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HomeMy WebLinkAbout5055 - 1272, 1276, 1282 Route 28 Site Plan Review Comments June 6 2023Formal Review SITE PLAN REVIEW COMMENT SHEET Date: June 6, 2023 Map 60 Lots- 130, 131 &132 Applicant: Ekaterina & Family, LLC (Jay Mart) Location: 1272, 1276 & 1282 Route 28 Zone B-2/ROAD Persons Present: KathyWilliams Jay Gardner Jay Imad Mark Grylls Laurie Ruszala Hal Choubah Nate Whitten Matt Bearse Carl Lawson Project Summary Proposing to redevelop the property, demolish all existing buildings (8 Total) and construct a gasoline filling station with 4 fueling dispenses with steel overhead canopy & a 3,890 sq foot one story building for a convenience store with a drive thru and a separate two-story building with 3755 sq ft with 4 residential apartments. Applicant is proposing to develop the project under the Revitalization Overlay Architectural District (ROAD) bylaw (Section 411). Comments Building: Project will combine three lots, 1272, 1276 & 1282 Route 28 in the B-2 / ROAD overlay district. The existing gas station / convenience store, canopy and 5 rental units to be razed and replaced with a new canopy, and a 3890 sq. ft. building containing a drive through coffee shop (1-110 use), convenience store (H2 use) and a gas station (H6 use) The second 3755 sq. ft. structure on the property will contain four two bedroom dwelling units (Al2 use). The combination of the lots will create a conforming lot of 49,833 sq.ft. Building coverage is 15.4%. Lot Coverage is 63.30%. Structures as proposed are in the min 30' front buffer. Lighting plan indicates that the lighting directly under the canopy to be 19.8 foot candles and 0.00 at all boundaries except the front of the commercial building. It is understood that all lighting will be aimed at the ground, however section 301.4 10 also contains language regarding undue glare to adjoining properties. LED lights which are proposed to be used produce a lot of glare. Recent projects in town have been the cause for complaints from neighbors, as well as passersby on roadways to the Building Dept. Shielding and redirection of lighting have been the only way to solve these issues. Once lights are installed and operable, further review will be required before a Certificate of Occupancy is issued. Applicant proposes to use the Revitalization Overlay Architectural District (ROAD) Section 411 of the zoning bylaw as allowed for mixed use projects in the B-2 zoning district. Project will go through Design Review with the Planning Board prior to submission with the ZBA for the relief identified in this review as well as any additional that may be necessary as a result of PB Design Review. Rear landscape buffer appears to meet the criteria of Section 301.4.9. Relief from the following sections will be required in the form of a Special Permit providing all mandatory sections of 411 are met. Building front and side setback, section 203.5. Three in lot trees required Drive through buffer distance to residential zone of 100'. Section 301.8 Front landscape buffer dimension, section 301.4.4. Al2, multifamily use, table 202.5. Also see section 411.3.3 — footnote 1 regarding floor area. H6, gas station use, table 202.5. Drive through is allowed one menu board. Relief required for second menu board Lighting at front of commercial building exceeds maximum allowed Construction to meet all applicable sections of 780 CMR MA State Building Code & appendant codes including 521 CMR AAB, 2021 IECC. P Planning- The Applicant is proposing their third Revitalization Overlay Architectural District (ROAD) plan for the project and have made further modifications to their proposal, mainly to separate the residential units and residential parking from the commercial endeavors. 1. Existing Buffer Trees/Vegetation: Retain existing screening (arborvitaes) along the eastern property line and protect during construction. 2. Fencing: Clearly define the limits of the proposed PVC fencing. The Planning Board had previously required a 6' tall fence within the buffer area along the eastern property line to within 20' of the Route 28 layout, and an 8' acoustic fence along the entirety of the northern property line abutting residential properties. 3. Underground Drainage: Underground drainage is located within the front buffer area impacting the ability to plant trees over it, install the sign and appears to overlap with the fuel tanks. Relocate underground infiltration to allow for planting of two trees in the center island. Also plant a tree in the island in the residential parking area. 4. Lighting-. Applicant has lowered the lighting levels under the gas canopies as requested. However, need to modify the footcandles in front of the west end of the commercial building which exceeds that allowed at the Route 28 property line. The source of the footcandles is unclear as no lighting is shown along this end of the building. 5. Loading Area: Loading area location would require deliveries to be wheeled across traffic lanes and is insufficient length for a tractor trailer truck. 6. Underground utilities: Provide underground electrical service to the residential building from the street and eliminate of light pole and overhead wires. 7. Stormwater: Based on the grading and planting plans, it appears that the entire site will be disturbed which is over 1-acre of disturbance and would require a stormwater management permit from the Conservation Commission. 8. Pumps: Nothing should be located on the pumps that include speakers of any kind (no talking videos). 9. Commercial Building: Overall the commercial building looks good from Route 28 and the parking area with a variety of architectural elements. The porch limits on the floor plan and on the architectural elevations should match (floor plan porch is smaller). The roof height in Proposed C-Store Rear Elevation should be shown higher to match the rest of the elevations. The left side and rear side elevations show a lot of blank roof expanse. 10. Residential Building: Overall the residential building looks good with a variety of architectural elements, except the covers over egress doors need further refinement and posts appear disproportionately small. Confirm with Building Commissioner that these egress door covers and stoops can be located within the 25' side yard setback, 11. Refer to Building Dept comments for zoning relief. Conservation: No Conservation Jurisdiction. If total land disturbance is greater than 1 acre, a stormwater management permit is required. Design Review: As a ROAD project, the Design Review Committee and Planning Board will be conducting the Design Review once the ROAD application has been submitted. Engineering_ Consider the following comments: Coordinate address upon combination of the lots. As noted under Building's comments, the three lots yield 49,833 sq ft and the submitted application is 40160 sq ft. Confirm where the 9,673 sq ft of no disturbance is occurring. As noted under Conservation, if land disturbance is over 43,560 sq ft, then a stormwater management permit is required. If not applicable, 41Pcoordinate a review from Engineering department. Provide calculations demonstrating that the deadman anchors below the fuel tanks can resist full uplift during periods when the tanks are empty. . Proposed landscaping overlies a portion of the stormwater and Title V leaching fields Confirm that roots from trees/plantings will not obstruct leaching. As needed, remove loamy sancV beneath the stormtech if found similar to the TP-6 to reach the medium sand layer. AA Fire: Self service station per MGL 148, 527 CMR 1 Ch. 42 Apartment building as per MGL 148 sec 26i, lock box needed for residence and recommended for service station. Site Access as per 527 CMR 1 Ch 18. DFS advisory for self-service fueling stations dated 12/15/2022. lealth: Engineered Title 5 plans required for septic Project must comply with Town of Yarmouth, Board of Health Regulation: Handling and Storage of Toxic or Hazardous Materials, which includes, but is not limited to 150% volume secondary containment of all toxic and hazardous materials and annual Board of Health licensing. The Health Department defers to the Fire Department regarding Fire Regulation compliance for all fuel tanks and associated components. Consult with septic system engineer regarding the onsite disposal of retail store floor wash water (consisting of only soap and water) to the septic system. Floor strip water should be hauled off -site by the contractor for proper disposal at a septic treatment plant. The site plan review application lists only gasoline and diesel as toxic and hazardous materials Please state whether any retail sale of toxic or hazardous materials such as, but not limited to automotive fluids, and cleaners is planned. If such is planned submit a list of the types and quantities of materials to the Health Dept. Secondary containment is required for materials stored off the retail floor. Waste oil must be accepted for proper disposal from customers who purchased new motor oil as required by State Regulation. Water: n Remove hydrant from fire lines. l \" Consider accommodations for sewer. Water line in street will be replaced as part of the sewer project.