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HomeMy WebLinkAbout110 Ansel Hallet COMPLETE DRC PACKET 102020Review is : 0 Concept ual ~ Formal 0 Binding (404 MotelsNCOD/R .O .A.D . Project ) ~ Non-binding (All other commercial projects) Review is by : 0 Planning Board ~ Design Review Committee YARMOUTH TOWN CLERK DESIGN REVIEW COMMENT SHEET '200CT26Pt-i5:03 REC Meeting Date: October 20, 2020 -Virtual Map: 83 Lots: 14 Applicant: Yarmouth Business Center, LLC Zone(s): AED, APO Site Location: 110 Ansel Hallet Road , West Yarmouth Persons Present: OCR Members Present Yarmouth Tow n Staff Present Guests Charlie Adams Kathy Williams Bria n Yergatian, BSC Group D ick Martin Mark Wiatrowski Jack McCormack Sara Porter Chri s Vincent DRC Rev iew for th is project started at: 4 :01 PM DRC Review ended at: 4:58 PM On a motion by Sara Porter, seconded by Chris Vincent, the Design Review Committee (DRC) voted (5-0) to adjourn the October 20, 2020 DRC meeting at 4:58 PM. Project Summary General Description : The Applicant is proposing to const ruct a parking lot for boat, trail er and RV storage with site improvements including perimeter fencing , grading, stormwater management, site lighting and landscaping . No buildings are proposed . Summary of Presentation : Brian Yerga ti an of BSC Group gave a brief overview of th e proposed project. The lot at 11 O Ansel Ha ll et is currently wooded. The proposal is for a 28 ,000 sf commercial parking lot for boats, trailers & RVs surfaced with crushed stone, in clud ing a perime ter fence with locking gate . Storm water ma nagement includ es an infiltration basin which will operate in conjunction with underground infiltration chambers and can handle a 100 year storm event. Existing buffer vegetation wi ll be maintained to the exte nt possible . Although there is grading proposed in the buffers , Mr. Yerga ti an felt they should be able to reta in a decent amount of trees in the buffer. Th ere will be fou r lig hts poles proposed, 15 ' high, full cut o ff LED fixtures. DRC Questions & Discussions: Sara Porter asked what the infi ltration basin looks like. Brian Yergatia n noted it is a large depression in the ground (elev. 29 to elev. 23). The 3:1 si d e slopes would be vegetated with the bottom crus he d ston e. For larg er storm s , excess water fro m the infiltration basin wil l go to th e underground infiltrat ion cha mbers below the parki ng. Sara Porter inquired as to whether the vegetation would be reta ined along Ansel Ha llet. Brian Yergatian indicated that this would not be possible in the a re a of the infiltration basin , but would be along the south side of the entrance . Jack McCormack as k ed about who would have access to th e s ite and wheth e r th e facil ity woul d be manned . Brian Yerga t ian noted th ere would be a sliding gate with lock. Mark Wiatrowski indicated there wou ld be key pad access . Jack McCorm ack inquired about secu rity, and whether there would be alarms or cameras . Brian Yergatian indicated there wou ld be no alarm system . Sa ra Porter inquired as to who wou ld be parking th eir vehicles here and w hat traffic would be generated. Brian indica ted th e si te was for seasonal storage. Charlie Adams asked about what will happen during heavy snow if the parking area is fenced in. Brian Yergatian indicated snow storage would be around the perimeter of the parking area , but with heavy storms, the snow would need to be hauled off-site. Charlie Adams asked about the access road and potential for backup onto the road with larger veh icles going into facility. He also asked if there was any proposed signage. Brian Yergatian noted there was good site distance with a 32 ' wide driveway opening to accommodates trailers. Signage has not be considered at this time, but any future signage would meet the standards set forth in the zoning bylaw. Chris Vincent noted he was generally okay with the way things look and with the traffic, but asked about how to ensure people don't live on the boats/RVs during storage. Mark Wiatrowski noted that contractually they can't live there , boats are shrink wrapped and there will be a manager overseeing it period ically. After further discussion Mr. Wiatrowksi noted he would install a camera system to monitor the site w hich would be checked weekly at a minimum. Dick Martin asked about the allowed width of the curb cut which exceeds the Town bylaw and asked why it was so wide. Brian Yergatian noted it w ould be needed for turning radius . Dick Martin indicated that the buffers on the sides were important and the proposed fencing and lights may impact buffer trees . Front buffers are for aesthetic purposes, with only two trees proposed right up aga inst the property line. The infiltration basin should be pushed back further, to preserve a 20' buffer of natural vegetation. Should meet the bylaw on the buffers to reta in 4 " diameter or larger trees in 20' front buffer. May need to lose some parking spaces to accomplish this. Mr. Martin noted that the trees shown on the south side of the parking area would not be in-lot trees. The other two trees in the planting bed are not wide enough (bylaw required minimum 5 ' width ). The spaces as shown (can't define in gravel ) at 11' may be too narrow for the boats/RVs . Brian Yergatian noted that they won't be mar1<ed, but the plan gives an idea of how the various types of vehicles may be sto red on the site. For the two trees in the interior of the parking , the island meets the minimum required area in the bylaw. He noted they are trying to keep as many buffer trees as possible, but they are willing to enhance them as needed if trees are impacted. Dick Martin felt there should be proper buffering to lessen the views as this is essentially a parking lot. Brian Yergatian noted that the infiltration basin could be moved which may require a larger underground infiltration chamber. Brian Yergatian noted he would flag out the li mits of clearing with trees to remain , and could also save some with tree wells. Chris Vincent asked if the retention could go to the rear. Brian Yerga tia n indicated the topograph y is towa rds Ansel Hallet w hich wou ld require more earth work to change the direction . Sara Porter asked abou t the width of the UPS driveway. Brian Yergatian noted it is pretty wide but does not know the dimensions. Kathy Williams noted that the minimum in-lot tree width is 5' and the buffers are required to reta in 4" d iameter trees and larger. She noted the infiltration basin is within the full 20' buffer, and liked the idea of moving the infi ltration basin back away from Ansel Hallet. They co uld also move the fence/gate back to have the gate located further back from the street to avoid people stopping in Ansel Hallet Road . Brian noted that moving the gate back beh ind the 20' buffer would give space to pull into the site to unlock the gate. Sara Porter was a little concerned about the impact to the wooded lot, but felt the proposa l was alright. She felt the in -lot trees would not be seen as they are so far back . She noted that drawing a ci rcle for all trees remaining in the buffer could show the level of tree canopies that are over the parking area. Brian Yergatian indicated all trees aren't located in the survey. Sara Porter indicated larger trees could be surveyed in. Dick Martin felt more greenery in the parking area woul d look better, but should try to buffer the parking and make it look its best. Chris Vincent agreed with Sarah Porter on the two in -l ot trees, but s hould buffer the front very wel l. The DRC were in general agreement on the need for a more robust front buffer. The DRC also discussed redu ci ng the wi dth of the driveway to allow for more front buffer. Charlie Adams asked about the limitations on vehicles and their storage location. Brian Yergatian noted that the layout gives an idea of different areas where different s ize vehicles can be stored. W ill be a demand based decision , but there wi ll be no box trailers f or storage. Mark Wiatrowski noted the y will take in the comments, but there is the potential for UPS trucks to be stored on the property. Kathy Williams suggested being clear in all the proposed uses in the Site Plan Review application. Review Comments In Relation To The Design Standards SITING STRATEGIES S ect. 1 , Streetscape f&I N/A 0 Meets Stan dard s, or D Di screpa nc ies : S ect. 2, Tena nt Spac e s f&I NIA D Meets Standa rds , or D Di screpan cie s: S ect. 3. Defin e Street Edge D N/A D Meets Standa rd s, or f&I Discrepa ncies : As there are no buildings to define the street edge, the front buffer and use of street trees, fencing and other landscape amenities are particularly important. The inclusion of the stormwater management structure (6' deep infiltrat;on basin) within the front 20' buffer results in a full clearing of the vegetation and pushes the two proposed trees to within 2 ' of the property line and close to the overhead wires. The infiltration basin should be moved back further from Ansel Hallet to retain a true vegetated 20 ' front buffer. The proposed fence/gate is 6' black vinyl coated chain link and is located very close to Ansel Hallet Road and should be relocating further from the road to allow for people to pull into the site to unlock the gate. Sect. 4 . S hie ld Larg e Buildings f&I NIA D Meets Stand ards , or D Discrepa ncies : Sect. 5 . D esign a 2 nd Sto ry f&I NIA D Meets Sta nda rd s , or D Di screpancies : Sect. 6 . U se To po to Sc re en New Developme nt D NIA f&I Meets Standards , or D Di screpancies : With the proper buffers, topographic screening is not needed and would meet the s tandard with the buffer revisions as discussed. Sect. 7 . La nd sca p e B uffers/Screening 0 NIA 0 Mee ts Standards , or f&I Di screpancies : The level of grading shown in the 10' side buffers will impact retention of existing trees in many areas even though the plans note that the 10 ' wide buffers are to remain and no proposed trees are shown. Retain existing 4 " or larger diameter trees within the buffer and supplement with new 3" caliper trees every 20' as needed. See additional comments under Sect. 3 -Define Street Edge. Retain an undisturbed 20' buffer along Ansel Hallet with the infiltration basin located behind the buffer. Sect. 8 . Parking Lot V isibility D NIA D Meets Standards , or f&I Discrepa ncie s: The proposed project is essentially a long term parking area for boats, trailers and RVs and should be screened as noted in the Comments above under Sect. 3 and Sect. 7. Reducing the width of the driveway to 25' would decrease visibility of the parking area . The DRC comments are based on boats and RVs, although it was also discussed that larger tractor trailer trucks for UPS may use the site. Sect. 9. Break u p La rge P ark ing Lots D NIA D Mee ts Standards , or f&I Di sc repan cies: Due to the need for maneuverability related to the proposed type of vehicles for storage, breaking up the large parking areas with in-lot trees may be difficult, emphasizing the need for proper buffer screening. Sect. 10, Locat e Utilities Underground D NIA f&I Mee ts Standards , or D Discrepancies : Sect. 1 1. S hi e ld Load in g Ar eas f&I NIA D Meets Sta nda rd s, or 0 Di sc repancies: BUILDING STRATEGIES: No buildings are proposed. Sect. 1, Break Down Building Mass -Multiple Bldgs. ~ NIA O Meets Standards , or D Discrepanc ies: Sect. 2. Break Down Building Mass -Sub-Masses !Bl N/A D Meets Standards, or D Discrepancies : Sect. 3. Vary Facade Lines !Bl NIA 0 Meets Stand ards , or D Discrepancies : Sect. 4 , Vary Wall H eights ~ NIA 0 Meets Standards , or 0 Discrepancies : Sect. 5. Vary Roof Lin es !Bl N/A 0 Meets Standards , or 0 Discrepancies : Sect. 6. Bring Dow n Bu ild ing Edges ~ N/A 0 Meets Standa rd s , or 0 Discrepancies : Sect. 7 , Vary Bu ilding Mat'ls For Depth ~ NIA D Meets Standards , or D Discrepancies : Sect. 8. Use Traditional & Nat'I. Building Mat'ls ~ N/A D Meets Standards , or D Discrepancies : Sect. 9. In corporate Pedestrian-scaled Features D N/A D Meets Standards, or D Discrepancies : Sect. 10, Incorporate E nergy-efficient Design 0 NIA O Meets Standards , or D Discrepancies : Next step for appli cant: ~ Go to Site Plan Review o Return to Design Review for Forma l Review On a motion by Jack McCormack, seconded by Charlie Adams, the Design Review Committee (DRC) voted (5· 0) to approve these DRC Comments as meeting minutes for the October 20, 2020 DRC meeting for the proposed boat, trailer and RV storage facility at 110 Ansel Hallet Road. Received by Applicant(s) ATTACHMENTS: • October 20, 2020 DRC Agenda • October 14 2020 e-mai l from Kathy Williams, Town Planer and Aerial • DRC Application: o DRC Application and Materials Specification Sheet o RAB light fixture o Site Plans: All plans prepared by BSC Group, dated October 7, 2020: Site Layout Plan • Grading & Drainage Plan 1 Williams, Kathleen From:Williams, Kathleen Sent:Wednesday, October 14, 2020 4:58 PM To:'Charles Adams (adams2430@gmail.com)'; 'Chris Vincent (christophervincent@comcast.net)'; 'Dick Martin (dick@dickmartinera.com)'; 'Jack McCormack (johnhmccormackjr@comcast.net)'; 'Sara J Porter (sjparch@comcast.net)' Subject:DRC Virtual Meeting - October 20, 2020 - Boat, trailer & RV Storage Attachments:102020 DRC Agenda and Materials.pdf; Aerial.pdf Hi Guys,    Please find attached the DRC Submittal Application for the DRC virtual meeting scheduled for Tuesday October 20,  2020 at 4 PM.  This can also be found on the Town website  at:  http://www.yarmouth.ma.us/AgendaCenter/ViewFile/Agenda/_10202020‐1687  You should have received an  invitation from TOY Zoom 1 Host today for this meeting.    The Applicant is proposing to construct a parking lot for boat, trailer and RV storage with site improvements  including perimeter fencing, grading, stormwater management, site lighting and landscaping.  The existing site is  vacant and wooded (see aerial)    Planner Comments for Consideration by the DRC: Please note that Design Review is advisory for this project.   1. Buffers:  The buffers to abutting businesses and the aesthetics along Ansel Hallet Road need  addressing.  There is enough grading shown in the 10’ side buffers to impact retention of existing trees even  though they state the 10’ wide buffers are to remain, and no proposed trees are shown.  The inclusion of  stormwater management structure (6’ deep infiltration basin) within the front 20’ buffer results in a full  clearing of the vegetation and pushes the two proposed trees very close to the property line and the  overhead wires.    2. Fencing/Gate:  The fence is 6’ black vinyl coated chain link and is located very close to Ansel Hallet Road, I’m  assuming to include fencing off the infiltration basin.  The gate is close to Ansel Hallet, which may require  people to stop in the road to unlock the gate, depending on the type of gate provided.  The site would  benefit from moving the infiltration basin back further from Ansel Hallet, which would eliminate a couple  spaces.  Consideration should also be given to a different type of solid fencing/gate along Ansel Hallet  (perhaps similar to the white fence/gate at Platinum Auto).  If security is an issue, cameras could be  installed.  3. Lighting:  I have requested cut sheets on the site lighting, which they indicated they would send later in the  week. I will forward upon receipt.    The application will go out in the mail tomorrow.  Jack, Sara, Dick and Charlie have indicated they can attend the  meeting.    Thanks,  Kathy    ---------------------------------------- Kathy Williams, PE Yarmouth Town Planner 9 9  1.7JSUVBM Yarmouth Business Center, LLC 110 Ansel Hallet Road, West Yarmouth This project does not include the construction of any buildings or structures. ALED26N Need help? Tech help line: (888) 722-1000 Email: custserv@rablighting.com Website: www.rablighting.com Copyright © 2020 RAB Lighting All Rights Reserved Note: Specifications are subject to change at any time without notice Page 1 of 2 Color: Bronze Weight: 6.3 lbs Project:Type: Prepared By:Date: Driver Info Type Constant Current 120V 0.17A 208V 0.11A 240V 0.10A 277V 0.09A Input Watts 29.10W LED Info Watts 26W Color Temp 4000K (Neutral) Color Accuracy 71 CRI L70 Lifespan 100,000 Hours Lumens 3,529 Efficacy 121.3 lm/W Technical Specifications Listings UL Listed: Suitable for wet locations IESNA LM-79 & IESNA LM-80 Testing: RAB LED luminaires and LED components have been tested by an independent laboratory in accordance with IESNA LM-79 and LM-80. Dark Sky Conformance: Conforms to (allows for conformance to) the IDA's fully shielding requirement, emitting no light above 90 degrees (with the exclusion of incidental light reflecting from fixture housing, mounts, and pole). DLC Listed: This product is listed by Design Lights Consortium (DLC) as an ultra-efficient premium product that qualifies for the highest tier of rebates from DLC Member Utilities. DLC Product Code: P0000175R Performance Lifespan: 100,000-Hour LED lifespan based on IES LM-80 results and TM-21 calculations Construction IES Classification: The Type IV distribution (also known as a Forward Throw) is especially suited for mounting on the sides of buildings and walls, and for illuminating the perimeter of parking areas. It produces a semiCircular distribution with essentially the same candlepower at lateral angles from 90° to 270°. Housing: Precision die-cast aluminum housing, lens frame Gaskets: High-temperature silicone Effective Projected Area: EPA = 0.27. Finish: Formulated for high durability and long-lasting color Green Technology: Mercury and UV free. RoHS-compliant components. Ambient Temperature: Suitable for use in up to 40°C (104°F) Cold Weather Starting: Minimum starting temperature is -40°C (-40°F) LED Characteristics Lumen Maintenance: The LED will deliver 70% of its initial lumens at 100,000 hours of operation ALED26N Need help? Tech help line: (888) 722-1000 Email: custserv@rablighting.com Website: www.rablighting.com Copyright © 2020 RAB Lighting All Rights Reserved Note: Specifications are subject to change at any time without notice Page 2 of 2 Technical Specifications (continued) LED Characteristics Color Consistency: 3-step MacAdam Ellipse binning to achieve consistent fixture-to-fixture color Color Stability: LED color temperature is warrantied to shift no more than 200K in color temperature over a 5- year period Color Uniformity: RAB's range of Correlated Color Temperature follows the guidelines of the American National Standard for Specifications for the Chromaticity of Solid State Lighting (SSL) Products, ANSI C78.377-2017. Other Patents: The ALED design is protected by U.S. PATENT D608,040 and patents pending in the U.S., Canada, China, Taiwan and Mexico. Equivalency: Equivalent to 125W Pulse Start Metal Halide Warranty: RAB warrants that our LED products will be free from defects in materials and workmanship for a period of five (5) years from the date of delivery to the end user, including coverage of light output, color stability, driver performance and fixture finish. RAB's warranty is subject to all terms and conditions found at rablighting.com/warranty. Buy American Act Compliance: RAB values USA manufacturing! Upon request, RAB may be able to manufacture this product to be compliant with the Buy American Act (BAA). Please contact customer service to request a quote for the product to be made BAA compliant. Optical BUG Rating: B1 U0 G0 Electrical Driver: Multi-chip 26W high output long life LED Driver Constant Current, 720mA, Class 2, 6kV Surge Protection, 100V-277V, 50-60 Hz, 100-240V.4 Amps. THD: 6.94% at 120V, 11.17% at 277V Dimensions Features High output LED light engine Maintains 70% of initial lumens at 100,000-hours Weatherproof high temperature silicone gaskets Superior heat sinking with die cast aluminum housing and external fins (40,100± S.F.) LOT 9-A WWWWWWWWWWWWWWWWWWWWWLOT 9-B LOT 10-A (50' WIDE)ANSEL HALLETT ROADOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHW 349 Route 28, Unit D W. Yarmouth, Massachusetts 02673 508 778 8919 IN BOAT, RV & TRAILER PARKING LOT 110 ANSEL HALLET ROAD WEST YARMOUTH MASSACHUSETTS (BARNSTABLE COUNTY) SITE LAYOUT PLAN OCTOBER 7, 2020