HomeMy WebLinkAboutPETITION VCOD 2017-2 DECISION WITH ATTACHMENTS 122917
T O W N O F Y A R M O U T H
1146 ROUTE 28, SOUTH YARMOUTH, MASSACHUSETTS 02664-4492
Telephone (508) 398-2231, Ext. 1276, Fax (508) 398-2365
MEMORANDUM
To: Planning Board
From: Kathy Williams, Town Planner
Date: December 15, 2017
Subject: 1121 Route 28 – VCOD Mixed Use Development
Assessor Map 50, Parcel 108
A. General Description: The applicant is proposing a mixed-use development under Section 414 –
Village Center Overlay District (VCOD) – VC4, to be located at 1121 Route 28. The applicant is
proposing to retain the existing office building on the property, re-configure the parking and Wood
Road access, and add 9 residential units in three buildings with associated utilities and site work
on 1.78 acres (5.1 units/acre). The existing building will remain as office space and the drive-thru
will be enclosed for use as additional office space. The pavement for the drive-thru will be
eliminated and a new access off Wood Road created. The project will also utilize the existing
Route 28 access and provide a total of 27 parking spaces, including two handicap spaces. The
existing on-site septic will remain for use by the office building and a new septic system is
proposed for the nine (9) new residential units. New stormwater management systems will be
provided and water to the new condominiums is proposed to be accessed off Wood Road. The
project is proposed to be constructed in two phases with the condominiums being part of Phase
II. The project is proposing to be developed under the Village Center Overlay District (VCOD),
VC 4, which allows for mixed use with up to 16 units/acre (5.1 units/acre proposed). One unit
needs to be affordable.
B. Process - VCOD Site Plan Review: The Planning Board reviews the project for compliance with
the VCOD Design Standards is Section 414.8. This is not a Special Permit Decision and does
not grant any zoning relief or make any zoning determination. The applicant has the right to
appeal the decision of the Planning Board to the Zoning Board of Appeals. Any zoning relief
required would be done through the Zoning Board of Appeals (ZBA).
Planning
Division
Page 2 of 4
Planning Board
1121 Route 28
December 15, 2017
C. Comments from Other Committees:
1. Site Plan Review (SPR) and Design Review Committee (DRC): Please note that
many of the comments from SPR involve noting other regulations or codes that the
applicant must adhere to and not something that is required by zoning.
a. Building: The Building Commissioner outlined the areas requiring relief including
for the non-conforming location of the existing structure and to condominiumize
the project. Applicant must address all Building Code and AAB regulations.
b. Housing: One of the units needs to be affordable. There are multiple options
outlined for meeting this requirement including a cash payment in lieu of creating
an actual unit.
c. Planning: Edits to the site plans have been made to address most of the SPR
comments including modifications to the pedestrian connectivity; condenser
locations/screening shown; 4’ catch basin sumps; and photometrics. Items
remaining include: relocation of Reserve Area for the septic system outside
required 20’ buffer; supplemental plantings within the center of the development
to compensate for the loss of larger diameter trees; and provisions for future
sewer connection to Route 28 (although most of the route would be under
walkways and vegetated areas).
d. Design Review: For VCOD projects, compliance with the Architectural and Site
Design Standards are mandatory. The DRC noted numerous items where the
standard could be met if the applicant made certain modifications. The applicant
addressed DRC comments regarding building modulation; correction to roofline of
the staircase dormer; and enlarging the dormer over the front entrance.
However, the following items were identified in Design Review as being required
to meet the standards, but were not included on the final architectural plans
submitted to the Planning Board:
Denote on the plans that the columns on the front entrance shall have an
overall 8” square dimension when trimmed out with azek.
Denote on the plans that window trim shall be 1”x4”.
Provide and denote on the plans 1”x8” frieze board.
Note all trim to be azek.
Denote on the plans that window grills shall be 5/8” contoured grill (rather
than flat).
Note on the plans red cedar clapboards stained gray.
Provide a covering over the back door entrance to the two units facing the
parking areas.
Dimensions on the elevations to show height.
e. Engineering: Applicant to verify turning radii; ensure AAB compliance; provide for
adequate snow storage and provide Phase I erosion control measures to protect
natural infiltration area (DA6).
f. Fire Comments: Applicant must address all fire code regulations; turning radii for
fire vehicles; and chemical storage.
g. Health Comments: Applicant must address all Health Department regulations.
Page 3 of 4
Planning Board
1121 Route 28
December 15, 2017
h. Water: Provide proper water/sewer separation; implement backflow preventers
on irrigation system; and consider the addition of a fire hydrant within the
development.
D. Planner Comments: The following is suggested language for consideration by the
Planning Board should the Board wish to vote on this project at the December 20, 2017
meeting. These conditions are intended to address comments from SPR/DRC which were
not incorporated into the drawings:
On a motion by___________, and seconded by__________________, the Planning
Board voted (?-?) that the project at 1121 Route 28 as presented at the Planning Board
meeting of December 20, 2017 and in accordance with the plans and materials
submitted is in compliance with the VCOD Design Standards and is subject to the
following conditions:
1. All materials and finishes as depicted in the enclosed plans, and presented and
approved by the Design Review Committee (DRC) and Site plan Review (SPR)
Team shall be included in the project, including, but not limited to:
a. All sidewalks to be concrete.
b. Retaining wall to be stone faced.
c. Columns on the front entrance shall have an overall 8” square dimension
when trimmed out with azek.
d. Window trim shall be 1”x4”.
e. 1”x8” frieze boards shall be provided.
f. All trim to be azek.
g. Window grills shall be 5/8” contoured grill (rather than flat).
h. Siding to be red cedar clapboards stained gray.
i. Door landings to the two units facing the parking areas shall have a roof or
covering to protect from the elements.
2. Landscaped areas to be irrigated.
3. Septic Reserve Area to be located outside the 20’ buffer area required adjacent to
residential zoning districts.
4. The project is required to have one affordable unit in accordance with Section 412.
5. The site design shall ensure turning movements for fire and emergency vehicles.
6. Phase I erosion control measures shall be provided to protect natural infiltration
area (DA6).
7. A fire hydrant shall be provided within the development.
Page 4 of 4
Planning Board
1121 Route 28
December 15, 2017
Attachments:
VCOD Site Plan Review Application, including: Narrative dated October 5, 2017 and October
17, 2017; and Aerial & Locus Maps
Site Plan Review Comment Sheet dated November 14, 2017
Design Review Committee Comment Sheet dated November 1, 2017
Material Cut Sheets
PLANS:
o Site Plans – All plans entitled “Site Plan of Land of #1121 Route 28 South Yarmouth,
MA - Wood Road Condominiums prepared for Shoestring Properties LP”, prepared by
Down Cape Engineering and dated and stamped December 6, 2017, unless otherwise
noted below:
Sheet 1 of 6 – Layout/Landscape
Sheet 2/6 – Utilities/Grading
Sheet 3/6 – Existing Conditions
Sheet 4/6 – Erosion Control
Sheet 5/6 - Septic Detail Sheet
Sheet 6/6 – Detail Sheet
o Architectural Plans – Existing Building – All plans entitled “Building Plans of #1121
Route 28 South Yarmouth, MA prepared for Shoestring Properties, LLC”, prepared by
Down Cape Engineering, and dated and stamped October 5, 2017:
Existing – East, West and South Elevation
Existing – North Elevation & Floor Plan
Proposed – North Elevation & Floor Plan
Proposed – East, West and South Elevation
o Architectural Plans – Proposed Building – All plans entitled “Proposed Townhouses for
Shoestring Properties LP #1121 Route 28 South Yarmouth Massachusetts”, prepared
by DP Architect, and last revised November 12, 2017:
A-1 – 1st Floor Plans
A-2 – 2nd Floor Plans
A-3 – Exterior Elevations
A-4 – Exterior Elevations
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Sheet 1 of 4Drawing No.Not for ConstructionSheet ContentsRevised: Nov. 12, 2107Date: May 13, 2017Drawn by: DRPConcept DrawingA-11st Floor PlansScale: 1/4" = 1'-0"Graphic Scale0155102025
Concept DrawingNot for Construction2nd Floor PlansDate: May 13, 2017Sheet 2 of 4Drawing No.A-2Drawn by: DRPSheet ContentsRevised: Nov. 12, 2017Graphic Scale0510152025Scale: 1/4" = 1'-0"
ExteriorConcept DrawingDate: May 13, 2017Not for ConstructionSheet 3 of 4Drawing No.A-3Drawn by: DRPSheet ContentsRevised: Aug. 16, 2017ElevationsScale: 1/4" = 1'-0"Graphic Scale0155102025Nov. 12, 2017
Sheet 4 of 4Date: May 13, 2017ElevationsSheet ContentsDrawn by: DRPA-4Drawing No.ExteriorNot for ConstructionConcept DrawingRevised: Nov. 12, 2017Scale: 1/4" = 1'-0"Graphic Scale0510201525