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HomeMy WebLinkAbout115 Petition - Full Application Materials and Plans1 Law Office of Singer & Singer, LLC 26 Upper County Road P. O. Box 67 Dennisport, Massachusetts 02639 Andrew L. Singer Tel: (508) 398-2221 Marian S. Rose Fax: (508) 398-1568 _____ www.singer-law.com Myer R. Singer Of Counsel Yarmouth Planning Board Use Special Permit Application South Yarmouth Wise Living Retirement Community Narrative Introduction The Applicant is proposing to re-use and redevelop the existing hotel and commercial properties located at 822 and 834 Route 28 and 30 Frank Baker Road in South Yarmouth [collectively “Property”] for a mixed-use project consisting of: 1. Wise Living Retirement Community for senior housing with 120 units (104 studios and 16 one bedrooms), common resident dining facility, and outdoor swimming pool; 2. leased medical complex, exercise/rehab, and wading pool facilities; and 3. continuation of existing uses in an existing commercial building. Property/Existing Development 822 Route 28 (4.09 +- acres) is developed with the Irish Village Hotel complex (136 original rooms, now combined as 128 rooms, plus a public restaurant and interior and exterior swimming pools and related amenities). 834 Route 28 (0.88 +- acres) is developed with a commercial building containing three rental spaces – hair salon, retail, and office. 30 Frank Baker Road (1.11 +- acres) is a vacant, undeveloped parcel to the rear of 822 Route 28 and was previously a part of that lot before an ANR Division in 2014 split the land into two pieces. The redevelopment includes merging all three lots into one lot with no change to the retail and commercial uses in the commercial building at 834 Route 28. Proposed Redevelopment The proposal is to rehabilitate and re-use the existing buildings, parking areas, septic systems, and drainage, with upgrades as shown on the plans, including complete aesthetic upgrades to the buildings. The existing public restaurant in the hotel building will be eliminated. 2 The hotel building will be upgraded with a new porte cochere at the main entrance; several new, small roofs at entrances; and the entire building facade will be upgraded to be more aesthetically attractive by changing the predominantly flat roof to a pitched roof with cupolas, gables, parapets, and dormers to break up massing and improve visual interest. Otherwise, the now hotel building will be re- used in the same footprint. Roof-top solar will be provided along the east and west wings of the building away from Route 28 and will not be visible from any street. The commercial building will have a revised roof line with dormers and bump outs on the west side to break up the existing massing. The land that is now 30 Frank Baker Road will remain vacant. The parking on 834 Route 28 will be upgraded and made more formal than the existing conditions. Pedestrian and vehicular interconnections will be provided between 822 and 834 Route 28. Zoning Use. The Property is located in the VCOD2 Overlay District. In accordance with the Yarmouth Zoning By-Law [“Zoning By-Law”], the proposed P5 residential use is allowed by Planning Board Special Permit in both the B2 and VCOD2 Zoning Districts. The O1 medical use is allowed by right in the B2 and VCOD2 Zoning Districts. The accessory medical use will consist of a maximum of two (2) doctors and related support staff plus a rehabilitation facility and swimming pool. The maximum commercial tenant size requirements and minimum residential component sizes are being met. The proposal includes 120 residential units, which density is allowed per the size of the Property. As previously determined with the Yarmouth Building Commissioner and Town Counsel, all of the units (those with separate bedrooms and those without) are classified as one-bedroom units as defined in the Zoning By-Law and will be conforming as set forth on the floor plans. Age restrictions for residents will be compliant with State requirements. Eight (8) of the units will be accessible units. There will be no inclusionary units, and none are required. Each Unit will be equipped with a kitchenette consisting of a cook top, microwave, refrigerator, and sink. There will be weekly housekeeping of the Units. The proposal satisfies the provisions of Section 414.3.3 of the Zoning By-Law. The proposal is a Mixed Use redevelopment and will improve pedestrian and vehicular access between properties. By re- using existing drainage and wastewater facilities, the redevelopment will be less intrusive than a new development, which will help mitigate hydrologic impacts as well as support erosion and sediment control, soil protection, and stormwater management. Travel to and from the site will be improved with the proposed interconnection and sidewalk and will result in travel demand management improvements as a result of the Mixed Use. No nuisance, hazard or congestion will be created, and there will be no harm to the established or future character of the neighborhood and Town. To the contrary, the proposal will provide a much-needed residential opportunity in the community and will represent an investment and enhancement to the character of the neighborhood and Town. Dimensional Requirements. The existing buildings are conforming with dimensional requirements of the Zoning By-Law (setbacks and height) and will remain conforming. Building coverage and site coverage on the Property are conforming and will remain conforming. 822 Route 28 is pre-existing nonconforming as to parking spaces in front of the building and in- lot trees. 834 Route 28 is pre-existing nonconforming as to parking lot design and in-lot trees. The parking in front of the building will be eliminated. The parking behind the commercial building is being upgraded by increasing the pavement sixty feet (60 ft. ) to the rear to the fence line separating the new paved section from the remaining gravel (overflow area if necessary), striping all of the asphalt, and one tree is being added at the back of the new parking. Relief from certain design requirements, as reviewed 3 with the Design Review Committee, Site Plan Review Committee, and the Planning Board duing VCOD Site Plan Review, are being sought from the Board of Appeals as detailed elsewhere. Septic/Drainage/Stormwater. The redevelopment will result in a reduction in the septic flow to be generated at the Property, and the Applicant has determined that the oversized septic systems existing at the hotel will be sufficient to handle the redevelopment’s reduced wastewater flow. The septic system servicing the commercial building will remain to serve the existing uses. The Applicant’s engineer has and continues to coordinate with the Yarmouth Health Department and the Massachusetts DEP concerning the redevelopment. The existing drainage will be retained at the Property. The grade at the front of the hotel will be raised to accommodate handicap accessibility and the new porte cochere entrance, and the drainage in this area will be revised to accommodate this change. No work is proposed in the rear of the Property which is in the buffer zone to off-site wetlands. The existing septic and stormwater systems are both actively maintained, and written maintenance plans will be provided. Traffic/Parking. The existing curb cuts from Route 28 onto 822 Route 28 and 834 Route 28 will remain the same, but the vehicular interconnection between the properties to be provided will improve circulation. The Applicant will work with MA DOT as necessary on the redevelopment. Due to the private nature of Frank Baker Road, no connections are proposed directly onto Frank Baker Road. The elimination of the public restaurant and transient hotel use will reduce vehicle trips to and from the Property because the replacement use (senior housing and medical office use) is a less intensive use of the Property. A traffic analysis by BSC Group has been submitted. A turning template plan has been submitted demonstrating safe and adequate fire and truck access to and from the Property. Ambulances and other public safety vehicles will have sufficient access throughout the Property, and the Applicant will continue to work with the Fire Department to ensure the same. With the re-use of the existing hotel parking, the upgrade of the informal parking at the rear of the commercial building, and various landscape buffer enhancements, the existing parking will be reduced to 173 spaces. The Applicant has worked with the Building Commissioner to determine that this parking is sufficient for the proposed redevelopment as required in the Zoning By-Law. A detailed parking schedule is included on the site plan. The eight (8) parking spaces located in front of the existing hotel will be eliminated. Handicap parking will be provided as required in relation to the applicable building access points. Lighting/Signage. Exterior building lighting will be upgraded with dark-sky compliant, traditional New England period fixtures. New pole lights in the existing parking fields will also be dark- sky compliant, traditional New England period fixtures. There is one light pole on Route 28 in the State Highway Layout that provides light at the front of the Property. The existing freestanding sign at the 822 Route 28 property will be retained/replaced as needed in generally the same size and location and be repaneled with the new businesses. The existing freestanding sign at the 834 Route 28 property is proposed to remain in place if relief is granted by the Board of Appeals. 4 Landscaping. Existing, mature screening along the front, sides, and rear of the Property will be retained where possible, and an extensive new front landscape buffer is being provided in place of the existing parking in this area as shown on the Landscape Plan. The buffer to the residential properties on Frank Baker Road will be improved with a modified, four-foot fence along that property line as required in addition to the existing treescape. The tree canopy requirement throughout the properties is being met. New trees are being provided as shown on the Site Plan to meet the in-lot tree requirement in the parking areas. Since four (4) of these trees are located within the existing septic system area, the Applicant is requesting relief from the Board of Appeals to not install three (3) of these trees and to relocate one (1) of these trees to a location other than as required by the design standards. Given the perimeter buffer vegetation and fencing and the new expanded landscape area in the front of the property, these parking areas within the septic system area on either side of the building will be appropriately screened. In addition, the proposal otherwise meets the provisions of Section 414.8.9(4) governing landscaping around the perimeters and within parking areas. “The ends of parking aisles in surface lots that are more than fifteen (15) spaces in length shall incorporate landscape islands at either end of the row. Each island shall include at least one tree. Where the length of a parking aisle exceeds twenty-five (25) spaces, additional landscape islands shall be installed at regular intervals. This interval shall not be more than every thirteen (13) spaces.” The project engineer has designed the re-used parking lot to meet these standards. Conclusion. The proposed, mixed-use redevelopment of the Property meets the purposes and intents of the Village Center Overlay District to preserve and revitalize the Town’s natural, cultural, and economic resources, while supporting sustainable development that enhances and improves the community’s character and sense of place. The redevelopment satisfies and is consistent with the provisions of Section 414 of the Zoning By-Law. The proposal improves pedestrian and vehicular access with the interconnections. Existing buildings and developed parking areas will re-used and upgraded. There will be no nuisance, hazard or congestion created, in fact the redevelopment will improve over the existing conditions (hotel and public restaurant), and there will be no substantial harm to the character of the neighborhood or Town. The proposal will provide needed services and residential opportunities in the Town. Calculation Sheet Project No. Calc By Subject Date Location Checked by Date code Sq. Ft. / Units Use per 1000 SF peak rate 92 MOTEL 0.38 34.96 35 320 22 ONE-BED SUITES 0.39 8.58 9 312 3000 SEAT LOUNGE 1000 0 0.00 0 925 3000 RESTAURANT 1000 9.94 29.82 30 932 2000 HAIRDRESSER 1000 1.45 2.90 3 918 1700 RETAIL 1000 0.58 0.99 1 875 600 OFFICE 1000 1.15 0.69 1 710 Total:79 Sq. Ft. / Units Use per 1000 SF peak rate 120 SENIOR ADULT HOUSING 0.20 24.00 24 252 4800 DOCTOR'S OFFICE 1000 2.78 13.344 14 720 2000 HAIRDRESSER 1000 1.45 2.90 3 918 1700 RETAIL 1000 0.58 0.99 1 875 600 OFFICE 1000 1.15 0.69 1 710 Total:43 Total Existing - AM Peak (7 AM - 9 AM) Proposed - AM Peak (7 AM - 9 AM) 4-9382.03 TM Traffic Analysis 3/9/2020 822 & 834 Route 28, West Yarmouth Total Calculation Sheet Project No. Calc By Subject Date Location Checked by Date code Sq. Ft. / Units Use per 1000 SF peak rate 92 MOTEL 0.38 34.96 35 320 22 ONE-BED SUITES 0.32 7.04 8 312 3000 SEAT LOUNGE 1000 11.36 34.08 35 925 3000 RESTAURANT 1000 9.77 29.31 30 932 2000 HAIRDRESSER 1000 1.45 2.90 3 918 1700 RETAIL 1000 1.95 3.32 4 875 600 OFFICE 1000 1.15 0.69 1 710 Total:116 Sq. Ft. / Units Use per 1000 SF peak rate 120 SENIOR ADULT HOUSING 0.26 31.20 32 252 4800 DOCTOR'S OFFICE 1000 3.46 16.608 17 720 2000 HAIRDRESSER 1000 1.45 2.90 3 918 1700 RETAIL 1000 1.95 3.32 4 875 600 OFFICE 1000 1.15 0.69 1 710 Total:57 Total Existing - PM Peak (4 PM - 6 PM) Proposed - PM Peak (4 PM - 6 PM) 4-9382.02 TM Traffic Analysis 3/9/2020 822 & 834 Route 28, West Yarmouth Total Calculation Sheet Project No. Calc By Subject Date Location Checked by Date code Sq. Ft. / Units Use per 1000 SF Daily Rate 92 MOTEL 3.35 308.2 309 320 22 ONE-BED SUITES 4.02 88.44 89 312 3000 SEAT LOUNGE 1000 11.36 34.08 35 925 3000 RESTAURANT 1000 112.18 336.54 337 932 2000 HAIRDRESSER 1000 12.78 25.56 26 918 1700 RETAIL 1000 22.88 38.90 39 875 600 OFFICE 1000 9.74 5.844 6 710 Total:841 Sq. Ft. / Units Use per 1000 SF Daily Rate 120 SENIOR ADULT HOUSING 3.70 444.00 444 252 4800 DOCTOR'S OFFICE 1000 34.80 167.04 168 720 2000 HAIRDRESSER 1000 12.78 25.56 26 918 1700 RETAIL 1000 22.88 38.90 39 875 600 OFFICE 1000 9.74 5.844 6 710 Total:683 Total Total Existing - Daily Average Number of Trips Generated Proposed - Daily Average Number of Trips Generated 4-9382.03 TM Traffic Analysis 3/9/2020 822 & 834 Route 28, West Yarmouth Wise Living 822 and 834 Route 28 South Yarmouth Maintenance Protocol Septic Systems The septic systems are currently maintained by All Cape Environmental it is the intent of the petitioner to continue to have a company oversee the maintenance of the systems. The systems will be fully pumped every two years and intermittently as necessary. All Cape Environmental or any other company chosen will be responsible for the maintenance of all filters and pumps as well as any other operating components of the system. Grease Trap The grease trap has also been maintained by All Cape Environmental who contracts Robert Our to pump the system. The grease trap will be pumped on a quarterly basis. Septic Inspections Septic inspections will be done by EAS Survey on an as required basis to meet current code. Sprinkler System The fire sprinkler system is currently maintained by Cannon Sprinkler formerly Canco. It is the intent of the applicant to continue this practice. The system will be inspected on a quarterly basis with any required repairs done on an ongoing basis. Elevators There are currently no elevators in the property applicant is currently working to chose an elevator company for the installation of the systems. Once installed a contract will be signed with the company to do maintenance and inspections as required by code. Drainage Maintenance The drainage maintenance report will be provided by BSC Company under separate cover. Prepared by: 349 Main Street West Yarmouth, MA 02673 The picture can't be displayed. LONG-TERM POLLUTION & OPERATION AND MAINTENANCE PLAN WISE LIVING RETIREMENT COMMUNITY 822 ROUTE 28 SOUTH YARMOUTH, 02664 FEBRUARY 2020 Owner/Applicant: JOHN HYNES 343 Route 28 West Yarmouth, MA 02673 BSC Job Number: 4-9382.03 Long-Term Pollution & Operation and Maintenance Plan 822 Route 28 South Yarmouth February 2020 TABLE OF CONTENTS 1.0 PROJECT DESCRIPTION 2.0 LONG-TERM POLLUTION PREVENTION & OPERATION AND MAINTENANCE PLAN Long-Term Pollution & Operation and Maintenance Plan 822 Route 28 South Yarmouth February 2020 1.0 PROJECT DESCRIPTION The proposed redevelopment is focused on 822 Route 28. This proposed project includes two abutting properties, 834 Route 28 and 30 Frank Baker Road. The three parcels combine for a total of 6.09± acres of land. The existing site at 822 Route 28 is Cape Cod Irish Village and the site will be redeveloped into Wise Living Retirement Community. Much of the site work is on the interior of the building, with the only proposed exterior modifications being a proposed enhanced entranceway with covered ramp and improvements to the additional existing entrances to the building. Additional work will be re-striping the parking lot, adding islands, and significant landscaping improvements within the parking islands and perimeter of the paved parking areas. Long-Term Pollution & Operation and Maintenance Plan 822 Route 28 South Yarmouth February 2020 SECTION 2.0 LONG-TERM POLLUTION PREVENTION & OPERATION AND MAINTENANCE PLAN Long-Term Pollution & Operation and Maintenance Plan 822 Route 28 South Yarmouth February 2020 2.0 LONG-TERM POLLUTION PREVENTION & OPERATION AND MAINTENANCE PLAN As required by Standard #4 of the Stormwater Management Policy, this Long-Term Pollution Prevention Plan has been developed for source control and pollution prevention at the site after construction. MAINTENANCE RESPONSIBILITY Ensuring that the provisions of the Long-Term Pollution Prevention Plan are followed will be the responsibility of The Applicant. GOOD HOUSEKEEPING PRACTICES The site to be kept clean of trash and debris at all times. Trash, junk, etc. is not to be left outside. VEHICLE WASHING CONTROLS The following BMP’s, or equivalent measures, methods or practices are required if you are engaged in vehicle washing and/or steam cleaning: It is allowable to rinse down the body or a vehicle, including the bed of a truck, with just water without doing any wash water control BMP’s. If you wash (with mild detergents) on an area that infiltrates water, such as gravel, grass, or loose soil, it is acceptable to let the wash water infiltrate as long as you only wash the body of vehicles. However, if you wash on a paved area and use detergents or other cleansers, or if you wash/rinse the engine compartment or the underside of vehicles, you must take the vehicles to a commercial vehicle wash. REQUIREMENTS FOR ROUTINE INSPECTIONS AND MAINTENANCE OF STORMWATER BMPS All stormwater BMPs are to be inspected and maintain as follows; Haybales, Silt Fence, and other temporary measures The temporary erosion control measures will be installed up gradient of any wetland resource area where any disturbance or alteration might otherwise allow for erosion or sedimentation. They will be regularly inspected to ensure that they are functioning adequately. Additional supplies of these temporary measures will be stockpiled on site for any immediate needs or routine replacement. Deep Sump Hooded Catch Basins Regular maintenance is essential. Catch basins remain effective at removing pollutants only if they are cleaned out frequently. Inspect or clean basins at least four times per year and at the end of the foliage and snow removal seasons. Sediments must also be removed four times per year or whenever the depth of the deposits in the catch basin sump is greater than or equal to one half the depth form the bottom of the invert of the lowest pipe in the basin. PROVISIONS FOR MAINTENANCE OF LAWNS, GARDENS AND OTHER LANDSCAPE AREAS Suggested Maintenance Operations A. Trees and Shrubs Disease and Pest Management - Prevention of disease or infestation is the first step of Pest Management. A plant that is in overall good health is far less susceptible to disease. Good general landscape maintenance can reduce problems from disease. Inspections of plant materials for signs of disease or infestation are to be performed monthly by the Landscape Maintenance Contractor’s Certified Arborist. This is a critical step for early diagnosis. Trees and Shrubs that have Long-Term Pollution & Operation and Maintenance Plan 822 Route 28 South Yarmouth February 2020 been diagnosed to have a plant disease or an infestation of insect pests are to be treated promptly with an appropriate material by a licensed applicator. Fertilization - Trees and shrubs live outside their natural environment and should be given proper care to maintain health and vigor. Fertilizing trees and shrubs provides the plants with nutrients needed to resist insect attack, to resist drought and to grow thicker foliage. Fertilizing of new and old trees may be done in one of three ways, in either the early spring or the late fall.  Systemic Injection of new and existing trees on trees 2 inches or greater in diameter. You must be licensed to apply this method.  Soil Injection – a liquid fertilizer with a product such as Arbor Green or Rapid Grow injected into the soil under the drip zone of a tree or shrub. Material must be used according to manufacturers’ specifications to be effective. Outside contracting is recommended.  Punch Bar Method – a dry fertilizer such as 10-10-10, may be used by punched holes in the drip zone of the tree 12-18” deep, two feet apart around the circumference, to the edge of the drip line. Three pounds of fertilizer should be used per diameter inch for trees with trunks six inches or more in diameter.  Fertilizer of shrubs – use a fertilizer such as 10-10-10, broadcast over the planting area according to the manufacturers’ rate and water in.  All fertilization must be noted on daily maintenance log. Watering - Trees and Shrubs will need supplemental watering to remain in vigorous health. All new plants need to be watered once a week in cool weather, twice a week during warm weather, and up to three times in a week during periods of extreme heat and drought. Trees and shrubs should be watered in such a manner as to totally saturate the soil in the root zone area. Over-watering or constant saturation of the soil must be avoided as this could lead to root rot and other disease problems. The use of a soil moisture meter can help you monitor the soil’s water intake. Plant Replacement - Unhealthy plants that may cause widespread infestation of other nearby plants shall be immediately removed from the site. Any vegetation removed from the site must be recorded and submitted with the daily maintenance log. The area shall be treated to prevent further infestation. The plant shall then be replaced with a healthy specimen of the same species and size. This work shall have a pre-established budget allowance for the year. A spring inspection of all plant materials shall be performed to identify those plant materials that are not in vigorously healthy condition. Unhealthy plant materials shall be evaluated. If the problem is determined to be minor the plant material shall be given appropriate restorative care in accordance with this maintenance guideline until it is restored to a vigorously healthy condition. Unhealthy plant materials that do not respond to restorative care or are determined to be beyond saving shall be replaced with a healthy specimen of the same species and size. In the case of the necessity of replacing extremely large plant materials the Landscape Architect shall determine the size of the replacement plant. Pruning - Proper pruning is the selective removal of branches without changing the plant’s natural appearance, or habit of growth. All tree pruning is to be performed by a licensed Arborist. All branches that are dead, broken, scared or crossing should be removed. All cuts should be made at the collar and not cut flush with the base. Pruning on the site shall be done for the following purposes;  To maintain or reduce the size of a tree or shrub  To remove dead, diseased or damaged branches  To rejuvenate old shrubs and encourage new growth  To stimulate future flower and fruit development  To maximize the visibility of twig color  To prevent damage and reduce hazards to people and properties All shrubs are recommended to be pruned on an annual basis to prevent the shrub from becoming overgrown and eliminate the need for drastic pruning. There are several types of pruning for deciduous shrubs. Hand snips should be used to maintain a more natural look or hand shears can be used for a more formal appearance. Long-Term Pollution & Operation and Maintenance Plan 822 Route 28 South Yarmouth February 2020 Winter Protection - All trees and shrubs are to be watered, fertilized, and mulched before the first frost. All stakes should be checked and ties adjusted. Damaged branches should be pruned. Broadleaf and Coniferous Evergreen plant materials are to be sprayed with an anti-desiccant product to prevent winter burn. The application shall be repeated during a suitable mid-winter thaw. Shrubs located in areas likely to be piled with snow during snow removal (but not designated as Snow Storage Areas) shall be marked by six-foot high poles with bright green banner flags. Stockpiles of snow are not to be located in these areas due to potential damage to the plant materials from both the weight of the snow and the snow melting chemicals. At the fall landscape maintenance conference parameters will be discussed between the Landscape Maintenance Contractor and the snow removal contractor to assure minimal damage and loss of landscape amenities during the winter season. Seasonal Clean Up - A thorough spring cleanup is to be performed. This includes the removal and replacement of dead or unhealthy plant materials and the cleanup of plant debris and any general debris that has accumulated over the winter season. Mulch is to be lightly raked to clean debris from the surface without removing any mulch. Twigs and debris are to be removed from the planting beds throughout the growing season. Mulching - Planting beds shall be mulched with a treated shredded hardwood mulch free from dirt, debris, and insects. A sample of this mulch shall be given to the Owner for approval prior to installation. Maintain a 2-3” maximum depth and keep free of weeds either by hand weeding or by the use of a pre-emergent weed control such as Treflan or Serfian. Seasonal re-mulching shall occur as necessary in the spring and the fall to maintain this minimum depth. When new mulch is added to the planting bed it shall be spread to create a total depth of no more than three inches. Edges should be maintained in a cleanly edged fashion. Mulch shall not be placed directly against the trunk of any tree or shrub. B. Groundcover and Perennials Disease and Pest Management – Pesticides and herbicides should be applied only as problems occur, with the proper chemical applied only by a trained professional or in the case of pesticide, a Certified Pesticide Applicator. Plants should be monitored weekly and treated accordingly. Fertilizer – The health of the plants can be maintained or improved, and their growth encouraged by an application of complete fertilizer. Apply a fertilizer such as 4-12-4 as growth becomes apparent and before mulching. Apply to all groundcover and perennial planting areas by hand and avoid letting the fertilizer come in contact with the foliage, or use a liquid fertilizer and apply by soaking the soil. Apply according to the manufacturers’ specifications. Fertilization shall stop at the end of July. Water – Groundcovers and Perennials will need supplemental watering in order to become established, healthy plants. All new plants need to be watered once a week in cool weather, twice a week during warm weather, and up to three times in a week during periods of extreme heat and drought. Until established, groundcovers and perennials should be watered in such a manner as to totally saturate the soil in the root zone area, to a depth of 6 inches. Once established, perennials shall continue to be watered as necessary to maintain them in a vigorous healthy condition. Over-watering or constant saturation of the soil must be avoided as this could lead to root rot and other disease problems. The use of a soil moisture meter can help you monitor the soil’s water intake. On-site water shall be furnished by the Owner. Hose and other watering equipment shall be furnished by the Landscape Maintenance Contractor. Replacement – Any unhealthy plant/s that may cause widespread infestation of other nearby plants shall be immediately removed from the site. Any vegetation removed from the site must be recorded and submitted with the landscape maintenance log. The area shall be treated to prevent further infestation. The plant/s shall then be replaced with healthy Long-Term Pollution & Operation and Maintenance Plan 822 Route 28 South Yarmouth February 2020 specimen/s of the same species and size. Old Forge shall have a pre-established budget allowance for this type of replacement, each year. Plant material that is damaged as a result of other landscape maintenance activities, such as mowing, shall be replaced with healthy specimens of the same species and size, at no additional cost to the owner. Deadheading – Perennials shall be checked on a weekly basis and dead-headed once flowers have faded or as necessary based on plant type and duration of flower. Spent flowers can be pinched off with the thumb and forefinger. Continue to remove all faded flowers until Fall. All associated debris shall be removed from site daily. Staking – Upright-growing perennials need support especially when in flower. Use of bamboo stakes, galvanized wire hoops or mesh may be necessary for their support. Supports should be put in place before they have become too difficult to handle. The supports should not be taller than the mature height of the perennial plant. Division of Perennials – Two or three-year-old perennials are easily divided in the spring if more plants are needed. To divide, cut out the entire section of plant to be divided, including roots. The larger divisions (those with three or more shoots), can be set out immediately in their permanent location, where they can be expected to bloom the same season. Smaller divisions are best planted in an out-of-the-way planting bed until the following autumn or spring, when they can be moved to their permanent location. Weeding – All planting beds should be kept weed-free. Weed either by hand or with a pre-emergent herbicide such as Treflen used according to manufacturers’ specifications. Manual weeding is to be used in combination with the use of spot applications of herbicides. Both live and dead weeds are to be pulled and removed from the site. All herbicide applications shall be documented in the Landscape Maintenance Log. The actual product label or the manufacturer’s product specification sheet for the specific product shall also be included in the Log. Only personnel with appropriate applicator licenses shall supervise and/or perform the application of pesticide products requiring a license. Winterizing – Perennial gardens should be cleaned-up when growth ceases in the fall. Remove foliage of plants that normally die down to the ground. Divide and replant over-grown clumps. C. Lawn Areas - Turf Systems Mowing – Proper mowing is an integral part of any good turf maintenance program. Without it, the finest in fertilization, watering and other vital maintenance practices would be completely ineffective. Proper mowing will help control dicot weeds; help the turf survive during periods of extreme heat, and gain strength and vigor to resist disease and other infestations. Mowing height – The proper mowing height will vary somewhat according to the type of grass. The most common type of seed & sod lawns contains a mixture of bluegrass, fine fescue and perennial rye, which should be mowed at 2- 3 inches. Mowing frequency – The basic rule of thumb for mowing frequency is to never remove more than 1/3 of the grass blade in one mowing. Example: if you want to mow your turf at 2 inches, you should cut it when it reaches 3 inches. Removing more than ½ of the grass plant at a time can put the plant into shock, thus making it more susceptible to stress disease and weed infestation. Mowing frequency will vary with the growing season and should be set by the plant height and not a set date. It will often be necessary to mow twice a week during periods of surge growth to help maintain plant health and color. Mowing should be cut back during periods of stress. Grass clippings should be removed whenever they are thick enough to layer the turf. The return of clippings to the soil actually adds nutrients and helps retain moisture. Heavily clumped grass clippings are a sign of infrequent mowing, calling for an adjustment in the mowing schedule. Long-Term Pollution & Operation and Maintenance Plan 822 Route 28 South Yarmouth February 2020 When mowing any area, try to alternate mowing patterns. This tends to keep grass blades more erect and assures an even cut. A dull mower will cause color loss due to tearing of the turf plant, and since mowing will ultimately determine the appearance of any turf area there is an absolute necessity for a clean sharp cut. Weed & Pest Control and Fertilizing- In order to maintain turf grass health, vigor color, and nutrients, fertilizer must be added to the soil. Recommendations for fertilization of lawn areas are as follows; fertilize at the rate of one (1) pound of nitrogen per thousand square feet, per year is optimum. Fertilizer should be a balanced slow release, sulfur coated type fertilizer. Weed Control - All turf areas will require some weed control, for both weed grasses and dicot weeds. Weeds should be treated at the appropriate time and with a material labeled for the target weed. Please refer to the fertilizer weed and pest schedule for timing. Pest Control - All turf areas will require some pest control. Pests should be treated at the appropriate time with a material labeled for the target pest. Please refer to the fertilizer, weed and pest schedule for timing. Lime - A common cause for an unhealthy lawn is acidic soil. When the PH is below the neutral range (between 6-7) vital plant nutrients become fixed in the soil and cannot be absorbed by the grass plant. Lime corrects an acid soil condition, supplies calcium for plant growth and improves air and water circulation. Limestone applied at the rate of 50 lbs. per thousand square feet will adjust the soil PH one point over a period of 6-9 months. D. Fertilizer, Weed & Pest Control Schedule – Turf Systems Spring - Fertilize one (1) pound of nitrogen per 1,000 square feet (April) Pre-emergent weed grass control Broadleaf weed control Late Spring - Fertilize one (1) pound of nitrogen per 1,000 square feet (June) Pre-emergent weed grass control Broadleaf weed control Insect Control (if needed) *Summer - Fertilize one (1) pound of nitrogen per 1,000 square feet (August) Broadleaf weed control (if needed) Insect Control (if needed) Fall - Fertilize one (1) pound of nitrogen per 1,000 square feet (September) *Omit if area is not to be irrigated Lawn Maintenance Task Schedule MARCH (Weather permitting)  Clean up winter debris, sand, leaves, trash etc.  Re-edge mulch beds, maintain at 2-3” maximum.  Fertilize plants  Aerate and thatch turf (conditions permitting) Long-Term Pollution & Operation and Maintenance Plan 822 Route 28 South Yarmouth February 2020 APRIL  Reseed or sod all areas needing attention.  Fertilize and weed control  Lime  Start mowing when grass reaches 2-1/2”, mow to 2” MAY  Mow turf to 2-2-1/2”  Weed as necessary.  Check for disease and pest problems in both turf and plants. JUNE  Mow turf to 2-1/2” – 3”  Fertilize and weed control.  Weed  Check for disease and pest problems in both turf and plants, treat as necessary. PROVISIONS FOR SOLID WASTE MANAGEMENT (SITE TRASH) Trash will be placed in on-site dumpsters and the Owner will make provisions for its regular and timely removal. SNOW DISPOSAL AND PLOWING PLANS The purpose of the snow and snowmelt management plan is to provide guidelines regarding snow disposal site selection, site preparation and maintenance that are acceptable to the Department of Environmental Protection. For the areas that require snow removal, snow storage onsite will largely be accomplished by using pervious areas along the shoulder of the roadway and development as windrowed by plows.  Avoid dumping of snow into any water body, including rivers, ponds, or wetlands. In addition to water quality impacts and flooding, snow disposed of in open water can cause navigational hazards when it freezes into ice blocks.  Avoid disposing of snow on top of storm drain catch basins or in stormwater basins. Snow combined with sand and debris may block a storm drainage system, causing localized flooding. A high volume of sand, sediment, and litter released from melting snow also may be quickly transported through the system into surface water.  In significant storm events, the melting or off-site trucking of snow may be implemented. These activities shall be conducted in accordance with all local, state and federal regulations. WINTER ROAD SALT AND/OR SAND USE AND STORAGE RESTRICTIONS The applicant will be responsible for sanding and salting the site. No storage on site. STREET SWEEPING SCHEDULES There are three types of sweepers: Mechanical, Regenerative Air, and Vacuum Filter. 1) Mechanical: Mechanical sweepers use brooms or rotary brushes to scour the pavement. 2) Regenerative Air: These sweepers blow air onto the road or parking lot surface, causing fines to rise where they are vacuumed. 3) Vacuum filter: These sweepers remove fines along roads. Two general types of vacuum filter sweepers are available - wet and dry. The dry type uses a broom in combination with the vacuum. The wet type uses water for dust suppression Long-Term Pollution & Operation and Maintenance Plan 822 Route 28 South Yarmouth February 2020 Regardless of the type chosen, the efficiency of street sweeping is increased when sweepers are operated in tandem. It is recommended that street sweeping of the parking areas occur four times a year, including once after the spring snow melt. Reuse and Disposal of Street Sweepings Once removed from paved surfaces, the sweepings must be handled and disposed of properly. Mass DEP’s Bureau of Waste Prevention has issued a written policy regarding the reuse and disposal of street sweepings. These sweepings are regulated as a solid waste, and can be used in three ways:  In one of the ways already approved by Mass DEP (e.g., daily cover in a landfill, additive to compost, fill in a public way)  If approved under a Beneficial Use Determination  Disposed in a landfill TRAINING OF STAFF OR PERSONNEL INVOLVED WITH IMPLEMENTING LONG-TERM POLLUTION PREVENTION PLAN The Long-Term Pollution Prevention Plan is to be implemented by property owner of the site. Trained and, if required, licensed Professionals are to be hired by the owner as applicable to implement the Long-Term Pollution Prevention Plan. LIST OF EMERGENCY CONTACTS FOR IMPLEMENTING LONG-TERM POLLUTION PREVENTION PLAN The applicant will be required to implement the Long-Term Pollution Prevention Plan and will create and maintain a list of emergency contacts. POST CONSTRUCTION PHASE INSPECTION SCHEDULE AND EVALUATION CHECKLIST Inspection Date Inspector BMP Inspected Inspection Frequency Requirement s Comments Recommendation Follow-up Inspection Required (yes/no) Catch Basin Four times a year 1. Refer to the Massachusetts Stormwater Handbook Volume Two: Stormwater Technical Handbook (February 2008) for recommendations regarding frequency for inspections and maintenance of specific BMP’s 2. Inspections to be conducted by a qualified professional such as an environmental scientist or civil engineer. 3. Limited or no use of sodium chloride salts, fertilizers or pesticides recommended. 4. Other Notes: (Include deviations from Conservation Commission Approvals, Planning Board Approvals and Approved Plans)     New 6 ' Conc re te S idewa lk (1) Nellie R. Stevens Holly(5) Nikko Blue HydrangeaHeritage River Birch (5)Replace asphaltwith lawnReplace asphaltwith lawnLawnLawnLawnNew SidewalkOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWRelocated Catch BasinDwarf Japanese Holly (6)St. John`s Wort (6)St. John`s Wort (6)(13) Dwarf Japanese HollyProposed Enhanced EntranceProposed RampProposed Rampexisting signNew 6 ' Conc re te S idewa lkPlanting on undulating bermmounded 18"-24" highOak and Maple to remainLawnLawnLawnDwarf Japanese Holly (4)(3) Rose-of-Sharon(5) American Boxwood(1) Korean Spice Viburnum(2) Nikko Blue Hydrangea(28) Stella de Oro Daylily(2) Blue Maid Holly(19) Stella de Oro DaylilyLawnAmerican Boxwood (7)(2) Little Princess Japanese Spirea(2) Korean Spice Viburnum(2) Blue Maid Holly(2) Nikko Blue HydrangeaExisting plantingsto remainExisting plantingsto remainExisting plantingsto remainProposed Sidewalk (4) Manhattan Euonymus(2) Nikko Blue Hydrangea(6) Dwarf Japanese Holly(6) Sea Green JuniperIrish VillageLandscape ImprovementsNORTH822 Route 28, West YarmouthBy: Philip L. Cheney 508-394-1373Scale: 1" = 10'-0" 4/21/2020TREESBOTANICAL NAMECOMMON NAMESIZE5Betula nigra `Heritage`Heritage River Birch2.5-3" cal.SHRUBSBOTANICAL NAMECOMMON NAMESIZE12Buxus sempervirensAmerican Boxwood18-24"4Euonymus kiautschovicus `Manhattan`Manhattan Euonymus7 gal3Hibiscus syriacus `Blushing Bride`Rose-of-Sharon3-4`11Hydrangea macrophylla `Nikko Blue`Nikko Blue Hydrangea5 gal12Hypericum patulum `Hidcote`St. John`s Wort3 gal29Ilex crenata `Compacta`Dwarf Japanese Holly5 gal1Ilex x `Nellie R. Stevens`Nellie R. Stevens Holly4-5`4Ilex x meserveae `Blue Maid` TMBlue Maid Holly3-4`6Juniperus chinensis `Sea Green`Sea Green Juniper3 gal2Spiraea japonica `Little Princess`Little Princess Japanese Spirea5 gal3Viburnum carlesiiKorean Spice Viburnum3-4`PERENNIALSBOTANICAL NAMECOMMON NAMESIZE47Hemerocallis x `Stella de Oro`Stella de Oro Daylily1 galPLANT SCHEDULE0SCALE: feet1020301" = 10'Landscaped shrub beds to be watered with drip irrigation system. Lawns via in-ground sprinklers. S T A T E H IGHW A Y 4 0 ' W ID EROUT E 2 8 - M A IN S TR E E T PRIVATE - VARIABLE WIDTH PLAN BOOK 56-85FRANK BAKER ROADXXXXXXXXXXX28.5'52.3'25.1'25.5'20.0'27.1'349 Main Street - Route 28West Yarmouth, Massachusetts02673508 778 8919INISSUED FOR PERMITTINGNOT FOR CONSTRUCTIONWISE LIVINGRETIREMENT822 ROUTE 28SOUTH YARMOUTHMASSACHUSETTS(BARNSTABLE COUNTY)SITE PLANFEBRUARY 20, 2020 COMMUNITYLOCUS MAP1:1,000LOCUSN28OCEAN ST.SEAVIEWSWANPONDAVE.4'8'