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HomeMy WebLinkAboutSite plan review Formal_X Informal Review SITE PLAN REVIEW COMMENT SHEET New Map: 122 New Lot: 127 Date: February 18, 2020 Applicant: Barrows Group Atlantic Realty Trust Location: 147 Route 6A, Yarmouth Port Zone: B-1 Persons Present: Mallory Langler John Kenney Esq Kathy Williams Dan Ojala Nick Aquiar Cartier Tatibouet Capt Kevin Huck Mark Grylls LT. Jason Moriarty Project Summary 2 Bedroom residence over a commercial kitchen which will support the abutting property(#153). Shared parking proposed. Comments uildinq: Property is in the B-1 zoning district. Follow up discussion regarding 1966 perimeter plan should follow SPR. Dwelling use is allowed. Kitchen use constitutes an E-1 use in accordance with Table 202.5. Footnote 3 allows for the use provided that the products to be sold at retail by the manufacturer. It is my interpretation to mean on the same property. A variance will be required for this use. Plan indicates that parking lot will be providing parking for the adjoining lot. Parking located in the front requires a variance per 301.4.1 Section 301.4.2 paragraph 2 allows for up to 30%of the required parking spaces to be located on an adjoining lot in the B-2, B-3, and HMOD2 districts. This property being located in the B-1 zoning district will require a variance for all of the proposed parking arrangements. Buffer to the west appears adequate @ 10'. A variance will be required for the lack of a parking area buffer on the easterly side of the property. Building does not meet the required setbacks in the B-1 zoning district. A variance will be required for the buildings location as proposed. All dwelling units require 2 means of egress unless building is sprinkled. All construction to comply with all applicable sections of 780 CMR MSBC, 521 CMR and appendant codes. Community Development and Planning: The project in conjunction with 153 Route 6a will create a classic grocery/general store in the heart of the Route 6a Village. It is unfortunate that a shared driveway could not be negotiated with Inaho Restaurant as this would have been beneficial to all three properties by providing safer access to rear parking and maintaining more on-street parking. • Curb Cut: Curb Cut details are sparse. The curb cut is very wide and needs to be better defined, especially with the on-street parking located in this area and the sidewalk abutting the property. Consider MassDOT standard driveway details which incorporate sidewalk ramps, which could maximize the available on-street parking (this may require some relief). Ensure all drainage stays on the property and is not directed to Route 6a. • Buffers: Buffering the parking from the abutting property and Route 6a is very important. A"100% Evergreen Hedge" is shown on the west side buffer and should be better defined regarding plant species, size of plants at initial planting and spacing. Also, as it will take some time to establish this buffer, recommend a section of 6'fencing along the west property line by the abutting house and garage. Relocate the watermain outside of the 10' side buffer which is reserved for plantings. This will require the relocation of the"reserve"area for the septic system to the north side of the proposed system to maintain the 10' separation between septic and watermain. Also need to better screen the parking spaces from Route 6a. It may make more sense to provide an additional parking space behind 153 Route 6a to reduce the parking near Route 6a and create a larger buffer area with plantings/stone wall/etc to hide the parking from the road. Could incorporate some of the stones from the existing stonewall impacted by the driveway into this detail. Parking behind 153 Route 6a should be accessed off this main parking lot to ensure adequate turning movements. There does not appear to be sufficient room to back out of the spaces within the available 9'wide right-of-way on the Inaho property. • Tree Protection and utility locations: Two large trees along Route 6a need to be better protected. Relocate watermain which is shown located in the center of the 10' side buffer and very close to the 24"Oak on the west side • ' of the property. Relocate the Manhole and LP2 further away from the two trees to minimize impacts to the root systems. Provide tree canopy protection during construction. *. This project is intricately connected with the adjacent 153 Route 6a project. See Site Plan Review Comments for 153 Route 6a also dated February 18, 2020. Conservation: No wetlands or stormwater jurisdiction. Design Review: Not present, project is located in Old Kings Highway and not subject to Design Review. Engineering: Please see below for a listing of pertinent comments. Site Lighting: • Include more site lighting within the proposed site plan. Provide photometric plan which verifies that light trespass at the property boundaries does not exceed the applicable threshold quantified within Section 301.4.10. Snow Storage: • Show proposed snow storage accommodations on the site plan. Stormwater/Drainage: • It is recommended that an additional soil test pit be dug at the proposed location of the leaching structures to verify the suitability of soils. • It is recommended that a percolation test be completed at the proposed elevation of the bottom of leaching stone in the event that questionable soils are encountered within the test pit. • Provide a construction-period erosion control plan delineating the extents and locations of prescribed erosion control measures on the site. Any pertinent detail drawings should also be included. • Provide a long-term operation and maintenance plan for the stormwater management system. General: • Coordinate with Engineering Division for purposes of addressing parcel. • Recommend utilizing drywells for roof runoff that is intended to be discharged to pavement. In the event that gutters are selected, care should be given in determining how gutter discharge is directed so as to avoid creating potential hazards. • Recommend the implementation of wayfinding signage on Route 6A to direct motorists to designated parking and loading/unloading zone(s). �M, Fire: Yarmouth Fire Department supports the application, with proper submissions, permits and inspections Health: • Engineer to inspect and certify septic system installation olki• Depth of strip-out to be specified on the septic plans • Living room/dwelling unit should be kept separated from the commercial portion (incl. basement dry storage), either by a lockable door or separate entrance • Hand sink and mop sink to be added to kitchen prep area • If AAB restroom is to be public use, must be separated by door or barrier of some type from food prep area Water: Consult the Town of Yarmouth Water Department to determine accepted methods and materials for the establishment or modification of municipal water service. Read & Received by Applicant(s)