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Home My WebLink AboutROAD App 2022-1 Planner Report with attach Page 1 of 4 T O W N O F Y A R M O U T H 1146 ROUTE 28, SOUTH YARMOUTH, MASSACHUSETTS 02664-24451 Telephone (508) 398-2231, Ext. 1276, Fax (508) 398-2365 MEMORANDUM To: Planning Board From: Kathy Williams, Town Planner Date: June 9, 2022 Subject: Planner Report - Revitalization Overlay Architectural District ROAD App 2022-1 1276 & 1282 Route 28, South Yarmouth MA A. General Description: Ekaterina & Family LLC and Jay Imad, Trustee of the Cedars of Lebanon Trust, have submitted a Revitalization Overlay Architectural District (ROAD) Application for a proposed development at 1276 and 1282 Route 28, South Yarmouth, MA (Assessor Map 60, Parcels 131 & 132). The Applicant is seeking approval for a ROAD District Development Plan to demolish all existing buildings on the two sites and construct a gasoline filling station with five dispensers, overhead canopy, a 6,560 square foot mixed-use building, and various site improvements. The mixed-use building is proposed to include a convenience store, coffee shop area, and drive-thru on the first floor; and four (4) residential apartments on the second floor. The combined lots total 0.87 acres and currently contain five cottages, a convenience store and two gas pumps with canopy. B. Process: Section 411 – ROAD Bylaw, allows for zoning flexibility in exchange for a high standard of site and building design. The Planning Board serves as the Design Review Authority for ROAD projects and is tasked with ensuring the project substantially adheres to the Yarmouth Architectural and Site Design Standards (Design Standards). If the Planning Board approves the ROAD District Development Plan, the applicant can submit for a Special Permit from the ZBA rather than requesting any Variances, which are more difficult to obtain. Within 45-days of submission, the Planning Board needs to issue their decision on the ROAD District Development Plan after having a Public Hearing. The application was submitted on May 13, 2022, and the 45-days will expire on June 26, 2022. Failure to act within the 45-days results in disapproval without prejudice, unless the timeline is extended. The Public Hearing is scheduled for June 15, 2022. The attached Public Hearing Notice was published in the Cape Cod Times on May 31st and June 7th. Notification to abutters within 300’ of both properties was sent on June 3, 2022. Approval of a ROAD District Development Plan requires a majority vote (4 out of 7). C. Review Criteria: When considering approval of a ROAD District Development Plan, the Planning Board shall consider the following criteria, standards, objectives and recommendations as outlined in Section 411.5.1 and have been summarized below. Please note a proposal need not satisfy all criteria in order to receive approval. 1. Site Plan Review Objectives: related to adequate internal circulation/egress and traffic safety; reasonable measures taken to reduce parking visibility from public ways; adequate fire and service equipment access; adequate utilities, drainage, and fire protection; and minimize removal of existing trees within the buffer zones. Planning Division Page 2 of 4 Planning Board Planner Report – ROAD 2022-1 – 1276-1282 Route 28 June 9, 2022 2. Design Review Objectives: related to improving aesthetic quality of buildings and sites; promote attractive and viable commercial districts; preserve the pattern of the neighborhood; encourage public amenities; Cape Cod architectural styles using traditional building materials and muted colors; and internal parking circulation to reduce curb cuts, improve landscaping and traffic flow, allow for proper turning radius and parking space, encourage pedestrian uses and access, screen trash receptacles, and minimize any accessory signage. 3. ROAD Goals, Purpose & Objectives: provides zoning flexibility and incentives to encourage business opportunities and redevelopment while preserving and enhancing our historic community; promotes quality redevelopment through design standards; requires the project to substantially adhere to the Design Standards as determined by the Planning Board; and adheres to the intent and purposes of the underlying zoning. 4. Economic Benefits of the Proposed Project. 5. SPR and CECD Recommendations. 6. Supplementary ROAD District standards: related to the quality of aesthetic and architectural styles; color and materials; balances economic growth and employment with protection of the natural environment; the benefits of the ROAD project shall outweigh its detriments; and the benefits of any deviation or relief from the underlying zoning bylaw shall outweigh any detriments as determined by the Planning Board. D. Other Committee Comments: 1. Community & Economic Development Committee: The CEDC reviewed this project at their meeting on May 24, 2022 and voted to recommend the project to the Planning Board due to its economic benefits, subject to supplemental information which was provided by Attorney Paul Tardif. Refer to the attached June 7, 2022 Memo from CEDC and May 25, 2022 Letter from Attorney Paul Tardif. 2. Design Review Committee (DRC) & Architectural and Site Design Standards (Design Standards): The DRC originally reviewed this project on January 18, 2022 in an advisory capacity (see the attached 1/18/22 DRC Comment Sheet). Subsequently, the applicant submitted the ROAD application and the DRC reviewed the project on June 7, 2022 and offered the attached 6/7/22 DRC Comment Sheet for consideration by the Planning Board. The DRC was appreciative of the modifications the Applicant made to the project based on their original comments, including the addition of more landscaping and buffering. The attached Project Narrative submitted by the Applicant outlines how they believe the project substantially adheres to the Siting Design Standards, essentially viewing “substantial adherence” to mean substantial compliance to the maximum extent possible based on the specific type of use being proposed, and documenting the benefits of the proposed redevelopment over the current development. Ultimately, the DRC felt all of the Siting and Building Strategies were either Not Applicable (N/A) or Meets Standards. In their specific comments, the DRC did note the following which could be included as a condition: • Add trees to the northern boundary in addition to the arborvitaes, and provide some variety in tree species. • Landscaped areas shall be irrigated. 3. Site Plan Review (SPR): Most of the comments in the attached 4/19/22 SPR Comment Sheet are related to other permits or regulatory requirements that the Applicant needs to adhere to and will be addressed during permitting for the project. Planner comments expressed some concerns regarding how the Applicant was substantially adhering to Siting Strategy #1 – Streetscape as the new building is not located along the street, but is behind the gas pumps/canopy, and to Sit ing Strategy # 8 – Parking Lot Visibility, as the parking is not located to the side or rear of the building, but is located in the front. Page 3 of 4 Planning Board Planner Report – ROAD 2022-1 – 1276-1282 Route 28 June 9, 2022 E. Bylaw Relief: Although the Planning Board is not granting any waivers, they need to review the benefits of any relief requested compared to any detriments. It should be noted that as previously developed sites, the property currently has non-conformities that are grandfathered. Per the SPR Comments, the Building Commissioner indicated that the following relief in the form of a Special Permit will be required providing all mandatory sections of 411 are met. • Canopy setbacks, section 203.5. • Drive through buffer distance to residential zone of 100’. Section 301.8. • Parking location in front of principle structure, section 301.4.1. • Front landscape buffer, section 301.4.4. • A12, multifamily use, table 202.5 (with no more than 50% of total building floor area being used for residential) • H6, gas station use, table 202.5. • Curb cut shown at 30’ may need relief from section 301.4.3 F. Options: Depending upon the deliberations of the Board, they may wish to approve or deny the ROAD Application 2022-1, but will need to provide some findings or reasoning for whichever decision is made. 1. Approval: The Planning Board could make a motion to approve ROAD Application 2022-1 submitted for 1276 & 1282 Route 28, South Yarmouth with the following conditions: a. Add trees to the northern boundary in addition to the arborvitaes. b. Provide a variety of native tree species. c. Landscaped areas shall be irrigated. Some findings of the Board could include: a. results in economic benefits to the Town and is recommended by the Community & Economic Development Committee; b. the building will be mixed-use, making use of a second story for much needed housing; c. the Design Review Committee and the Planning Board have both determined that the project substantially adheres to the applicable sections of the Yarmouth Architectural and Site Design Standards; d. improves the aesthetics of the buildings using cape cod style architecture, traditional looking building materials and muted colors; e. promotes an attractive and viable commercial district; f. improves the buffering along the public way with additional landscaping and fewer curb cuts, which reduces parking visibility; g. the site provides adequate internal circulation/egress and pedestrian access; h. the benefits of the project outweigh the detriments resulting from the requested relief being through a Special Permit. 2. Denial: The Planning Board could make a motion to deny ROAD Application 2022-1 submitted for 1276 & 1282 Route 28, South Yarmouth if the Board feels the project does not substantially adhere to the Yarmouth Architectural & Site Design Standards, sp ecifically Siting Strategy #1 – Streetscape as the new building is not located along the street, but is behind the gas pumps/canopy, and Siting Strategy # 8 – Parking Lot Visibility, as the parking is not located to the side or rear of the building, but is located in the front of the building. Page 4 of 4 Planning Board Planner Report – ROAD 2022-1 – 1276-1282 Route 28 June 9, 2022 Attachments: • Public Hearing Notice • June 7, 2022 Memo from CEDC Memo and May 25, 2022 Letter from Attorney Paul Tardif • June 7, 2022 Design Review Committee (DRC) Comment Sheet • Aerial Map • ROAD Application Form: o ROAD Application Form o Project Narrative o January 18, 2022 DRC Comments (using the underlying zoning) o April 19, 2022 Site Plan Review Comments o Existing Conditions Plan: Prepared by Borderland Engineering, Inc, dated December 7, 2021 o Site Plans: All plans prepared by Choubah Engineering Group, dated April 28, 2022: ▪ Cover Sheet ▪ Demolition and Erosion & Sediment Control Plan ▪ Erosion Control Details & Notes ▪ Site Layout Plan ▪ Grading & Drainage Plan ▪ Utility Plan ▪ Sewage System – Profile & Sections ▪ Landscape Layout Plan ▪ Lighting Plan ▪ Site Details #1 ▪ Site Details #2 ▪ Site Details #3 ▪ Underground Fuel Storage Tanks Details o Architectural Plans: All plans prepared by Choubah Engineering Group, dated April 28, 2022: ▪ Proposed 1st & 2nd Floor Layouts ▪ Proposed Building Elevations ▪ Canopy Elevations & Details ▪ Architectural Renderings #1 ▪ Architectural Renderings #2 Published in the Cape Cod Times on May 31, 2022 and June 7, 2022, with notification to abutters within 300' on June 3, 2022 TOWN OF YARMOUTH 1I46 ROUTE 28, SOUTH YARMOUTH, MASSACHUSETTS 02664-4492 Telephone (508) 398-2231,Ext. 1277, Fax (508) 398-2365 Yarmouth Planning Board Community and Economic Development Committee (CEDC) !276 and 1282 Route 28 ROAD Application lune 7 , 2022 Department of Community Development TO: FROM: SUBJECT: DATE: The Yarmouth Community and Economic Committee recently met to discuss the ROAD application for the properties located at 7276 and 1282 Route 28. The committee was presented details by project proponents and voted unanimously to recommend to the Planning Board that the project presents economic benefits to the Yarmouth community. The vote was conditioned upon the committee receiving follow-up information detailing the amount of assessed value added and the number of jobs created by the project, as well as the benefits associated with these new positions. This information is attached to this memo and helps detail the specific economic benefits to the Yarmouth community. Thank you for the opportunity to comment and please let us know if you have any questions. =GtrflWtrl-['l I'IAY 3I REC'O IlJI,,\W OITIII(:F]S OII Paal k TardiJ Etq. o ta rdi f(a) te rdr fl a'ur,'. c om PAUL R. TARDIF, ESQ., P.C. 490 MAIN S'TREET YARMOUTH I'ORT, MA 02675 (508) 362-7799 (508) 362-1199 fax u ru..Erdilky.ca.4 Stacg A. Cttrly, Etq. scurler.(ri)tardifl au,. com Re; REFER TO FILE NO. May 25,2022 Kyle Pedicini Yarmouth Economic Development Coordinator I146 Route 28 South Yarmouth, MA 02664-4492 1276 and 1282 Route 28, South Yarmouth CEDC follow-up Dear Mr. Pedicini: As you know, this office represents Ekaterina & Family, LLC and Jay Imad, Trustee of the Cedars of Lebanon Trust, the owners of the property at 1276 and 1282 Route 28, South Yarmouth, MA. At the meeting of the Community & Economic Development Committee held on May 24, 2022, some members asked for information about my client's project which was not readily available. I indicated that I would follow-up with those answers, which is the purpose of this correspondence. I can now offer you the following: 1. What will the real estate tax implication be between the existing improvements on the properties and the project once complete? Currently, the owner of the property at 1276 Route 28 pays annual Real Estate Taxes in the amount of $3,978.57, which is based on Taxable Value of $420,500. The owner of the property at 1282 Route 28 pays annual Real Estate Taxes in the amount of $3,399.23, which is based on a Taxable Value of $356,800. Combined, the two properties result in the generation of real estate taxes in the amount of $7 ,377 .80, based on combined assessed value of $777,300.00. Assuming for the moment that the tax rate for the Town of Yarmouth will be the same as the tax fate for Fiscal Year 2022, and based on the estimate that the property will be valued at approximately $4,000,000.00, the total real estate taxes will be $36,720.00, an increase of $29,342.20. 2. Describe the kinds ofjobs created with the project, the number ofjobs, and the benefits that these jobs will offer. As described at the hearing, the location will house 2 separate businesses - the gas station/convenience store, and a Dunkin Donuts franchise. The gas station/convenience store will create 3 full time jobs - 2 clerks and a Store Manager. These jobs will be offered with accrued Personal Time Off, as well as Sick Time as provided under the Massachusefts General Laws. The Dunkin Donuts location will create employment for up to 16 employees as clerks and a Store Manager. It is anticipated that there will be 8 part time positions and 7 full time positions. We have been advised by a representations of Dunkin Donuts that benefits will include health insurance. and invite the Committee to advise if any members have additional questions. th\opportunity to meet with you, and to receive your support ofthe project. cc:Kathv Williams Jay Imad LOCUS MAPNOT TO SCALENPROPOSED GASOLINE FILLING STATION & MIXED-USE BUILDING WITHDRIVE-THRU AT 1276 & 1282 ROUTE 28, SOUTH YARMOUTH, MA112 STATE ROAD, NORTH DARTMOUTH, MA 02747TEL:(508) 858-5040 FAX:(508) 858-5041 www.choubahgroup.comConsulting Professional EngineersChoubah Engineering Group, p.c.APRIL 28, 2022PROJECT N° 20-586PREPARED BY:INDEX OF DRAWINGSSHEET DESCRIPTION1. COVER SHEET2. DEMOLITION AND EROSION & SEDIMENT CONTROL PLAN3. EROSION CONTROL DETAILS & NOTES4. SITE LAYOUT PLAN5. GRADING AND DRAINAGE PLAN6. UTILITY PLAN7. SEWAGE SYSTEM - PROFILE & SECTIONS8. LANDSCAPE LAYOUT PLAN9. LIGHTING PLAN10. SITE DETAILS #111. SITE DETAILS #212. SITE DETAILS #313. UNDERGROUND FUEL STORAGE TANKS DETAILS14. PROPOSED 1st & 2nd FLOOR LAYOUTS15. PROPOSED BUILDING ELEVATIONS16. CANOPY ELEVATIONS & DETAILS17. ARCHITECTURAL RENDERINGS - 118. ARCHITECTURAL RENDERINGS - 21. OF 1. EXISTING CONDITIONS (BORDERLAND ENGINEERING INC.)Prepared For:EKATERINA & FAMILY, LLC1282 ROUTE 28SOUTH YARMOUTH, MAPLANNING BOARD SETMHALIM A.CHOUBAHOFETLAHTTSEUHCASSAOMMO N WDRRREETELAEGFSEINNGINE E No.38736OISSRPOC SCIVIL KRONREYBURN REYBURN ALIBRIOR O U T E 28 S T A T E H I G H W A YB R Y A R L A N E Sheet Number: 2 OF 18 DEMOLITIONAND EROSION &SEDIMENT CONTROL PLAN01"=20' SCALE IN FEET10 204080LOCUS MAPNOT TO SCALENEXISTINGREQUIREDZONING CRITERIA1276 & 1282 ROUTE 28, SOUTH YARMOUTH, MAZONING ANALYSIS TABLE (B-2) BUSINESS 2 &(HMOD1) HOTEL/MOTEL OVERLAY DISTRICT 1Sheet Title:Project Number: 20-586Drawn By: CMSDesigned By: CMSScale: AS SHOWNChecked By: HCRevisions112 STATE ROAD (ROUTE 6), No. DARTMOUTH, MA 02747TEL:(508) 858-5040 FAX:(508) 858-5041www.choubahgroup.comConsulting Professional EngineersChoubah Engineering Group, p.c.Issue Date: 04/28/2022DateNo.DescriptionPROJECT:PROPOSED GASOLINE FILLINGSTATION & MIXED-USEBUILDING WITH DRIVE-THRU AT1276 & 1282 ROUTE 28SOUTH YARMOUTH, MAPREPARED FOR:EKATERINA & FAMILY,LLC1282 ROUTE 28SOUTH YARMOUTH, MAPLANNINGBOARD SETR O U T E 28 S T A T E H I G H W A Y Sheet Number: 3 OF 18EROSION CONTROLDETAILS & NOTESSECTION VIEWISOMETRIC VIEWPROFILE VIEW OF INSTALLEDFILTER SACKTO BE USED IN EXISTING RIGHT OF WAYLOOPS SIZED FOR 1"REBAR. LIFT FILTERBAG FROM INLETUSING REBAR FORHANDLES.GEOTEXTILE BAGOVERFLOW HOLES1/4" BRIGHTLY COLOREDNYLON ROPE EXPANSIONRESTRAINTLOOPS SIZED FOR 1"REBAR. USE REBAR FORA HANDLE TO EMPTYFILTER SACK AT ASEDIMENT COLLECTIONLOCATION.FINISHGRADESECURE LIFTING LOOPS TO ORUNDER SURROUNDING SURFACE.INLET GRATELOW TO MODERATE FLOW GEOTEXTILE FABRIC SPECIFICATION TABLEPROPERTIESTEST METHODGRAB TENSILE STRENGTHGRAB TENSILE ELONGATIONPUNCTUREMULLEN BURSTTRAPEZOID TEARUV RESISTANCEAPPARENT OPENING SIZEFLOW RATEPERMITTIVITYASTM D-4632ASTM D-4632ASTM D-4833ASTM D-3786ASTM D-4533ASTM D-4355ASTM D-4751ASTM D-4491ASTM D-4491TEST METHODGRAB TENSILE STRENGTHGRAB TENSILE ELONGATIONPUNCTUREMULLEN BURSTTRAPEZOID TEARUV RESISTANCEAPPARENT OPENING SIZEFLOW RATEPERMITTIVITY2"X2"X3/4" RUBBERBLOCK (TYP)1/4" BRIGHTLY COLOREDNYLON ROPE EXPANSIONRESTRAINTASTM D-4632ASTM D-4632ASTM D-4833ASTM D-3786ASTM D-4533ASTM D-4355ASTM D-4751ASTM D-4491ASTM D-4491UNITS300 LBS20 %120 LBS800 PSI120 LBS80 %40 US SIEVE40 GAL/MIN/SQ FT0.55 SEC -1MODERATE TO HIGH FLOW GEOTEXTILE FABRIC SPECIFICATION TABLEPROPERTIESUNITS265 LBS20 %135 LBS420 PSI45 LBS90 %20 US SIEVE200 GAL/MIN/SQ FT1.5 SEC -11. REMOVE TRAPPED SEDIMENT WHEN BRIGHTLY COLORED EXPANSIONRESTRAINT CAN NO LONGER BE SEEN.2. GEOTEXTILE SHALL BE A WOVEN POLYPROPYLENE FABRIC THAT MEETSOR EXCEEDS REQUIREMENTS IN THE SPECIFICATIONS TABLE.3. PLACE AN OIL ADSORBENT PAD OR PILLOW OVER INLET GRATE WHENOIL SPILLS ARE A CONCERN.4. INSPECT PER REGULATORY REQUIREMENTS.5. THE WIDTH, "W", OF THE FILTER SACK SHALL MATCH THE INSIDE WIDTHOF THE GRATED INLET BOX.6. THE DEPTH, "D", OF THE FILTER SACK SHALL BE BETWEEN 18 INCHESAND 36 INCHES7. THE LENGTH, "L", OF THE FILTER SACK SHALL MATCH THE INSIDELENGTH OF THE GRATED INLET BOX.DO NOT USE IN PAVED AREAS WHERE PONDINGMAY CAUSE TRAFFIC HAZARDS.DEPTH = DCONSTRUCT SILT FENCE AND STRAW WATTLES AROUND PERIMETER OF STOCKPILE6" MIN.LAPNATIVE SOILTOE-IN METHODSBACKFILLPERSPECTIVE OF FENCEFLOW1SLATFILTERFABRICBACKFILLPOSTSLATFILTER FABRICBACKFILLSILT FENCE(3' WIDE) FABRIC3POSTPOSTDETAIL OF POST ATTACHMENT(PRE-ASSEMBLED PRIOR TO INSTALLATION)1:3 MAXIMUM SLOPEWOOD OR PLASTIC SLATSTAPLED THROUGH FABRICTO POST1-1/2" x 1-1/2" POSTFABRIC24" MIN. STAKEDEPTHSOIL4' O.C. TYP.TRENCHSTAKE WITHIN 2' OF ENDSSLOPESURFACEAEC PREMIER STRAW WATTLEOR EQUALWOOD STAKE2'FLOWOVERLAP ENDSPLAN VIEWFLOW35' MAXIMUM 12" MIN. (12" MAX IN ROCKY SOIL) 24" MIN. 12" MIN. DIAMETER 24" MINIMUM DOWN SLOPE2"Sheet Title:Project Number: 20-586Drawn By: CMSDesigned By: CMSScale: AS SHOWNChecked By: HCRevisions112 STATE ROAD (ROUTE 6), No. DARTMOUTH, MA 02747TEL:(508) 858-5040 FAX:(508) 858-5041www.choubahgroup.comConsulting Professional EngineersChoubah Engineering Group, p.c.Issue Date: 04/28/2022DateNo.DescriptionPROJECT:PROPOSED GASOLINE FILLINGSTATION & MIXED-USEBUILDING WITH DRIVE-THRU AT1276 & 1282 ROUTE 28SOUTH YARMOUTH, MAPREPARED FOR:EKATERINA & FAMILY,LLC1282 ROUTE 28SOUTH YARMOUTH, MAPLANNINGBOARD SET KRONREYBURN REYBURN ALIBRIOR O U T E 28 S T A T E H I G H W A YDRIVETHRULANESTOPSTOPLOADING ZONER O U T E 28 S T A T E H I G H W A YB R Y A R L A N EDO NOTENTERLOCUS MAPNOT TO SCALENSheet Number: 4 OF 18 SITE LAYOUT PLAN01"=20' SCALE IN FEET80402010PARKING DATAPROPOSEDEXISTINGBUFFER AREAEXISTING & PROPOSED LANDSCAPE WITHIN20' FRONT LANDSCAPE BUFFEREXISTINGREQUIREDZONING CRITERIA1276 & 1282 ROUTE 28, SOUTH YARMOUTH, MAZONING ANALYSIS TABLE (B-2) BUSINESS 2 &(HMOD1) HOTEL/MOTEL OVERLAY DISTRICT 1PROPOSEDSheet Title:Project Number: 20-586Drawn By: CMSDesigned By: CMSScale: AS SHOWNChecked By: HCRevisions112 STATE ROAD (ROUTE 6), No. DARTMOUTH, MA 02747TEL:(508) 858-5040 FAX:(508) 858-5041www.choubahgroup.comConsulting Professional EngineersChoubah Engineering Group, p.c.Issue Date: 04/28/2022DateNo.DescriptionPROJECT:PROPOSED GASOLINE FILLINGSTATION & MIXED-USEBUILDING WITH DRIVE-THRU AT1276 & 1282 ROUTE 28SOUTH YARMOUTH, MAPREPARED FOR:EKATERINA & FAMILY,LLC1282 ROUTE 28SOUTH YARMOUTH, MAPLANNINGBOARD SETSIGN TYPE(#) / SIZE ALLOWEDPROPOSEDSIGNAGE TABLEPER YARMOUTH MA ZONING BYLAWS KRONREYBURN REYBURN ALIBRIOR O U T E 28 S T A T E H I G H W A YDRIVETHRULANELOADING ZONEB R Y A R L A N EDO NOTENTER 5 OF 18GRADING & DRAINAGEPLANLOCUS MAPNOT TO SCALEN01"=20' SCALE IN FEET10 204080Sheet Number:Sheet Title:Project Number: 20-586Drawn By: CMSDesigned By: CMSScale: AS SHOWNChecked By: HCRevisions112 STATE ROAD (ROUTE 6), No. DARTMOUTH, MA 02747TEL:(508) 858-5040 FAX:(508) 858-5041www.choubahgroup.comConsulting Professional EngineersChoubah Engineering Group, p.c.Issue Date: 04/28/2022DateNo.DescriptionPROJECT:PROPOSED GASOLINE FILLINGSTATION & MIXED-USEBUILDING WITH DRIVE-THRU AT1276 & 1282 ROUTE 28SOUTH YARMOUTH, MAPREPARED FOR:EKATERINA & FAMILY,LLC1282 ROUTE 28SOUTH YARMOUTH, MAPLANNINGBOARD SET KRONREYBURN REYBURN ALIBRIOR O U T E 28 S T A T E H I G H W A YB R Y A R L A N E LOCUS MAPNOT TO SCALEN01"=20' SCALE IN FEET80402010 6 OF 18UTILITY PLANSheet Number:Sheet Title:Project Number: 20-586Drawn By: CMSDesigned By: CMSScale: AS SHOWNChecked By: HCRevisions112 STATE ROAD (ROUTE 6), No. DARTMOUTH, MA 02747TEL:(508) 858-5040 FAX:(508) 858-5041www.choubahgroup.comConsulting Professional EngineersChoubah Engineering Group, p.c.Issue Date: 04/28/2022DateNo.DescriptionPROJECT:PROPOSED GASOLINE FILLINGSTATION & MIXED-USEBUILDING WITH DRIVE-THRU AT1276 & 1282 ROUTE 28SOUTH YARMOUTH, MAPREPARED FOR:EKATERINA & FAMILY,LLC1282 ROUTE 28SOUTH YARMOUTH, MAPLANNINGBOARD SET 7 OF 18SEWAGE SYSTEM -PROFILE & SECTIONSSheet Number:LOCUS MAPNOT TO SCALENR O U T E 2 8 - S T A T E H I G H WA YSheet Title:Project Number: 20-586Drawn By: CMSDesigned By: CMSScale: AS SHOWNChecked By: HCRevisions112 STATE ROAD (ROUTE 6), No. DARTMOUTH, MA 02747TEL:(508) 858-5040 FAX:(508) 858-5041www.choubahgroup.comConsulting Professional EngineersChoubah Engineering Group, p.c.Issue Date: 04/28/2022DateNo.DescriptionPROJECT:PROPOSED GASOLINE FILLINGSTATION & MIXED-USEBUILDING WITH DRIVE-THRU AT1276 & 1282 ROUTE 28SOUTH YARMOUTH, MAPREPARED FOR:EKATERINA & FAMILY,LLC1282 ROUTE 28SOUTH YARMOUTH, MAPLANNINGBOARD SET1"=40' SCALE IN FEET0160408020REMOVE AND REPLACE: KRONREYBURN REYBURN ALIBRIODRIVETHRULANESTOPSTOPLOADING ZONER O U T E 28 S T A T E H I G H W A YB R Y A R L A N EDO NOTENTERLANDSCAPE LAYOUTPLAN01"=20' SCALE IN FEET10 204080Sheet Number: 8 OF 181. ··LAWN SEED MIX:RUGBY II LS HYBRID BY NORTHEAST NURSERY, INC.20% SPYDER LS TURF TYPE TALL FESCUE20% SCREAMER LS TURF TYPE TALL FESCUE20% FIRECRACKER LS TURF TYPE TALL FESCUE15% TITANIUM LS TURF TYPE TALL FESCUE20% LATERAL SPREAD BLEND PERENNIAL RYEGRASS BLENDS05% FAHRENHEIT 90 HYBRID BLUEGRASSREFER TO NURSERY'S REQUIRED SEED RATE1. REMOVE ALL STRING &/OR WIRE WRAPPED AROUND TRUNK.2. REMOVE ALL STRAPS, ROPES, WIRE, &/OR STRINGS USED TO LIFT THE ROOTBALL.3. REMOVE ALL BURLAP &/OR WIRE FROM THE TOP OF THE ROOT BALL.4. TOP OF ROOTBALL TO BE SET 2" ABOVE FINISH SURROUNDING FINISH GRADE.5. REVIEW STAKING OPTIONS WITH LANDSCAPE CONTRACTOR PER SITE CONDITIONSSheet Title:Project Number: 20-586Drawn By: CMSDesigned By: CMSScale: AS SHOWNChecked By: HCRevisions112 STATE ROAD (ROUTE 6), No. DARTMOUTH, MA 02747TEL:(508) 858-5040 FAX:(508) 858-5041www.choubahgroup.comConsulting Professional EngineersChoubah Engineering Group, p.c.Issue Date: 04/28/2022DateNo.DescriptionPROJECT:PROPOSED GASOLINE FILLINGSTATION & MIXED-USEBUILDING WITH DRIVE-THRU AT1276 & 1282 ROUTE 28SOUTH YARMOUTH, MAPREPARED FOR:EKATERINA & FAMILY,LLC1282 ROUTE 28SOUTH YARMOUTH, MAPLANNINGBOARD SET Sheet Number: 9 OF 18LIGHTING PLANSheet Title:Project Number: 20-586Drawn By: CMSDesigned By: CMSScale: AS SHOWNChecked By: HCRevisions112 STATE ROAD (ROUTE 6), No. DARTMOUTH, MA 02747TEL:(508) 858-5040 FAX:(508) 858-5041www.choubahgroup.comConsulting Professional EngineersChoubah Engineering Group, p.c.Issue Date: 04/28/2022DateNo.DescriptionPROJECT:PROPOSED GASOLINE FILLINGSTATION & MIXED-USEBUILDING WITH DRIVE-THRU AT1276 & 1282 ROUTE 28SOUTH YARMOUTH, MAPREPARED FOR:EKATERINA & FAMILY,LLC1282 ROUTE 28SOUTH YARMOUTH, MAPLANNINGBOARD SET 0.00000Reg.CO-BRAND LOGOJAY-MART0.00000DeiselLOW GAS PRICESJAY-MARTJAY-MARTCO-BRANDLOGO12"RESERVEDPARKINGVANACCESSIBLE12"(SEE BOLLARDDETAIL)NOTES:1. REFLECTIVE WHITE BACKGROUNDGREEN LETTERING AND SYMBOLLETTERING MINIMUM 1" HEIGHT2. SIGN TO BE MOUNTED ON 2" METAL POSTCENTERED ON 6" CONCRETE BOLLARD.USE CAULKING @ THE CONNECTION POINT3. ONE SIGN PER ACCESSIBLE SPACE.48" 6"18" 7'-0" ABOVE GROUND SITE DETAILS #1Sheet Number: 10 OF 18Sheet Title:Project Number: 20-586Drawn By: CMSDesigned By: CMSScale: AS SHOWNChecked By: HCRevisions112 STATE ROAD (ROUTE 6), No. DARTMOUTH, MA 02747TEL:(508) 858-5040 FAX:(508) 858-5041www.choubahgroup.comConsulting Professional EngineersChoubah Engineering Group, p.c.Issue Date: 04/28/2022DateNo.DescriptionPROJECT:PROPOSED GASOLINE FILLINGSTATION & MIXED-USEBUILDING WITH DRIVE-THRU AT1276 & 1282 ROUTE 28SOUTH YARMOUTH, MAPREPARED FOR:EKATERINA & FAMILY,LLC1282 ROUTE 28SOUTH YARMOUTH, MAPLANNINGBOARD SET SITE DETAILS #2Sheet Number: 11 OF 18Sheet Title:Project Number: 20-586Drawn By: CMSDesigned By: CMSScale: AS SHOWNChecked By: HCRevisions112 STATE ROAD (ROUTE 6), No. DARTMOUTH, MA 02747TEL:(508) 858-5040 FAX:(508) 858-5041www.choubahgroup.comConsulting Professional EngineersChoubah Engineering Group, p.c.Issue Date: 04/28/2022DateNo.DescriptionPROJECT:PROPOSED GASOLINE FILLINGSTATION & MIXED-USEBUILDING WITH DRIVE-THRU AT1276 & 1282 ROUTE 28SOUTH YARMOUTH, MAPREPARED FOR:EKATERINA & FAMILY,LLC1282 ROUTE 28SOUTH YARMOUTH, MAPLANNINGBOARD SET SITE DETAILS #3Sheet Number: 12 OF 18Sheet Title:Project Number: 20-586Drawn By: CMSDesigned By: CMSScale: AS SHOWNChecked By: HCRevisions112 STATE ROAD (ROUTE 6), No. DARTMOUTH, MA 02747TEL:(508) 858-5040 FAX:(508) 858-5041www.choubahgroup.comConsulting Professional EngineersChoubah Engineering Group, p.c.Issue Date: 04/28/2022DateNo.DescriptionPROJECT:PROPOSED GASOLINE FILLINGSTATION & MIXED-USEBUILDING WITH DRIVE-THRU AT1276 & 1282 ROUTE 28SOUTH YARMOUTH, MAPREPARED FOR:EKATERINA & FAMILY,LLC1282 ROUTE 28SOUTH YARMOUTH, MAPLANNINGBOARD SET¾¾ UNDERGROUND FUELSTORAGE TANKS DETAILSSheet Number: 13 OF 18Sheet Title:Project Number: 20-586Drawn By: CMSDesigned By: CMSScale: AS SHOWNChecked By: HCRevisions112 STATE ROAD (ROUTE 6), No. DARTMOUTH, MA 02747TEL:(508) 858-5040 FAX:(508) 858-5041www.choubahgroup.comConsulting Professional EngineersChoubah Engineering Group, p.c.Issue Date: 04/28/2022DateNo.DescriptionPROJECT:PROPOSED GASOLINE FILLINGSTATION & MIXED-USEBUILDING WITH DRIVE-THRU AT1276 & 1282 ROUTE 28SOUTH YARMOUTH, MAPREPARED FOR:EKATERINA & FAMILY,LLC1282 ROUTE 28SOUTH YARMOUTH, MAPLANNINGBOARD SET UNIT #2795 S.F.CLOSET CLOSETCLOSETCLOSETCLOSETCLOSETKITCHENKITCHENKITCHENBATHBATHBATHBEDROOM #1120 S.F.LIVING ROOMUTILITYBEDROOM #1132 S.F.BEDROOM #2132 S.F.BEDROOM #1146 S.F.BEDROOM #2142 S.F.UTILITY 3'-6" HALLWAY3'-6" HALLWAYCLST4' HALLWAY4' HALLWAY DOWN UTILITY3'-6" HALLWAY PORCHPORCH PORCHPORCHDOWN LIVING ROOMLIVING ROOM53'19'-6"33'-6"114'19'-6"15'-6" 35'63'STACKWASH/DRYSTACKWASH/DRYSTACK WASH/ DRY UNIT #3733 S.F.CLOSETBATHSTACKWASH/DRYUTILITYCLOSETBEDROOM #1133 S.F.BEDROOM #2140 S.F.LIVING ROOMKITCHENCLOSETCLOSETBEDROOM #2120 S.F.UNIT #4745 S.F.UNIT #1755 S.F.PROPOSEDCOFFEE SHOP AREAAPPROX. 820± S.F.AUTOMATIC DRIVETHRU WINDOWSHELVES WOMENMENSTORAGE/UTILITYROOMSPRINKLER ROOM5' HALL WAYWALK-INCOOLERWALK-INFREEZEROFFICECASHIER COUNTER 5' HALL WAYUP30' 3'17'-4"9'-8" 4'12'16'114'-2"LINE OF SECOND FLOOR ABOVELINE OF SECOND FLOOR ABOVE12'-6"40'-6"53'63'5'-6"24'47'-7"42'-7"VESTIBULECASHIER COUNTER 18" WALL GONDOLAGONDOLAGONDOLAGONDOLAGONDOLAGONDOLAGONDOLAGONDOLAGONDOLAGONDOLAGONDOLA WALK-IN COOLER(12)-30" ALUMINUM & GLASSDISPLAY DOORSWALK-INCOOLER(2)-26" ALUM.& GLASSDISPLAYDOORSSheet Number: 14 OF 18PROPOSED 1st &2nd FLOOR LAYOUTSSheet Title:Project Number: 20-586Drawn By: CMSDesigned By: CMSScale: AS SHOWNChecked By: HCRevisions112 STATE ROAD (ROUTE 6), No. DARTMOUTH, MA 02747TEL:(508) 858-5040 FAX:(508) 858-5041www.choubahgroup.comConsulting Professional EngineersChoubah Engineering Group, p.c.Issue Date: 04/28/2022DateNo.DescriptionPROJECT:PROPOSED GASOLINE FILLINGSTATION & MIXED-USEBUILDING WITH DRIVE-THRU AT1276 & 1282 ROUTE 28SOUTH YARMOUTH, MAPREPARED FOR:EKATERINA & FAMILY, LLC1282 ROUTE 28SOUTH YARMOUTH, MAMHALIM A.CHOUBAHOFETLAHTTSEUHCASSAOMMO N WDRRREETELAEGFSEINNGINE E No.38736OISSRPOC SCIVILPLANNINGBOARD SETPROPOSED 1st FLOOR LAYOUTSCALE: 3/16"=1'-0"PROPOSED 2nd FLOOR LAYOUTSCALE: 3/16"=1'-0"CERAMIC TILENOTE: ALL FINISHED STYLES AND COLORS TO BE DETERMINED BY OWNERCERAMIC TILESECOND FLOOR FINISHED SCHEDULECERAMIC TILEHARDWOODFLOORINGKITCHENROOM NAMELIVING ROOMBATHROOMBEDROOMFLOORCEILINGTYPE "X" GYPSUM BOARD W/PLASTER FINISH (TYPICAL)TYPE "X" GYPSUM BOARD W/PLASTER FINISH (TYPICAL)TYPE "X" GYPSUM BOARD W/PLASTER FINISH (TYPICAL)WALLSTYPE "X" GYPSUM BOARD W/PLASTER FINISH (TYPICAL)TYPE "X" GYPSUM BOARD W/PLASTER FINISH (TYPICAL)HARDWOODFLOORINGTYPE "X" GYPSUM BOARD W/PLASTER FINISH (TYPICAL)TYPE "X" GYPSUM BOARD W/PLASTER FINISH (TYPICAL)HALLWAYTYPE "X" GYPSUM BOARD W/PLASTER FINISH (TYPICAL)CARPETTYPE "X" GYPSUM BOARD W/PLASTER FINISH (TYPICAL)CERAMIC TILENOTE: ALL FINISHED STYLES AND COLORS TO BE DETERMINED BY OWNER FOR COFFEE SHOP FINISH SCHEDULE REFER TO COFFEE SHOP PLANS.ACOUSTICAL PANEL CEILINGACOUSTICAL PANEL CEILINGACOUSTICAL PANEL CEILINGCERAMIC TILEFIRST FLOOR FINISH SCHEDULECERAMIC TILECERAMIC TILECERAMIC TILESALES AREASROOM NAMEBATHROOMSUTILITY &SPRINKLER ROOMSTORAGEFLOORCEILINGTYPE "X" GYPSUM BOARD W/ PLASTER FINISH (TYPICAL)TYPE "X" GYPSUM BOARD W/ PLASTER FINISH (TYPICAL)TYPE "X" GYPSUM BOARD W/ PLASTER FINISH (TYPICAL)WALLSACOUSTICAL PANEL CEILINGSMOOTH PLASTIC CEILING TILESCERAMIC TILE w/NON-ABSORBENTGROUTCOFFEE SHOPCERAMIC TILE w/ NON-ABSORBENT GROUT 11'13'-8"26'-2" 11'8' 32'-6" 11'1x8 PAINTED PVCCORNER BOARD (WHITE)HARDI-PLANK SIDINGAPPLIED AT 5" EXPOSUREMAIN BODY COLOR: LIGHT MISTANDERSEN 400 TILT WASHDBL-HUNG w/ 5/8" EXT. GRIDOR APPROVED EQUAL1x8 PAINTED PVCCORNER BOARD (WHITE)COPPER ROOFED PVC CUPOLACAPE COD CUPOLA STANDARDUNIT W/ 4/4 LITE PATTERN ALL SIDESCOLOR B.M. BRILLIANT WHITEPROPOSEDSHED DORMERARCHITECTURAL GRADEPVC GABLE BRACKETCOLOR B.M. BRILLIANT WHITE1x8 PAINTED PVCCORNER BOARD (WHITE)OXFORD-GRAY ARCHITECTURALASPHALT SHINGLES (HERITAGE SERIES)1x6 PAINTEDPVC WINDOW CASINGWHITE ALUM. 6" "K"STYLE GUTTER1x8 PAINTED PVCCORNER BOARD (WHITE)2'-6" CULTUREDSTONE VENEER BASE(WEATHERED FIELD STONE)WITH BLUE STONE CAP3' STEEL EGRESS DOOR TORESIDENTIAL APARTMENTS1x6 PAINTEDPVC WINDOW CASINGLED WALL MOUNTED LIGHT1x12 PAINTED PVC FASCIA1x4 PAINTED PVC TRIMARCHITECTURAL GRADEPVC GABLE BRACKETCOLOR B.M. BRILLIANT WHITECOPPER ROOFED PVC CUPOLACAPE COD CUPOLA STANDARDUNIT W/ 4/4 LITE PATTERN ALL SIDESCOLOR B.M. BRILLIANT WHITEOXFORD-GRAY ARCHITECTURALASPHALT SHINGLES (HERITAGE SERIES)ALUMINUM & GLASSSTOREFRONT WINDOWSLOW GAS PRICESJAY-MARTPROPOSED 2'x8' EXTERNALLYILLUMINATED WALL SIGN (16 S.F.)(SEE DETAILS SHEET #10)CO-BRANDPROPOSED 2'x5'-6" EXTERNALLYILLUMINATED WALL SIGN (16 S.F.)(SEE DETAILS SHEET #10)LOGO912CEDAR SHINGLE SIDINGWHITE ALUM. 6" "K"STYLE GUTTER91291291291211'8'11'1x8 PAINTED PVCCORNER BOARD (WHITE)PROPOSED "REVERSE" DORMERINSET INTO ROOF LINEPROPOSED KNEE WALL TO HIDE& SOUNDPROOF ROOF TOPMECHANICAL UNITSCOPPER ROOFED PVC CUPOLACAPE COD CUPOLA STANDARDUNIT W/ 4/4 LITE PATTERN ALL SIDESCOLOR B.M. BRILLIANT WHITEPROPOSED AUTOMATICDRIVE-THRU WINDOWLED WALL MOUNTEDLIGHT FIXTUREWHITE ALUM. LOUVERWITH PVC SURROUNDCOLOR: B. M. BRILLIANT WHITEHARDI-PLANK SIDINGAPPLIED AT 5" EXPOSUREMAIN BODY COLOR: LIGHT MIST1x8 PAINTED PVCCORNER BOARD (WHITE)2'-6" CULTUREDSTONE VENEER BASE(WEATHERED FIELD STONE)WITH BLUE STONE CAPPROPOSEDSHED DORMER1x10 PVC SUB RAKE BOARDCOLOR: BRILLIANT WHITE1x4 CROWN PVC FRIEZECOLOR: BRILLIANT WHITE1x12 PVC SUB FRIEZECOLOR: BRILLIANT WHITE1x4 PVC RAKE BOARDCOLOR: BRILLIANT WHITE32'-5"10121012123.5HARDI-PLANK SIDINGAPPLIED AT 5" EXPOSUREMAIN BODY COLOR:LIGHT MISTCEDAR SHINGLE SIDING5' HIGH SOLID PVCPRIVACY WALL/FENCE32'-6"123.510125'11'8'32'-6"11'COPPER ROOFED PVC CUPOLACAPE COD CUPOLA STANDARDUNIT W/ 4/4 LITE PATTERN ALL SIDESCOLOR B.M. BRILLIANT WHITEPROPOSED "REVERSE"DORMER INSETINTO ROOF LINEWHITE ALUM. 6" "K"STYLE GUTTER1x10 PVC SUB RAKE BOARDCOLOR: BRILLIANT WHITE1x4 CROWN PVC FRIEZECOLOR: BRILLIANT WHITE1x12 PVC SUB FRIEZECOLOR: BRILLIANT WHITE1x4 PVC RAKE BOARDCOLOR: BRILLIANT WHITEPROPOSEDSHED DORMERHARDI-PLANK SIDINGAPPLIED AT 5" EXPOSUREMAIN BODY COLOR:LIGHT MISTWHITE ALUM. LOUVERWITH PVC SURROUNDCOLOR: B. M. BRILLIANT WHITELED WALL MOUNTEDLIGHT FIXTURE8x8 P.T. COLUMN2'-6" CULTUREDSTONE VENEER BASE(WEATHERED FIELD STONE)WITH BLUE STONE CAPPROPOSED 5' OVERHANGFOR 2nd FLOOR APARTMENTS3' ALUMINUM & GLASS EGRESSDOOR TO CONVENIENCE STORE1x6 PAINTEDPVC DOOR CASINGOXFORD-GRAY ARCHITECTURALASPHALT SHINGLES (HERITAGE SERIES)5' HIGH SOLID PVCPRIVACY WALL/FENCE5'CEDAR SHINGLE SIDINGOXFORD-GRAYARCHITECTURALASPHALT SHINGLES(HERITAGE SERIES)1x8 PAINTED PVCCORNER BOARD (WHITE)PROPOSED KNEE WALL TO HIDE& SOUNDPROOF ROOF TOPMECHANICAL UNITSHARDI-PLANK SIDINGAPPLIED AT 5" EXPOSUREMAIN BODY COLOR:LIGHT MISTHARDI-PLANK SIDINGAPPLIED AT 5" EXPOSUREMAIN BODY COLOR:LIGHT MIST11'8'11'32'-6" 26'-2"COPPER ROOFED PVC CUPOLACAPE COD CUPOLA STANDARDUNIT W/ 4/4 LITE PATTERN ALL SIDESCOLOR B.M. BRILLIANT WHITEHARDI-PLANK SIDING APPLIEDAT 5" EXPOSURE MAIN BODYCOLOR: LIGHT MISTPROPOSED "REVERSE" DORMERINSET INTO ROOF LINEPROPOSED KNEE WALL TO HIDE& SOUNDPROOF ROOF TOPMECHANICAL UNITSHARDI-PLANK SIDING APPLIEDAT 5" EXPOSURE MAINBODY COLOR: LIGHT MIST2'-6" CULTUREDSTONE VENEER BASE(WEATHERED FIELD STONE)WITH BLUE STONE CAPPROPOSED AUTOMATICDRIVE-THRU WINDOW8x8 P.T. COLUMNHARDI-PLANK SIDINGAPPLIED AT 5" EXPOSUREMAIN BODY COLOR: LIGHT MISTOXFORD-GRAY ARCHITECTURALASPHALT SHINGLES (HERITAGE SERIES)1x6 PAINTEDPVC WINDOW CASING1x8 PAINTED PVCCORNER BOARD (WHITE)WHITE ALUM. 6" "K"STYLE GUTTERANDERSEN 400 TILT WASHDBL-HUNG w/ 5/8" EXT. GRIDOR APPROVED EQUAL1x8 PAINTED PVCCORNER BOARD (WHITE)LED WALL MOUNTEDLIGHT FIXTURECEDAR SHINGLE SIDINGWHITE ALUM. 6" "K"STYLE GUTTER5' HIGH SOLID PVCPRIVACY WALL/FENCESheet Number: 15 OF 18PROPOSED BUILDINGELEVATIONSPROPOSED FRONT ELEVATION (ROUTE 28)SCALE: 1/8"=1'-0"PROPOSED RIGHT SIDE BUILDING ELEVATIONSCALE: 1/8"=1'-0"PROPOSED LEFT SIDE BUILDING ELEVATIONSCALE: 1/8"=1'-0"PROPOSED REAR ELEVATIONSCALE: 1/8"=1'-0"Sheet Title:Project Number: 20-586Drawn By: CMSDesigned By: CMSScale: AS SHOWNChecked By: HCRevisions112 STATE ROAD (ROUTE 6), No. DARTMOUTH, MA 02747TEL:(508) 858-5040 FAX:(508) 858-5041www.choubahgroup.comConsulting Professional EngineersChoubah Engineering Group, p.c.Issue Date: 04/28/2022DateNo.DescriptionPROJECT:PROPOSED GASOLINE FILLINGSTATION & MIXED-USEBUILDING WITH DRIVE-THRU AT1276 & 1282 ROUTE 28SOUTH YARMOUTH, MAPREPARED FOR:EKATERINA & FAMILY, LLC1282 ROUTE 28SOUTH YARMOUTH, MAMHALIM A.CHOUBAHOFETLAHTTSEUHCASSAOMMO N WDRRREETELAEGFSEINNGINE E No.38736OISSRPOC SCIVILPLANNINGBOARD SET 22'-0"6'-6"9'-0"6'-6"PROPOSED 22'x122'OVERHEAD CANOPYOVER PROPOSED PUMPS& ISLANDS (TYP)OXFORD-GRAY ARCHITECTURALASPHALT SHINGLES (TYPICAL)FIRE SUPPRESSIONSYSTEM (BY OTHERS)14'-6"CLEARANCE6" STEEL SAFETYBOLLARD ONEEACH SIDE(SEE DETAILS)PROPOSED CANOPYFOOTING (TYPICAL)MULTI-PRODUCTFUEL DISPENSERPROPOSED 2'-6"' X 5' CONCRETEISLAND (TYPICAL)PVC WRAPPED CANOPY COLUMNWITH CULTURED STONE VENEERBASE (ONE EACH SIDE)PROPOSED CULTURED STONE BASE WITHBLUESTONE CAP (MATCH BUILDING)8126" STEEL SAFETY BOLLARDONE EACH SIDE (SEE DETAILS)20'-2"4'22'-0"122'121'24'-6"11'-0"11'-0"24'-6"24'-6"24'-6"PROPOSED 121' X20' POSITIVE LIMITING BARRIERPROPOSED 121'X 20' OVERHEAD CANOPYPROPOSED OVERHEAD CANOPYMPD MPD MULTI-PRODUCTFUEL DISPENSERWRAPPED STEEL COLUMNWITH PVC RAISED PANELSMPD MPD MPD CANOPY LIGHTINGFIXTURES (SEE DETAILS)CANOPY LIGHTINGFIXTURES (SEE DETAILS)CANOPY LIGHTINGFIXTURES (SEE DETAILS)CONCRETEISLAND(TYPICAL)6" STEEL SAFETYBOLLARD ONE EACHSIDE(SEE DETAILS)CONCRETEISLAND(TYPICAL)CONCRETEISLAND(TYPICAL)CONCRETEISLAND(TYPICAL)CONCRETEISLAND(TYPICAL)WRAPPED STEEL COLUMNWITH PVC RAISED PANELS6" STEEL SAFETYBOLLARD ONE EACHSIDE(SEE DETAILS)WRAPPED STEEL COLUMNWITH PVC RAISED PANELS6" STEEL SAFETYBOLLARD ONE EACHSIDE(SEE DETAILS)WRAPPED STEEL COLUMNWITH PVC RAISED PANELS6" STEEL SAFETYBOLLARD ONE EACHSIDE(SEE DETAILS)WRAPPED STEEL COLUMNWITH PVC RAISED PANELS6" STEEL SAFETYBOLLARD ONE EACHSIDE(SEE DETAILS)MULTI-PRODUCTFUEL DISPENSERMULTI-PRODUCTFUEL DISPENSER20'-0"PROPOSED POSITIVE LIMITINGBARRIER9'-0"6'-6"6'-6"12'12'PROPOSED 10'x1'-2"CANOPY SIGN 10± S.F.(SEE DETAILS SHEET #10)PROPOSED 22'x122' OVERHEADCANOPY OVER PROPOSED PUMPS& ISLANDS (TYP)24'-6"24'-6"24'-6"24'-6"12'-0"12'-0"OXFORD-GRAY ARCHITECTURALASPHALT SHINGLES (TYPICAL)FIRE SUPPRESSIONSYSTEM (BY OTHERS)14'-6"CLEARANCEPROPOSED 2'-6"' X 5'CONCRETE ISLAND (TYP)MULTI-PRODUCTFUEL DISPENSER(3+1 WITH DIESEL)PVC WRAPPED CANOPY COLUMNWITH CULTURED STONE VENEERBASE (ONE EACH SIDE)PROPOSED CULTUREDSTONE BASE WITHBLUESTONE CAP(MATCH BUILDING)6" STEEL SAFETYBOLLARD ONEEACH SIDE(SEE DETAILS)PROPOSED CANOPYFOOTING (TYPICAL)MULTI-PRODUCTFUEL DISPENSER(3+1 WITH DIESEL)PVC WRAPPED CANOPY COLUMNWITH CULTURED STONE VENEERBASE (ONE EACH SIDE)PROPOSED CULTUREDSTONE BASE WITHBLUESTONE CAP(MATCH BUILDING)6" STEEL SAFETYBOLLARD ONEEACH SIDE(SEE DETAILS)PROPOSED CANOPYFOOTING (TYPICAL)MULTI-PRODUCTFUEL DISPENSER(3+1 WITH DIESEL)PVC WRAPPED CANOPY COLUMNWITH CULTURED STONE VENEERBASE (ONE EACH SIDE)PROPOSED CULTUREDSTONE BASE WITHBLUESTONE CAP(MATCH BUILDING)6" STEEL SAFETYBOLLARD ONEEACH SIDE(SEE DETAILS)PROPOSED CANOPYFOOTING (TYPICAL)MULTI-PRODUCTFUEL DISPENSER(3+1 WITH DIESEL)PVC WRAPPED CANOPY COLUMNWITH CULTURED STONE VENEERBASE (ONE EACH SIDE)PROPOSED CULTUREDSTONE BASE WITHBLUESTONE CAP(MATCH BUILDING)6" STEEL SAFETYBOLLARD ONEEACH SIDE(SEE DETAILS)PROPOSED CANOPYFOOTING (TYPICAL)MULTI-PRODUCTFUEL DISPENSER(3+1 WITH DIESEL)PVC WRAPPED CANOPY COLUMNWITH CULTURED STONE VENEERBASE (ONE EACH SIDE)PROPOSED CULTUREDSTONE BASE WITHBLUESTONE CAP(MATCH BUILDING)6" STEEL SAFETYBOLLARD ONEEACH SIDE(SEE DETAILS)PROPOSED CANOPYFOOTING (TYPICAL)PROPOSED 2'-6"' X 5'CONCRETE ISLAND (TYP)PROPOSED 2'-6"' X 5'CONCRETE ISLAND (TYP)PROPOSED 2'-6"' X 5'CONCRETE ISLAND (TYP)PROPOSED 2'-6"' X 5'CONCRETE ISLAND (TYP)812PROPOSED 22'x122' OVERHEADCANOPY OVER PROPOSED PUMPS& ISLANDS (TYP)JAY-MART122'PROPOSED 10'x1' CANOPY SIGN 10 S.F.(SEE DETAILS SHEET#10)20'-2"4'6" ~ DIA. SCH. 80 PIPE4'-0"12" CONCRETE ALLAROUND (TYPICAL)3'-6"3'-0'6" CONCRETE PADNOT TO SCALETYPE "U" BUMPER DETAIL12" GRAVEL SUBBASE3" PAVEMENTPEASTONE3" FIBERGLASSVENT LINENOT TO SCALETYPICAL TRENCH DETAIL2" FLEXIBLE PRODUCTLINE INSIDE 3" FLEXIBLECONTAINMENT LINECANOPY ELEVATIONS& DETAILSSEE STATE APPROVED FIRESUPPRESSION FOR POSITIVELIMITING BARRIER DIMENSIONSAND FIRE SUPPRESSION SYSTEMNOTE:SCALE: 3/16"=1'-0"CANOPY PLAN VIEWCANOPY SIDE ELEVATIONSCALE: 3/16"=1'-0"SCALE: 3/16"=1'-0"CANOPY FRONT ELEVATIONSheet Number: 16 OF 18Sheet Title:Project Number: 20-586Drawn By: CMSDesigned By: CMSScale: AS SHOWNChecked By: HCRevisions112 STATE ROAD (ROUTE 6), No. DARTMOUTH, MA 02747TEL:(508) 858-5040 FAX:(508) 858-5041www.choubahgroup.comConsulting Professional EngineersChoubah Engineering Group, p.c.Issue Date: 04/28/2022DateNo.DescriptionPROJECT:PROPOSED GASOLINE FILLINGSTATION & MIXED-USEBUILDING WITH DRIVE-THRU AT1276 & 1282 ROUTE 28SOUTH YARMOUTH, MAPREPARED FOR:EKATERINA & FAMILY, LLC1282 ROUTE 28SOUTH YARMOUTH, MAMHALIM A.CHOUBAHOFETLAHTTSEUHCASSAOMMO N WDRRREETELAEGFSEINNGINE E No.38736OISSRPOC SCIVILPLANNINGBOARD SET Sheet Number: 17 OF 18ARCHITECTURALRENDERINGS #1Sheet Title:Project Number: 20-586Drawn By: CMSDesigned By: CMSScale: AS SHOWNChecked By: HCRevisions112 STATE ROAD (ROUTE 6), No. DARTMOUTH, MA 02747TEL:(508) 858-5040 FAX:(508) 858-5041www.choubahgroup.comConsulting Professional EngineersChoubah Engineering Group, p.c.Issue Date: 04/28/2022DateNo.DescriptionPROJECT:PROPOSED GASOLINE FILLINGSTATION & MIXED-USEBUILDING WITH DRIVE-THRU AT1276 & 1282 ROUTE 28SOUTH YARMOUTH, MAPREPARED FOR:EKATERINA & FAMILY, LLC1282 ROUTE 28SOUTH YARMOUTH, MAMHALIM A.CHOUBAHOFETLAHTTSEUHCASSAOMMO N WDRRREETELAEGFSEINNGINE E No.38736OISSRPOC SCIVILPLANNINGBOARD SET Sheet Number: 18 OF 18ARCHITECTURALRENDERINGS #2Sheet Title:Project Number: 20-586Drawn By: CMSDesigned By: CMSScale: AS SHOWNChecked By: HCRevisions112 STATE ROAD (ROUTE 6), No. DARTMOUTH, MA 02747TEL:(508) 858-5040 FAX:(508) 858-5041www.choubahgroup.comConsulting Professional EngineersChoubah Engineering Group, p.c.Issue Date: 04/28/2022DateNo.DescriptionPROJECT:PROPOSED GASOLINE FILLINGSTATION & MIXED-USEBUILDING WITH DRIVE-THRU AT1276 & 1282 ROUTE 28SOUTH YARMOUTH, MAPREPARED FOR:EKATERINA & FAMILY, LLC1282 ROUTE 28SOUTH YARMOUTH, MAMHALIM A.CHOUBAHOFETLAHTTSEUHCASSAOMMO N WDRRREETELAEGFSEINNGINE E No.38736OISSRPOC SCIVILPLANNINGBOARD SET 1 Williams, Kathleen From:Michael kelly <ofdkelzo@gmail.com> Sent:Tuesday, June 14, 2022 2:22 AM To:Williams, Kathleen Subject:ROAD Application 2022-1 Attention!: This email originates outside of the organization. Do not open attachments or click links unless you are sure this email is from a known sender and you know the content is safe. Call the sender to verify if unsure. Otherwise delete this email. Hello, I received notice as an abutter of the property seeking variance. I am opposed to the proposal seeking a drive‐thru. Adding this feature only increases traffic and multiple car engines idling which adds to increases in noise and air pollution. I also feel it will increase the amount of vehicles using our street, Nauhaught Rd as a cut through. Furthermore, I’ve never seen a line for gas at this location so I’m confused as to why they would need 3 additional dispensers. Thank you, M. Kelly 17 Nauhaught Rd Sent from my iPhone 1 Williams, Kathleen From:pslovak@verizon.net Sent:Tuesday, June 14, 2022 10:55 AM To:Williams, Kathleen Subject:Planning Board Meeting Application 2022-1 Hi Kathy‐ I might not be able to attend the meeting today, so I was hoping to add my comments via email. I own an office condominium at 1292 Route 28 – the abutting property. My office is on the west side 2nd floor of the building and my office window overlooks the applicant’s property as well as the residential areas to the north and Route 28 to the south. I see a lot of what is going on in this area. Aside from myself there are attorneys, accountants, a barber, dentist, and financial planner located within the building. The building is located at the corner of Geneva Road and Route 28. There are several reasons this project concerns me. My office windows are +/‐90 feet from the proposed drive‐thru speaker so I am concerned about the noise this speaker will generate. I understand my office is in a commercial zoning district; however, there are set‐back requirements to mitigate the negative impact of drive‐thru speaker noise. During the day and night there is walking traffic that comes up Geneva Road to cross over Route 28 to get to Cumberland Farms. It’s fair to expect some portion of this foot‐traffic will visit the new convenience store and our property will be used as a cut‐through. It happens now and will likely get worse; that’s a security concern. The biggest issue is the potential traffic problems this project will cause its commercial neighbors; my property being next door could be more affected. A good example is the Dunkin Donuts at the corner of Forest Road and Route 28. On most summer mornings the traffic at this Dunkin Donuts overwhelms the intersection. It’s common to see traffic backed out of the parking lot onto Route 28 or Forest Road. Cars are often pulled over on the side of the road waiting to get into the parking lot or they park at the church or post office lot and walk‐over. Since the drive‐thru queues at both locations appear similar up to the point where the drive‐thru speaker is located – both locations appear to have space for 4‐5 cars prior to the speaker, I don’t see how this project will solve the traffic problems, especially when you add fueling stations and a convenience store to the mix. Since my office has very limited parking already, this project would cause problems if people were to park in my lot and walk over to the new Dunkin/convenience store. I think this is a real possibility considering the project’s density and limited on‐site parking. Another comparison is the West Yarmouth Cumberland Farms, which has 4 fuel dispensers and a +/‐3,600 SF convenience store on a 1.08 Acre lot. The applicant’s project offers a 6,560 SF building, 5 fuel dispensers, drive‐thru and (4) apartments on a 0.87 lot. I hope you see the project’s density on a 0.87 acre parcel will very likely create problems for abutters. Thank you, Peter Attention!: This email originates outside of the organization. Do not open attachments or click links unless you are sure this email is from a known sender and you know the content is safe. Call the sender to verify if unsure. Otherwise delete this email. 2 Peter Slovak 1292 Route 28; Unit 7 So. Yarmouth, MA 02664 pslovak@verizon.net Office: 508.760.1112 This electronic message contains information that may be privileged and confidential and are intended for the use of the intended addressee(s) only. If you are not an intended addressee, note that any disclosure, copying, distribution, or use of the contents of this message is prohibited. If you have received this e‐mail in error, please contact Peter by replying to this message. 1 Williams, Kathleen From:Arthur Warren <arthur@afwarren.com> Sent:Tuesday, June 14, 2022 5:11 PM To:Williams, Kathleen Subject:FW: Memo to Planning Board Hello Kathy, Will you kindly forward this email to members of the Planning Board in advance of their meeting tomorrow, June 15. Thank you. To: Planning Board Town of Yarmouth, MA From: Arthur Warren, IV and Judith Warren 2 Shore Road West Yarmouth, MA 02673 508-775-3696 508-380-0355 Date: June 14, 2022 Subject: Revitalization Overlay Architectural District (ROAD) Application for proposed development at 1276 and 1282 Route 28, South Yarmouth, MA Proposal by Ekaterina & Family LLC and Jay Imad, Trustee of the Cedars of Lebanon Trust _____________________________________________________________ Would You Live Above a Gas Station? Attention!: This email originates outside of the organization. Do not open attachments or click links unless you are sure this email is from a known sender and you know the content is safe. Call the sender to verify if unsure. Otherwise delete this email. 2 We have reviewed the above-referenced proposal. We ask that you consider our questions and concerns when this proposal is before your Board for discussion and review. We understand the need for the Town of Yarmouth to encourage additional commercial growth. And we appreciate the effort of the applicant to develop and enhance an existing commercial location. However, we are concerned about the following: 1. Lack of Concern for Safety of Residential Tenants The reference to “mixed use” in the application, and in the comments by members of the various town boards which have reviewed this proposal, suggests that it is appropriate to approve the location of residential units a. in direct proximity to gasoline and diesel pumps and their attendant fumes; b. in direct proximity to gasoline storage tanks; c. directly above a drive-thru station where cars line up and idle while placing orders for coffee and food, while waiting to make payment for their orders, and while waiting to pick up food orders; and d. directly above a convenience store. We feel that the proposal to locate dwelling units in such close proximity to gas pumps, toxic fumes, gasoline storage tanks, and drive-thru food sales totally ignores the health and safety of future tenants. We are concerned that this application is nothing more than a proposal to locate four low priced apartments in the middle of a commercial parking lot. 2. Incorrect Model for Future Developers of Affordable Housing It appears the Town of Yarmouth is receptive to this proposal in part because it includes four small, affordable rental units. We are concerned that this proposal, if accepted, would constitute a message to developers of affordable housing that the Town is amenable to affordable housing plans without concern for the safety of the tenants. It appears from the comments made to date by members of the town committees and boards which have reviewed and voted in favor of this proposal have done so without regard for the health hazards created by fumes from the gasoline pumps situated directly next to the dwelling units and the idling of cars directly below the dwelling units. Do members of the Planning Board view the proposed dwelling units as affordable housing? If so, this leads us to ask: 3 a. If this application is accepted, will the Town of Yarmouth be subject to criticism, and perhaps more, if it approves “affordable” housing for individuals and families in an environment containing known hazardous materials? b. Would anyone even propose high priced dwelling units in the same location? c. Why would the Town of Yarmouth want anyone living on the same premises as a gas station? 3. Encroaching Commercialism Currently, the site includes two separate parcels. One parcel has frontage completely on Route 28. The second parcel has frontage on Route 28 but also includes land behind the parcel which fronts Route 28. The land not directly facing Route 28 now includes several residential “cottages”. By combining the two parcels, is the Town of Yarmouth changing the use of land from residential to commercial? Does this altered use constitute “encroaching commercialism”? We read the comments from the immediate abutter and agree with her concerns. The current neighbors abut residential cottages and not the existing gas station. The proposal includes replacing those cottages with commercial use land -- including the rear drive-thru with loudspeakers, idling cars, gas fumes, and bright lights. We anticipate that this will devastate the abutting neighborhood. 4. Overdevelopment The proposal refers to five gasoline dispensers. The drawings submitted by the applicant show two hoses at each dispenser for a total of ten pumps. We note that this is a large number of pumps for a two-lane road and is more in keeping with a major highway. We suggest this is an overdevelopment of Route 28 along South Yarmouth and therefore a detraction and a detriment to the value of homeownership in the Town of Yarmouth. We urge the members of the Planning Board to vote No on this proposal. Thank you for your consideration of our questions and concerns. Concerns about the proposed development of the 1276‐ 1282 Rte. 28 property: I believe that this project should not be approved as proposed as it appears to be a significant over‐use of the property abutting residential use and an inappropriate site for affordable housing. The need for an increased number of gas pumps on the site is questionable given the size of the property, the proximity of another currently operational gas station, and the current focus on the development of alternatives for automobile “fuel/power”. Another “drive thru” can lead to significant traffic back ups on Rte. 28 as already witnessed in other sites such as the McDonald’s and Dunkin Donut locations on the same highway. And the idea of placing affordable housing units on the second story of the facility with the fumes, congestion and noise of businesses designed for in/out customers is simply, in my opinion, a way of making the application look good – as opposed to the concern for the physical health and safety of any resident needing such housing. Please do not approve this project. Christine K. Greeley 1 Williams, Kathleen From:Christopher Vincent <christophervincent@comcast.net> Sent:Tuesday, June 14, 2022 8:58 PM To:Williams, Kathleen Subject:Re: ROAD Application 2022-1 - Additional Comments Hi Kathy, I reviewed the ROAD application this afternoon. At the time of tomorrow’s meeting I will be off‐Cape, and unsure of my wireless capabilities, so I thought it best to send an email with my comments on the application. I move to deny the application because of the lack of substantial adherence to the siting strategies #1 and #8 as outlined in the architectural design standards, adherence to which is compulsory for a ROAD application. Please read this into the meeting in case I am unable to attend remotely. Thank you, Chris On Jun 14, 2022, at 5:44 PM, Williams, Kathleen <kwilliams@yarmouth.ma.us> wrote: Hi Guys, Please find attached two additional written comments for the ROAD Application for 6/15. Thanks, Kathy ---------------------------------------- Kathy Williams, PE Yarmouth Town Planner 1146 Route 28 South Yarmouth, MA 02664-4492 (508) 398-2231 Ext 1276 kwilliams@yarmouth.ma.us <4 Arthur.Warren ROAD Comments 061422.pdf><3 Audrey.Pitts ROAD Comments 061422.pdf> Attention!: This email originates outside of the organization. Do not open attachments or click links unless you are sure this email is from a known sender and you know the content is safe. Call the sender to verify if unsure. 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