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HomeMy WebLinkAboutVCOD 2017-2 - SPR COMMENTS 111517 SIGNEDFormal X Informal Review SITE PLAN REVIEW COMMENT SHEET Date: November 14, 2017 New Map: 50 New Lot: 108 Applicant: Stuart Bornstein - Wood Road Residences Location: 1121 Route 28, South Yarmouth, MA 02664 Zone: VCOD — VC4 Persons Present: Kathy Williams N Bruce Murphy Stu Bornstein Mary Waygan Dan O'ala Kevin Huck Craig Ferrari Tim Sears Bruce Murphy Nick Aouiar Y 1Md Project Summary Proposed development of this site is to modify and retain the existing commercial structure and to construct three multi- family residential structures totally 9 units, with associated parking, septic and drainage. The project is being developed as a mixed-use development under Section 414 — VCOD (VC4) portion of the Zoning Bylaw. Comments Building: Multi family use allowed in the VC4 per 202.5 / A-12 Architectural and Site Design Standards must be met or relief sought. A variance will be required for the existing building location in accordance with 414.4.1.1 A,B,C,D, lawfully existing structures that do not conform to the VCOD dimensional standards. 414.4.1.3- dimensional relief may be given in accordance with 414.6.4. 414.6.4 indicates a variance will be required. Will require a special permit per 104.4 for creation of condominium form of ownership. Project shall meet all other applicable requirements of the T.O.Y. Zoning Bylaw, 780 CMR and 521 CMR AAB. Community Development. The affordable unit must meet the guidelines and standards promulgated by Massachusetts Department of Housing and Community Development (DHCD) Local Initiative Program (LIP) for inclusion in the Subsidized Housing Inventory as per the Yarmouth Zoning Bylaw Sec 412 (the Affordable Housing Bylaw). The state will consider the unit a Local Action Unit (a LIP LAU). Town of Yarmouth Affordable Housing Standards also apply (provided to applicant at meeting). After formal Site Plan Review is complete, the project proponent shall make a formal application and presentation of the project using the DHCD LIP Application for Local Action Units (LAUs) to the Yarmouth Community Housing Committee, the Board of Selectmen, and DHCD. Staff anticipates the Town and state would accept any of the on-site units, as each is over -sized, and the project is new construction. Currently a 2 -bedroom condominium in Mill Pond Village (121 Camp St, West Yarmouth) is listed at $175,000 with $260 monthly condominium fee; this may be priced too high as unit is not moving. It is recommended that the project proponent obtain DHCD approval prior to any petition before a Special Permit Granting Authority, and budgets 6 months to process the affordable housing compliance of the project. An affordable housing lottery will be required. The DHCD LIP Application for Local Action Units can be found on DHCD's website: http://www.mass.gov/hed/housing/ The Zoning Bylaws also allows for a cash -in lieu payment of approximately $112,750 per required affordable unit, based on current FY17 Median Income set by US HUD for Barnstable County. Any cash in lieu payment or donation would need approval by the Affordable Housing Trust. Planning: Prior to finalization of plans to submit to the Planning Board for VCOD SPR, please incorporate the following: • Buffers/Landscaping: VCOD projects promote the retention of large diameter existing trees throughout the property, not just in the buffers. However, the grading requirements along with the underground utilities make this difficult. To compensate, plant supplemental plantings in the courtyard area and around the septic system to address these cleared areas. Landscaped areas to be irrigated. • Utility Screening: As with screening for electrical transformers, provide screening for any ground mounted HVAC condensers and building mounted electrical meters. Show locations on the plans. • Utilities within Buffer Areas: Do not locate utilities within buffers if they impact the ability to plant out the buffers or retain existing large trees within the buffers. This may be an issue with the reserve area for the septic system, where a 20' buffer is required adjacent to a residential zoning district. • Sidewalks: The sidewalk adjacent to Route 28 shall be concrete or other surface approved by the Planning Board and have handicap ramps at the entrance drive. • Pedestrian Connectivity: Correct pedestrian connections to provide clear pathways from parking to buildings, keep parking outside walkways, and avoid the need for pedestrians to have to walk within the travelway. • Photometrics: Photometric lighting plan appears to exceed Section 301.4.10 with trespass of light at property boundaries exceeding 0.1 foot candles. Material and height of light pedestals supporting the site lights should be lower and aesthetically pleasing. • Affordable Housing: The project is required to have one affordable unit in accordance with Section 412. • Miscellaneous: Provide pre-treatment to the underground infiltration basins. Make provisions for future connection to municipal wastewater in Route 28 to avoid impacts to developed areas. Rear entrance landings were shown on the presentation plans at SPR. Conservation: The project is not jurisdictional under the Wetlands Protection Act. The parcel is jurisdictional under the Town of Yarmouth Stormwater Regulations but no filing is required if stormwater runoff is demonstrated to be contained onsite. Please see comments from engineering for review of the proposed drainage system design. Design Review: Refer to the attached Design Review Comment Sheet dated November 1, 2017. As a VCOD project, compliance with the Architectural and Site Design Standards is mandatory. There were numerous items outlined in the DRC Comments as meeting the standards if specific changes were made to the site and architectural plans. These changes need to be made prior to submission to the Planning Board for the VCOD SPR, or relief must be sought with the ZBA. It would appear that revised architectural plans dated November 12, 2017 show the following Design Review Comments being met: • Modulated buildings to have a minimum of 5' setback/projection every 50. • Corrected elevations to show the correct roofline of the dormer over the staircases. • Enlarged dormer over the front entrance by 12"-18" and shown on the second floor plans. However, the following items were identified in Design Review and will need to be shown on the final architectural plans submitted for review by 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. • Provide dimensions on elevations. For necessary site changes, see the Planner Comments above which include the DRC comments. Engineering: Access aisle for handicap accessible space adjacent to existing clock tower must be a minimum of 5' in width, per 521 CMR 23.00 (AAB). Verify the adequacy of turning radii provided for facilitating turning maneuvers of emergency vehicles. On site snow storage which will not adversely impact drainage or septic infrastructure must be designated. Provide phase 1 erosion control to protect natural infiltration area (DA 6). Fire: Yarmouth Fire Department requires access from Wood Rd. for Tower 41. Per Chapter 18 (18.1.1.3) Proposed commercial use will require updated plan and review of use. Proper storage and handling of chemicals will need further review. Yarmouth Fire Department supports the application, subject to applicable submissions, permits and inspections. Health: Septic system must meet state and town regulations Water: Water main and sewer line crossing is to have the following: 10' of horizontal separation between sewer line and water main without encapsulation and each line is to be laid within separate trench. Irrigation systems must implement vacuum breaker backflow prevention device, at a minimum. Consider the addition of a fire hydrant within the development as existing firefighting infrastructure appears to have inadequate coverage of the site. Read & Received by Applicant(s) Review is: ❑ Conceptual ❑x Formal ©Binding (404 Motels/414 VCOD/ROAD) ❑ Non-binding (All other commercial project% L. i I - RVILI 1 t i owj CLERK Review is by: ❑x Planning Board ❑ Design Review Committee 'i 7N0V'A-'_IAv9:0 7 REC DES/GN REV/EW COMMENT SHEET Meeting Date: November 1, 2017 at 3PM Room A Map: 50 Lot: 108 Applicant: Stuart Bornstein - Wood Road Condominiums Zone(s): VCOD VC4 (and B2/HMOD1 �- Site Location: 1121 Route 28 - - Persons Present: DCR Members Present Yarmouth Town Staff Present Guests Jack McCormack Kath Williams Dan O'ala Sara Jane Porter r _ Charlie Adams - Dick Martin (left at 4:15) DRC Review Started at: 3:11 PM DRC Review ended at: 5:03 PM Adjoumment On a motion by Sara Porter, seconded by Jack McCormack, the Design Review Committee (DRC) voted (3-0) to adjourn the November 1, 2017 DRC meeting at 5:03 PM. Project Summary General Description: The applicant is proposing to retain the existing 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 new septic system proposed for the proposed 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. One unit needs to be affordable. Summary of Presentation: Dan Ojala, representing the applicant, gave an overview of the project. The office building has a tenant doing 3D printing of teeth which employs a few people. Mixed use development in VC4 gives a little more density (up to 16 units/acre). The office building will be the first phase. The parking between the two will be rearranged to share a common drive to the property from Route 28 and Wood Road. The canopy (752 square feet) will be enclosed and have windows. The drive-thru pavement will be removed to be greened up but leaving pavement for construction parking, so removal of pavement in drive-thru will be done last. All dwelling units to be constructed together in Phase ll. There is common septic and drainage. Utilities will be metered separately. Phase I will have 13 of the parking spaces and 14 for the Phase II residential. Planted some tree in parking to meet canopy coverage required by the bylaw. Subsurface drainage for parking lots is being installed/upgraded. Site lighting is proposed for even light distribution. Saving as many existing trees as feasible. The residential home along Wood Road is very close to the property line, but the applicant pulled proposed buildings away from this area, and leaving large trees. There are some grade issues which makes access challenging. Dan noted they were considering dropping the first floor elevation of the building next to Route 28 to incorporate landings. Dan noted the buildings were cape cod style, nice lighting and traditional capes with stained cedar siding (gray) and vinyl coated windows with grills (interior to the glass). Patio doors and exterior fiberglass insulated panel door included in attached cut sheets, but open to some suggestions. Roof is black architectural shingle. Azek trim is proposed. The enclosure for the existing building will match the existing siding and windows. There will be some common costs for plowing, lighting and a mechanism will be in place to provide for that. DRC Questions & Discussions: Charlie Adams inquired about signage. Dan Ojala indicated the condominiums won't have a separate sign. The existing signage will be used by the office building. Charlie Adams asked if access is limited or are both entrances two way? Dan Ojala indicated the driveways would be full directional on both driveways. Charlie Adams asked about dumpsters. The office buildings don't need a separate dumpster, but there is one for the residential dwelling units. Sara Porter inquired about the grades to the building along Route 28. Dan Ojala noted that there are a few steps in the parking lot side and larger going down to Route 28. Landings need to be shown on the rear entrances. Sara Porter inquired about trim details. Window and door trim should be 4". No frieze board is shown, which provides a better look. The proposed building front and back elevations need to be fixed to show the correct roofline of the dormer over the staircase (shown like a hip roof, when it's a gable end). Consider increasing the overhang of the first floor roof near the stairwell. Sara Porter noted that the columns on the front entrance should be square not circular and inquired as to the size. Sara proposed 8" square columns (trimmed in azek). Sara Porter noted that the dormer over the door along the front entrance to the middle unit appears a little skimpy and should be wider by 12" to 18". This dormer should be shown on the second floor plans. Jack McCormack noted it is hard to tell some of the details on the architecture as there are errors and some information is missing. Charlie Adams agreed as well. Dick Martin liked the mixed use and the larger size of the units. He like the buffers and retaining the woods east of the building. Likes the design of the building. Consider saving some existing mature oaks in the courtyard area. Seems like a lot of plantings, but the large area cleared out for the buildings and septic could use some more greenery. Consider adding additional new trees if existing trees can't be retained. Lowering the front building would be great. Parking seems fine and meets other bylaw requirements. Dick Martin suggested finding another name for the condominiums. Review Comments In Relation To The Desian Standards SITING STRATEGIES Sect. 1. Streetscage ❑ N/A I] Meets Standards, or ❑ Discrepancies: The proposed buildings front along the street (both Route 28 and Wood Road) to help define the streetscape and Includes street trees and street -oriented entrances. The existing building fronts along Route 28 and includes street trees and sidewalk along Route 28. Sect. 2. Tenant Spaces ❑x N/A ❑ Meets Standards, or ❑ Discrepancies: Sect. 3. Define Street Edge ❑ N/A 0 Meets Standards, or ❑ Discrepancies: See Comment for Sect 1 above. Sect. 4. Shield Large Buildings ❑x N/A ❑ Meets Standards, or ❑ Discrepancies: Sect. 5. Design a 2nd Story ❑ N/A © Meets Standards, or ❑ Discrepancies: Sect. 6. Use Topo to Screen New Development ❑x N/A ❑ Meets Standards, or ❑ Discrepancies: The existing and proposed buildings are in context with the surroundings and do not need to be screened with enhanced topography. Sect. 7. Landscape Buffers/Screening ❑ NIA IN Meets Standards, or ❑ Discrepancies: Many larger diameter trees in the buffers are shown to be retained and protected during construction, especially those adjacent to the residential home along Wood Road. Supplemental plantings and trees have been incorporated into the design for buffering and screening. As a VCOD project, all trees shall be 3" minimum caliper and planted every 30 feet in buffer areas. Suggest retaining a few trees within the center of the site, where feasible or adding more trees within the courtyard area or near the septic system. Supplemental plantings are required adjacent to the residential home (RS 40 zoning district) to create a virtually opaque screen. Landscaped areas will be irrigated. Provide additional screening for electrical transformers and any HVAC condensers. Dumpster is shown fenced and vegetated. Fencing shall be 6' PVC white solid fencing. Do not locate utilities within the required buffers if they impact the ability to plant out the buffers or retain existing large trees within the buffers. This may be an issue for the reserve area for the septic system which requires a 20' buffer as it is located adjacent to a residential zoning district Sect. 8. Parking Lot Visibility ❑ N/A © Meets Standards, or ❑ Discrepancies: New parking is located to the side or rear with adequate landscape screening. There is one existing handicap space within the front yard setback that will remain. Sect. 9. Break up Large Parking Lots ❑ N/A O Meets Standards, or ❑ Discrepancies: Parking lots are broken up with in -lot trees and islands and are shown to meet the canopy requirements of the VCOD (Section 414.8.9.4). Sect. 10. Locate Utilities Underground ❑ N/A 19 Meets Standards, or ❑ Discrepancies: All utilities to be underground and all HVAC condensers and transformers to be fully screened per section 418.8.9.2. Sect. 11. Shield Loading Areas 0 N/A ❑ Meets Standards, or ❑ Discrepancies: BUILDING STRATEGIES Sect. 1. Break Down Building Mass - Multiple Bldgs. ❑ N/A IN Meets Standards, or ❑ Discrepancies: Sect. 2. Break Down Building Mass - Sub -Masses ❑ N/A ❑x Meets Standards, or ❑ Discrepancies: Sect. 3. Vary Facade Lines ❑ N/A 19 Meets Standards, or ❑ Discrepancies: Meets the standards should the following comments be incorporated into the architectural plans. The proposed residential building modulations must be a minimum of 5' every 50'. which the proposed buildings do not have. Sect. 4. Vary Wall Heights ❑ NIA 19 Meets Standards, or ❑ Discrepancies: Sect. 5. Vary Roof Lines ❑ N/A 17 Meets Standards, or ❑ Discrepancies: Meets the standards should the following comments be incorporated into the architectural plans. The proposed building front and back elevations need to be fixed to show the correct roofline of the dormer over the staircases. The columns on the front entrance should be overall 8" square and trimmed in azek. The dormer over the front entrance to the middle unit is too small and should be wider by 12" to 18". This dormer should be shown on the second floor plans. Sect. 6. Bring Down Building Edges 0 N/A 19 Meets Standards, or 0 Discrepancies: Sect. 7. Vary Building Mat'Is For Depth ❑ N/A © Meets Standards, or ❑ Discrepancies: Meets the standards should the following comments be Incorporated into the architectural plans. Window trim should be 1x4. Provide a 1x8 frieze board. For the Windows provide 518" contoured grills. Sect. 8. Use Traditional & Nat'l. Buildinq Mat'Is ❑ N/A © Meets Standards, or ❑ Discrepancies: Per the submittal, provide stained gray red cedar clapboards. Sect. 9. Incorporate Pedestrian -scaled Features ❑ N/A IN Meets Standards, or ❑ Discrepancies: Meets the standards should the following comments be Incorporated Into the architectural plans. Provide a covering over the back door entrances to the two units facing the parking area. Sect. 10. Incorporate Energy-efficient Design ❑ N/A [9 Meets Standards, or ❑ Discrepancies: On a motion by Jack McCormack, seconded by Charlie Adams, the Design Review Committee (DRC) voted (3- 0) that the proposed VCOD mixed-use project at 1121 Route 28 as presented at the DRC meeting of November 1, 2017 is In compliance with the Siting and Building Strategies outlined in the Architectural and Site Design Standards, with the modifications noted above. Next step for applicant: ❑x Go to Site Plan Review ❑ Return to Design Review On a motion by Sara Porter, seconded by Jack McCormack, the Design Review Committee (DRC) voted (3-0) to approve the DRC Comments as meeting minutes for November 1, 2017 meeting for the mixed use development proposal at 1121 Route 28. ATTACHMENTS: • November 1, 2017 Agenda • VCOD Site Plan Review Application • Narrative dated October 5, 2017 and October 17, 2017 • Aerial & Locus Maps • VCOD Checklist • Material Cut Sheets • PLANS: 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 October 5, 2017, unless otherwise noted below: ■ Sheet 1 of 5 - Layout/Landscape ■ Sheet 2/5 - Utilities & Grading ■ Sheet 3/5 - Existing Conditions ■ Sheet 4/5 - Septic Detail Sheet ■ Sheet 5/5 - Detail Sheet ■ Erosion Control, dated and stamped October 23, 2017 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 — North Elevation & Floor Plan • Existing — East, west and South Elevation ■ Proposed — East, West and South Elevation ■ Proposed — North Elevation & Floor Plan Architectural Plans — Proposed Building — All plans entitled "Proposed Townhouses for Shoestring Properties LP #1121 Route 28 South Yarmouth Massachusetts", prepared by DP Architect, and dated and stamped May 13, 2017, unless otherwise noted below: ■ A-1 —1•t Floor Plans ■ A-2 — 2nd Floor Plans ■ A-3 — Exterior Elevations, revised August 16, 2017 ■ A-4 — Exterior Elevations