HomeMy WebLinkAboutSPR 62023 Informal Review
SITE PLAN REVIEW COMMENT SHEET
Date: June 20, 2023 Map: 41 Lot: 46
Applicant: Nantucket Sound Group, Inc.
Location: 897 Route 28, South Yarmouth Zone: B2 and VCOD (VC3)
Persons Present:
Karen Greene Lt Matt Bearse , Paul Cleary
Mary Waygan Luke White Tom Ruhan
Kathy Williams Brittany DiRienzo Brian Braginton Smith
Mark Grylls Amanda Lima
Bill Scott
Project Summary
MassHousing is currently reviewing an application for Site Approval submitted by NSG, Mattacheeset Village, LLC (the
Applicant). The proposed development will consist of 23 units of rental housing on approximately 1.09 acres of land
located at 897 Route 28 in Yarmouth, MA. The site approval process is offered to project sponsors who intend to apply
for a Comprehensive Permit under Chapter 40B. MassHousing's review involves an evaluation of the site, the design
concept, the financial feasibility of the proposal, and the appropriateness of the proposal in relation to local housing
needs and strategies. As part of the review, MassHousing is soliciting comments from the local community. Pursuant to
the new Massachusetts General Laws Chapter 40B regulations (760 CMR 56.00), Town comments may include
information regarding municipal actions previously taken to meet affordable housing needs such as inclusionary zoning,
multifamily districts adopted under G.L. c.40A and overlay districts adopted under G.L. c.40R.
Comments
177
!Building: Proposed project is located in the B-2 and HMOD-1, VC3 overl
ays. There are no plans provided that show
',�__,/ compliance with any section of the zoning bylaw.
Assuming the project will move forward as a mixed use utilizing the VC3 zoning standards. Building shall comply with
Yarmouth Architectural and Site Design Standards.
Height to meet standards of Table 414.6.1.
Lot frontage, setbacks, density to comply with Table 414.6.3.
Parking to comply with Table 414.7.1 Table of on-site parking requirements.
Loading requirements to comply with section 414.7.2.
Plans provided did not show adequate parking. Plan 1 shows non-compliant as to location and lack of buffers
(neighboring property). Plan 2 indicates an insufficient amount of parking for both uses.
Section 414.7.5 Does allow the Planning Board to approve off site parking up to 100%. However, I would suggest that
the site providing access cannot be negatively impacted by this agreement.
Parking lot design standards are located in Section 414.7.8.
Site design to comply with section 414.8.1 and all applicable subsections.
Community Development:
1 Affordable housing is a priority for the Town of Yarmouth. The project at 897 Route� 28 would
be far more beneficial to the Town if re-designed to fit the Town vision and redevelopment
�� efforts for this area, namely a mixed-use development with superior architecture and site design
/Aidwhich matches the Village Center Overlay Districts Bylaw and the Town's vision set by the
Planning Board and Board of Select.
Project is located in an area where the Town has invested significant subsidies for the creation of
high-quality affordable housing, with superior architecture and site design, namely:
• Yarmouth Gardens, 497 Route 28, South Yarmouth. Town provided $1,261,300 to
subsidize the development of 40 units of affordable rental housing.
• Yarmouth Commons, 881 Route 28, South Yarmouth. Town provided $$2,700,000 for
the development of 69 units of affordable housing,
• Simpkins Residences, 134 Old Main Street, South Yarmouth. Town donated former-
school building, worth approximately $600,000, for redevelopment into 55+rental
development with 58 affordable rental units and 7 market rate.
Of significant concern is the:
• The project lacks adequate parking.
• The project's residential component is far too close to Route 28 and should relocated
toward the middle or rear of property.
• The project's commercial use, a bar, is not contusive to large-family residential use
where children and young people will reside.
• The project lacks an outdoor, safe play area for children.
• The project's community room is located in the basement, and this is low quality
development.
• The project's described open space is a thin buffer area along state highway Route 28,
which is extremely congested during the majority of the year.
Benefits offered by the project are as follows:
• The project is located in Census Tract 120.02 Block Group#3 and directly abuts the
Environmental Justice Census Tract 120.02 Block Group #1 creating an equal housing
opportunity.
• The project is located directly on a public transportation route.
• The project is within walking distance of work opportunities, a food supermarket, and
pharmacies, and close to high quality recreational facilities.
• The project consists of a mix of bedrooms and unit sizes which meet local need: seven
(7) studios of 522 sq ft in size,thirteen (13)1-bedroom units ranging 646-741 sq ft in size,
three (3) 3-bedroom units 996 sq ft in size,
• The project consists of universal/accessible units.
,IcIr Planning: As the Applicant further refines their design, they should address the following:
1. Clarity and Completeness: Applications to the Town must clearly define the entire project and various components.
There are inconsistencies in the PEL application, other applications and information provided by the applicant at
local meetings.
2. Local Zoning & Design Standards: The Applicant should endeavor to develop their project consistent with our
existing Village Centers Overlay District (VCOD), Village Center 3 (VC3) and the Architectural & Site Design
Standards (Standards). These documents give a clear outline and vision of what the Town is looking for in
development along this section of Route 28. List of Known Variance Requests needs to be corrected based on
developing in the VC3 once the project has been defined (underlying zoning is B2, not B1).
3. Mixed Use and Density: The proposed project is located within VC3 which promotes higher density residential in
mixed use developments at 16 units/acre, whereas residential only projects are limited to 8 units/acre. Mixed-use
allows the Town to maintain the vitality and availability of our commercial corridor while providing needed housing
with built-in employment opportunities and customers. The proposed development as outlined in the PEL
Application is 23 units on 1.09 Acres of land, or 21.1 units/acre. The residential density greatly exceeds that
allowed by local zoning for residential only projects, and the high density of over 21 units/acre makes it difficult to
have the necessary room for a commercial component and associated parking.
4. Existing Laundromat Building: The application narrative indicates that the existing laundromat building will be used
temporarily as a project management office during construction and then demolished, however, the site plan shows
this structure remaining and ultimately being connected to the residential building which fronts along Route 28. The
Applicants have noted in some local board meetings that they would like to retain the existing structure and turn it
into an oyster bar restaurant. Retaining this building in its current central location appears to be driving the entire
layout of the site, which is awkward. The commercial building should be located along the commercial corridor of
Route 28 or located within the ground floor of a multi-use building fronting Route 28. The VCOD bylaw expressly
indicates that the ground floor of the buildings facing Route 28 shall contain non-residential uses. The building
should be set back from Route 28 the minimum setback of 15' to allow for future potential widening of Route 28 by
MassDOT (maximum setback is 25' in VC3).
5. Site & Parking: The current site plan shows 44 parking spaces, about 7-8 of which would require access on the
adjacent property, impacting the required buffers and creating an additional non-conformity on the neighboring
property. Excluding those spaces, it would appear about 35 parking spaces can be provided on the property, which
would not be sufficient for the residential and commercial uses. Applicants need to clarify how they will be providing
adequate parking. The site plan should also include pedestrian connections, pedestrian/bicycle accommodations,
appropriate site lighting and fire access and circulation.
6. Landscaping: Landscaping needs to be provided for buffering, in-lot trees in parking areas and overall aesthetics.
7. Building Design: There are two different elevations shown in the PEL Application and a different one shown at
various local meetings. These elevations are not specific to our site and the floor plans do not represent the
modulations shown in the elevations. It would appear these are for discussion purposes only. The VCOD and
design Standards should be adhered to as they promote architectural interest by varying the facade lines
(modulations), wall heights, roof lines, building materials, colors, incorporate pedestrian scaled features and
defining entrances. All buildings on the site should be cohesive with similar design elements and have a traditional
Cape Cod style.
Conservation:
The Parcel is outside Conservation jurisdiction for wetlands protection act regulations.
t,.3' At any point, if there is greater than 1 acre of ground disturbance on the site, a stormwater management permit is
required through the town of Yarmouth, and designs must meet the state stormwater standards. The project may not be
phased to avoid a stormwater management permit.
Design Review: The Design Review Committee has a meeting scheduled for June 20th at 3:30 PM. The Planning
Board will be discussing the project at their June 21, 2023 meeting.
Engineering:
General Comments to be reviewed upon complete application:
• Review of materials & details such as pavement thickness, etc.
• Provide recording of easements as appropriate.
• If total ground disturbance yields greater than 1 acre, Stormwater Management application review will be
required by Conservation. If project yields below an acre, Engineering will review. Current parcel is 1.09
acres. Additional test pits may be required to complete stormwater design.
• DPW will coordinate addressing once layout is complete with Building, Police and Fire.
• Provide turning movements for emergency vehicles.
+' Fire: Elevator shall meet standards for ambulance stretcher access, Sprinkler room shall have direct access, or
PIV shall be required. Lock Box needed for key access. Fire department access shall meet requirements of 527
CMR 1 Ch.18. Fire hydrant may be required. FDC location to be approved by Fire Department.
Health: Not present
Water:
1,5,1
Water service to the existing building is a 1-inch line from Pine Grove Road. Water service for the proposed buildings
will need to be reviewed with the Water Department. The new service will likely need to connect to the water main on
Route 28 and possibly loop to Pine Grove Road.
Water and Sewer service should be closely coordinated with the Phase 1 Wastewater project which will begin
construction in fall 2023. The water main on Route 28 will be replaced as part of this project.
Town Administrator Office:
Bill Scott's comments to be forwarded to applicant.
Police:
7)1/
Read & R ived by Applicant(s)
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