HomeMy WebLinkAbout882-834 Rte 28 Planner Comments to PB 031320
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: March 13, 2020
Subject: 822 & 834 Route 28 and 30 Frank Baker Road
Assessor Map/Parcels: 33/70.1, 41/12 & 41/11.1
Wise Living Retirement Community project - VCOD VC2
A. General Description: The proposed project involves three properties, the Irish Village at 822
Route 28, the adjacent commercial property at 834 Route 28, and the adjacent vacant property at
30 Frank Baker Road (behind the Irish Village). The applicant is proposing to combine all three
parcels into a 6.09 acre parcel as part of a VCOD VC2 project. The bulk of the project is the
redevelopment of the Irish Village property from 128 hotel rooms into a 120 unit Wise Living
Retirement Community for senior housing (59 and older) comprised of 104 studios and 16 one
bedroom with common resident dining facility and outdoor swimming pool, as well as a leased
medical complex, exercise/rehab and wading pool facilities. The motel building will be upgraded
with a new porte cochere at the main entrance; small roofs at the entrances; and the building
façade will be upgraded to change the predominantly flat roof to a pitched roof with cupolas, open
gables (porches/patios), and dormers to break up massing and improve visual interest. The
building will otherwise be re-used in the same footprint with interior renovations. The existing
parking areas will be re-used and new handicap spaces and in-lot trees provided. Roof-top solar
will be provided along the east and west wings of the building away from Route 28. A gas-fire
generator will be installed to service the redeveloped facility. The existing septic systems, which
are located within the parking areas to either side of the building, will remain. The commercial
property at 834 Route 28 will be upgraded with some building modifications, along with
pedestrian and parking lot improvements. Existing septic and drainage will be used. 30 Frank
Baker Road will remain vacant in its natural state. No affordable units are required for Assisted
Living Retirement Communities. Please see the attached application packet with Narrative.
B. Process - VCOD Site Plan Review: VCOD Design Standards per Section 414.8 and the
Architectural & Site Design Standards are mandatory for VCOD projects. The Planning Board
reviews the project for compliance with these standards, however the VCOD SPR is not a Special
Permit Decision and does not grant any zoning relief or make any zoning determinations. 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),
except the proposed Use (Assisted Living Retirement Communities) requires a Special Permit
from the Planning Board. The Planning Board will likely review the Special Permit in April,
subsequent to the VCOD SPR determination. The Applicant will be submitting for ZBA relief
concurrently, with the ZBA Public Hearing being conducted after the Planning Board Hearing.
Planning
Division
Planning Board
822 & 834 Route 28 and 30 Frank Baker Road
March 13, 2020
Page 2 of 4
C. Comments from Other Committees:
1. Site Plan Review (SPR) and Design Review Committee (DRC): Please refer to the SPR and
DRC Comments in the attached application packet. Many comments from the SPR involve
other regulations or codes that the applicant must adhere to and are not under the purview of the
VCOD SPR. The Applicant has met with various departments subsequent to the SPR and have
made amendments to the plans submitted to the Planning Board. The following outline
remaining comments that are relevant to VCOD SPR review.
a. Building: The Building Commissioner met extensively with the Applicant on the project
and resolution has been reached regarding the number of parking spaces and the
elimination of the parking in front along Route 28. Relief remains needed for the building
modulations which should be 5’ every 50’ per Section 414.8.3 and the Architectural and
Site Design Standards. In addition, the extension of the parking on the west side of 822
Route 28 to provide 18’ long parking spaces with 24’ wide travel lanes needs to be paved.
Further modifications to the photometric plan will be required to confirm compliance.
Mark Grylls, Building Commissioner, will be in attendance at the March 18th Planning
Board meeting to answer questions from the Board.
b. Planning:
Landscaping: The March 12, 2020 letter from Andrew Singer noted that a landscape
architect has been hired to expand on the landscaping buffer along Route 28. This buffer
west of the entrance to 822 Route 28 should include a mixture of trees (every 30’),
shrubs and plantings in a natural shaped mounding of 18”-24”. Planting beds around the
building at 822 Route 28 should also be replaced as there are limited plantings and many
of the existing plantings are overgrown. Landscaped areas should be irrigated.
Pavement: Existing pavement in the parking areas is in poor condition in many
locations. All deteriorated pavements, especially around the front of the building at 822
Route 28, should be replaced or overlaid to create the level of aesthetic intended by the
VCOD. Extension of parking spaces on the west side of the building needs to be paved
to meet the 18’ length requirement. This would make the curb stops shown unnecessary.
Drainage: The site plans show a drainage swale from the revised edge of pavement to
an existing catch basin in the front of 822 Route 28. A new catch basin should be
installed along the new pavement edge to avoid unnecessary impacts to the buffer.
Sidewalks: At a minimum, all proposed sidewalks should be concrete. The proposed
sidewalk adjacent to the west side of 834 Route should be raised concrete with curbing
to provide a safer pedestrian route from the parking in the rear to the entrances of the
building.
c. Design Review: The Design Review Committee reviews VCOD projects for mandatory
compliance as it relates to the Architectural and Site Design Standards, but they cannot
give zoning relief. Although the DRC noted several items where modifications could be
made to meet the standard, the Building Commissioner has determined that they are not
in full compliance as it relates to building modulation and that is the reason the noted
relief is required by the ZBA. The DRC comments to be addressed include:
Addition of some type of porticos over the two entranced on the south end of the ease.
Coordination of the colors for the building with the Town Planner prior to submission
of a building permit.
Landscaping of buffer as outlined under Planner comments above.
Planning Board
822 & 834 Route 28 and 30 Frank Baker Road
March 13, 2020
Page 3 of 4
d. Fire: Subsequent to SPR, the Fire Dept took the fire truck to the site. There was some
issue with taking the turn to the east side of the 822 Route 28 building. To ensure this
turn, there may need to be some impacts to parking on the east side of the building. The
Fire Dept has reviewed and approved the suggested condition noted below related to fire
and emergency vehicle access.
e. Police: The Police Dept was unable to attend SPR, but did send an e-mail asking about
any proposed security systems at the new facility (i.e. parking lot cameras, internal
cameras, etc.); and noted that the nearby crosswalk on Route 28 will need to be updated if
there will be increased use by residents walking over to Lighthouse Landing (i.e. better
signage, flashing lights, etc.). These comments have been relayed to the applicant for a
response.
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 March 18, 2020 meeting. These
conditions are intended to address comments from SPR/DRC which were not fully incorporated
into the drawings or to memorialize discussions between Town Staff and the Applicant.
On a motion by___________, and seconded by__________________, the Planning Board
voted (?-?) that the project at 822 & 834 Route 28 and 30 Frank Baker Road as presented at
the Planning Board meeting of March 18, 2020 is in general compliance with the VCOD
Design Standards, with the exception of the building modulation requirements outlined in
Section 414.8 and the Architectural & Site Design Standards for which relief is being sought
through the Zoning Board of Appeals, and subject to the following conditions:
1. Applicant shall submit to the Planning Board with the Use Special Permit application a
comprehensive landscape plan designed by a Landscape Architect for the following:
a. The Route 28 buffer west of the entrance of 822 Route 28 to include a mixture
of trees (every 30’), shrubs and plantings in a natural shaped mounding of 18”-
24” (not horizontal).
b. Planting beds around the building at 822 Route 28, especially along the Route
28 façade, to replace existing overgrown or limited plantings.
c. Landscaped area shall be irrigated.
2. Incorporate the Design Review Committee comments as follows:
a. Add some type of porticos over the two entrances on the south end of the east
side of the building at 822 Route 28 to add some modulation.
b. Prior to submitting a building permit, submit color schemes for 822 Route 28 to
the Town Planner for review to ensure all building and roof colors are
complimentary to the existing neutral color scheme. Provide different shades to
enhance the variations in building massing. Refinish the brick along the
Medical Office façade to better match the entire building color scheme.
3. Extension of the parking on the west side of 822 Route 28 to provide 18’ parking
spaces with 24’ wide travel lanes shall be paved.
4. All pavement around the front portion of the building at 822 Route 28 shall be replaced
or overlaid. Deteriorated pavement in other locations to be replaced or overlaid.
5. Eliminate paved swale in buffer area west of 822 Route 28 by installing a new catch
basin along the new edge of pavement.
6. All proposed sidewalks to be concrete. The proposed sidewalk adjacent to the west side
of 834 Route 28 to be raised concrete with curbing.
Planning Board
822 & 834 Route 28 and 30 Frank Baker Road
March 13, 2020
Page 4 of 4
7. The porte cochere height and site design shall ensure turning movements around both
sides of the building at 822 Route 28 for fire and emergency vehicles as approved by
the Fire Department.
8. Lighting and photometric plan shall be modified as needed to meet Section 414.8.10.
9. If relief is obtained from the Zoning Board of Appeals for the gable ends with open
porches, provide a porch railing on the lower level (residential patios) of the gable ends
at 822 Route 28.
10. If modifications are subsequently made to the buildings, the applicant shall come back
before the Design Review Committee for review and the Planning Board for an
amendment to the VCOD SPR.
The March 12, 2020 Letter from Attorney Andrew Singer requested input from the Planning Board
regarding the requested relief. Should the Planning Board wish, they could make a motion in
support of 1 or more of the following items:
On a motion by___________, and seconded by__________________, the Planning Board
voted (?-?) in support of the following relief being requested of the Zoning Board of Appeals
for the South Yarmouth Wise Living Retirement Community project at 822 & 834 Route 28
and 30 Frank Baker Road:
1. The proposed building modulation styles (i.e. open gable end porches/patios, and
porticos) and frequency of modulations as presented at the March 18, 2020 Planning
Board meeting as part of the VCOD SPR, subject to porch railings being provided on
the lower level (residential patios) of the gable ends at 822 Route 28.
2. A second free-standing sign in front of the commercial building at 834 Route 28.
3. Eliminating two (2) in-lot trees on 822 Route 28 which are located directly between
leaching fields, and relocation of two (2) in-lot trees to be further away from
subsurface disposal structures, but which would not meet the spacing requirements of
Section 414.8.9, Paragraph 4; subject to the preparation of the comprehensive
landscaping plan in the Route 28 buffer west of the entrance of 822 Route 28.
4. Providing a temporary construction easement and permanent use easement for
location of a 6’ wide sidewalk onto the property at 822 and 834 Route 28.
Attachments:
1. March 12, 2020 e-mail from Kevin Huck, Fire Department
2. VCOD SPR Application and Plans