN I I ir , E' l rl O —4:111 Ill .F' I , ' A , \\\\\\ �:: _-,..,,,,,.._',. ,___________ ..--2,--., ,,,,,,,,,,,_ 4 . :;�,\ ,., _ ,....- , - , .,.,,,_--_ --,----, _ . . ...... ,,,, _ ......,„,..... ......... , ...„..... _ ,_ _ __ , , ` Ili_` _, --;_,__ ltiJ 'L ` --- - .: •■ ■ _. xs It 50'-0" ( �� - - — -- --_- L. — - - — U adU H (,-,, FRONT ELEVATION REAR ELEVATION Scale:3/16"=1'-0" Scale:3/16"=1'-0" o Z W w6 aZ "-i uia �-- --L� _ ❑ ..I _ r_______ c., _ 1.....1, FIRST FLOOR PLAN LEFT ELEVATION RIGHT ELEVATION Scale:3/16"=1'-0" Scale:3/16"=1'-0" Scale:3/16"=l'-O" D II I JACKET RESORTS - BLUE WATER BEACH Yarmouth, MA CONCEPTUAL MAINTENANCE BUILDING A 4 MARCH 9, 2010 ill Landscape Legend \ odium height evergreenshru• to screen abutting property Ryp) i 1 Large Deciduous Canopy COCK "Or — — g � Under Street Trees,a mixture of Low Evergreen 40w . '411 ill ; Flowering Shrubs and Perennials `y „milt ,' - - - � ; evapesntfsescreen pm to I I • e=d' idu•us trees and 1•wn t � Sewer for interior parking Oreo islands mw A .:. py-..^.•�� Medium/Small Accent Evergreen frees fe screen sewer -'�p- 41j Treatment ` 1 t j Flowering Trees treatment building�,yr t { � Building s� Ili`i [ Coo aLarge deciduous bees for bouleva• i „”! �. streetscape planting me Vt.- m ei �r ;7 �. Et,D Evergreen Trees/Accent& s / IliScreening Evergreens /{ Area between ROW line and proposed parking -••• 1 I \ to be a screen consisting of o+/-3'high earthen I 7 1 • �'"�'� Low Evergreen Ground Cover berm wilts a mixture of deciduous and evergreen r lirlit ` it f i g trees and shrub plantings tool 4 PI &Accent/Flowering l \4 7 2>'`' Evergreen Shrubs 1 r:( ' [ I . .11 I Ali 1.1 Mo(ed beds of Low Evergreen Ground 1 Cover,Accent Evergreens and Hotel entry accent feature of flowering ire= • 11,�, Deciduous Flowering Shrubs and low shrub/perennial plantings toot �_�� 111 �� aroundLces perennial plantings To I ` � d t7 r- fta tar. III to baarJwakrnsl Perennial Ground Cover Beds '` i / ► n Medium height deciduous pees.to �� tit ilk * /131 '' ground cover and perennial plantings h f 111 Diormarri a11 r 1 A. Evergreen and Deciduous Shrub parking islands®project entry B, f r.'►r `-i-,” Screen with Perennial borderLA r (' Annual and perennial bed 11 "--- r:�AJL 1111 q �r+- - face of porte-cochere f `i 101.1, Annual Beds for Seasonal Color �' .- "" �J��y Roweling trees to frame ProJecf. -...... ��� � to -.\\_ P signage and identity Irwl 20'Wide Access Easement with 10'wid• ',(pli \\\ II C^ +-�wokwoyontl5'wdeperennialbedsto 1eiii \ • Q.' \\\\ v L J define access ncl f `,!` T1. \\\'\\k• \\\y :� f \ gri / fil ') , o / ,,,47----74; et2 MI. ......,....._-----....., E.4 1 , : is. gaz 0..... .1 -----4 . L... \\si / ca.'rrr LAA �r - C," l.*0 Moil jlpi ,;r • odium height evergreen and flowering Z / F .. `y deciduous shrub screen to buffer patio r: ir eie er 4; itlyt L..-- , u., . 004 / ��_ 1d .nit r ami /.,,..‘\ '.�\ \\ M.N.IS �: Z Tiz 111 ys `Ib. Medium height flowering trees to home t Medium height deciduous peas, p n �I patio space and provide some measure of ��/ ground cover and perennial plantings In i Ave'� 7' '���� s n 1 It. t‘tli .rith parking lot Islands®protect entry Nor %/� ii%pi r'tvp: „.., zznt \I \ \ screening from the boardwalk.Trees ,,1 it i e mi4 ti.. f7 n • 'S 1• \\\ �! 1 selected shall nal Impact views tram second \ �zf �r,•nil- f>•.Ii . 1\\� \Y /( toorguesfrooms \\ 1 1 _, , . Jo: Hz, 1[ rr > � ` � � __..„,,.,..,,.. \ '''' — 41 oil Low harmed lawn(Mp loading dervicre,� I 'f- GRAPHIC SCALE \ and dumpster BEACH 40 ,00 p 1p `, pad area (IN FEET) , . I 7771`IM. �9P11 p►4 Evergreen and Flowerin e 1 Lhbfedlum height evergreen shrubs--- "ay�ir ii At Flowering trees and perennial bed trees on low earthen berm to screen abutting properly Ng #fF o frame south edge of conference to screen service and y1 ii'li ,le. ° room breakout patio and screen It loading area ryrtl 1 Evergreen buffer plantings cmi—'�' Vii► I i I from boardwalk Ihv) I I II Flowering trees and perennial bed I - Evergreen buffer---/ - -- -- . __ II forme south edge of patio(ryp) plantings IMoI ��+ A/NUNK!I Na r. I — Ek_ A CKET RESORTS -uthBLUE WATER BEACH CONCEPTUAL LANDSCAPE PLAN (i-it Yarmo ,MA MARCH 9, 2010 414 MOM awe•er°°w doom.es rr .1.4 aa.eel.a w�.s a a.•w tea o u.waar5..e4r tens: •_ / nwanamaonaR•a orvnr a..4 wml•.w.wwxn..a.a5w 45.a., • I •nan•aprwroopve.mmrn.5*^ro InIkl<Odwa.aaYwwa Ates lraerma Mrabva2droM bads 3"asphaltic concrete on 6'granular base for bike �, aam.enrtn•nr.ma..a6.pomuar I mono o woe,kr-vin.r n...,. �i _ Po lay rAew e) u O racks.2S x 8'overall sire.for two bike rack d out. mom- '\. �1 Otwo 00o.bat so cro•cm,Woo lo pookordon rrrvro M r..Do or pima I. Irwt ever ` ' raepm oro Dot m.cn C-4 M ml 0001...T d Vier... I wll,,.o,,,,,,•a•„r,,,,.,,.,,,o•rawn,svrr,,,,e,. n.f r.G. r ' - Bice rode ore Wove style w/2-3/8"bila.steel pipe ��{,1 �� �/ aemnoo»oormm.a�amaero,aem.nln'nrab.r. � ra^'°w'e,.r,.:e°m.:n,..,aTw�„r,rao.,,,aa. 2.O I 3.00 0,manufactured byBRP Enterpitses.Lincoln.NE f..k1a17 F ,opo elmbrt m.I,Mabe bolo;amara bee. • mm.ea 1 1 R.Aker+nn+w•An•a.+bnarnann+.mrMpmaapro. ralamn - / • - --_ _- Refer to date la outtandspacing i erasions.FIeld I �-tett- a.l.a�t, ,mpac tea.Mopaa , Loon ,q.l1�a 1 .n.mn.r aaa wren nn.rnlannmamm.v na mew.. i �•(S► • • up-to-date layout and spacing dimensions.Held 11 11 1 prr.ew.va4,wpmmRm `-qw iamolbvm.r r>„q,.,,;,R 004. ._____.9.00,_. '•-9.00' • rZ00r v6rtty before Instalotton. G 1\ �'i ' I°Pa botleb�elrro'wr- %M/ ta I .1 111•�� *.nor.Arco arm4 torn rap ol=mol wm ma • like racks ore - *��7i1 �"° `°-`°"b' 6 II 11111 al�naao.No..o.nw.a.Ar %- ---- pomtedHunterGreen rn •I Der ..cr.per martsappmro rr. �- bwrm'cw".�conAcrobnr''oottoola mai doocp•e. 3"ASpholt Pavement • F:VrIffill‘... IIIIII:ia•Y. saarlrrre.a5rwn5n. 9 .9- M 0 rlontlow.yplp.cww. • ul.^..s spa', .4 b - sal took.w r larow Dowd of&at.trot il li F.G. ¢aMarapor•pt (.tl Tree Planting Detoil t Shrub Planting Detail Undbturbetlacompacted - .' :racks are installed via an'embedded' `k9 NO SCALE Y NO SCALE subgrade connection.Pipe supports are set in concrete formed with Er'die x 24"deep sonotube forms. Typical Tree&Shrub Plantings Details Scale: 1"=25-0" Typical Bike Rack Detail Scale: 1"=5'-0" A 4 sworn e , _ 2 5-7 ad' 16,2r.w. co Master Plant Schedule Conceptual Landscape Plan-LegendPlant Schedule1:1..,.....„...,:..n.p. wp.w sewer P°••' _ a s• r 46.04',pet rn wr,•..-s., Aaerlt 6 FloweringEvergreen Shrubs _ ..naw.r. . __._. the k ICoow..we b°wbv,e. _.._ m111414,«+M rve�o,.,ea- nom erolww�xwh ....__.,.....7.s s• s• r?• nl xe Pal May Whitt rl.Pa. 4.5.a'a.w4 orbs aA.Y' 5 4' t4. r,r U. CTN La:e Deciduous Cane• 6 Sa•etTrees MEE ...........timc^M:?ntiiel_.._._ tett.t!.rr_n..ret1tn?w'..._.................................__i---_?tett._t17...!............Rr.4......crx.. Cel!moNac ................._"e4rp,.,nq_,nim,......_..__..____............._1...?....w;»' c 1. Ma , •MIArr......RR9AtAlt...__._..._._.......LArk.9.!n^9_fn.7.Don'-.........._....._.._..._..._.....R..._l'_._.._7.L tl1..t.n.._._cra_ ............... • Gr..r. ie.^r cant 1 ;des 1 I u1 '-- 1Rar........._._.__.._ k°sPWp... _ s i_!5bYm. .aP i.er44a um.l iuw2.n n' >, l 55.0/0' 1 I III •564464.n,N pt_---- 4e. em�7°Apra Ynmv a sal ;•L_E pl cTM.. October Asa wp. :Cc - kyr RI rlw.ernrn Juno!. 5w00tins.s'mo.ottan' a 15a a h. rat .. !-°1�S•2h___-..___..__+.r_an.i.P ,, ___. ... .. 5'.- • 3:--.1.41..-0• __... IAA luneasldrm uamardon'P r s_ sr v_r5y7.6 ewe_ 6! __. •�!n4.nN011 _.. Dot tt Y tU 1S ] GI ate,. __. see ra.wvmo n. nn..eaw soft ] .r .YI 1st 4n. ^ tett. .Soft -. r mn.dp7_ S+n/s°t _ ___ .•]s•.ass 1 ctl. -FPi _--e-tyle.. L +!d°^ la a.P.eN.ral 3 . 4'1?11Jr' 5_S$6 - •SL.,,lo wu,. c", •dor . .Dolls.[ 5 >d ] .v4•°'••'_r...__-' 1 ..rao ��.•�r.. Wulf ] sfi' Se as nt_eY .T.:.lo .sal;r tett.._ JrMAP 3•_-regi Arm _-.-___ _ tett. _.. _•__ --•-_•____-•____._-..._._.__ ..__..__.._.. ... _ ___. _.. ..__ Deciduous Flowerin Shrubs Medlum/Small Accentnnwering Trees -------- - -'1- a __..._..�rtL.M..un 14.s nuAW4 as 3J Y.Y M.RN _ _...- ._._....._...... .........................___. ._rete_ _ .Maur.Ball.n-,. :<,• r t.-..1 ii. •.,1...,�� un'.r I .: .,.>IY L.5' M1,. I,RI' .__ ,rtp L]aw, 9 4 .F. 7. CrN_ •n..nc.a5gno..., :.,a. �. ,..,.. 2,.':,. ...n .pOIB°o° c-mealt9l..i ___._ _ - ._.____..._4_.'sy' wit ra•.t� all .. •-inpbsnara s.1 r, - a a .. 1M.an __.. ch?!tomsssb� _ tett.rna 4---.4-.1- .ear cm; ?h"t C�°'s.w'Y.au1w�' - '. - .._-_� _.. � i_a s6' li i ...Mrlryp CMMen.b tP.nan Wain s S )�' rd ]t CO m..pp .._._ - ____ s.3Na -.�S M16124°<• 4 4.5• s' s _01;Cm2 •±.mew.imeiltu 5:•.:.,•+ ---- -sSC WV 2-112 .. its. ..Leary ., . tett... l FDP l Ti' ht CM :s) ww._oq,.°oe v m• H 554 •.prlwq-v�wry_--- 'Mnpwm' --"-'-- ] aro- tW•y In w �I, 5.a.d Mescal u ralmarwi'ie.re ear m sem la nae a •V wt^! µ+ins. _.!_f4 , °. �fPSAlAt•.i�° __ .�-T__ICaL. 1 . fL - seer. - ] 7- ym •s 1......11_131 -� rYw,labo• anrn m..."....°..^sorer .. 1,2/,.tsS'r4- nae !a_P.ie._4trvs'y�___D.Y_Y_.._.. _..tett__..-_ .FC E aS, E nr!.w•'hole vurly�rµ Ie. „ li XW spm m' , nae _.__..9Li4JM6s{!!SNP°^a!9p__....._....._FtYpPp1AY.°arom•R.R. .. tett....._!._!:'Apel ..F _tett_ ... - -"•� •s°RF.n cm ry .. rn/9t q}Yryl _.... ..-__-."y 1 AKAN?;P.„ "Ii ....._...:..APIx...__.._.__._..._........_ik:L�?.t!n°Ia.pal._..............__.....R....N4.-_.E4..... ii gni 4 w .. .. C,,..Py.dntl an..klr1( tett 4 M;b 11/1' lei ....___.rt ..._....._� _.F,lp a•s 9&..... tett ... _ _ ___......� r•a 4e H '.....1C") Evergreen Trees -_ 9 ve.revn I JLWe -.___.-_t S_?4' a 5d a M.,_-W. r, ,.., r, sal nu ------ - - etre •,oris -I I, nae Decorative Braun 1 73 . .. :-' �� n6r _ xP..,r. !t - •a...emss oke .. 4 ]Lep' 1 0156 •. l r 400! - P Rom Gra44 Qel4••••••1.M. uam 5 006 Y JI .V.7_11..1 'I - 5 2545 X35 IS d' , naR ._ k �.�_ ,4 .vaa0 gdan 4l 1416 ]e' 1 ._ CTII 12545' _ 1 1 I�... -{ .._._.............tett-tett..__...._....'........ ..--•- : 1 s .r ss , Ace- Perennials/SeasonalColor .sal s r. Yale 1.sm 'Am/Am srrn.mn.er.145 Ma.61,504.,mnn.r.vIO e4.d. son Accent Evergreen Tr.•r•s r..r.n.. .a.5n.. >- 5.•.r,.N.O'seer Z 4 e.•�P ' CC m. -_ 11._ _ .. Ir<pa5w?°9_ 1bs4•44.4rrLoj545 Car[ 4up _ .pe Ib na,%m0 1 ___!_f_. Ili MrMYI e.m« - 4. tai - 4.nr pct. -- .Ir van.; e- 1.•-• LLQ • ..ones g t 'n 2 a Y 3 sae -_ sm n p I r 441.1•41r+•^041 ..peer"w b -.�p.W_i x Z V .. „°••PI'sTts•s°tllsnJ°i_ vloe_.-,,. ,.� -_... a tett b5P ..lM- __ •1.,..*,ilu.ba.re_ ,n .ww,M"w.. .1Nwaa _Da 0 J __ _ ___ ._..-_ .. ___._. Rah�!W ..._. .___rltyq.lpgn 1•k!5 ..__ L.r..RslsP._..an ..- __ _.- .__.._._. .Eisint?ti wua._ .._......^ne"Nn.KN.P Wsclr° __. 5.7C.R.°to,!d.....?!E Q Lows Evergreen Ground Corer ... _. �: ,y ,EL°°c:.n.N!._ wlpar!tp°c hlttri1611.._.3aP_ x W rl :,,p.gahevmna4t_Mrtwbor__._•__.. e_u'cts:EN._..cm ! .......i11P^!PNDI ...1psndw - _.._.___. u_'•t4P°R°r _.._ ppM1+hP!R^°A:1..01: '--tett ft 55M pd...4L"_ - • _ihiv^s.59P.L--'-- tea e+.^A+a +P°°4p .- iMi9tts9 004._ o.naua GwenJvpe Pw.PrRrure.4 s 1 o' 1 1 cr. m Od9.: illLandscape Legend \ glum height evergreen shrubs— to screen abutting property(typl ill Large Deciduous Canopy __ r^ _ I ( 9 py Under Street Trees,a MiXtUre of Low Evergreen ~ w " . .) f -k w-. ��: — — i and Street Trees Ground Cover,Accent Evergreens.Deciduous j j ,r r rr-fir �,b.r` tit Si IN CA \.. Flowering Shrubs and Perennials • >=''��'310i�I _ °"_ — iti �+�'�- - - tl -Ever reen free screen{r,,; Is r0 \-Larg dee! u us trees and lawn Evergreen trees to screen sewer - 1....„...„-.7,a• Sewer \ for Interior perking area Islands p.m i i Medium/Small Accent �' 0(vearmenr "---•'-', treatment building Mel i Flowering Trees I .L._. r� 13ulding ��e / Il Large deciduous trees for boulevard 0; ,,1 �' I 0 sireetscape planting I r,l p, s" /- Evergreen Trees/Accent 8 Cf? I FMScreening Evergreens I ', .,: -f /" '' iii ix Fs,}+C Area between ROW line and proposed parkin, —; I ,{s ' 0 to be a screen consisting of a+/-3'high earthen I i Gxw • t Low Evergreen Ground Cover berm with a mixture of deciduous and evergreen ii '-' ! / /1 trees and shrub plantings Iw: , ,I x.'•7• &Accent/Flowering \ i 1 n� c : l' f i., Evergreen Shrubs l .�� I- I ^ KIWI Mixed beds of Low Evergreen Ground i i. I 1 Fit Cover,Accent Evergreens and I iy s Deciduous;lowering Shrubs I i tawr --��'� frarne—Lowround pat o spaces coveranand provide lowperennialnbarteray f .•-x !p ,. - - to boardwalk DM • Perennial Ground Cover Beds j /'19 I -i ' I L ilii C is a 1211 I• 1 'N�is Evergreen and Deciduous Shrub l -t l • , 14 ? r ") Screen with Perennial border t ,tualvlR�f ti s ID ! _(._ • i kk...,...„.J • ', 1 ._ ;ft.,,,,,„,,. _ _2:•:' ' • -ii. i , '-; .,,, I Annual Beds for Seasonal Color „ cf,t J_-- --I 0 , .1)_ i. 70'Wide Access Ensemenl with le'wid< 1,1-- I j1 i— 31:1! � \\�\\\ !� 1 walkwayand 5'wide perennial beds to "'- pp 1I 1 define access lhpi 1 `1 �•+� L_ ' •• I I ' cw.,, '\\\\�\1 I, ///„%/ % "�«► �;,,,,•«„- vow „ moo ! �\ �\\ Il \lit H L-t?, ff &5 ::4____7:::, I \\\ I _ 2 / _ _ -ti \-....._,- 4,46,3w --, �l _ y ( i Medium height evergreen and flowering :8''..--' ' §—__ �,e +.r deciduous shrub screen to buffer patio W s.....,..,r \\ (DZI.- I fi011 t_ �_ b \,‘, m u �� ��\\\`\\ z w a "/ _IyU t+ �\ • .-sem Medium height flowering trees to frame J1 i"---... .4 il 11:/ Medium height deciduous frees.low-ground cover and perennial plantings In ` , I �/�7.z. %/� h a t poliospaceand provide some measure of parking lot Islands 6 project entry(ho) -f'+' _u Uv • I \. \,�r / I. screening all the pact vielk.w Trees ((( ` •�i8� • a n . , \� l b\\\ \/ 1 selected shall not Impact views from second l� _ (.. '1r 114 - 1 t\' \` 111 floorgueshooms \ -.. \ .--<.-1-4--- ... I: ... --.„......„,. 14/4,///////aj I ,�' f K I GRAPHIC SCALE ``ow berried lawn(Nei - /�. `A� r `F I ^ o Jc no Ii t _ ` J la..` 1 SCAM I >x TAT> wry4,40€14: f- 4h� • .spy.•. •. . l 1 `-f-:�:, Evergreen and Flowed • i rY1I: , � ' trees on low earthen berm Lediurn height evergreen shrubs y:�t �'y�yy�a. in.:, `M,` _ il. flowering trees and perennial bed Lto screen abutting property rim ar# �N a frame south edge of conference to screen service and .. �� O�Mi•�� l� room breakout patio and screen It loading area lml 1 Everg een bullar plantings the -*At`��� - — I from boardwalk IlvWl \ I i -_______11 Ii I Flowering trees and perennial bed Evergreen butter __ II I frame south edge of patio Ihpl plantings fhP) `��J '-------) peer �' ' 1jACI(ET RESORTS - BLUE WATER BEACH CONCEPTUAL LANDSCAPE RENDERING ;'L_ alYarmouth, MA NOVEMBER 13, 2009 JaD JACKET RESORTS Yarmouth , M A RED JACKET HOTEL & COTTAGES RED JACKET BEACH --,::„ ,..,,_.. MARCH 9, 2010 r, ; PROJECT TEAM �s INDEX THE DAVENPORT COMPANIES COVER OWNER: THE DAVENPORT COMPANIES CIVIL ENGINEERING PLANS 20 NORTH MAIN STREET S: ce -L CONCEPTUAL EXISTING CONDITIONS C-1 SOUTH YARMOUTH, MA 02664 t - CONCEPTUAL SITE LAYOUT C-2 G� Q F,� CONCEPTUAL DRAINAGE PLAN C-3 PLANNING: ME'ITEE PLANNING CONSULTANTS ,\�� �Q CONCEPTUAL SITE LIGHTING PLAN C-4 P SOS TYPICAL DETAIL SHEET C-5 thru C-7 Mettee'. 56 RUTLAND STREET LANDSCAPE PLANS a DOVER, NH 03820 CONCEPTUAL LANDSCAPE PLAN L-1 `°NIIII�"" SITE CONCEPTUAL LANDSCAPE DETAILS ARCHITECT: TMS ARCHITECT &PLANT SCHEDULE L-2 KEY PLAN ARCHITECTURAL PLANS TMS ONE CATE STREET SCALE. ' ELDREDGE PARK RED JACKET HOTEL: CONCEPTUAL EXTERIOR ELEVATIONS Al architects PORTSMOUTH, NH 03801 1� ` ° CONCEPTUAL EXTERIOR ELEVATIONS A2 "Zi CONCEPTUAL DESIGN GUIDELINES A3 CIVII.ENGINEER: HAIGHT PLLC • CONCEPTUAL FLOOR PLANS A4 ENGINEERING, .iil ts, �:,,u fc.C. !t ��':-,,,,,,,; f181 WATSON ROAD ,h7 N� •• RED JACKET COTTAGES: ��Ii If* DOVER, NH 03820 titc1 ` CONCEPTUAL EXTERIOR ELEVATIONS A5 • CONCEPTUAL DESIGN GUIDELINES A6 RED JACKET MAINTENANCE BUILDING LANDSCAPE G2+1,LLC SITE CONCEPTUAL PLAN&EXTERIOR ELEVATIONS A7 ARCHITECT: 70 NEW ROAD SALISBURY, NH 03268 g2 ,,, LOCUS PLAN + l SCALP:1-.15,0iXf GENERAL NOTES; / 1. ALL THE INFORMATION SHOWN ON THE EXISTING CONDITIONS PLAN WAS L --- j , TAKEN FROM THE PLANS REFERENCED AND INFORMATION PROVIDED BY THE OWNER AND HAS NOT BEEN INDEPENDENTLY VERIFIED FOR ITS VERACITY OR ACCURACY. THE PURPOSE ON THE PLAN IS TO SHOW THE GENERAL CONDITION OF THE SITE FOR PLANNING PURPOSES ONLY AND DOES NOT CONSTITUTE A FIELD SURVEY OF EXISTING CONDITIONS / C/] OR A VERIFICATION OF BOUNDARY UNES OR LINES OF OWNERSHIP. ../----------------- ` _ w 2. THIS PLAN DOES NOT SHOW ANY UNRECORDED DR UNWRITTEN ` _ ...„......../ C:::::21/ o-i z, EASEMENTS WHICH MAY EXIST. // 3. PARCEL De MAP 19 LOTS 20&21 ....... ^(r�-aI 4. OWNER OF RECORD: DAVENPORT COMPANIES �-I 20 NORTH MAIN STREET }1 / / 0 SOUTH YARMOUTH. MA 02664. 7,/ m 01 ../.- \ \ o Rb J NPorbutroOb Limited p. ,.,,/ 0 0 O PLAN RE.FFRFNQF RP Rna sE.H�NiNi Oi .� / \ z 1. SHEET TITLE"RESOURCE DELINEATION PLAN PROJECT"RED JACKET BEACH �.uc.Toon n Wt. - �. ~�!3 / '� 'S 0 / ; W L.P."1 SOUTH SHORE DRIVE YARMOUTH,MA; PREPARED BY COASTAL ,? d / / ''''''./ ENGINEERING COMPANY, INC. 260 CRANBERRY HWY. ORLEANS, MA 02653; y �" `-, •:, / 0 L SHEET NUMBER: SKC-1;PROJECT NUMBER: C17189.01; DATE5-8-09. .J=o A 1 /� \ .$7 `mo:, "'_ I / I--I 2. "EXISTING CONDITIONS"; PROJECT LOCATION: RED JACKET BEACH MOTOR INN N 'V \ \ w 1 SOUTH SHORE DRIVE SOUTH YARMOUTH. MA(BARNSTABLE COUNTY): d / / \ / / �-I PREPARED FOR; DAVENPORT REALTY SOUTH YARMOUTH, MA; PREPARED BY: 7" / / . \ Q +"+"H :3 TEC TIBBI TTS ENGINEERING CORP 716 COUNTY STREET,TAUNTON, MA �,: 0 ,/ \ H 02780; DRAWING NUMBER: 1 OF 4; PROJECT N0.:10796.010; GATE: '� / / , a \ \\\v\/„ 8-23-Ot, - ilk .--.../ PIER/MO SFn50N,LL FLOATL _ T O. A qt• / \ [PIER /5389 k/651R Red,'•P cNLFnNaE / B ` a / -�eg / ,'•l�� `./ \ _ ' /// ExlsnNc PARKING ` :-....'7 Polm•r Dov qat.•t d I I /4a / iAnoi / -e.Ox AO: 47 +V 8QJ _ o ..Ana ,¢� I ra-TAcr / / V 1 ..J { RSP RAN 4�Vt=iMFN�fI� (n." / \ I L J P 9 IC.7190 A X104 I ry , ile IuosnNa 7 TEu Ns couRr ,y % / ... — H 73 -- - 4 :::..;.;• ...1..t. r \ . _ _ '� i 0 I i c� " AnX{,U (N / Sar.tl Beech —' • \ \Km I aill / mom I I ) Z Z a` r"7:IF:a % TTL � IMIll Q 2 J r ` — ✓ 4 i —• i ,_ 4181111 Lure i� COASTAL BEACH �� illiffl JETTr PERMIT pF-see * I t ``''•'••- ,1=' _._._� lird� IL.Q.A PERMIT EAIA-DEMN-7-17I LIE Me3o P I <\ `,�TAL i TONG vn uw H'" -: •Rt A,toK y nr� / wry e AM , p4 --- r-------." [1] � � 111111* I]: D al I �.1 $, _._ �1--�' COAS'AL REACH ---__-- -- - 5 Bolt ,I pp Rap (Nantucket Sound L 1.02111 - 1 - - . �. i CON� BOUNDS tz:::H.N147,c.8:,.„...itlfr.,, -.\ D i tO MANHOLE L ( ( / s LAMP POST ��' /// • �( HYDRANT DOSING CONTOUR GRAPHIC SCALE / ank ASSESSORS MAP MANNER w p c. ma I„ ® ASSESSORS LOT NUMBER / (BE IEC!) lit. ACKET RESORTS - REDJ ACKET BEACH CONCEPTUAL EXISTING CONDITIONS1111 Yarmouth, MA MARCH 9, 2010 I - - GENERAL NOTES: 7 LESiQ1Q CE 1. THE PURPOSE OF THIS PLAN IS TO SHOW THE PROPOSED SITE IMPROVEMENTS AND RECONFIGURATION OF PROPOSED FEN PARKING AREAS ASSOCIATED WITH THE RECONSTRUCTION OF THE RED JACKET RESORT HOTEL AND COTTAGES. AS REQUIRED BY THE OWNER. THE INTENT OF THIS PLAN IS TO CONVEY THE OVERALL f TRAFFIC DIRECTION ARROW DESIGN INTENT FOR THE REVITALIZATION OF THE PROPERTY AND DOES NOT CONSTITUTE A FINAL ` ...CR .. PROPOSED LAMP POST ENGINEERED l OI SITE PLAN. PROPOSED BOLLARD LAMP POST (.n 2. PARCEL ID/: MAP 19 LOTS 20&21 / , 3. OWNER OF RECORD: DAVENPORT COMPANIES 20 NORTH MAIN STREET 71 PROPOSED LAMP POST AT POOL I�1 SOUTH YARMOUTH,MA 02664. a 4. LOCATIONS OF ANY SITE UTILITIES SHOWN EITHER UNDERGROUND OR OVERHEAD ARE SHOWN FOR 1 g PROPOSED PARKING COAT „y REFERENCE ONLY AND ARE APPROXIMATE. THE LOCATIONS SHOWN ARE NOT GUARANTEED BY THE Z OWNER OR ENGINEER. IT IS EXPECTED THAT A CONTRACTOR SHALL LOCATE ALL UTILITIES PRIOR TO \ '� COMMENCING ANY WORK. 5. FUTURE SITE UTIU TIES FOR TELEPHONE, CABLE, AND ELECTRIC ARE EXPECTED TO BE PLACED rt UNDERGROUND AND IT WILL BE THE CONTRACTOR'S RESPONSIBIUTY TO COORDINATE ALL INSTALLATIONS PROPOSED OR=PAYERS O WITH THE APPROPRIATE UTILITY COMPANY. a / ` 6. ARCHITECT PALL BE RESPONSIBLE FOR FINAL GRADES WITHIN 10 FEET OF THE BUILDING FOOTPRINT. d PROPOSED CONCRETE CONTRACTOR TO COORDINATE WITH THE ARCHITECT ON FINAL GRADES OF SIDEWALKS.DOOR SILLS. \ 0 HANDICAPPED RAMP ELEVATIONS AND LOADING DOCK REQUIREMENTS. / 7. CONTRACTOR WILL BE RESPONSIBLE FOR INSTALLING ALL TEMPORARY EROSION CONTROL MEASURES PRIOR Q' TO COMMENCING EARTHWORK. ALL MATERIALS AND SITE CONSTRUCTION SHALL CONFORM TO THE C MINIMUM REQUIREMENTS OF THE TOWN OF YARMOUTH AND THE CAPE COD COMMISSION AS WELL AS THE 0 / APPLICABLE REQUIREMENTS OF MOOT. THE MORE STRINGENT SHALL GOVERN. / / B. CONTRACTOR WALL BE RESPONSIBLE FOR CONTACTING"DIG-SAFE-(I-BBB-OIG-SAFE)72 HOURS PRIOR RIP RAP REVETMENT I- - C Z TO THE START OF ANY CONSTRUCTION. THE CONTRACTOR SHALL CONTACT"DIG-SAFE" EVERY MONTH f II Alta A,Tem. / A THEREAFTER UNTIL SITE CONSTRUCTION IS COMPLETE. Fpp0 W 9. ALL OUTDOOR LIGHTING SHALL BE DIRECTED SUCH THAT THE UGHTING IS CONTAINED ON SITE TO SHIELD aw �'�+ d ` / 6 ABUTTING ROADS AND PROPERTIES. H ty 10. STRIPE PARKING SPACES.PAINTED ISLANDS, STOP BARS,HANDICAP SYMBOLS. DIRECTIONAL ARROWS AND a AP •. CROSSWALKS WITH WHITE TRAFFIC PAINT, THE TRAFFIC PAINT SHALL MEET THE REQUIREMENTS OF 6 AASHTO-M248 TYPE F. PROPOSED ELROTFE _ d PROPOSED 1P / J ' Ti. ALL PAVEMENT MARKINGS AND SIGNS SHALL CONFORM TO THE"MANUAL ON TRAFFIC CONTROL 'BREAK'AREA S �q���PPP \\ O / �. / EDDITIONS CES'AND THED AAMERCANARD �WITHETS FOR SABILITIESHWAY SIGNS AND ACT REQUIREMENTS. NT MARKINGS" LATEST PLOADIROPOSED f� 9q,LAppS � 12. STOP BARS SHALL BE 18"VIDE, PAINTED ISLANDS SHALL BE 4"DIAGONAL LINES 3' ON CENTER ET9sTPE9 F d 0PROPOSED \ ' BORDERED BY 4"WHITE LINES. SEE DETAILS FOR PARKING STALL MARKINGS. PROPOSED PATIO PLDMIKI RF7/AN ,d0I a \ // HANDICAP SYMBOLS, SIGN AND POSTS. / / e \/ 13. A FULL BOUNDARY SURVEY AND EXISTING CONDITIONS SURVEY OF R,❑ / � -r✓�� +C •m COSTING MUZAK / THE PARCELS BEING REVITALIZED WILL BE REQUIRED TO ADVANCE -N�� jjj/�% .' A / \ E:3 �•ER ANO SEASON/.:ElC0.T '~ d FENCE TO RELAX THE SITE LAYOUT BEYOND THE 25%DESIGN LEVEL REWIRED TO UT.45389 A Fes'R PROPOSED . i- PRODUCE THE CONCEPTUAL SITE PLN, _ `� .� ,� q / / I LY MONS - / \ 8 RED JACKET d ~ �0e a, • • RESORT HOTEL 13 \� �► / 8 4. ,4Jr • :....._ '.na1I.i, so 1 S► • - I 41 tt�ttt• ./' PROPOSED /ttttttt .._„ v) nn RIP RAP REWINENI ✓ .I "SHOP" I J Ilk P V I LI[.A49e A 16104 PROPOSED 9011 a .+� "RWT ILMI /// \ OAR•• III" tttOEPROPOSED 6' 6' :'-' —/,'' - cams"rwer •. r , ..2:.,-): L) r OILY RIOT / I C 1 ARD _ .._- I l iREw7feAT ry PROPOSED LIGHT I \ IN '� RALONO \\ FOR COTTAGES ., �)!MIRE \AO V\ // \ M — Z� Nk POOL V \ .. -l COTTAGE"B" '^"r-- • 1. 7."'i 111 Santl Hooch -I I al. W ti s. c / .IIID 2 POJIB F-516�_ lr APPROXIMATE LOCATOR �p �100 UC/6757 / �:.y FOR SOL A16tSORP11011 �) V PROMISED NOOOf71 - - - - _- Lir -5. - __ _ _ ... _ _-..- - aAOK OEM • SMOG(ID BE San)-_ _- --- - - 'y, W 4 . . . n I _____.•_„_________ .„:•• PROPOSED'STOP'SICK PROPOSED .:..._ .. oa, c nw, BAR•lECE11D(EYP) TOMB.KIOSK T• ti v e 1 PI } Su t h:e °,R" S h o r e D 1 -.ow , (--______COASTAL BEACH JETTY PERMIT IDE-set 11 PROPOSED WALK i-s-�J•�-/^- oO.A PEWIT 11.1A-O004-7.-n• WAY(TVP) I --„ LIC.16830 s.Yee:et.,po %Gran. PATO Itgl E.i , �r m"777, I © ,! 91 1: ::1 D in —COASTAL BEACH —- � 'I- S 9 • r--• uu...� til \ SOW,e,W Rx 5 � R- N _------ /ISITE DATA Nantucket Sound SETBACK: ammo PRaPnSFn ZONE HOTEL/MOTEL OVERLAY DISTRICT 2(HMOD2) NOTE DIMENSIONALSTANDARD MU ±282,894 FRONT: JO' *50' MIN. LOT SIZE: 20,000 S.F. }282,694 S.F. SIDE: 25' *580' i� MIN. FRONTAGE: 125' *607' 4 PLAN 20' *94 t PL� RFTFRFN(x MAX. BUILDING HEIGHT: 48'(4 STORIES) <48' COTTAGE"A" \ . • • D 1. SHEET TITLE'RESOURCE DELINEATION PLAN';PROJECT'REO JACKET REACH LP.'1 SOUTH SHORE DRIVE MAX. BUILDING COVERAGE: 25% 15% FRONT: 30' 30' I // YARMW7N,MA;PREPARED BY COASTAL ENGINEERING COMPANY,INC 260 CRANBERRY AWl.ORLEANS,MA MAX. IMPERVIOUS COVER: 7076 ±60% 0263k SHEET NUMBER: SRC-1:PROLCT NUMBER:CI7189.01;DATES-6-O9. SIDE: 25' *232' // 2 "EJOSTING CONDITIONS.;PROJECT LOCATOR:RED JACKET BEACH MOTOR INN 1 SOUTH SHORE DRIVE SOUTH PARKING STALL DIMENSIONS REN: 20' ±143' GRAPHIC SCALE // YARMOUTH,MA(BARNSTABLE=NM: PREPARED FOR:DAVENPORT REALTY SOUTH YARMOUIM,MA; PREPARED COTTAGE'R' m p Ie 140BY: IEC TIBBITTS ENGINEERING CORP 716 COUNTY STREET.TAUNTON,MA 02780;DRAWING NUMBER: 1 OF 4; FRONT: 30' 30' PROJECT NO.:10796.010.DATE 6-23-01. PERPENDICULAR 10%.20' 10'020' PARALLEL 10'x23' 10'x23' SIDE: 25' *115' ` NUMBER OF STALLS *187 211 REAR: 20' *171' (IX Fm) �_! ACKET RESORTS - REDJACKET BEACH CONCEPTUAL SITE LAYOU41)T J oU Yarmouth, MA MARCH 9 2010 I � _ 1 , l"--------- I ___ _________L_ ......1 .....„ --___ 1::::ip W-Ici /'\ 7\ '\\� PERVIOUS PAVEMENT \ EaTITA -7 : : 0N AREAS bt7 t21 , A• / /` \/ <.< O GU Al RE $t04 — / Z uc.Mee Eelo. \_/!/ /y q... 6 ,F� ( / 0 ..0 V-11 5 J»1 -\��; PERVIOUS CONCRETE AT GRADE / g I - (:) \ N, DIRECTION OF DRAINAGE FLOW 444111 3}, •a / / N F / / / tel% --.... i K. '-' , c.�n rgin, r�4 \\ b AL \ / EMENT AREA $( ��\\�\\ b� /C. �R� FOR�SURFAOE RUNOFF (TYP) gee ,J RED JACKET ���\� i \\tee ':'� RESORT HOTEL � '`\\\ \\ \\ \ /000+ j'" \ \\ �\ \\, \\ l $ PERVIOUS ..- it(R4I''''.4.4:::;\\\\\ -,__- s -:-\\.\\`'\\\\\ \.,,t '---,,, rss µ®� �• CONCRETE `� �'`� >� ,e�` �. ��\\�\\\��\ \\ / tr RP RM REYYTCNT. TYPICAL y ♦, �D •NAr\\7>\:<,.,\\':<7,7.\sk• •�\\\\\\�\`--- '4— \\ / Cl) U P LIC.$ t/B1 O4 `1R��� ` ` �+ . ••�' \\\`V�•// 411 H ;— • �1YPICAL TREE FILTER �� i,!.,.,„,,,,.,,,,„,,,,,—...,,,„„,,,\ h7, ;,�IMEA (TO BE SIZED) 4414 i/ •\\ I, ♦ *� w 61 Ss ft L{Zpt ♦-� Sana Hcach ` / Ti/ _ {,25� �Il:i►ik•� '\\ f'4 1I4# �, ��,' = z (� �� �\ O ,SOI XP. Z PERMIT pv-ssa \ ... ---- uc. 7sa .. _Th YOILKWAY 14\ -------- ri - .-- ---T-- fi -- --- \\\,....\\.\\\\ \ . \\ I 1 r —1 r —— , : ,44,...".....,. ,..... . E n L , , ��� I _- X" tt,,,,�,,, ,:, TYPICAL INFILTRATION AREA Y �_ S , Shore a D r i v a (TO BE SIZED) COASTAL BEACH / {,,Y PENNT pr-500 1 ——� 0,O.A PERINI"IA_01004-7i-17 LC.950.10 Lu vw:9Mor•M q IT. L. ,,\ ...----- s---- I III El , . iiii. ..., pi D • & a COASTAL BEACH i + sell 01 ao um 0 ` Nantucket Sound I i D , i // GRAPHIC SCALE 1 y^ / W U (af PR7') �` k ACKET RESORTS — REDJ ACKET BEACH CONCEPTUAL DRAINAGE PLAN • Yarmouth, MA MARCH 9 2010 --Wg u r Ir ( J , 0 /4.P H Airea ..• _ lip , , _<cA to •■ •• I .. .. 3 � /. i \ �. 0 , s" a 4 D C!� t" r � <�;-ow:ipattit. ,,_,1„..1P__ fir, ��► air41: � A:Afit& tAlpt i pp@iir li $ nil �110 s Wi�"•,i if'0p `j,.ri 14.41 -ii iii Q`A ii ii omajoh, 14 ill s. Osig E4 R0 W -RE �! +;;����.lois ��o� qf N FS E3 q Imootio-,..41 v►���A 7‘. / 4% H I § § illi /k� er-•'d_ �# . . ::. i :4. i ,,,iL ‘,6,,,e;ff,•*#,,,,...., 4. n Nita& ips\o".40.... ..46 ,) Z odoporvat4 Iiii 1 kit 4.0, _,, 4' 81"..1310. *Of' --* t:' z-clik-"114? --s''''''''''''-N\ a !Oil° KI it '� i�® ®��'� �►�� ,r1 .. i alai MI i , .,„ ��� ip,. \ i •, 4 p-if P-74 0111411 In ir 0 „,,, n ilit ,,,, ‘,._-; , ,, ossa► rTi am - kfli -*.4- cat♦ 1 NH 412.1 itk 11- .A. .•. ; 1 4kw solir Ir.* ›.. , _ ,. , , . , 4 A ,' ir - -,:(, I Al4littrum--- al, *IL lb AIO I C,1 . -1. i li a bitif40% 4.1W: 44 it All (r) iN.... "t'- (:7 F---1 ,.fit �r > %Of r"1”p�� i�_ A*Off rTi it, it).4.0,,,,,,,,,„,e. :.. 0 , ,„,,,, 14,4,0: .. ..,.., ,__, ;op re _: -. , Oirs—°‘..44403 4 At. .1 c....) p 2 i 1. g 4 y � galff % 44i---3 + , + _ ,,�i �� �f► `,. --1,41,01,1..-.......____,t_Ak I.v 46744 4 / \)-3 n 0404 , ti*.i > < (. P:di, 7 a � a to c '( 7' r>1111116._ OC-2-:i : -e n 1 2 + 1 u HAIGHT TMS Mettee THE DAV ENPOR'I'COMPANIES Ar ENGINEERING )4=. P.i.L.c. architects r1511 DES/RIP-1121 a Mohr.,aoae TIMING Cr CONTRLLS/A4£ASU $ /he project contemplate"the lemowl of the er/ethp resort building and constructing a new o. Check dome and alt fence barriers shag be Inmeefed Immediately after As helknfed We Me sequence of Major Act,.Has the in/et protection and Mt/stems knoll be Metalled resort with associated omenthe on a 6.5 acne l/-parcel each rohfa and of tease dally daring prolonged rainfall. They shwa be prier to commencing any awing e•grading of the sit. Stretched contde Ma be installed ripened N Mr*ars any signs of erosion or mar...Rarbn below Men. concurrently with he gop/kobl.acfhrf.. Arms where construction act/dly teoporordy PRAECT NAIdE ANO Ll7CATILW Any required rapers snail be made enmedfotely If there are elms of ms for more than twenty one(21)days 06/be stabilized wnh o t.npawy seed and ma/eh AREA OF daajfthg of the cantor or the edge;or mpoanehg of kege Mum. within fourteen(t4)dol.of the lost Wearbancs Once construction oeeMty ceases EMBANKMENT el wares behind Mem.sedenanf barbs Med be replaced with o tmpaary pemsnntly in an oeg sat lances and any earth/rime me/be meowed _ COVSNWCTION \I' Red Maker Restos LI71760E NF1'.7175' chock darn. ince psmm ort ore sfadMrd Al ease shag be stabilized wfthh 72 hon CR ANT CO, South Sloe Thiel LONGITUDE 110 V'1]7F' O/oW r\ -SJIMC{tT rats South Yarmouth,Massachusetts b. Should the'oak err 0 WI fence a folie barrier decompose a bKme AREA ro HE he Ire he prior lo Me end of the acceded amble Nn once the baffler eel WAST£ENSPOSA1 OW' ABR/;FD A Sformmfr Pdhtlm Premntlon Mon(SNAPP)ceneletnt Wth the requirements of the EPA le nece.ory the Soak rim be replaced promptly WOW' ill 1 ',CO \\.'\ Construction General Permit MI be ranked Sar Ms rec'neruceln al the el. The contractor A. WAVE MATERIALS AREA TO 'I\\\.11 '_ enp/emenfMg the SMPPP.a/dao utilize the b.f manaprnnf practrcm outlined hereon kr rife a Sentient demons Maid be rimmed atter each storm sent Thay moat I SAW \ ,_;; I' dd��nn�. con•wef/n. be lemons'when deposits reach approximately one third(1/3)the height AN woe.mefer/as M/be ed/ected and eared h mainly lidded receptacles All 4.kMEtRN'"a"iv y NATURAL T DOWNHILL) II SAVING (▪ ,pfARACT£RIS�$ of IM b wan and construction debris from the ed win be deposited h o dumpsta. No ,y GRADE emanon waste materials win be buried an alfa All pentane we be instructed Ms arising alb b ocaw/aped commocld lois d. My sodimnf*poet.remaining M plan offer the Mt/or NM regoMnp the carKI procedure/waste&moa(by the aryerhtndent. Ir F barter is no keeper marked ee be aseerd to conform with Ms O /1(SII/RRFIT AREA existing wade prepared and.ceded. B. NAZAROO/S WASTE --LIN.• SEDIMENT CONTROL FABRIC V C. MULCHING AN ho.odec..cafe material.well be disposed of h the meaner fled b laced or 4nG VIP ,,,Ile, The entire lot win be redeveloped. 1. @minay .star by thf107L2. �.y In for mulch to be effective It must be in place prier to major clam prate.a by the s be Me d manufacturer. Site prsnnel win be instructed h thew }w� Sf(St FWf� MAJOR ACIMTIFS procto.by fns rperhtndnt FRONT LTEW emote There as two(2)twee of stonderds Mkt;she be used to ovum SLt t'R0610M CONTROL NOTES FOR YAIERIAI, this C SANITARY WASTE f,SIALLA/ON AND MAINTENANCE REoUIRD/FIITS. O I. Instal temporary rosin control inlet protection and elf lam,construct Realised entrances Apply-mulch..,pry to any slam semi./f win be natewy to'Mot 2. Construe temporary bahage fortifies Including detention pond and sedm pry to rough o. molter mother predictions.usually by"Mooting the Notional warner All,cello t ilbe collected Iron Ms portable nits a minimum of once pre rwood0eo the Nin J. Mkel mw boldinµ rie/ny s and porting fields Swan h Comae(to now edegaate warmig of significant teal Noma teak by alicensed.n,yy meie manog rnnf anfrocta. SILT FENCE 4 Men el censtruetlan catnep a complete and Me a Rehm;.more a D. Required Mdchehg.Minh a0 moaned tier.pend me rine peke can MI Ings and When(Mot new been rapped by task MAw rag•Ism IF to 21 days of hof(Mtn n Mamma ane,the ingth of tIMe NOT TD SC E errig with ate c01/ce s. .eeedfercd(aol erahoy be used fa B� agagliglI$ entente the infraction of sits conation(aid eror,Mty,seas.of )ear,extant of detabnnc proximity to sen.RM resource;eta)and A MAITRIAL MANAGEMENT PRACTICES M area shall be considered stable of ail of the following has occurred. the potential Impact of erosion on odJacenr arses to choose on I. Boas carve graves howl been h..Nled h areasacetoto be paved appropriate Urns r.Irictkn. Me Iaoweg are red material management practices that win be used to radon to, A 2 A minimum of 85X Ir alerted growth h.been.tobl/ohsd 2. Mo/el t/n Role risk of mole.or other occidental el�yoeure of material.once subsfanwe during IE^1 a A minimum of 3'of nn-ro. material such m atone or rip-top hoe been hero:led or Mulch shale bo opened el o rote of between 1.5 to 2 tons per act;or m to construction to stamwater rrpth 4. Erosion control b/ornate how been property Installed 100 pounds per 1000 square het. Good Noueektontaw .I a,. tM..I w ,Ila . v I A. .IAWO.. :,w a, SAC`e, a Coheres for Minter Mulch Applkotas nen mulch I.applled to provide SEDIMENT CLWTR(N protection owe winter(post the wowing )R shalt be of a rob of 8.000 the/allowing good nosNemhq gearing win be fapw.d n sin mrhq fin AND S pounds of hey or www pr am. A toddler my be added to the each construction project: A. GENERAL M Wort Ni be mode .faro only.faonly aanoints ounts of products to do the A Mahtnme.Al mulches meat be lee 11 In perkdkoparra ,a oar o u� enend ore the genera emmeton d nrNntnnee ke lreetkMe MT be used te rohatorme to neat for red eroslo0,t. If fl lees then90X of the sol surfers b 50'MINIMUM hpkete,t the plan covered by mulch additional mulch dull be immediately emptied. o AN mote/ds eared on Nfe win be shad In a mot crawly manor In Mak o The nageet practice podia,of M.elf.wB be denuded of one ten. 5, Enmesh,Meth;Excelsior Mettle nac al be ed h l poee of mesh ana (aghd X possible)containers and V pwsInle unary o roof or oar s o AN control moawres win be Inspected et Noe once each week and ldlawhp - Ropes Vesper than 1.1. endoeure :. any storm.net o/I/2 nth or meals. D. TEMPORARY CRASS cow)? a Mano/tureri recammwadetlana for proper use and deposal asp/be followed. ill 1,j,t' �S'. o AI msasur..W be maintained M waked trier,if a n la moo I. Seemed Preparation a rat Oa superintendent.M Inspect cagy to snuffs proper a.and depots/of `I�,7'�•• :: DISONC !t.0/be h/lefsd ROM 2a hon oof dp orf. g rano sorry, Appy/melee at the rate of 600 ponds pa acre of elem o10. Apply ma w ° Brewton.(equnesef to 50 percent calcium plea maanwhm aside)ata rale p,O,� 'I a PArMem o That up eMamnt win 0.reweave?ban Mf lana a Meek rima.nn/t of thew(3)fang per oar. a Sabetonce,win not be Mimi.ith one another mhos rocmmnded by the .o.:: .43 hos reached one third the height of the force or den. 2 Seeding manufacturer. �:�, a a. Utx4s annual rya gross ata rate of 40 lbs/acre. �.I�Ins:.:: ....... o AN dim doss.M be Inspected and any breathes promptly reported. o Menem pwable dl of o product win be u.d op balsa disposing of the �•• b. Nero Of wog hos been comparted by construction operations,loom container o cr/Mpaory se once Mantel win be Impacted for bore mote washouts,and thy growth. elle o depth o1 Aro(2)inch.betas*MAP Beek.:One VIEWd PLAN VIE f/orarckee Products o A mohtnance Mpect/On report re be mode Offer swan Inspection. a Apply seed uniformly by hood cytone weds,or hydroeesdr(*wry The faoring practices will be used to learn the risks associated ells hazardous aduoag seed and frterer). Hyboseedhg.ankh Induct.mutat.may rnwalal. 50'la UM o A representative of the ones,MI be responsible for hspectin; be Nft on sok orf Swing rotes must be Messed 10X when seethe s. mantnee.and repot=WM..and Ming oat the inspection and maintenance report hydroseedhg a Products.11 be kept h 10.r a1Sd contemns unlade they ere not rna.dable �e PAter .Jl a M areas shall be atobdlasd Wake 72 have of achsdng Inuit mods 1' •� a Mai,fe once o trglnal labels and material safety data MI be retailed for important proaref _tp+{�j�", ,,,,,,��•,,,,��yff..��v Cr B. fit TEAS Temporary sasdhgs Ma be d b y apply inspected Al o minimum.95X at the letnnolkn. 'A>✓/� .19i /fir/.yr�m � mil.vrloce shouts be hared by vsyetol/ar. /f any evidence of rearm cf Mof must be dimmed of rel bis ase Yd accordion to the 1 HUM raw v I. Sat Fence sedimentation/s gpoent'spoke aha be mads and other temporary or o Surplus prod/ q a SysMstir rater fabric ria baa pashas sheet of prmyrne,myon,pavement.EA murmur..owed h the hr.am(mulch.Mierbarns,.check ems,eta). mnaf«farerre recommended methods of deposeROFIl F efh/eres yearn and she be certified by the manufacturer or supplier as conforming to E PERMANENT SEEDING I. SEE EAOAOIV COIVIROL!4016 FOR MAMMAL,WST4LIA TO/N top MAINTENANCEREUU/RFJIIENIS 1....1red hollowing requirements Specificationskrprmannt reeding we be donned on the Mal landscape H he PRODUCT SPECIFICATION PRACTICES 2 TO HE WSTADLE AT EACH POINT a MRCSS PROM THE NORM AICA AS NECESSARY. Physical Property e Requirement. pons and woad M enNafnt with Ops Coe Cmmr.lon Stondord. TM honoring product p.ehk practices wall be followed on ellProperty Petering STABILIZED CONSTRUCTION ENTRANCE EfficiencyVIM-51 75X mhknhimum m Tenet*Tenet*51miof VfM-52 Esso Petroleum Produce: 20X Meolnm Danpellon• 5016y1I,In(min) :n.4 StndmC StrengthAO on rife veh/d.MI be monitored forleaks and mattes reader prawn/e NOT 70 SCALE 30 h//h h(min) F. STOW OBMN IME'T PROTECTION (as needed) inotemamm to rearm Malcom Petroleum product.MI be stied h tightly sealed Roar Rat. V111-51 03 pd/rf/min(min) containers neo are Nealy/Meted An.asPdus t based substance. ed an site elf I. Stor/Ny e Bale Inlet Structure be applied ardhg to the manufacture,recommendations • Rrq;rirnants reduced by 50 present slim alar(6)'moths o1 hrtoTofh,p. o. Met protation.ha/be either eke bound or rung tela.i1 to bindings*MOM Ftrnlrerr U1 Syoflmfic&tor fabric.hes contain dbar/ont toy inbc'fors and efobxb n to prodder a round the aro rather Mn over and under the bake minimum of Nr(6)month w expected tames canebnkatlpn life of o fenp,letkre range Frillrrs used wet be applied tdy h Ma minimum cements dirmted by the Z o/0 degrees F to 120 Dean F. b het protect:00MM bis paced lengthwise h single aundig Ms het sP°a/lkefla+. 6'ce applied rodlike,.II be warm into Me sed fou IMO comer.to MM the ends of ed)ocenf het patml/oprees.d together. a y peel/r. Stooge.M be h a covered shed or enclosed thea eTheel contents o/ W H. The height of a Mf lance.1,6 not exceed arty-el(38)Mines nyin portd/y used pops of lartxlw.Il be frmraMed to o sealable plastic bin to amid Me Icer bathe.holt be munched and hockRged A french anal be...led sp 11, • a The Hier fabric shall be purchased In a continual.row out to the length of the c around M•inlet Me width of bole to a minimum depth of hoof(4)Mase Ana Painter �yf.. Z U barrier to avoid the um of)Ante. Nen,tants ore mowers Mer doth Nog be the Inlet protmhonore etekod th..romfed sal MOO be baa4Rled and w�.ww �n. balked together Only of support poet.with a minknum alk(5)Inch overlap and compacted against the eta barrier AH containers edit be tightly ceded and stared ehn not required for um Encs.. e seeV •rely sealed d. Each bide ria be securely anchored and held M pace by at lest two(2) pole will not be d/oMa ged fa red.farm serer meter,but in be deposed of properly mwang!o mnWacfnww•r•Instruction.or seate and lord rrpdvf/ana J d Poets shoe/be"paced a marinum of fn(10)set part at the barer location and stork..or rebore drawn through the bale, ei dr/sun w larr.eh y into Me Around(minimum of 16 awn ns). Heerrhnb gth inis k Concrete Tete cks �` used without the wire support fence,post spacing shall not exceed 6 feet. a Loons awe may Nap be.edpod tewsn We pofKflnto prevent water boos • Porn y WI lakes Mall be ether 4-MM cefdm.tr worm a 1.JJ armee r Meer ntrhp between beim Concrete truces eel deehorpe and mel ort sum,.concrete or awn wash wafer h a foot steel NM a mhenum p 0 confahee area en die. lbetnhp era b Morn. /11.10110/y of Haat steer posts new projections y I 40 awe Marla be hmKfed oar.wry rehear.and Moat.modem i n y �_. /. tars iters reinforcement tor act Immo using atomised strength Hfr coin Noel dr a C SPILL lEkvrROL PRACTICES p Sediment Mould be removed born the N.knas ee after Me sediment hreached a mhkam of 42 Anthem An height a minimum ana w m wm of 14 merge d Mon haa a.Marn mesh mating of B memo,of nrN*d the depth of Me tap. In addition to good haastnp wg aid mohrhr management 9«tic. seed in the Maw. pnNaus section the fano+hp anchors win be taloned y spoil preention and h. Me protection should be renewed and Me area repared as coon as the M.onW: g. A Men Mal bis exaavoted approrh,otey f(4)Inches welds once lour(4)lin. nMb dutIn9 drainage sea to .Met . completely stoblMed dem song the Me off mete and metope from fin barrier. Mbebene a Monerfacrurer i recommended methods for spill cleanup well be coaly posted d site prannN ref be made aware of the procedures and the location of the h. Minn standard strength He-fabric b used 0 el,mesh support Moo aha be information and cleanup empties.fastened marrety to the metope side of the poste using heavy duty were staples of least on.(I)Inch long,He ekes or hop rhes The wi-r Nd/extend no more than a Materials and equipment necessary for pill cleanup MMI be kept h the moterld 36 Inches above the orlyhol wound.rlom. Storage area an site Equy,ment and mater/els win Include but not be/Intlled to bream mope.rap.gloves. 1 Tia'standard Mele eta fabric Mn be stapled a.bed to the Imre,and Rohee a Skw meta stro,ccont n;specificallygoggles.kitty litter. pursand,sawdust and p000 • (8)Mime of the fabric Nal be extender/Into Me french. The fabric Ma not .tend more than 36 halms above the agbtd grand setae. Fete fabric Mad not 0 All mins eel be cleaned up hnmed/etey one d omml be stapled to existing frees. ) Men.w strength toter fabric and clow poet mashy on read the.ke mea o The mit ave ell be kept eel entloted and prmoe d.dl war apprapriefc auppat Ince may re ellnhafed h such a case to.Mar fabric le etgaled of eked Meetly to Me pmts.urn ail sine proaakns of Item(I)a pin,a protective awning to prevent inlay arm contact nth a hme.dm.substance A line trench shill be bonehead and the sox Composted Der the NM Raffia knot .Spilt of fork or 6arardoue material ell be/mated fa the appropriate stat.or 1 Set fences Mall be removed when they Mm raved the*uwhl purpoee but not /anal pitsmmnf-,neon r I be attested of Bin.Nre r N belar.Ms vpdope anew h.ben p.emannBY etablbM Op*of self o The mil Iusvinfln plan win be e,,toto Include measures to prevent Ms V 2, Sequence of Malaatkn delor/ptlM If Meolm spilt INing and now to theecle the aped re it rooves A r� min,Re coos.oaf cleanup measures red be headed. Sediment barriersria be heeded pHs to any sol 1lnwrba o.of Me The site superintendent re pnahle for day-to-My alts prcetlnns.M be the -m area above then. e pin prevention and Nwonup coordinator. D Illi e ACKET RESORTS - REDJ ACKET BEACH TYPICAL DETAIL SHEET c_5 Yarmouth, MA • MARCH 9, 2010 477 4'ME PAINTED MOTE ONES(TYPICAL) CURB 6 DIA. STEEL PIPE 6'LONG I I FNGTH: AS REQUIRED WIGHT PFR I INFER FOOT: 2.50 LBS(MIN.) UNE (1&97//FT., 6.625"O.D.) HOFS' 3/8'DIAMETER, 1"C-C FULL LENGTH t I FILLED NTH CONCRETE PAINTED STEEL: SHALL CONFORM TO ASTM A-499(GRADE 60)OR W/PRIMER AND YELLOW PAINT ASSTM A-576 CONSTRUCT R7-8a j ' (GRADE 1070- 1080) 'j-0"(TYP' FINISH: SHALL BE PAINT[.-0 WITH TWO COATS OF AN APPROVED W MOUNTED ON POSTFY� In 4• 3 MEDIUM GREEN I� •� 4 4"NIDE PAINTED PAVEMENT BAKED ON OR AIR DRIED,PAINT OF HEATHER RESISTANT DUALITY. ALL FABRICATION SHALL BE COMPLETE BEFORE 01 4" NfIT7E ON7fEDS �' ISLAND(l)P) 7'MIN. PAINTING. r �- (rye) j f-1/4• �4�� r o B' ' 1 .164' o f� 1-O • / - J• ■ FOOT pal CONCRETE OH 6, 1E:' ".:••:/<';:.4.` ., �'c' 'o N W. 0 \:70' a N FOOTING • !N LEDGE- MEL". G GROUT TO A WIN a 1' F••I 2 v.-.4. B'-6' 8 6' ,�r * • '1/3 POST HOdiT m cvr O ilON HANDICAP SPACE�� I r-M •r..,AC 7 NOTE.' y� NOTE OD MPS . ALL SIGNS TO BE INSTALLED AS INDICATED NOTE SYMBOL TO BE PAINTED IN ALLx Y.■ W HANDICAPPED SPACES ALL PAINT SHALL BE FAST DRYING TRAFFIC PAINT, MEETING THE CENTER TO CENTER K REQUIREMENTS OF ASSHTO M248-TYPE F. PAINT SHALL 8E TYPICAL SPACE 14: „ :,11- IN THE MANUAL ON UNIFORM TRAFFIC CONTROL PAINTED APPLIED AS SPECIFIED BY MANUFACTURER. 4,LK K DEVICES, LATEST EDITION. HANDICAP SYMBOL HANDICAP PARKING STALL SINGLE STRIPED \ DO NOT Q NOT SCALE NOT To SCALE PARKING STALL 6' SERVICE ONE ENTER MOTTO SCALE VEHICLES �.t7 &Z'OA GALVANIZEDGALVANIZED1, 66--m.- ONLV \TOP ONLY 111 l( CNTER 1 L�I-' IRON PIPE 12'x 18" R7-8,, \ % �A fa'x 70" 6Xb-W29XWZ.B W.W.F. 1x7 VERTICAL FACE BOARDS BOLLARD DETAIL 12,x 18" RI-I R6-2 R5-1 4000 PSI CONCRETE MTN (TO BE NAILED TO RAILS) NOT TO SCALE 30.x3'0" 1B'x 24' 30" x 30" M TO 7S AIR ENTRAINMENT 11111 1 2'DIA ALVANIZED IRON PIPE GALVANIZED (3 ESC PER 8'SECTION) BRACKET TLl HOLD T'WAP SIGN LEGEND & SIGN POST I IIII� INI i NOT TO SCALE 6" J 4 s, I p 5'MAX. ]''' 1 ] ] J1] .1.'" ,1 III II 'I 2x4 RAILS(T( ) ii 6J e' .• -4,-7:1,:41:i r dM 44t 1H En swims(OP.) •�O,.p.�iis.�i�ii.�0��1i",/,i,I/��ii���is�ii���i����ii��.�Gzlisiii��t3:�„izt� vF 111111 0 Inili SECB-II f').‘ TOOLED OR S4 CUT COMPACTED CREl MINIM MI B 11 CONTRACTION,RENTS STONE 11111 I I1EAW DUTY PAVEMENT SECTION AT 10'-0.O.C.EACH WAY HEAVY DUTY PAVEMENT SECTION_ I .I.� CONCRETE PAD DETAIL _ = J" NOT TO SCALE 30000 CONCRETE FOOTING 1.,) II 4-1 .•.may FI FVA 7701 Cfr6ON A-Ar J l`^J � DUMPSTER ENCLOSURE (STOCKADE FENCE)(TYPICAL) NOT TO SCALE BOYO GROUND RCD TO DOHT STANDARD AND EACH RACEWAY MTH par MN. :l\`\\`\\`\\\\`\\\\`\\`\\\\\\\\\ FOUR T"r Ma(0R BOLTS MIN 4-HOCK. BASE COVER lal W BURR MMA DS AFTER SETING POE. 7'HOT BITUMINOUS BOLT TEMPLATE BY POE MANUFACTURER. • PAVEMENT T' OO ST OUl EEL OR AFTER PRE IS SET AND PLUMBED. ANCHOR RODS Z V RINC COURSE WOW /w '.2'e•Y7..t.'' v.•..ar,,Y-.�•F.'ZT.V'a.`�::.•y...'-I 7 TO PRE (4 MOb) PLAN WASHERS V _ J I' "r-a„t`_i.b`.A',...•\,,q:�a.. _,_�".;,? ..^,.� ,✓:• n l7 n n I:� n I• 1NEWMA'BAsr Oar fifn T'HOT BITUMINOUS ,- .•.71 L:`.a,,T Y,.i� • y0.,!., • �������� V PA4EIENI •{f i��w`-.`•1 R�a t/�"�y,t,w'_'t ,,•W K'� NOFFIIAN/71I/MGSC .7�1� BASE PLATE (4 REED..) J BASE COURSE' ti .x.•%..4 ^: nl�� i. = W 4 e/6 BARS I�rl' FINISH GRADE �, r�l�1 N 6.OY61SIED GRAM_ •. • 6' RIGID SRII Ol,IT CP-F7 USE __ '7 MIN.ID'-C TOT: 0 O�P7EN.USE .♦ • ....• •-i•�'.�• (TOP) Slm ro PLS LKNAHCC RM THEN111'- LIIIII, h=1, -1=11 RLS.PIC N M7MN TO'OF =it-I'- __ I-I=11=1=. r'-'t C `\•V\`V \ \\ V MIXT POW. - , ,I =_-- U \ ` PLAN WASHERS 6'GRAM. • 'TN N,N v.., PLAN (SIDEWALK) SCHEDULE 40 PVC I_I�I a la�� COI�ACTFD SVaLRAOE FILLED N17H SEALANT RXa STEEL ee (STRIP LOAM AND ORGANICS) lo 7/B%7"DEEP FILLED WIN SEALANT RRm SRT].EPOW o GiPWT AFTER 3CXNT N47T1 I/4”RAD!! 1/4”RADII (SEE SNE PUN P00 SIZE) I w tgai ROY£IS SE7 AND NOTE �1TLl. f/4" TD t/2" Itill FOUNDATION[ENL R1N.T .l PLUMBED 7. SEE SITE PLAN FOR PAVEMENT MOTH AND LOCATIOY. !/6'r PLAN. CO°PFR MLAO arm HEX NUTS(4 REOb.) GROUND RODMIN.2-0-BELOW ,I, 5/8"4 GROUND ROD 2. SEE EROSIVE ERA WALL AND EROSION CONTROL PLAN FOR PAVEMENT SURE AND BOTTOM Q•PER CROSS-ROPE PREMOLDED __ PLAN ROOD Sku GONNA--B FILLER 1.1 TIES AT 72'ON CENTER I I I I SEF N 0TE 0 CONCREB .144...%, '•1 J. CONDOMS TO THE TORN OF YARMOUTH.MA'RULES AND REGULATIONS NUMBER REO IRED SECTIIOON I ING THE RAS NAY Ar ROADWAY LAND"AMEVOED THROUGH NOVEMBER 1�T CONTROL JOINT A 2'1 ,..+____1_ .I I ` -♦- ISOLATION JOINT 8 /� ' MIN I\ � l\, FILLED M771 SEALANT V TYPICAL PARKING PAVEMENT SECTION Vex,*DEEP HAND TOOLED O rBM PAINT BASE SAFETY r'ELtow 2-D r JOINT W1TH 1/4"RADII a 1.OLNOOER'>a BE lOOD P57 W NOT TEl SCALE AM /6 REBAR 0 If D.c. PLAN NEW CONSTRUCTION JOINT LIGHT POLE BASE D CONCRETE SIDEWALK DETAIL NOT is SCALE NOT TO SCALE lit e ACKET RESORTS - REDACKET BEACH TYPICAL DETAIL SHEET (6i ).T 6 Yarmouth, MA —I MARCH 9, 2010 ACCESS DRIVE YABArcunt met'DEPARTMENT STANDARD PAVEMENT PERVIOUS CONCRETE WIDENED OR 5'(SEE PLAN) - _F_ RECONSTRUCTED PAVT AREAS I•HOTPAVEMNI 79 6-PERVIOUS CONCRETE' HYDRANT ft WEARAVI.A7LM5E (SE£807E,) HEM I m 2-HOT BTRNIN 12pAIENOIT - - ii�iiiiiii�iilii�lii�liiiiliil�i�l�iIliiil�iil�iiiiiY , ,��STAVE ; <� • N ; ; :* p, 1 •`c':y -� • I c• • �I /B-SAND �` AZ WO •Tt 1901 O ��` INION B.ORUSLD mon - r ‘-',....:...:,-,,..-:. :- ..",:•-;-''':' ' i q a NN�N N r 6 __ Unl HOEC •7•. ...4. F > 7 ` NR Tal' N • DRAA•C12 9YAtt 1TN'rw - ,x PLOWED V a GRAVEL �•'�+'` �• WD SPEC ORGAMSUBGRADEs) I� I-\\C (snap LOAN AND OPGANALSJ COMMON FILL O CRUSHED Sled t ••7NRVST%DER NO7F: [Z� I. CO TRUITE PUN FOR LOCAMALS M a PERVIOUS PAVESTORED Oto EPAMM T SPAN AAD LOCATION.SNOTES d' 2. CONSTRUCTION YAIERIALS SHALL NOT B[S7APFD CN 771E PER NOUS PALEMEN7 M BASE AIAIER7AL5 S PLACEMENT OF PERVIOUS 170896717 AND BASE MATERIALS SNAIL BE*10644170 BY THE DESIGN ENGINEER. I) NI7MANT BI5TALLA TTO1 A OPERA7RM TO=FORM 70 REGULATIONS 4. CRUSHED STONE,BANK RUN TRAVEL d 044091ED CARMEL MAMMALS SHALL CONFORM WIN WD 570 SPEC OF TOW OF EARMp17H F7RE DEPARTMENT al PERMITS CONCRETE OLN5.I81O71AY NOTES .?)NNOPANi 57ULL BE AAMR/GN DARLING 11-61-8 OR Nunez'?PREPARAnLR DT NTE PERY01/5 PA10MEN7 AREAS PLAt2MENT O"771E BASE MATERIALS AND PER1 0/5 CEVMM648 COLOR YELLOW 4 170894177E 97All BE WITNESSED BY 774E OE5d1 EVONEER. 2 PERIOUS CONCRETE SHALL BE PREPARED.PLACED AND F7M94E0 W ACCORDANCE NMN Ad STANDARD 5241-OB -08179410417077 FOR PERVIOUS AO4d1Eir PAWNER?'AND APPLICABLE ASTM STANDARDS FIRE HYDRANT DETAIL I PERYMAL CO8OWTE DESIGN BEM COEPL/ANOE 6711'REDDRALN PERVIOUS 008ORE717 BY REDW/N CL11A°ANrt'S OR APPROVED EQUAL.89 CLEF RD,MANCHESTER,KK 005)623-4J72 [RLL7 4. PERVIOUS CONCRETE SHALL BE A MN6W7M OF 6'111701 S PE9YA6 COVERER'SNAIL BE F7.A(ZD BY AN E517797N7D INSTALLER LIR/91ED BY 774E ROR711ER?*ALTO ENGLAND CONCRETE PIN7M074N A550041LN(MSLpA)AND DIE NATIONAL READY MX 964967E ASSCdA11O4 ACCESS DRIVE & SIDEWALK PAVEMENT SECTION DETAIL NOT 70 SCALE Ce v Zill v VD :J TL LANE 72- ERAWL LANE S 1RAVE1. 2'MIN SHOULBER PERVIOUS �� PROPOSED MESH GRADE CD Emetic DRAPE 4' --- 7/4-/F'T____ Z 141 X177Z J = W0. SEE STANDARD RoADRA,DI...' -41 - PAVEMENT DETAIL I Si lux OVER SYSTEM \I mini OLYATO / OY2)Y V L A'.11.x! J IOP OT SAS tOY 6751 0 II077010 B 1,....,; . • ,I 7407F: j email' rr a T .II fi' i 1'A /' s. . -'- I. SEE SIE STANDARD ROADWAY PM/EMOTE PETAL FOP ADDITION A•TERMATOTE TYPICAL ACCESS DRIVE WITH 8. BOWL K•7,5vR ELEvANTN.B.R2 CONCRETE SIDEWALK IP GRADE N NOT TO SCALE y1y�yl _ (EWEI1S10/1S 165''L A SS'N x 2'0, z [AON]/N1Et 7±1.4504-412 NOTE:NIS SECTION IS FOR REFERENCE ONLY ANO IS BASED ON INFORMATION PROVIDE TO US BY OWNER [STORM NOH 010UNONAT71 I462 117F 511 IEAONO) Q LUTA ISN•532 TYPICAL SEPTIC SECTION NOT TO SCALE Illikk I , ACKET RESORTS - ,LJ Yarmouth, MAD JACKET BEACH TYPICAL DETAIL SHEET C- \ MARCH 9, 2010 Landscape Legend 1 /:.7....:.„,jj Large Deciduous Canopy 0 and Street Trees L cr) Medium/Small Accent / (` J Flowering Trees i / Evergreen Trees&Accent / b — U Evergreen Trees for Screening j a EH --,. 0o CPCP RIP RA REYEIMENT` / l'''''''''''''''''''''0 O LIG.p499 a p6m, \ Low Evergreen Ground Cover ) y in &Accent/Flowering �"°'" ""• ""' / r ij Evergreen Shrubs o ,c I. (?) / O. 1 '' Mixed beds of Low Evergreen Ground 4 i �'i Q y w / Cover,Accent Evergreens and rwo..q e.game„ ; /, i�: �0. �a Deciduous Flowering Shrubs � . d 1* * / / � ..j t 4 Now'sem,o+.00. Perennial Ground Cover Beds ^; li ,ef.".111°." MOR: sw«Pr rkr.«w erwa.O.*..«MS +... 0241us.�a.e.apre..la ws / Taaedwvdarondwar n«... r•e1a-.va'.nml245.4• w+.aP.wro,�rn wean ..dubee•. �aed d m+rew.ea UM adrrem...1w a o•aero rf a.4os cn T Slake.er&nor x V mannme.v...eellr. ' / Mr*w'OVI+ yak •. win,n.ro ' rWrY et m eve oo an9a W••ir.r- ��J1 ��r WWI,W.W.OO ne10...Faoa. 1N5rle.r ` I/. atleah 0'•O bat 1471.4244 da wlOaw.R.1.Sa4rl PC�t I11I i rani gill«.wra4dd4remard.w•ra uore dean P.O. �m,oln«uair a MrrnemelZ awe.'Oda .. :4 T. A.& ii; --• adwlaew bat rr.b4Or 6,nal plw..w4Frahai Towel lata ':'�/ men an,d.44 yawn vaenrt,a willing... {Y�.3y1 000«1.0. &monbr'wa raw eon.100 awd5al.m Yee 4ae.d a soca rela., .' O r..wlsre4.a I Wed&Immo Ruharn ha4l.fa,y.cured.-hb Wan . . 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II Low ommd tow Panama.,H.••••of awn:tem. • i Lt I n•clonou end per...plonh MI • • H - + 1 as,;,13,,7,,TA1,_,, ., , 7, t.i.,,..,,,, - S h a , e /D Et 1.... _,• _ — uc.gm 11111 i ...... woven itolaTimn I - • Tom SCOMNI•ei j i FIO•oln1110•Iin • .1 i \ Nom,Km FOnTro boo In Mm•end pod end baton men A.4 .-----llob ------ L 111 .TM U4-U.II47._-_------— ----------r.. ,,, I (My WOO-of rod...v.14u law pm. nom go-1.w end camnd Wyn.dunce a I 0 E.i) OAMO•707•O•Al p ..1_. nomeeno mut•n.: c\11 11, i . -------....------>--- ____4410------ ___— ---___ —_ -,----- 1 r.,....... ._ ___ __a_...0 ----r-1014 0:41 I __---- ----'" 1i I .----__, -- ------ ----- I ..-----9--- Nantucket Sound GRAPHIC SCALE 0 0 •• al 10 I0- --- -_ (DI Far) -------" !III k I JACKET RESORTS - RED JACKET BEACH CONCEPTUAL LANDSCAPE RENDERING 1,----4 Yarmouth, MA NOVEMBER 13, 2009 ____Y ° J 1 . ..), Pot rm. 4 g raiii. , c. • WIN AI o 11 iiii al ig Mil- 111 , RIPON III Ho ii— in im - mu- dtc im 1' 1.11 ..--....... \ , • ELEVATION KEY PLAN NOT TO SCALE a+ 0.) . , \ , • t .i Ill"- ' IIIMIE Illr ,_ osA, 11,L=MIMIMPIr- T il . - 1 -‘,. 111r Joi IL 1 fi- ,.- ___.1 - ---- _ .___..1 ___It_ti -1 _it IN ,_,.._E 1- MI.:MIT-331-HE _::: -Irr::: 1 - - , . -, , —1—I ,,d C/) 4 ii .. 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LTh ,..„ I -:7-2.1 I ' LI I i' 1 " " -- __I, —--I - - • - I 1 F , , -._;.. 1 Liu !Lill'Ill7.171. [ ii,:_ii.J_ II It C\1 RED JACKET HOTEL-ELEVATION 2 Scale:3/16"=1'-O" _ ) Ii JACKET RESORTS - RED JACKET BEACH CONCEPTUAL EXTERIOR ELEVATIONS A-1 Yarmouth, MA MARCH 9, 2010 i___ Nle H Z O rg't-i O o., Z A W Z II H, r ELEVATION KEY PLAN NOT TO SCALE a°'i liEr. lAlli \it _,r I I�I�I T 4 4 ,I I r : -(."_ 1.-� -„...i = - _..�(;:_ . `-!,_,....1.--. ...i,—�. - 1 I IFL1 v T _ H 1-1 ' I _ _- -- -_ ht. 0 1 I n .-4 i a I It ,i-L'_11 ' 1I. II JI 1 I._1 i_C. ji Z AA. RED JACKET HOTEL-ELEVATION 3 Z 2 v Scale:3/16"=V-0" U' `I W R 14, ,ii i a r 1 . _- .j �� I iwmhirlml eiay Ir . 3' ith±1±,1 * 71:2_,'"_11_111 _, - Vii; , 1 I .1 m 1i± Li 1147 ®iJ --®�. ®®= �I_ 1® I—Ii I� l• 1 ji ILIA I_Li1 f 11 RED JACKET HOTEL- ELEVATION 4 , DScale:3/16"=1'-0" I JACKET RESORTS - RED JACKET BEACH CONCEPTUAL EXTERIOR ELEVATIONS A-2 =I Yarmouth, MA MARCH 9, 2010 auiLding Strategies in Design Guidelines 1. Breakdown the building mass into multiple buildings: / (A/B/C/D) • Il _:. /,= Esc .IM^ I i u;iii ,I ltl. 2. Break down the Building mass with smeller submasses: 1 ;S/ i i ii (E) � _ _ —1 wl tt F r, �n mn 3. Vary the facade line(10'Variation for every 50) 1 E I �'� 'i._-�,^t! ' Oa (A/B/C/D elements;not includingcoveredporches) ' MAIM i. 'r II�VI ur. - EMI I II1 ,—RIM (1)Front Elevation 287+/-of length,variation occurs t; ;T:sA ;r. 1u uuJf,j "iii .i! mm • most) 4'stepsbut back of house wingC'is at an u i I . .. Si�� _p Y in � wihl��r, iI I��! angle thereby creating a greater variation. - �';U! 111�_I, �1.�_ 3@4'= 12 �'* SON i. �b"i�' ,`_- --• 1 p 46'=46' e1N ti k Y 1/ '111' it . 58'of vadat= Q 287'/50'=5.74 or 57 of variation 1 ?Ba(1) j .. . ,�„{� 58',57 of variation(greater than recommended) \ 4'•,, b" --^� (2) Side Elevation 285'+/-of length variation occurs -- \ �a^ ELEVATION DIAGRAM mostly in 4'steps but'D'wing creates a 121'variation as it protrudes towards the viewer at this elevation,"C" • - \ wing +Port Cochere(but not calculated here)create E / v, , fi. / -- additional variation. ea °� 8®4'- 32 aaa II "Er angle= 31'+/- 4, Z "d.protrusion=121'+/- -.0 'C'angle= 4e / 4 230'+/-of variation r 285/53=5.7 or 57'of variation ^�' N. ?� V 1 233,57'of variation(greater than recommended) \\ -/ °" I 4. Vary wall heights(20'breaks vertically):see elevation .1:. diagram below rJ 5. Vary the roof line:see elevation for breaks / H Ct 6. Bring down the building edges: B" Using covered porches and scale of components , �_� _/__-=.,\ U' 7. Vary building materials to add depth to the facade by: A�� \ ri Colors/Textures/Patterns: W \ D141 � Zti Using: trim/balconies/brackets/porches/columns/ r j scale elements/cedar shingles+cedar color �� q34a Q 2 J 8. Use traditional&Natural building materials: 4, L s.,, Using: Architect grade Asphalt Singles/cedar F �� shingle siding/white trim boards&columns/glass 9.Incorporate pedestrian scaled features: \� rC Using: Lower Porch/balconies/door sizes: ', \ E b'f 10. Incorporate landscape areas to break up large facades \ (will utilize plantings and site features to accomplish \--• \ �' this) 11. Incorporate energy efficiency in the design: Kr5 Note: Based on the building shape we used building ,, Using: High quality thermal Insulation/solar elevation(1)Front and(2)Side for this variation exercise. \� N orientation/ efficient light fixtures&daylighting The other 2 sides would yield a similar ratio to(1)&(2) \ / 4b DESIGN GUIDELINE REVIEW , I JACKET RESORTS - RED JACKET BEACH CONCEPTUAL DESIGN GUIDELINES A-3 \� Yarmouth, MA MARCH 9, 2010 I= Note)Poems Q Hotel Icr n5 E nuance,Lobby,pod,Arcade,Offices, I I Lobby,Pestraoms,Lange Area P,estrooms,Lange Galference Rooms,drew PDans,Peetroi7nl5 Pack of hkuse,I2nnq Win,Gare,Kitchen FIRST FLOOR SECOND FLOOR ..' PROGRAMMING PROGRAMMING \ \ //'/ / i v ,T,v `/ ) U I I Hotel Ppans •..) Hu cta W Ziti THIRD FLOOR FOURTH FLOOR gt W a PROGRAMMING PROGRAMMING 140* ,._., N D i JACKET RESORTS - RED JACKET BEACH CONCEPTUAL FLOOR PLANS A-4 Yarmouth, MA MARCH 9, 2010 1 :A. -- _ ' _....„--,..„ _ .. - -__ • /"'-----, _,[ - . -. Ill 1 . ---,- . --,. , II . - ,,. -7-2— . IBM ,4111W i 0' II lif' * Mg MIT -..A-4J. LI: I- III Ur mr 1 ' Ni. ab _..s .... Ur Ur . -- , • • iiiir I i[j 1 ' 1 =I L I I !_fe 141 xi il I u_ 1: ' li ... ‘ o • . ., .'t: - ' . . tz ci i__._ _ in i - 114 i--.2 1 - - - _ ir EN, miiiimi siiiimmisomimmir( i 0 .... ...._ ...- - .. ., f, 1 1.- -----"---m - II ON- ----- 1 I . Ileop II% -1111 A iii.. I. IriX11111171111111W I ______ 11111 11111 \ V' 1111121 I= -Ng. • , . _......,-.-,.. _ MEW -Nil Il=_- -.-- 7 Cr) 4 (...) ini .11. 11.A1-1+11- Jr Ls um ii.::: :::: :IL ..-:. Ltd :.:: :::: :::: :::: '! (1..) ...,JTT_[4itagriT, [1' --- _ I 1. li 7 _ 11 I. Ill Ira" IIII MI , , r-----1 _ 1_ • ___ , Irl . IIIMMIIIII ! - iii . -d - - ..__ • 11.r cidc -T ---7=-; -.- -_-_--,.. • -- _\ H ' ; I I mili 1--"I ft•••••• /- i I-, ILLI I.. 1.1.1 • RED JACKET COTTAGES- RIGHT SIDE ELEVATION RED JACKET COTTAGES-FRONT ELEVATION z (4 Scale:3/16"=1'-0" Scale:3/16"=l'-0" 0 0 --I "zI 2 sj Z Ili Q.: -_ _ ••— 1 - IIII jiiMILV : \ IMF Mil 11111 - \ _ =.- - lie ffai ; 4:74,10-A . 1 _u_ N 7 ,ma dt, ' ri-- ------ - - - ___ . _ II rT . 11 m---_, al Ili Rfil p _ i I - ' M ._ .. .. ... . ,._._ . . . . _ ; "It rill- 11 -11INC _ 4 \ ons ----E1 . "• — — — -- ..4 . , II ,I I,., D r ___ 4.. _ --- , - RED JACKET COTTAGES-LEFT SIDE ELEVATION Scale:3/16"=l'-0" 1 - ---- mm" III [ —....- 41-0.." RED JACKET COTTAGES -REARELEVATION Scale:3/16" I ---- ... Nos i .11MINE.I 10 i 1 1 ACKET RESORTS - RED JACKET BEACH COTTAGES CONCEPTUAL ELEVATIONS A-5 Yarmouth, MA MARCH 9, 2010 Building Strategies in Design Guidelines 1, Breakdown the building mass into multiple buildings: 5. Vary the roof line:see elevation for breaks (NB) 6. Bring down the building edges: 3. Vary the facade line(10'Variation for every 50) Using covered porches and scale of components (A/B/elements;not including covered porches) 7. Vary building materials to add depth to the facade by: (1)Front Elevation 77'+/-of length. Colors/Textures/Patterns: 10.5'a varlal1on Using: trim/balconies/brackets/porches/columns/ 7Tr50'-1.54•or 15'of venation scale elements/cedar shingles +cedar color 10.5'015'of venation•Due to size ana shape of this building• the sOhtsIde has al01 of varations and the 8. Use traditional&Natural building materials: pant Is itrst shy el the reodn'nlended value. Using: Architect grade Asphalt Singles/cedar (2) Side Elevation 40.5'+/-of length. shingle siding/white trim boards&columns/glass 67'el variation 9.Incorporate pedestrian scaled features: 40.550'=.11o 8at05805 n Using: Lower Porch/balconies/door sizes: 57.56 of venation(greater than recornenendeo) The Intent Is to have ms bUdo-o be more residential in leer. 10. Incorporate landscape areas to break up large facades (thereby rnorereo angtAar In shape.) (will utilize plantings and site features to accomplish 4, Vary wall heights(20'breaks vertically):see elevation this) diagram below 11. Incorporate energy efficiency in the design: Using: High quality thermal Insulation/solar orientation/ efficient light fixtures&daylighting 4.1 i P ai ` /./.7 cA U t (1..) / ' it ° '1- [ U H ..-4 ■rr■ BSI MINI I u 11111111111MIrMMI IMO - W a tai CD0 � 4- _� p = W4 Sal 1 'I . :la stir loll ilrr■ _I It REIM ■IIU JINNI I - + Ci N COTTAGES-ELEVATION DIAGRAM � it i I 6' 91-6" 1 67-0"D 77i 0" COTTAGES-DESIGN GUIDELINE REVIEW i 1 A.RI i \JACKET RESORTS - RED ACKET BEACH COTTAGES CONCEPTUAL DESIGN GUIDELINES A_`6 Yarmouth, MA MARCH 9,2010 Ar_ , , f 1 ............ ..., ,..... , __ . , . _ ......_ , _ ..) Lia _ z �, ,,, . ,{' / it i, l� , w )i '^f ' 4IrCigr 1, I it f� :41I.. • ..P. t J id/ .''r! »Ii,t" P• ircrif '1 r - , !e' "" �� !R RR lif�411ni�17 / '' f a y " d � I7 11 1N 11A tiff "—I,R 7D 0 \ 1�ti1,T 4 s l ,ie 1 '� I f a � Et ./ % (r _ / / ,%.*° --- rf: .,„-__...z..,_...., ,, Mr /......... ,\ Bil TI ..:iimi„ E _ _ _ In -- -- _ 1, r � r F _- - a; FRONT ELEVATION REAR ELEVATION U Scale:3/16"=1'-0" Scale:3/16"=r-0" 2 W W CV b U 0 -J Q Z J = W 4 fi: .1- 14, _........... BEMIINIMI ME 1.--)r In 0 El o•--,..moinian m 2111.111L .....- = N FIRST FLOOR PLAN LEFT ELEVATION RIGHT ELEVATION Scale:3/16"=l'-0" Scale:3/16"=1'-0" Scale:3/16"=I-0" 1 R i JACKET RESORTS - RED JACKET BEACH CONCEPTUAL MAINTENANCE BUILDING A-7 \ Yarmouth, MA MARCH 9, 2010 iL-1-:. . \.D JACKET RESORTS Y a r m o u t hI M A RED JACKET HOTEL & COTTAGES RED JACKET BEACH CONCEPT "B" x .r�_; JULY 15, 2010 -7 PROJECT TEAM fr - _Ott�i'• INDEX THE DAVENPORT COMPANIES , . c OWNER: THE DAVENPORT COMPANIES COVER 20 NORTH MAIN STREET I CIVIL ENGINEERING PLANS SOUTH YARMOUTH,MA 02664 CONCEPTUAL EXISTING CONDITIONS "B" C-1 CONCEPTUAL SITE LAYOUT"B" C-2 CONCEPTUAL DRAINAGE PLAN"B" C-3 a sc" CONCEPTUAL SITE LIGHTING PLAN"B" C-4 PLANNING: ME'F1•F.E PLANNING CONSULTANTS \Ac Q TYPICAL DETAIL SHEET"B" C-5 thru C-7 M 56 RUTLAND STREET �P Sp\ ettee LANDSCAPE PLANS DOVER, NH 03820 CONCEPTUAL LANDSCAPE PLAN CONCEPT"B" L-1 Eng CONCEPTUAL LANDSCAPE DETAILS &PLANT SCHEDULE CONCEPT"B" L-2 ARCHITECTURAL PLANS ARCHITECT: TMS ARCHITECT KEY PLAN RED JACKET HOTEL: T ONE CATE STREET SCM 1'=200' CONCEPTUAL EXTERIOR ELEVATIONS CONCEPT"B" Al ELDREDGE PARK CONCEPTUAL EXTERIOR ELEVATIONS CONCEPT"B" A2 CONCEPTUAL DESIGN GUIDELINES CONCEPT"B" A3 archi Lc c is PORTSMOUTH, NH 03801 VI ' !'y.•e CONCEPTUAL FLOOR PLANS CONCEPT"B" A4 RED JACKET COTTAGES: ,', , �,�: e� CONCEPTUAL EXTERIOR ELEVATIONS CONCEPT"B" A5 CIVIL ENGINEER: HAIGHT ENGINEERING,PLLC ' "'iCONCEPTUAL DESIGN GUIDELINES CONCEPT"B" A6 181 WATSON ROAD fi ��+ a w'. `�7��. TM - 1 -5 n �u _; RED JACKET MAINTENANCE BUILDING CONCEPT"B" • At $ , fa,i "" DOVER, NH 03820 a '$`" CONCEPTUAL PLAN&EXTERIOR FT.FVATIONS CONCEPT"B" A7 i� $' --:4 �' CONCEPTUAL ROOF PLAN AND SECTIONS CONCEPT"B" A8 r•„ a.., LANDSCAPE G2+1, LLC ARCHITECT: 70 NEW ROAD 1 SALISBURY, NH 03268 2 + 1 ,y, LOCUS PLAN SCALA:l'45,007 j , (,ENE N / 1, ALL THEE INFORMATION SHOWN ON THE EXISTING CONDITIONS PLAN WAS L TAKEN FROM THE PLANS REFERENCED AND INFORMATION PROVIDED BY THE OWNER AND HAS NOT BEEN INDEPENDENTLY VERIFIED FOR ITS VERACITY OR ACCURACY, THE PURPOSE ON THE PLAN IS TO SHOW THE GENERAL CONDITION OF THE SITE FOR PLANNING PURPOSES ONLY AND DOES NOT CONSTITUTE A FIELD SURVEY OF EXISTING CONDITIONS . —_ If) OR A VERIFICATION OF BOUNDARY LINES OR LINES OF OWNERSHIP. / _ _ (,y] / 1:::13/ 2. THIS PLAN DOES NOT SHOW ANY UNRECORDED OR UNWRITTEN r� EASEMENTS WHICH MAY EXIST. / ) / 3. PARCEL IDk MAP 19 LOTS 20 Ea 21 / _ L`r 4. OWNER OF RECORD: DAVENPORT COMPANIES 20 NORTH MAIN STREETa O SOUTH YARMOUTH.MA 02664. © \ \ b7.------ ` r , V N/F O 77 ii..- _ RW JOCPe Mb umlUe ' ) , i , / lor C..) RIP RAP REVETMENT .,...„.........41/ . ' ' ''// - 0! / PLAN REFERENCE I US.#498&ptw / / '// / R 1. SHEET TITLE RESOURCE DEUNEAIION PLAN'; PROJECT'RED JACKET BEACH - 1/ LP.-1 SOUTH SHORE DRIVE YARMOUTH,MA; PREPARED BY COASTAL / //'' / I r [3 / tY / / Q'�t ENGINEERING COMPANY, INC. 260 CRANBERRY HWY.ORLEANS, MA 02653; ////1„, / //s • 7/ 0 /W I--J 1111/1P SLEET NUMBER: SKC-1;PROJECT NUMBER: C171.99.01; DATE: 5-6-09. / // / 1/// r 'y r• A 1 ,/ / //' x:40 .r.`, r 10 \ \ 2. 'EXISTING CONDITIONS'; PROJECT LOCATION: RED JACKET BEACH MOTOR INN / /,' •(+ (,j,I 1 SOUTH SHORE DRIVE SOUTH YARMOUTH.MA(BARNSTABLE COUNTY): %/ ` 0 / --'..\...............„ / / N+,N PREPAREDCBIFOR; DAVENPORTENGINEERING REALTY SOUTH YARMOUTH. MA;UN ,PREPARED BY: .///1 // ' m TEC TIBBI TTS ENGINEERING CORP 716 COUNTY STREET,TAUNTON, MA / / %/, - - NC/ 0 \ �-I 02780; DRAWING NUMBER: 1 OF 41 PROJECT NO.:10796.010; DATE: /c / %/ / rr tY v / 8-23-01. J7 / /'/i, 1tia '/ k ,3 \ / / / //ill .11:11o v PIER AND SEASONAL ROAT / / N/F Q' /� \ UC.PM k fBB{B ..////:,/ / / / 8 Rid,•Pain • •LintteO �• .� i � q / cto s� / \ lir / /,, Palmer Om�porl,.l tl i$ / „--='- 4P(11111* .2.....-----r.. \ < ,..... til }+ Area_6.02 AGS � \ 19 __:',.0,Aw_14: ICI SL`e -- /moi- �--- ane. ° `, / Jill nr A p I Rn'RM flWETMENT / . �' 7_,.....„........ ........ ` CORAGf / ^/ /P / / , /I //\I� AO / CID Lo) y, // L \\l DUSTING / •H • 1/ A IENN6 COURT ( 'may A/t /. ,.`/' .......... •• •�':• F COTTAG<. it* — H r./ .1 I 6 A. , !1317 / /a. r — CD \• .1' - 100'DCtlrTR 1,,\p / /ip Sand Beach : jjF '•„ : % HI {V�• '� / _ j %' Ntp- I COTTAGE I ; e'er /�.. e4 '/ / ` • I •! / /Gra!! ' Oa--1- :; ':':; Li1 \ V� '�I . WNW u t a , S hoT <.'/(4\------/ •it_ / COASTAL BEACH i� 0.A�PERMIT PERMIT,IMA O NN_7-17 r \ 7.11 v inl \sikieoe...... . LIC.POO i ' I`' \ ��\L ,..'r D 70NE Nh QLfi(HGVO_-- _.-__- .,, • 1 Na1aFh9 YWn ('�Poa Rr la 1,1, `---�- _ - `/ 0 �[� y�a-�• I{1p - NMN w oaI NlnRY M. ; __ _ _._ - • _i fes_ awUen YY......AA qpi \\11 .7.--k 1 -.1 a' - - `"„_,�� - -- COASTAL BEACH o...... � 3 -J . : - --_ _--- --- -- � - I Nate,r a5 kV �I t /J - - LAM YIAI�TILM1� 1� N s jf Nantucket Sound - -il 1 • CONCRETE BOUND FOUND 111 ' �/ � ® SERER MANHOLE / • LAMP POST zr HYDRANT tI I /�/ °°BTR'D CONTOUR GRAPHIC SCALE 1 © ASSESSORS YAP WADER mo Vi w >. V� a ASSESSORS LOT NUMBER (w tsar ACKET RESORTS — REDJ ACKET BEACH CONCEPTUAL EXISTING CONDITIONS CONCEPT "B” C ] Yarmouth, MA :1 JULY 16,2010 I _ GENERAL NOTES: lcrrMn 1. THE PURPOSE OF THIS PLAN IS TO SHOW THE PROPOSED SITE IMPROVEMENTS AND RECONFIGURATION OF _ PR PD PARKING AREAS ASSOCIATED WITH THE RECONSTRUCTION OF THE RED JACKET RESORT HOTEL AND �� P"'"MRECDON ARROYO COTTAGES. AS REQUIRED BY THE OWNER. THE INTENT OF THIS PLAN IS TO CONVEY THE OVERALL DESIGN INTENT FOR THE REVITAUZATION OF THE PROPERTY AND DOES NOT CONSTITUTE A FINAL ` P••DR „ PROP05m LAMP POST ENGINEERED IDD SITE PLAN. PROPOSED BOLLARD LAPP POST 2. PARCEL ID/: MAP 19 LOTS 20 R 21 / :n 3. OWNER OF RECORD: DAVENPORT COMPANIES (,:l 20 NORTH MAIN STREET / ' 0 PROPOSED LAMP POST AT POOL I•�1 SOUTH YARMOUTH,MA 02664. 4. LOCATIONS OF ANY SITE UTILITIES SHOWN EITHER UNDERGROUND OR OVERHEAD ARE SHOWN FOR ) / 1:::)/// / B PROPOSED PARKINS COUNT 4 REFERENCE ONLY AND ARE APPROXIMATE. THE LOCATIONS SHOWN ARE NOT GUARANTEED BY THE OWNER OR ENGINEER. IT IS EXPECTED THAT A CONTRACTOR SHALL LOCATE ALL UTILITIES PRIOR TO pRDpD�y �I COMMENCING ANY WORK. 5. FUTURE SITE UTIUIIES FOR TELEPHONE,CABLE,AND ELECTRIC ARE EXPECTED TO BE PLACED ® PROPOSED BRxx PAYERS O UNDERGROUND AND IT HILL BE THE CONTRACTOR'S RESPONSIBILITY TO COORDINATE ALL INSTALLATIONSty I / WITH THE APPROPRIATE UTILITY COMPANY. r ` 6. ARCHITECT WILL BE RESPONSIBLE FOR FINAL GRADES WITHIN 10 FEET OF THE BUILDING FOOTPRINT. � b ` PROPOSED CONCRETE \./ CONTRACTOR TO COORDINATE WITH THE ARCHITECT ON FINAL GRADES OF SIDEWALKS, DOOR SILLS, \ 07l'''''''''',..„.........„,..,,,....,, F"I HANDICAPPED RAMP ELEVATIONS AND LOADING DOCK REQUIREMENTS. 7. CONTRACTOR WILL BE RESPONSIBLE FOR INSTALLING ALL TEMPORARY EROSION CONTROL MEASURES PRIORf,', STDOODE Fet<71C[ '�' / TO COMMENCING EARTHWORK. ALL MATERIALS AND SITE CONSTRUCTION SHALL CONFORM TO THE I / 0O MINIMUM REQUIREMENTS OF THE TOWN OF YARMOUTH AND THE CAPE COD COMMISSION AS WELL AS THE O / APPLICABLE REQUIREMENTS OF MOOT. THE MORE STRINGENT SHALL GOVERN. A o / ! / .,,,,,./ 8. CONTRACTOR WILL BE RESPONSIBLE FOR CONTACTING'DIG-SAFE' (1-668-DIG-SAFE)72 HOURS PRIOR WP RAP moTNENE TO THE START OF ANY CONSTRUCTION. THE CONTRACTOR SHALL CONTACT'DIG-SAFE'EVERY MONTH uc.H98 k 16104 / / A • L,LI THEREAFTER UNTIL SITE CONSTRUCTION IS COMPLETE. • p 9. ALL OUTDOOR UGHTING SHALL BE DIRECTED SUCH THAT THE LIGHTING IS CONTAINED ON SITE TO SHIELD i ° / b �r / / ABUTTING ROADS AND PROPERTIES. aP 'P A 10. STRIPE PARKING SPACES, PAINTED ISLANDS,STOP BARS, HANDICAP SYMBOLS, DIRECTIONAL ARROWS AND , a CROSSWALKS WITH WHITE TRAFFIC PAINT. THE TRAFFIC PAINT SHALL MEET THE REQUIREMENTS OF r -- A I ^Y p AASHTO-M248 TYPE F. PROPOSED EMPLOYEE / b PROPOSED .�L / 11. ALL PAVEMENT MARKINGS AND SIGNS SHALL CONFORM TO THE'MANUAL ON TRAFFIC CONTROL woe AREA PROPOSED 0 SIGIN /0 , .. w DEVICES-AND'STANDARD ALPHABETS FOR HIGHWAY SIGNS AND PAVEMENT MARKINGS'LATEST OSEDL BOLLARD! H EDITIONS AND THE AMERICAN WITH DISABILITIES ACT REQUIREMENTS. PRCPWA DDOK V (:) 12. STOP BARS SHALL BE 18"WIDE, PAINTED ISLANDS SHALL BE 4" DIAGONAL LINES 3'ON CENTER b W / BORDERED BY 4"WHITE LINES. SEE DETAILS FOR PARKING STALL MARKINGS, PROPOSED PAM AREAillir NO p \ E OINC FENCE Il .2 HANDICAP SYMBOLS, SIGN AND POSTS. / 4 ` RIBAAPI 13. A FULL BOUNDARY SURVEY AND EXISTING CONDITIONS SURVEY OF I l j -� TO � �V o AD THE PARCELS BEING REVITALIZED WILL BE REQUIRED TO ADVANCE - 'j %- s.- ��� .' > I - / amnia ''''''"••••,.„,..„,... / / THE SITE LAYOUT BEYOND THE 255 DESIGN LEVEL REQUIRED TO PER AND SEASONAL BOAT b A LIC.eon k ohm pR01'OBFD / PRODUCE THE CONCEPTUAL SITE PLAN. - -- 1 `^ �Y O` +[+ q / / -�\ t / CNE-WArl'c'. --..---- . - ----:_:; ,.,,,_ _ , eY ,v ytf' REDJACKET �,, 4a / / �� 'i' w1 r`,rs RESORTHOTEL UNIT POLE (,YP) o �J40 "� i ?•• a�Q a °I PRT 1t 4 OO ROPD. _ '�f(1 1 ONLY sot ' EWNX0 .4 unuur '��� b ,..illr *el 0 ` 0 fr........ a 4:' �t RIP RAP REWINDS 04 PROP® Q iT \ ////:: BURMAa / J/ :/)--'1):")9 ____ 0 SEPTIC VCR MDEVIALK RWtT INN PRC' o 0 ' • alr sDll . m-1 1:0000......... • 440 SKR f Illllll ' 1\ � / \ O l -- . \ as i¢ROPaSFD RI-i.:v` pip W\ FO COTTAINS /I \ ' NWLE SIGN C m-t SIGN`` '_ \ �/' LIOIT POLE / \\ // '' '''''& • , ifi 1]'j. ++ — EMMa �/J :.) POOL ' \\\� • © O (i CO(T4TACEn•)A• \ -' COMMlitti ( :is>' 2 100 9/KLE UJ SDRC BLOC❑ • ,.Y wol.,,, — PROPOSED m-t Sill �� A'>.:, _ —/ �� APPRONLIATE FOR SOIL TION _ PROPOSED _ _- _ f C1 0E J SED 11 001ECK `- „r:�. sWSTEti E�) 1��CROSSWALK -'•) w - ----- - - -- i. '- 7 PROPOSED j LI 1111111* I( ".. .re •ons x• - 1 IOYEl KIOSK II ) —S O r B D r T. 1J ,3 Er e _____COASTAL BEACH --� ' e ,ETTY PERMIT)OF-BBB PROPOSED'BARK _� D.O.A.PERMIT/MA-DENN-71-17-•..1. WAY(TIP) -- k•,�.,I I UC./6830a,tl mow:R•LohN1 Wbt' • PRS ,N I I alAC1C 9HACN •,,,, I �'�•,���� ' • PAI we tR.Jou�^ �y,,,( "f' % LJD1 + 0 it ��, 5 COASTAL BEACH --�� r.,..., eI � Bell o+x,vm /��V� 5 / ` WARR�'��� - �tl S _. LOW �� SITE DATA Nantucket Sound SETBACK: REQUIRED PROPOSED ---..- ZONE: HOTEL/MOTEL OVERLAY DISTRICT 2(HMOD2) EMU. LD `� DIMENSIONAL STANDARD REQUIRED PROPOSED FRONT: 30' 350' MIN. LOT SIZE: 20.000 S.F. 1282,894 S.F. SIDE: 25' 3580' IIMIN. FRONTAGE: 12:55%7 25' 1807' REAR: 20' 394 I r---.-:--.---- ___:.„---__ ---- ---- , ,,, PLAN REFERENCE MAX. BUILDING HEIGHT: 48'(4 STORIES) K 48' G,OTTAGE•A• 1. SHEET TITLE'RESOURCE OEIJNEATCN PUN':PROJECT'RED JACKET REACH LP.'I SOUTH SHORE DRIVE MAX. BUILDING COVERAGE: 25% 15% YARMOUTH,MA; PREPARED BY COASTAL ENGINEERING COMPANY,INC.280 CRANBERRY HWY.ORLEANS,MA MAX. IMPERVIOUS COVER: 70% 60% FRONT: 30' 30' 02853:SHEET NUMBER: SKC-1:PROJECT NUMBER:C17189.01; DATES-B-09. SIDE: 25' 3166' 2. 'E765TUT CONOITONS';PROJECT LOCAROR RFD JACKET BEACH MOTOR MN 1 SDUM SHORE DRIVE SOUTH PARKINGREAR: 20' 3175' GRAPHIC SCALE YARMOUTH,MA(BARNSTABLE COUNTY);PREPARED FOR DAVENPORT REALTY SOUTH YARMOUTH,MA;PREPARED STALL DIMENSIONS COTTAGE"B" m p BY: TED 71881775 ENGINEERING CORP 716 COUNTY STREET,TAUNTON,MA 02780:DRAWING NUMBER: 1 OF 4; FRONT: 30' 39.6' PROJECT 80.:10796.010; DAIS 8-23-01. PERPENDICULAR 10'x20' 10'x20' PARALLEL 10'x23' 10'x23' SIDE: 25' 351' NUMBER OF STALLS 1167 201 REAR: 20' 3148' (IX MT) 10 ' JACKET RESORTS - RED JACKET BEACH CONCEPTUAL SITE LAYOUT CONCEPT "B" Yarmouth, MA JULY 16,2010 L o o /I boa n2.4 , 7,17 7) Er Wee Om 5.* F424 — ---\\-- co 1.:•:4`..: —0— K21 ,_i \\ N o -0 r— H 0 • W m TTYT a +4 % 71 a m ,h .,i,..4%.* 4$ ?o z En -1 N> N D oitl:t‘ g o n m m \ \ (-N m ' O D S. D ' 4 o �z a....,..,_.....(s: 0 if)i I i :).............,..s \\I 1. ..s...,. z z 11 i pio w 0 z o J / o m 01 a N g \ . . : ------- 7.-.NN 73 r ------- ,. \ . 1 d / 1 _ \> t— � c)O-m o �\ O03 m mn I � • mo \ (../)Z isi, �mvvo7 mr i\ H z \::.... , td C 0 A. 11 o Ii r�r �/ o Pi,, \ ; i 1r co 5 { 2114 // i • r/.44** A .4,, o �! \ 0. y j � \ i I, // -' V, , / 4 t1 l.„j/ '/”'/' \\\ '�`\ P) r- /1 //// . \ i( _/i) , . , ,i / r ///) . ,////i/f ,,„„ „ ,-ri 4.„. •••••••••1 ii.J�.� 11. E \ j J :)/ ''''' ----'''''''''''N\ 14"r / E] Yy / l i� / /- ` t 11r ' t /4111111* i _ _ // / /,, � � ',..._______---/ , 1/--------P ...• i/./ -7,<A1 i/ s/ / 0 0 › . • 4/MI 1trk.:1 i'l, ;•-// // ./.7,c// •i , Vr,.mo _�1,:.: . `• I� G'. ,, //.�A 1/2 • -I/4'7 ::::\I / / \ NNN co z r IN j X :."Wit I''' ,4 ,/• /21/ ) -.• ;1::/ /----'----/ ---• sl„...saki. ''''Zif n t. II .\ * M 0> 174 E. CO // • //////////V/ // i N44.4.+%+.. - 72 / -r,-. 4(22) .m , Z _ .--.. ,......... .-N+.4++,144,, _ .-.,. 4. ,/ ir,:1', X X) - D //— �� 4i m> / S '0 �M • x zz C \ / T7 D NO e � + \ D I - -, Z 2 - 1 z - HAIGHT TMS eitee THE DAVENPORT COMPANIES 0 g ENGINEERINGa P.L.L.c. architects `""' c„ L.i ,„ ,T, , . V C S EO A E G 0 << V ,2,0? a 14 O 7., / /5) :... /OA& a( ° .:5'7 " 0 s r Ay 1 ri- r �f ED .ACKET'�J �� ��© z:�Jh' ,•1'15'IY�„..,....„4,446.4%,, � fk40 ,, .. . ESORT HOT - ��� �l �� P �L;p + A' ,��I,�' �3 * 16'12 �VO p.162 / � -,2y\ w / • ��� AINVA 1. :35'2.1'1. xT. .p'21'2p•S �+� E 1 ✓A. /'. „'a J WI ��: 0,..+,!J,� l'�‘i.tit... •r1•' `` 3r'�to,. '3AIb' s'o•`CT_T�+1'l6 ���` Q p p6 f / "Or ,ter \I\ l�y�j \, o•�s 1'z o 0 S.....,4.---.1.•"141411111116, cu . �/��\ ,„.. • 4,144) - ` �� I. 5 J 21.1]•11 s' -- � �+ /}'`' \.441fM ` ,. /�, :5'2p•20•Ib .. '/ 0 1 •Ad .I� �� r .�t�►1\ T�L1%��T� � !ow/ e � r.w;. � 'ap�p•.��Od F, ?�`'"�1\ t ��y /14*--. .1. 41§, .ems [`voiAa- at`\�✓� \1.41(' 00/441,04 E�, ��p/i S • s•22 3 ` � ','�.or r 1'w, /�4�`1 No OA \\' �,� / , �:�� IpAlti •]5.36�r '. $--410( 40 .. VON t,\ r 4,-- Cr tj 1, i /1ilit\s:)1 11 �((1(I n ��tL ! ...,, ,p, - .t-11‘,\. .,, 6,14,44',,..s.. „(.40;.: Vl :?i lii ',!av I�jilkiiiern�r/•,.rildit ir.O.;,aitr �)0,1s ,�I •� � �� `�-1�jj�:1�E��.il�li��f:��r ►iii'� (��j► l�i�C�i� H (,�_ a �I 'eldm•il �i 06 o ��rl �`'l {�1 ling P CI - 'ilii . [.1 1 0 C) p ° ° w Nantucket\ ., ..• •0., Sound al .I Man = Wa �,•� Typ.B Bdra LUMINAIRE SCHEDULE Syr*. LIMI Ory CANON H!sl , D..111FIMn Lamp EM Lima LEE 24404Typo Ay.AA ••' itio, . FN20250NM00 ElSW15UE MUNIG1 ONE 250.W210CLEl31 f- •. r ,"t� A-0 20 OCF 50.7 LESS FIAT LVtOFF E013 M010L NA:C>E, Y035 DC B 7W00 100 2,1 / ' 1FL1NI0%MA% ARCHIIEC1SSOL HOR2CNI,L30G NTENSIN U��Lpp,31NAFEWIIHXgR7 R2N]- ;...t7••;••,.; \µ - MOOVLSERIIGLLHEFIECTOR,CIEAR - •, .j min 4 FLAT CLASS LENG _-•-1 ••>< , ZERO ABOVE 00 . yy B 0.31W 5 EYM25WN00 full pp5¢�SpWATLC�E/� ,0 • ' GGF 8fYeC Ml CUTOFF 11001 07472 3-OS , EN3.O0ppN 20000 100 550 • LEBS MAMA'. ARGI IIECTU 033 HORMCNiAL OOs MOO 3-0 6 �1 1 ,' STATISTICS ~ if INTEN811V LUAmAI W11H G1Y BL R45CNi 1 MWEVERT'REFLELTORCLE DECREE&FO FLAi(O.SSLE1 EI E F .. 'I, •i 0..0•Man ORMAN A'Y Mu 6GI mama I I AR'Un J EY]525W YOG EWOTgl1E MLO4EH ONE 250 WATTGLEAV Campy r 6011 1.610 IOM 1.5.1 II0. r AJ 6 QIES 450. fULICIITOFF 11023 METAL HALIDE. EM2544011 20000 100 275 - • map,IOM. 1011 ECIIIppTAE H00.MCNipl POG M043CN$ CORA Coull{ard 1 3710 7.510 1.0/0 73:1 3.7'.1 1.1kf WIEN511, LUMINA6TEWITH SRI BC M60.N. AOOYE VERIICK REFLEGT/%L CLEAR 1010 1610 0110 1601 :201 IVO1.8F60 Eli= - DEC S.N0 s • 1210 1110 05/1 061 34.1 ZERO ABOVE 00 THN A3-11Y • SVC H TEBTEOWM TWELVE} P40200 Ai + 3.410 7.710 04fa 10.3:1 10:1 - B 31 NTL013�1E55 CUTOEE LENS((SEED LWDs 91LEEON III VMIIE Ni l0121.L 080 100 30 W10fNA CCL.U6414 LE03GILENAME p0p7L7 W1111 ALUMINA L0.lA2N WNH TWA O tel 2710 p710 0310 ffiJ.1 p.01 EM 1770E YEO 3L610TI01.E YL54C41 macaw 2010 7403 0IN 7001 2001 . C 13 OCE6RISL- f1ALGUTOFE E017YETAEHALOE EY1717566 1000 100 e0 LE66 111.411 1014 ARCHITECTURAL HORIZONTAL POG MEO OCF SR MAX VVNIE Vc LUMINAIRE WITH SFYfA: FeC loi AEI :, _ \ Ap(BEOEBo,F�IAT WEAN' \ \1 DECREE AfO ZEROA�YE 00 ■ 0 33 MH DOWWNLICA1.1 FORMED lNpqR_SP CAE OS WEENY IOp 70W 4000 100 Se SPELCEUCARp%L4464LN .415040 LUMENS 1.111 Mt tl.AS4ENOC:09UliE Full Cutoff v ---J JACKET RESORTS - RED JACKET BEACH CONCEPTUAL SITE LIGHTING PLAN "B" C-4 r-J Yarmouth, MA itiI 22.2010 DESf1HPT1LW .1 .10,0/.000.. 7HAMIG Qc CLW .¢ •1A'OrS The proles!conternplotes the reamed of the Wein,'resat Madre and constructing o new or. Chock damn and at fonts barriers Wall bo Inspected Mm.dafdy after As hdlmfad in the.mqun.of Molar M.N.the rlst prosaoflm and sat fence.-hap be 0,000.d resort with oasodald oment/ae on a 6.5 sons!/-parcel .Mn roh/dl ond of/root dolly during prolonged mishit They Mali b. prim to oanmenchg ay dsmhg or oradNg of the alfa Shuttered controls Wall be hetale0 /.Pored/f Mrs re Ooy signs of erosion or sedimentollan boner them. concurrently with the applicable act fp Ar..shee construction ocUNty tempar9y PR04ECT NAPE AHO LOCA RQN Any ravine rgaare droll be mad Immediatelyere AMT.If the Wgrof cafor more ho mors than few.ono(21)daft eaten,9 WA o temporary y seand mulch AREA pc undercutting at Orr center or the atm or kNOowdbp of laps w.Ywm. Werth fourteen(I4)dap of fin last aereft int CMb ccwf oolks,at6Nty comes ECSAN1f1BPAT Red.visions Romeo of rooter boa.Mem,marten(Menem Wall ea related Wrh 0 l.nporry prmaent/ly h on arm oaf Maes and any eafn/d&M.R be rMO.. COVSM00000/ '41111,',....„, a■ rrww LAMM- N41'.11'15' dse0k 0001 prmonnt measure.an established AR ore,/Wal be stabilred within 72 nous. OR ANY \\' VJ South Shore O-M eONC/R)OE IVO'1.114" of achieving Offish grade. OLSII/RBfJ) 11 SUPPORT POLE rT, South Y fie,Mawdnisete a Should the abrk n set fence r Mtn barrier doom..a become AREA fD BE G Ineffective prior la fin ond of Ino..pest.mob.life and the barrier nevi WA.£IE D/SPgCA/ STABCIZEO A Sfomswolr Pdiutenera P Prevention salon Won(red der the ret the renis ntaety a Mr CPA b necesma'x Ms fabrk Wap M/goleced promptly. :pi' ) \\\\ omefrvcfkn Genera SII Permit wd M rewired bo Me no...rsra pr of this Sita Ina contractor A WASTE MATERIALS AREA AM !� \ II •npWm !hg fin 511PPP eel dao ulcus fie.beef ..,y al pract/tm wVnd Ars an ar free t. Sedinentmos deafen sadd bo removed after mach slam avant(I/ they moat II hIAM \\ cQL2E n. be M.&m why dpes/ta roach approximately one thud(f/J)M.h.lr/f AO rate moria won be ca/ecld and its WI b severely odd/.sept les. All NA 7f.RAL o/Mo bomw. froW and constructionconetructlan materials hon/tin bo ed era!/.dpelfd Ina dmpsM. , Eff' • „\ m y,,j., n4 CRS0 Ries exlathg alfa H a swap.eorm.nerc.4 leen d My mdimnt dapodn rem0hhp h Fats aftr Ms ape fen.or Mrr nprdhp the c erred procedure for waste.lporoh by71 per 1000 7.AN porrannet ell be hshucf. I y H< r border b no loner rewired shah be deed to conform WM Me O 111›,;,,,':',,i'.-" eslsrhg rode Ma..and...dad B NAZAR000S WASTE 72' SEDIMENT CONTROL FARING L. NULC/tlNG Ad 000ar1cos waste materials win M II'. Me entire lot win be rdewloped. f. Timing erased of a the manner nstruct by!Meat a MEAN M order far mulch to 0. Ihe11w,It mon be h pato prior I.major Stam ,rote regulation tie a be the mawacfurr. Slh hereon."Of ba instruct.N Meer SELM)P]JCE!Ac'MAJOR AC7arlflES Proetkw 6e.M.NiprhfndnG FRONT VIF,�yr 14 venin Mom or.M(2)flee.of standards which Woe b,and to eons I SEE TEN ANDI CONTROL MOTES FOR YA7EfpS 1. had Iemp eery erosion control h/01 protection and at fares,cone/fat 0/000/red whmcea °d1 G SANITARY IG.SIE INSTALLATION MAYliENANCE REQUIREMENTS. O 2. Construct lepurory Paha.heaters:Wading detention pond aid nodes prior f0 rough noa Apply mWch P to to one alarm..ant.If til M necwaay l0 bandy monitor mother a dl by[footman,the Notional Mather AA snit grpiho the site o con x g sanitary won Of/t aoextd from theem nt con moa o mhhnum a,n.p.' SILT FENCE .1 Construct new buadinutilities and parking fields. Seth.M curve.to now dreaga0 t wamhv of significant./oN 0 awl bypanned sanitary r r contractor. x p ° e. nee Wain rIMN o ran. rid rhe time d an a ry won a management 41 .1 Won all emstruetim activity le samples and alto H oo.d.d remove oft Requ tram 74 to 21 mgrs l oIt P p-'/ eV Hasse and sediment that hon been trapped by them dNcax torn. do.of Nx.0/0 n area then IergN of floe NOT TO SCALE 'o7001 Nth elf.moans. INofpeAad i/Ognnt Woe bo 0..e 7. 90//1 ERErflNTTdI emirate the hemeelm at ate conditions(sal r diralta seems of Am extent of 4001 old cs on 00 0y to emelt/1. .sources eta)ond A. MAIENIAL MANAGEMENT PRACRLES M our shall be ro0/0/.1d etob/e of are of My hallowing hos Marred elm potent.inpoot of erosion on OMMnt mem to Moana on I. Bone came growls haw been heath.in oreoa to be povd appropriate rine restriction. the following oro the 100107.monopamarl/actions thof and be used to reduce the 2. A minimum of 65Z emote.growth has been,,0/00establish. 2 Application Rota riecoo of*as re other otceenfd npoere of motors and ev stances Wringal S A minimum of 3'of non-waster motor.such old stone w rcl-rap hon boon N,aged or 1 P Woo be appRd area roes of batsmen 1.5 a 2 oma pm am m TOO to cnWructin to storm...mnorh A Erosion canal Parkefs how bear properly head Intl pounds per 7000%wore Mee. (Z7 Good Hwaekeprgr B^+Tpu+l .1 k. ..II...s .h I s . I.. '/1, 0,,1.4. I 0:10'Oh 1 d.M0Nt tor Nhfer Mulch APPkstaMen n mulch le applied to provide 71/10 SEDIMENT C(7N0R/'A ou X protection r enter(past the prowR hp seaman) Wolf be at a rob of 6,000 Me fd/awkp o000 hwsM'sph9 practicer win be followed an site 010,p Ins r pounds of hoy r r straw poma A lack/Re.may b.odd.10 Ms mad.. cn0W000,project rwh� A GENERAL M effort dl ba mods to atom only sufficient amounts of proal..to do MB 4. la.70,0 ce As marl.must be inspected p1/n, 000 N b.000fa after o y u Rae.are the general i pectrm ond maintenance practices that MI be rad fa ren hsfama to check for e.7/Notion. If km Mon B0.(of the sea names..ire ko' 50'MINIMUM. Mpemae the plan. cow.by mulch.addlrknd mulch Moe be immediately applied M All materna afar.d on site era be shed Mneaorderlya neat orderly manner h theirtheiro Thy smallest practical portion or the she we/bo denuded at one Otho a Exc0Wm Matting E Walm Marehg Wail N.red M pica of mulch on d! prop.,(Wand if p.00/.)containers n0,B 000.0/70 under o roof m Other 'i dope..toper than J'r. nkoerr.a rola o AA control measures ell 0.Inspectd of lame ono each rook ond following my.term.1.71 of 1/)h00 or greater. O. TEMPORARY GRASS COM? o Mmufacfurri 0Oamm�d7kn,for POPO,m.and WM..,oat Os Ia.ed -T--"N‘••///f. o Al mrowr.e win M mahloM.N pond waking order,N o npMr b nese,y 1. SerWd Hgaratkw o Me site evporktndnt wit inspect dopy to nun proper use sod disked of �\/q°1 R.Al M k/fald e/lhh 24 faun o/npoW Apply A.(.q Mt that 1010 oI 600 pounds per ams al 10-ro-I0. Appy mptorio. onoottc // CA",fe c lMadae(equfro'nt ro 50 amnia edam plus mogneevm WM)ata rate cakxala �(/' nal aRll£tYOitl ee.� pnouxr o USd1 0 aedirnnt els M .hon at fence r cheek dans aha if of Moo(J)tone per pore. 0 &Peewe M not be odd with ons another unless rorommoded by the //'° sen hm rmn.are third Me hdghl of Ms tome r dr.h. 2 Seeding mnufoclvrr. s/ /1i: .f: a Ufaha wind p0 prop of O rare of 40 as/ .Y/!, ::r2 yC o Al d'.ralan dares.6/be inspected and any breathe.promptly repaired o 0.0.r posse.ad of o pocket sal be used op before dimming of Iho •• • f d b. Mier.the roll hon ben cormoctd by construction prafion0 loosen confab.'. o Temporary,seeing and planner win 6.Ne.ctd for bre pot.memo.and oat to a depth of ewe(2)inch.bears pol>In9 feat.,lime and mbedrhy growth. seed Hazardous Produces PLAN VIEW108 a A maintenance hpeclan 0pmt.el be mod eller each Mspaat/on. c Apply 3.0./Mm/ byhand memo ashen a h almeed.(dory Re faker;r P Procfkp rel M used to reduce the risks osaadafd nth hazardous o A rprwrrfof/w of fin owner,.0/M able la inspections, *miming seed and/Omit/). Hkfroweoo x eakde MANN mike,may moter.a 10'WARN ^0.' romans/bre be left on moa aur/ace. See tie rata must bo haws.tO.f.fen DCVO me Menace and repair ocfiralae,and Meg out the impaction and mentonse report hybeeeeding a Products eR be kept In flier o AA ase.Woe be stabile.Wan 72 hours of adhleW,g!Mesh grad aaNd cmlaNaa unfees they ws not.wvedabfa ..• e' • ....Z•• P,Mc[It7/! .1 Mohtw,ance 0 dgha.labels and moew/d son.deo.a be reel.for important produce Cr Sl B. FILTERS Temporary meetings Mon be prkaod/y Mapserd. Al a minimum 95[o1 the Nb.nolin. • e .' S' '6' ', •' er � '7,/' Y ''° N 000 aurfow war.be cowed by seq.tnflon. If my eNdnce of rowan or f. Set Fsoe sedimentationis apparent repo.Wog be nod and oar temporary o Supius product toot muff M disposedr of we/b,d/aoded accr0ng to tin MLR FM. J a slnrnWk niter lark Won 600 0 ./vine.We.f or nre.e.n1 and h me hr (mu/M.Mier barbs,cheat lama,410,/ mnu/xrufrt/xMmndd method of Mooed. PROFU F ;� M and Wdl be cW p p1ocgdon I nylon,pews.or R . !* yin ped by the monuberur.'r,empdk.on con/amrg 10 E. Pf0/MANENr SEEDING F. CROWN CONIOIE NEWS MR MA7ERIAl.0.STA0LA RW M®IIAITITEN N RLQ',IPiCY 74TS ..� r�yYemnfs: Tarr rtpurMmn plane lar permanent s..dhB.R M.Md on the that/ondcpa B TM Tip X01.7 n&pt pro0tkw eh iso famed on dta PuskMeria, Efficiency Toe-31 Rost mnhwm Pans ad wed be ansate.wan Cope Cod faemleWon Standards. E TO 6E IIS7AIEm AT FAO!PONT OF MESS!AMI THE ROW AREA AS AELLSSrIRY. Iwo.Strength of VIM-52 Extro strength Petroleum Products STABILIZED CONSTRUCTION ENTRANCE H J z0><Moahnwn E70.97*n• 50 ro/)k h(ash) AA on Wr.MM.,sa1 by monitored for ea.mrd/.tela „�,A Standard 50..9.1 mohtnan.to reduce leaf PWrdeon products.0/Os d h tightly sada NOT ro ``,,ii Fla.Roleso /fie h(mks) VN-5e. 0.3 / h(min) F. 570.11 LWAif INLET PROTECTION (needed) contains.Wkh oro tNaty 1./d. My 0090de based au0ftonc..used urn will °'n/ 1. Straw/Hoy ads w.1 Structure be opal!.cocrdNg fa the mnulxhr✓.r.rmmmend0tfa. • Requi m0Ite rade...by 50 plant offer eh(6)maths of hefdlalon. a hat protections..be either ars bound or Wing ted with MI badh0e Mont. Ertel //�,s Synths,.filter Nano Moll contain ultraviolet coy inhibitors and s7GLYers to pond,a around the Wes'other Mal over n0 under Me bd. V minimum of We(6)months of wooled mato construction Ws ar 0 temp..,fon. Fertplen urea ail be pp/d wily h the mhhwm n Oaf.by the 2 d 0 dog/..F to TM O.rwa F. a rdse 10.ttl. 0 be paced legb1e.h a ahgfs row aurremding the Wet, app .VOerun to ...M... Pace fed frKur eel be war*.h!0 Me sea to lice. with th.n.of rep she IVO protseknamsed togethr, sfnrn erne/. Stange0,0770 wd bar h o cowl rid or..coned bairn TM cant tO of Ce b. Me height O/a p1 ion.WWI mol eanevd Mxfy-sb'(J6)Nine. my patMy used bogs of/nitre.vel b.lneened to a sociable Wasik Oh to avoid ILI Me lam bawler Wolf be entrench.ond bockAled. A Vora seno be excavated mils The Polar fabric Wall be purchased k wo • a canthu . a rod t to the length of tho a d the inlet the WM of bate la o minimum / .minimum depth of (4)In. After Paints. W bar.to aped the me of,nett.. Wen/arts on,...ors lam doth drat be Iia...t prol,tianore sfoksd,Ma.scvwtd salt endl be boakMld and •Z' Z V Al meal s vel be tightly eale0 and stored Won not rewired bora Eons.op.0 to.thr only or support pest,e'en a mhhwm Na(6)hon overlap,old tompoeled mane Ms Ates baric. tB. 1 r '.sole aedd point min not be 0 Adhagod to the/lam nor sten bat.AI ho amused of rt fV1. 0. Each boa nen'be seemly minor.and hen M pix.bye/set two(2) nxerdhg to mnuadurrl Rienelans r etas and/our r.gdotbna Mgr y . 2 '+1 d Pan shod 6e a/0 he a moaner,(m of fn(10)(.1 opal at the ban. 9th!.and stakes r mbar.anon through the bole. Z w 4 early into he grond(o,poo O/16 hche) Mien extra 7,07,th;MOM I. 00.4 Wthwt Ms are.PP.Ince,pool*Melo Wb not exceed 6 feet, a Lapp a row/h0y Wb'De wedged bearer hat rolectionte prevent motor from Canons.7rvcrw a Parte/o-.17 Mew soil be ether 4-1000 drmetr roof r 1.33 pound per/her rote.,0p 0.1.aa Gobs. con .oret hno .w dean Q win out foot Wed with a minimum km.o15 ML Roof pen Wog Mw ro)0laps for I. AA.Godo/.W0ul0 M heated Utter awy,0Naform we r00rr mod.a containave an We on swam`mien a cum span.mfr h a Mewing ere to them. nt eSSOfy /, Mar.Mtn r.Marasenret for at fern.using errand:.strength Mfr doth Wall be o Sediment AN----." minimum of 42 Inch.o k height o minimum of 14 Bong,and War how o m0Wmm g no..0, Would M/.mead hon the dvims alder the sediment hon reached o C. SPILL CONTROL7000PRACTICES mesh.00,09 of 6 Inches maximum of ono-third Ms dpth of eM trop. M adefan to good homecoming aW molar.management eek..based M Me h. Inst peoteclle0 Wa8d b0/.mead nd she area repaired as pan as 700 *atlas the InO.hq practice.win M follow.fa-ape/prevention and \•` deems g A hitch flag M...voted pp op.00. Tour(4)Mae,eras she tom(4)Inches contributing nano.ma to the Met Ms ben corm... heard. Map along Me bre of posts and metope horn rM bona. ' 0 Monufociwri reeammndd 0,01110011 for pa/Nom*NA,be dein and We W lal be mods acme of the Y /00, w N. Man standard erre oth l/er fabric H al fa used a wire mash appal Wong M hfwmaf 0 cleanup supplier procedures,and Me locution of Ina las..early to M°plopo aid of the posts mew homy duty etre sloped at /root one(I)0700 Iona.V.are or hog rings. IM are dray arena.maw than .16 hcYe,above the MOO round o ammo 0./I. f nr rnent ,4 p.dee a .R by k but N rho mnifed brooms aa Wm ENiAmnt and mondial.sal seen/Duf not be knifed od fo 0 Me"standard strrngfh'Alter fabric ahoIl be sloped a wind to Me Irk and eight brown.dustpanstt mea toga ,ee,.gogans kitty litter,end 1000001 ad • (6)harm of M.fabric Wdl bs extended kW the beth. The aeric sal/not Pfwrk m metal trash cantahw*edrkoey Mr We prPMe.. extend mate than 30 1.00..above M,Wand round wave. flier/060/0 shop not 0 AN pins eR be dam.up rrnedlot&Wy after discowla r-y M stop.te Wel.urs. l inn Mbo strength (0mad.ar . gth 6rk and doer post pae used see e mere o M.*pH ono.B b.kept w t nliotd w and pe .4/nnol mos appropr/f. I- Nippon/en.may be canine.. in such o cam M./llr/bulb H ahead or.fed away to the pets with all other proNskn0 of!tin(/)pp//Ng protect.cbthhq to prevent Miry ham confect Wth a hmadws wart... k M.brach Wap be boolrMd are ries moa compacted our Me Mfr A>brk. O $unto of funk w h0rwdove mania!MIM/.pore.to!hon appropriator.101.r N loco;goemmnt°Imam'marlins of the elm L sit forma Wer b.0.0,1.4 Wen they ho..,roe their me.prpora but not o Me*M prow/Anon pan .a b•pilot.to hard.measure.to prevent this l \�1 Mino e Me up ps areas has n bePrmonn07 stabilised two of mai horn recurring and hoe to amnia Mpream N/1 r.eA V_V] 2. Semen.of M,r.afan deoenptbn of the mgr;he 00 0n and Oho cleanup mroavres min be hduded 5'edhent barters shoe 6e het..price to one era ratwbm.of the canheufha*00.0,ors,Wow Mem. o Mo Wre wprNtnent noonselo fon cloy-lo-doy Wa operations nil M fbs pin proentkn and cleanup coordinator. D �_tJACKET RESORTS - RED ACKET BEACHTYPICALDETAILSHEET " - J CONCEPT B C Yarmouth, MA JULY 16,201(} 4.7? 4'WIDE PAINTED WHITE LINES(TYPICAL) I FNGTH• AS REQUIRED CURB ' I 6•DIA. STEEL PIPE, 6'LONG I yFIGHT PFR I NEAR FOOT: 2.50 LBS(MIN.) LINE (18.97,E/f.., 6.625"0.0.) L -� I H01 ES. 3/8" DIAMETER, 1'C-C FULL LENGTH FILLED WITH CONCRETE PAINTED • STEEL. SHALL CONFORM TO ASTM A-499(GRADE 60)OR t j W/PRIMER AND YELLOW PAINT �. ASSTM A-578(GRADE 1070 - 1080) Cn CONSTRUMOUNTEDCONRPOST '!-O( ') Y— MEDIU1:. SHALL BE PAINTED WITH TWO COATS OF AN APPROVED 4,111 _ •_ MEDIUM GREEN y Mill PAVEMENT BAKED ON OR AIR DRIED.PLANT OF WEATHER RESISTANT F. A ii 4 4•W� ��T PAINTED QUALITY. ALL FABRICATION SHALL BE COMPLETE BEFORE '' OI (.Vtiiiimiona.," WHfTPAINTEDE N£5 ` !BLAND(TVP) 7•MIN, PAINTING. -+{ yF.- (TIP) I I 1-1/4• 4 6' . �� T .194' r14O �� RR I T ,• i-9�B' ' U A N "'di 221;iO' - J' RAS IA r' 3000 pal CONCRETE • .. .... . . W LEDGE DRILL s mWr 70 A MN Or 2'FOOTING �/-�yy 22.3°\ B,_6, B,-6, �.I(. •WI r r 90'CUT OPIRN ^ 'HANDICAP SPACE—I— I r-Y 4Lir( 't�3 POST HEIGHT NOTE I--1 NOTE SYMBOL TO BE PAINTED IN ALL NOTE 10• W 4. 4r_r ALL SIGNS TO BE INSTALLED AS INDICATED ALL PAINT SHALL BE FAST DRYING TRAFFIC PAINT, MEETING THE CENTER TO CENTER , r W HANDICAPPED SPACESr.r8F1. IN THE MANUAL ON UNIFORM TRAFFIC CONTROL REQUIREMENTS OF ASSNTO 14248-TYPE F. PAINT SHALL BE TYPICAL SPACE r PAINTED APPLIED AS SPECIFIED BY MANUFACTURER. K.r T., DEVICES,LATEST EDITION. HANDICAP SYMBOL HANDICAP PARKING STALL SINGLE STRIPED f21 Nor NOT TO SCALE ro sour PARKING STALL 6" SERVICE """°"° / ' ONE ENTER DO NOT NOT TEE SCALE VEHICLES qSTOP war ONLY 4 ONLY `V/ \ j ENTER 1 E—i 2•DIA GALVANIZED IROV RPE 72'x IB" R7-80 rA BOLLARD DETAIL 12'K l8" RI-I R6-2 'a ,re 6X6-W1.9562.9 W.W.F. 1x3 VERTICAL FACE BOARDSR5-1 4000 PS CONCRETE WITH (ID BE NAILED TO RAILS) NOT 70 SCALE 30-x 30' 16•r 24' 30"x 30" 4X 70 78 AIR ENTRAINMENT 2'dA CALEANH2ED IRON PIPE GALVANIZED (J PIPES PER 8'SECTION) BRACKET TO HOLD �" 2'DIA.RPE SIGN LEGEND & SIGN POST I..LI.I ■I .Id I NOT TO SCALE 6' �w tv a, t•4a 404' 5'MAX. Min imi S.••T!r••1!.•af.•4••1e.••G•• 2.4 RAILS TVP. d 111 ': ::.: ry:;:.:. ;, :, :;::,..' a 11111 II 8'SECTIONS ) ii`��i``�i``.i`:i��.i``�i``o`�i``�i`.�i``�i`./i��`.>i`>i``�i`��i`�ii`„„/`.o/`.�i`;�i,�4 1F 1■■RU I - :¢CTTnvB-B B1'1'1 B II Ir-i TOLLED O4 SAW CUT COMPACTED CRUSHED I.L.I.. .I r1L L:LNIRACnLN JOINTS 9 _ Hill AT 10'-0.0.0 EACH WAY HEAVY MY PAVEMENT sECnGW __ i-___ __ PAVEMENT SECTION cr n HEAW DUTY CONCRETE PAD DETAIL I--,W •••• ” "`°""_"-" -- - U ..CONCRETE EDDYING .^1,, NOT TO SCALE "' �1./ , 111 FI EVA 77014 SFCTIfLN A-A r J ILL�J, DUMPSTER ENCLOSURE (STOCKADE FENCE)(TYPICAL) NOT TO SCALE CD BOND CROWD RCD TV LENT STANDARD Z ANO EACH RACEWAY MLN/901 TM Ot 1'HOT BITUMINOUS =, \ `\\ 81ST 705fF/A POLE MANUFACTURER BASE CO ~ W FOuR PI ANCHOR BEATS NTH 4'HOOK. ITU STEM THREADS SEEING POLE • PAYMENT GROUT V AFTER P(Af IS SLIT AND PLUMBED. ANCHOR 0005 I' 2 Popp s1EEL I� V NEARING COURSE ,^��;^� . if.�i,3-•rt;�., �,,�-�,'.. 70 PEKE (4 REM PLAIN WASHERS a '.�>r,-1.15.-...-1....^:•'1•1-•.: w'� ?>:'"�Y-�'..?:'.,r.".:.c LO'dI1'Rr'BASL 9Tlx !.-1;•:< • ;.: ..ti HOFFMAN/12108CSC L Il ( ) J 7'HOS CO PAUNCHY' ..y, _ -: ;44:0, , itiamlin 7'- BAY PLATE 4 Rfob. Z LU PAKMPl7 •> 5• rn: 1i�11'..,, "'T-'.-0.:.•.....;: " ISI .;i.`k• ,F`zI1'�`:.::.J:.::.\�.r„•,.Y 1: ;Its. 9/9 BARS FINISH GRADE 01120 STEEL C9VOLVT-fXIDNO IFI N r•CRUSHED GRAVEL '• 6 LII II -- • ••�•'''''�.':�:: .i CURB MN.10'-0'WT 0r PIER.USE 22 • ! '. �.'+ (TVP] STFII ro PIC CQNNEC7LW DRN In=1 II�I11 'iii IT=111�l Ili 6 ��\. • • '• •'1.• .r E � RUN PYC ro r72,0 10''0 I-II-11- O�II :1=11=11=11-_' �f `�� �•,��.�.V\•�'V"V1 30' NEXT POUR. -...1151ION ,,,'.-tm '� `\�4 HAW WA-94975 (4 REM) r'awYn. •�'/�'v'KN.:...L.v, PLAN (SIDEWALK) sprmwc 40 PIs' v. a _ COMPACTED 5)8011DE FILLED W17H SEALANT RIOO 51EII II —_ (STREP LOAM AND CREMES) 1/8"xl'DEEP FILLED WITH SEALANT H9®STm EZ90W �I, o GROUT AFTER DONT WITH 1/4•RADII I/4•RADII (SEE 97E PLAN FOR 9N) POW IS SET =NO+F11 1/4'TO 1/2' FOIJNOA ,,LEL BOLT V7Ety AND NOTE. HEX NUTS(4 REDD.) I. SEE SITE PLAN FOR PAVEMENT WWII AND LOCATION. �' r MBA COPPER CIAO STEEL BELOW 2 SOY GRAONG DRAINAGE AND 000.900 CONTROL PLAN FON PAIEUENT SLOPE AND GROUND BOTICM!•SF TIERLIM S/9'/LR N0L7 ROD pros-SLOPE. F17EMOLDED RlLYD STEEL CONOIRLMD 7- 144i1211) tiS COFOYMS TO DfE TOWN O"YARMWNH,MA,'RULES AND 1E1:WOWS FILLER R TIES AT 12'0V ANTER �I SEE9 TAMER FKOUMED •P CTION ;�W„SION O ON AM E)AMENACING DER r.1 NOIRMew lz CONTROL JOINT AI + ISOLATION JOINT B k 2 MIN �• 1 CI FILLED WITH SEALANT BILLIES _ TYPICAL PARKING PAVEMENT SECTION IIB x, DEEP HAND TOOLED N 2 NOT TO SCALE JOINT WIN 1/4"RADII ,N 1.Parems( 7O BE 4000 P9 E AM #6 REBAR 0 12'O.C. PLAN MEIN CONSTRUCTION JOINT LIGHT POLE BASE L----. p NOT TO SCALE CONCRETE SIDEWALK DETAIL NOT TO SCALE r ' 1 JACKET RESORTS - RED JACKET BEACH TYPICAL DETAIL SHEET CONCEPT "B" C-6 Yarmouth, MA JULY 16,2010 ACCESS DRIVE YARMOUTH ERE DEPARTMENT. STANDARD PAVEMENT PERVIOUS CONCRETE WIDENED OR 5 SEE PLAN) J'3 RECONSTRUCTED PAYT AREAS — I'HOT BITWWNOUS 6'PERNO/S CITE HYDRANT — IIEAR/NG COURSE (.SEE NOTE J) 6u Y HOT&IWLAYO S �I 11 °O7ARSE' 1 II J•f - ��%���s� !i:lEi1lEi1'!I 1i11�i�l�i1lEil��Ih!ul�i; Al STONE 1,6'EMT. A0 �gi r i Oifl !.fi Iii 1/2...:•,;;;:: �\(.d`. . EN CLI rd SAND .R1114ii :- (SiR/P ..It',:,..11. c �J�'t:L~.Y TI;°`.4.�. ^I�' = .'.lo._:4:•. :.•T•h'.:',':' f . E R APA/N RWG 6'CRUSHED CRALE7. .. 'NI;'.: •I 'yt:";... .1 . r V MDH SPEC rTYYW" •'lYY,''''!: .: F'^ �.b .I:n1;.:t'.ir� ):..i'Ati!bl.R \�`, •LOAM ANO DRUMM p.1 CONON FAL i• . z CRUSHED STONE THRUST BLOCK E- 1. 1. SEE STU PLAN AE LOCATION LL PER NE/S DONO E PEN AC WIN AND LOCATION.AS NOTES ZLS J PLACEMENT MPERNO(15 SHALL NOT D STORED ON ITC STALLS PAMOMTDREIENT OR BASE MATERDESIGN'.EN J CRUSHED Cr PERNOUS m DRAWL AAD BASE Y GRA IEE SHALL BE YONLOICON BY Y DESIGN 510 ER 1) OF TO T INSTALLATION&OPEAAARY To CLYIfILSAr TO RELI/LAI7LlW5 l TAIlSIED STp/E,BANK RIM DRAWL Q OPV5/6:D QfA VEE YA)JRIALS SHALL CONFORM YON WA 510.SPCC (Y TOW OF YARYQUM FIRE DEPAROIfHT. PPYMIWTR CONFRF F C/XLRIgM&w NOn'S 2) HYDRANT SHALL BE CAN DARLING 8-62-8 OR 1EIKLIER 7. PREPARATION OF THE PERMS PAVEMENT AREAS PLACEMENT OF THE BASE MATERIALS AND FERROUS CENTURION COLOR YELLOW CONCRETE SHALL BE WITNESSED ON THE DESIGN ENGINEER 2 PERMOU5 CONCRETE SHALL BE PREPARED.PLACID ANO MEWED IN ACCORDANCE MIN ACI STANDARD 5221-09 -s�noffP HLP TA As STANDARDS J 1c TEATSEWSTH REDIORAIN -Br Meet FIRE HYDRANT DETAIL COMPA/ES LIR APPROVED EQUAL.89 CALEF RO.MAN7MSIER.NH(603)B23-4373 (M1L.) 4. PERVIOUS CONCRETE SHALL BE A WINMUY A1-6'THICK.. S PERVIOUS CONCRETE SHALL BE PLACED BY AN EXPERIENCED INSTALLER CERTIFIED BY THE NORTHERN NEW ENGLAND CONCRETE PROMOTION ASSOCIATION(MYECPA)ANO THE NATIONAL READY Mix CONCRETE ASSOCIATION (NRYCA). ACCESS DRIVE & SIDEWALK PAVEMENT SECTION DETAIL NOT TO SCALE Ge Z a CtJ --14 NL) 72' q T2• S TRAVEL LANE TRAWL LANE PERNO/SCOICRETE 2'MIN SNOlttBER— -- PIPGPO.SED FINISH GRADE BAS'IWG GRADE-\ I 2 -P2:%.,...._: //VAT— W W = aR -4 — _— -'FREAK 1173 SY:fEY /� V I - ✓�� \V� r . V VV J = wa TCP K SUS 5,51Ek ILL. �/ DE111v1.1QSk _ r 'moi rp�yyRµ�I'j�'1�ry�(r� r►r v II ' ('N_�' SEE STANDARD RCWDAAY '"�•" -_ r :)� PALO[NT OETAK \ • I (m� SCT/Cl SAS 5151CM ` fl7NATCA.E yE SEW'AES (DOPJNSLNS 145'L A 85 w 0 2.D) g II +! ESSNALLO NUUNSD COWNONAIO ELLYATAN.7.12 NOTE: I. SEE SW STANDARD ROADWAY PAIOIEI/T DETAIL FOR ADpnOw WFTRMA RLw. LSNwILD TUI(ACVONAAR "I TYPICAL ACCESS DRIVE WITH _ `LW IN ` �) OW -SSE 'I- CONCRETE SIDEWALK @ GRADE (v NOT TO SCALE NOTE:THIS SECTION IS FOR REFERENCE ONLY AND IS BASED ON INFORMATION PROVIDE TO US BY OWNER. D TYPICAL SEPTIC SECTION NV 10 SCALE D 11 ACKET RESORTS - RED JACKET BEACH TYPICAL DETAIL SHEET CONCEPT "B" 0 Yarmouth, MA JULY 16 2010 , Landscape Legend I 1 L„,,./.. ./ , Large Deciduous Canopy 4/creernprLounieiewunw • and Street Treesill C1� 4/Cmaea Eastern Rea 1 �V 8/American/tory'm a Wen' Q Medium/Small Accent ------ -- ----- IZ:jfp Flowering Trees .., 6Mo'ms upAbo IOe • CS Evergreen Trees&Accent \Evergreen V Trees for Screening 41 -. a / = �� / Wm + 7/ColumnaHehJuNperCt9 0 O 11Howall's Tigeadl SPm - i .,._. Low Evergreen Ground Cover a / / .e „,/ &Accent/Flowering / 4 # -.., 1,,r-' Evergreen Shrubs-LEGC-X ♦0 i R 41 / (<//// / /� Q rmoweuynwrtona• /. .,"°`141,40*,,,, / a mar ( / A jai 1/20C-1 5 � Low Evergreen Ground Cover. s/Aaaan '" // y! 4606` a� / / �; \ 1, x Accent Evergreens and 3/Agan p E-+ Deciduous Flowering Shrubs -MXD-X r ` ' �?, c / a a \ / }g > 3/HVRvestGold n raa ppae / W y'- yhy roc-u \ / egs i ��roaw \ � ] Perennial Ground Cover Beds-PGC-X j5• mAr W 6/Dark American Arbco/•. � it A ` a q`�Q/� �/ t 14 \ **el \ 6/Can• ` / Evergreen and Deciduous Shrub ` 7 1 "�D 14 q1 ""m-"jnM*, \.-iD Red Cocks' ,/ \ \ Screen with Perennial border-EDS-X t y roc-7 1. 3 co• a := CYy / = "1 J 0 �«�j t RED JACKET ,z. 441-....---,2..,,,,,---- R,,. --pd� 4 (/ / P °' ill 171,/ RESORT HOTEL ..3.1111:4 J14, all �; r..s / �d ,i IS \\114 rG Annual Beds for Seasonal Color AA .4 24'b* 4t7` , f r >>� itedoar �. c `a so. .„_., +>�51 �' ' ` �� AWMpn PIM gPil jopan.»` \� ,-3/winter King vJ ,fy � 71'-�'�3.' M'_ A I..., '�I �' • �►u� nMuwc �� Hc+m+om eta � t�►� �a O. a���� 7 ��� 1 4�J ..._ I/ *P0C-;9?6 ' 3JRegal- wws_mioitar 111044* i� � ��`. to J?/j . Pynce�k sof MXD1a 41 V / H � / 104 .:'' �f5urshurst Locast !if( 7�1 �t �� D,, y►�5; !EtA►`p' .. f e./�y,"� /00 /AfIOM!c wb'tecodor � �0un .7= ` Mr �F31 L;fI" / 4/Leonord Meae'.Magno:a r tit -1f 9/P°ib'°°'t \ ia"""°r'"°°' / fir/ V' Oa - tAo Itlfr �` sort y^ 'f' \411. 2/Kouso Dogwood MDp!e \ OC. / +�%,!l L \ \ is ft,. co--) , -, av Z : (5. ,\ MX13-13 tit 1 At *Ilp % ►(,(,' / Mk/Pool Awa 11 . elk � 4� � •_'.41. ,-... � 7Q Q�`... :. ' �zmn IOC-{ � ID, , lige Wilt�it.7®t`f �`1Ar (494 ______ V i lbw\ F `w.. / J i m GIME 1 IF►- UGC ri' '40 i�tC'1 so..r r i�ls',C.�..�..�.�'hr.� :,.G Ak . — ����� ...., `y 410111!) 4.6 , any �!i�tr`' •� 4,„,,,,,,i,„ rl ; :!. ilf _ S � h _ /yore Dfrive rlOC rlOC•1 TP 1 r I Rip III in ill p izi) c\I________________ , .....,,.....,,,, I / 3/Ca Eastern Rad Cedar �0• EAn l0�'Olt 04 W) _Y 11111 - 3/Amar'con Hoy 1 r Nantucket OUnd 3/A�= anana DI NevR pR FOwe'nD P m '—�-- ' VJapanosa Bock P! 7/rupe o - 3/Looro-d Moue+Mpgnp! 1 it 4/Auuon S4 once Sen/cebeny Gump — �/Hpwo'STgorta`Spar,t Iii dupe3/sunn MLo�sGkAPH[C SCALE /� Z/Paae'bcH Mop'- t0 / IB/Coumnar Hen Juniper ` _/ / 4/B'oodgood London P'onekee— 3/Kouw Dogwood �-�-�/// 1 � / (ix ran) II , RESORTS - RED BEACH LANDSCAPE PLAN " " 'jIITh JACKET JACKETCONCEPT B ,,L-1,1 Yarmouth, MA JULY 16,2010 '� L/{ 1O1e ]� Master Plant Schedule Revised Conceptual Landscape Plan-Legend Plant Schedule ��01111 Re:*re.e4heiree4N.cnienp•dellwr a�a RMbcke.6n.r TotalofallPmoosedPlants nald,a,. wilseseaee.eapwe4M¢. .r—� ar,, .. oar, r ,M ti NW*No'e v-1.30' u...ara.»•n...vaw a.w r " ,m,eao t .ei - • a Snra N Dep I..e4 h.arr ant M 1• ee Ip,.aa 0adeee'aeYNped b.ncnel Flslmr Wan.061.4041.40 ,dap pMleogWr Y^la1 IC•r:6 Trees r,on,o.¢Ion,rN.ab foI„I r,61,p,11rer,a W �UeaMlob+hwlW brurlcreRp hw''''''''b„la.. WM wl0satlaaennwtlba,ale Plat.r.'e 1EF ) S IM. atlgoatl ]Osa ] 986 ^-___.E4 LP,�.a, dm�.a-,.[. '4• ] 66010 - 9Yre u Ono e r r • •_ I •etarlvnr Xe..ore,M.a.l.aea tweet -J•'bla pa,r Def nNrrfi a40aM .n,nraaurl r•...-..4...,•...4. JU r BA 'l� II !1 ru.'a ,4•44•a a/ n;.. -E ah____ _. ,ay.,w.•.,,,araewn voawtr. / vaa..x.nw.um nawMh¢e.l•Itm'.al,ntr l Noarol+a r a s '1141rif J• .e.:c..,e,.,-.� r 1a r _.. a ase. 6-wh a•l.oln ore lla,t,xven a,aaona pace»•r,nrawr. i : . . MAIM Porgy a R.rJ.asakal.,,apanlle Ona. r Medium/Small Accent Flowering frees ! ,,w,.!.,,. art o e xdx 9 u„eliM 14on RG {/ /� _ •eerwiraryean rapamnolMlNMpr,nadp.pr i d NMImO I' b. an rand 4* -- rIlI11 • + �1�/ ^""'mn'na 6'^ro n.de,mwa�,Ib¢Imar aamael•e. �� Wit- / -_--_.. eatv.0 -~ 4 IltveS h,m. 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