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Home My WebLink About175 Route 28 SPR Comment Sheet 120820 SIGNEDFormal__X___ Informal_____ Review SITE PLAN REVIEW COMMENT SHEET Date: December 8, 2020 - Virtual Map: 37 Lot: 74 Applicant: The Tasty Tidbits Realty Trust (DiParma) Location: 175 Route 28, West Yarmouth Zone: B2 Persons Present: Mark Grylls, Building Laurie Ruszala, Water & Sewer Kieran Healy, BSC Group Kevin Huck, Fire Kelly Grant, Conservation Steve Pizzuti, Attorney Jason Moriarty, Fire Carl Lawson, Health Amanda Lima, Engineering Charlie Adams, Design Review Kathy Williams, Planning Project Summary Modifications to existing parking lot with no changes to the building. Applicant is looking to retroactively permit the conversion of 5 parallel parking spaces in front of the building to 13 angled parking spaces located in the required front buffer area. Applicant is proposing the removal of some existing pavement in other areas of the parking lot with some plantings. Comments Building: 1. Prior relief was granted via Petition No. 2942, granted October 22, 1992 and reconsidered by the Board of Appeals on January 14, 1993. This reconsideration related to the driveway access width from Route 28 2 parking spaces at the entrance. Granted. 2. Prior relief was also granted via Petition No. 3103, issued May 26, 1994, allowing an open deck, triggering additional 8 parking spaces although the applicant stated there was no need to construct the 8 spaces and the relief was granted. 474 sq. ft. of landscaped area proposed at the time and conditioned at the time does not exist. 3. Because Zoning Bylaw Section 301.2 in effect at the time these Petitions were filed did not provide for a Special Permit process, variances were applied for and specific variances were granted for required site upgrades. The existing Zoning Bylaw Section 301.2 does provide for Special Permit relief with respect to site upgrade relief. 4. The Zoning Narrative dated November 19, 2020, item No. 1, and cites “68 spaces to 76 spaces”. Petition No. 2942 cites 57 spaces. 5. It appears that the approved parallel parking in Petition # 3103 to the rear shown on the plan as presented at the hearing for petition # 2942 which has a total of 6 spaces has been replaced by diagonal parking shown on the plan dated November 20, 2020 and now shows 13 spaces. Parking requirements based on the occupant load of 171 at 1 space per 3 occupants is 57 spaces per Table 301.5. Current plan shows 76 spaces. It also appears that the dimensional requirements of the diagonal spaces as well as the travel lane dimensions do not meet the zoning bylaw standard and relief should be requested for these as well or modified to meet the standard. 6. As cited in the Zoning Narrative, relief is necessary for the increased non-conforming lot coverage from 78.6% to 81.5%. 7. The Site Plan shall include a Parking Demand Table, as per Zoning Bylaw Table 301.5 8. Because the parking expansion, referred to as “recent”, on the Site Plan was performed without benefit of zoning relief; these details shall be noted and defined on the site plan. 9. Items 2, 3, & 4 as noted on the Zoning Narrative, appear to be consistent with my review for the required Board of Appeals relief. Planning: Significant relief has been given for this property in the 1990s with the most substantial being from Decision #2942 in 1993 where relief was given for a walking bridge in the buffer; the width, radius and location of the driveway; retention of existing parking in the buffers including the two parking spaces in the front buffer east of the entrance; six new parking spaces in the rear buffer (resulting in a total of 57 parking spaces); no in-lot trees in the parking area; and retaining the dumpster within the rear buffer. The next Decision #3103 in 1994 allowed for the addition of a deck without the construction of the required 8 additional spaces, but included a 447 square foot green area to be planted with grass, trees and evergreen shrubbery in the northwest corner of the parking area. At the time, the applicant noted that additional parking was not needed as they receive a lot of walk in traffic from the adjacent Cove facility. The petition was granted but the green space was not constructed. The current plan shows the addition of a "new" green space in this area which is already a condition of Decision 3103. The current plan submitted to SPR also shows the "former" parking as 68 spaces, with a total of 76 spaces with the recent parking additions. The additional parking from the original 57 to 68 appears to come mainly from angled parking being added in the rear of the property versus the 6 parallel spaces allowed by Decision 3103. The spaces are less than 10' wide or 20' long. Although the topography of the site has played a role in previous Variance requests, the lot coverage exceeds the 70% allowed by the bylaw for other commercial properties. Although the property is well maintained, the creation of additional parking in the front that also results in a reduction in the front yard buffer from near conforming to as little as 5.2' is not recommended. The unauthorized pavement and gravel in the front should be removed and loamed, grassed and additional front buffer trees added. The green space area required by Decision 3103 should be added to be in compliance with that decision. If the 4 granted parallel spaces in front of the building are creating a safety issue, they should be eliminated altogether. The Applicant could then seek relief for the addition of the parking spaces in the rear of the property, subject to the Fire Department having adequate access around the building. This ZBA application should include the additional removal of pavement and tree plantings as proposed in the SPR plan. Design Review: The green space should be restored and ensure adequate access for fire apparatus. Conservation: The work completed without authorization and the proposed work are jurisdictional under the state and local wetland regulations. A Request for Determination of Applicability needs to be filed with the Conservation Commission. Stormwater requirements must be met under the regulations. Engineering: Please see below for a listing of pertinent comments. ParkingNehicle Movements: • Proposed parking lot capacity will require one additional accessible space per 521 CMR 23.2.1 (4 spaces total). • Recommend minimum parking stall size of 9' wide by 18' long. • Verify that adequate turning radius and clearance is provided for emergency vehicles in the Southwest corner of the lot. • Verify that adequate sight distances are maintained at Route 28 curb cut despite improvements. Stormwater/Orainage: • Recommend the inclusion of pervious surface treatments in order to further reduce lot coverage and provide additional stormwater recharge. • Clean existing stormwater management system and provide a long-term operation and maintenance plan. Fire: Fire Department access should conform to CMR 1 18.2.3.4.1.1. Fire department access road (fire Lanes) shall have an unobstructed width of not less than 20'. Health: No disturbance to subsurface structures or Title 5 system. Water: No comment. Read & Received by Applicant(s)