Loading...
HomeMy WebLinkAboutSPR-920232 Formal Review SITE PLAN REVIEW COMMENT SHEET Date: September 20, 2022 Map:60 Applicant: Ekaterina & Family, LLC Parce1:130,131 & 132 Location: 1272, 1276 & 1282 RTE 28 Zone: B-2 Persons Present: Mark Grylls Atty. Paul Tardif Carl Lawson Hal Choubah Lt. Matt Bearse Jay !mad Amanda Lima Kyle Pedicini Kathy Williams Bruce Murphy Project Summary The applicant is proposing to redevelop the three parcels, demo all existing buildings (8) and construct a gasoline filling station with 4 fueling dispensers with steel overhead canopy&4000 sq-ft mix-use building with convenience store and drive thru on first floor, and 4 residential apartments on second floor. • 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 4,000 sq. ft. building containing a drive through coffee shop (H10 use), convenience store (H2 use) and a gas station (H6 use) on the first floor and four two bedroom dwelling units (Al2 use) on the second. The combination of the lots will create a conforming lot of 49,833 sq.ft. Building coverage is 12.3%. Lot Coverage is 63.3%. Structure as proposed is in the 30' front buffer. Lighting plan indicates that the lighting directly under the canopy to be 77.5 foot candles and mostly compliant at all other boundaries. The plan meets the standard required in the bylaw but seems excessive. 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 setback, section 203.5. • 1 In lot tree • Drive through buffer distance to residential zone of 100'. Section 301.8. • Parking location in front of principle structure, section 301.4.1. One parking spot • 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. Calculations should be confirmed and provided for the ZBA at time of submission. • H6, gas station use, table 202.5. • Curb cut shown at 30' may need relief from section 301.4.3 • Sheets 15 & 16 show attached signs on the front and right-side elevations. Relief will be required for the additional signage. Construction to meet all applicable sections of 780 CMR MA State Building Code & appendant codes including 521 CMR AAB, 2018 IECC. Health: The Health Dept. is unable to approve the project because the Sewage System Plan and Proposed First Floor Layout Plan were only received by the Health office yesterday afternoon, 9-19-22. Please schedule a meeting with the Health Dept. to review outstanding information and any required plan revisions. Hazardous Materials: 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 or not 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 of the retail floor. Waste oil must be accepted for proper disposal from customers who purchased new motor oil as required by State Regulation. Rental Housing: All second-floor rental housing units have a maximum occupancy of two individuals per bedroom and 4 individuals per unit. Food Service: See opening comment concerning plan review and meeting with Health Dept. Septic System: See opening comment concerning plan review and meeting with Health Dept. Water: Previous comments have been incorporated into this set of plans, so no additional comments. The irrigation sym appears to be tied to the Town water system, so the proponent may consider drought tolerant plants to more e sil . comply-with fut.4re Town Water Conservation Measures. t Read ceivedby Ap icant(s) 1 / /\i Planning: The Applicant has put a great deal of effort into modifying their proposal to include an adjacent parcel to better adhere to the Architectural & Site Design Standards by moving the building closer to the street with a street facing front entrance and pedestrian amenities, having the vast majority of the parking to the side and rear of the building, and providing wider vegetated buffers. Building design is thoughtful with the roof mounted HVAC units being hidden and the exterior walkway eliminated. However, there may remain some inherent issues related to mixing residential uses with both a gas station and drive-thru. 1. Front yard Setback: Will need relief for the building front yard setback, in addition to the canopy noted. 2. Buffers: Per Section 301.4.4, need to have a 3" caliper tree every 20' around parking of 5 cars or more, so may need some additional buffer trees. Per Section 301.4.9 need to include min. 2.5" caliper trees in front of the building every 35' combined with the comprehensive landscape plan shown so may need a few more trees in front of the building. Show trees to remain as being protected on plans and check to be sure proposed grading will not impact the tree. 3. Stormwater: As there will now be more than 1 acre of disturbance, a Stormwater Management Permit will be required from the Conservation Commission. 4. Loading Zone: Location for delivery trucks is very far from the building and access is through a busy area. Could the loading dock be relocated to the northern parking space next to the island? 5. Fencing: New wooden fencing should be located abutting residential properties in addition to the plantings. 6. Residential Parking/Playground: Residents will still need to go through the "escape lane" to access their parking and kids would need to cross the drive thru lanes and parking area to access the play structure. No smoking should be allowed in the playground/picnic area. Benches should not be located along the drive-thru lane. 7. Bollard Detail: Question the aesthetic of 16 PVC bollards in front of the main entrance. 8. Lighting: Level of lighting under the canopy of as high as 77.5 footcandles is unacceptable and will result in a glowing effect front the canopy area impacting abutters and those traveling on Route 28. Footcandles abutting residential properties should be 0.05 footcandles or less. 9. Pumps: Nothing should be located on the pumps that include speakers of any kind (no talking videos). 10. Pavement: It is unfortunate that there is still a large amount of paved area with only two in-lot tree islands. 11. Eastern Property Line: Explain the property line being different per plan book 370/page 8. Who owns the triangle wedge? 12. Refer to Building Comments for zoning relief. 13. Eliminate the 3' concrete sidewalk next to the employee/overflow parking and add more buffer. 14. Eliminate the 5' sidewalk parallel to Rte 28 on the subject property and add more landscape buffer. Retain sidewalk path to Route 28 and in front of the parking. Conservation: No conservation jurisdiction, but a Stormwater Management Permit application is required since disturbance is > 1 acre Design Review: As a ROAD project, the Design Review Authority is the Planning Board and occurs after Site Plan Review. Engineering: 7t4 General • Coordinate addressing upon combination of the lots • Confirm turning movement on Sheet 7 that traverses the island near the drive-thru Drainage • Defer detailed stormwater review to the Stormwater Management permit. If not applicable, coordinate a review from Engineering department. • Sheet 6 references PTP, confirm that is proposed test pit. Remove unsuitable soils around 5' if needed. IA/XI/Fire: Fire Dept. Lock boxes needed for access to sprinkler room and residential units. FDC to be determined, Fire hydrant needed within 100 feet of FDC, Fire truck access needs to be YFD engine template. 527 CMR 1 Ch 18 for access and water supply. BDA expected, Fire Alarm system required. Business fire protection needs to be integrated with above residences. Additional permits required for Service station and UST.