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HomeMy WebLinkAboutSPR 81622 Formal Review SITE PLAN REVIEW COMMENT SHEET Date: August 16, 2022 Map: 84 Lot: 12 Applicant: JDB 212 Mid-Tech, LLC Location: 186-212 Mid-Tech Drive, West Yarmouth Zone: B-3/APD Persons Present: Mark Grylls Atty. John Kenney Carl Lawson Kurt Raber Dep. Kevin Huck John Lavelle Lt. Matt Bearse Bruce Murphy Laurie Ruszala Project Summary Proposed 11,360 sf contractor bay building with 11 units, paved parking lot with 33 spaces, new stormwater management system, septic system, landscaping, lighting, and associated grading and utilities. Comments Building: Project is located in zoning district B-3 and the APD overlay district. Disturbance area is calculated, and the applicant must file an application for a Stormwater Management Permit with the Yarmouth Conservation Commission. The raise and replace of the building appears to meet the setback requirements. The proposed parking is located in from of the building relief from the ZBA will be required for parking location per Section 301.2. There are no in lot trees indicated on the plan as required per section 301.4.6. Sheet C4.0 indicates that swales will be located in the front buffer area as required per section 301.4.4. Planting schedule on page L4 indicates trees/plantings will be in the drainage swale. I have questions regarding the effectiveness of the swale over time as these plantings mature. Is there an alternative to the swale locations? Lighting plan appears adequate; however, plan does not provide a detail of the lighting fixtures to be used. It must be noted that per section 301.4.10, all lighting shall be directed onsite only, with no undue glare affecting adjoining properties. Please be sure that all lighting to include building and site faces the ground There are no potential tenants/occupants identified at this time. All occupants will be required to obtain a Certificate of Occupancy from the Building Dept. prior to occupancy. The application for all occupancies shall be reviewed by Building, YFD, and Health. All construction to comply with all applicable sections of TOY Zoning Bylaws, 780 CMR and appendant codes. Planning: The project is located near the end of Mid-Tech Drive (a dead-end road) with similar style uses and buildings in the area. 1. With parking located mostly in front of the building and a general utilitarian building, front buffers are an important design element. The proposed project includes the elimination of at least 17 larger buffer trees along Mid-Tech Drive, mainly to install the drainage swales (please note the landscape plan shows about 5 more existing trees being removed than the civil plans which should be clarified.) The Landscape plan does show the front being relandscaped with trees and some shrub groups (trees should be native species, a minimum of 3" caliper spaced every 20'). Although the shrub groupings may be helpful in screening the parking in the front, longitudinal utilities should not be placed within the required front buffers as it necessitates the removal of larger established existing trees, contrary to Sections 301.4.4 & 301.4.9. 2. Any buffer plantings required by the Bylaw should all be located on the subject property. The Landscape Plan (included with the architectural plans) shows some proposed plantings within the road right-of-way. 3. In-lot trees need to be dispersed throughout the paved surface per Section 301.4.6. Trees along the outside perimeter of the parking area are not considered in-lot trees. 4. Recommend fencing be black coated vinyl rather than galvanized chain link. 5. Project has more than one acre of land disturbance and a Stormwater Management Permit is required through the Conservation Commission. Conservation: Design Review: Refer to the attached August 2, 2022 Design Review Comment Sheet Engineering: • Engineering defers detailed stormwater review for the Stormwater Management Permit as noted previously. • Suggest relocating bioswales away from landscaping buffers. • Specify which pavement detail will be used for pavement areas. • Clean, inspect and repair as necessary existing drainage to be repurposed towards the rear of the parking lot. It appears it may have been installed in 2016. Please confirm. • File road opening permit at DPW for curb cut modifications. Provide loam & seed for driveway to be abandoned. Fire: MGL 148 Section 26G: Automatic sprinkler systems required for buildings and structures ° f°i Totaling more than 7,500 gross square feet. Compliance with the following: 527 CMR 1 Chapter 16 "Safeguarding Construction, Alteration, and Demolition Operations." 780 CMR Chapter 33, NFPA 24. Per 527 CMR 1 16.1.2 " A fire protection plan shall be established and submitted" This plan shall include the following: 16.3.1 Fire safety program, 16.3.2 Owners designated fire prevention program manager, 16.3.4.1 A suitable location at the site shall be designated as a command post and provided with plans, emergency information, keys, communications and equipment as needed. Number of hydrants on site should be based on fire flow calculations 527 CMR 1.18.5.and annex E table E.3. Evaluation of Emergency responder radio coverage based on 780 CMR 915.1 and 527CMR 1.Fire Protection systems to be maintained by condo association. Health: All prospective tenants must consult with the Health Dept. for approval of their proposed use sand to obtain any required licenses or permits before renting and occupying units. Any use or storage of toxic or hazardous materials requires prior Health Dept. approval. Toxic or hazardous materials storage in excess of 10 gallons requires a Board of Health license. Toxic or hazardous materials storage in excess of 20 gallons requires a Board of Health license and zoning relief from the Zoning Board of Appeals. Such relief is not guaranteed. All toxic and hazardous materials storage requires 150% volume secondary containment in addition to other requirements. All outdoor storage of materials including, but not limited to those used in landscaping, require Health Dept. review and approval. Vehicle washing operations are not allowed onsite either inside or outside of any building. Regarding engineered plan Sheet Title: Grading and Drainage Plan; Sheet No. C4.0, dated December 10, 2021, under Operation and Maintenance Plan note 8 A, the note should be revised to indicate vehicle washing is not allowed onsite either inside or outside of any building. Regarding engineered plan Sheet Title: Septic Profile and Details Plan; Sheet No. C5.1, dated December 10, 2021: (1) The notes next to the indicated holding tank control panel should be revised to include mention of the alarm and indicator lights for the leak detection system. (2) Under Industrial Wastewater Holding Tank Design Notes, the sizing calculation needs to be revised to include the unit of time for the calculation and compare the result of the calculation to the size of the holding tank. (3) Under Tank Note 1 310 CMR 18 should be revised to 314 CMR 18 Industrial Wastewater Holding Tank and Container Construction, Operation and Record Keeping Requirements. (4) The primary holding tank and secondary containment tank must be waterproofed and noted as such on Sheet C5.1 as required by 314 CMR 18. (5) All refences to the 2500-gallon secondary containment tank must indicate H-20 construction. (6) Inner and outer holding tank covers must be in alignment with each other as indicated on plan. (7) Inner holding tank cover must have cover indicated over inlet. (8) The 75% level high water indicator float must have the vertical distance measurement from the bottom of the tank indicated. (9) Indicate the height from the bottom of the tank of the leak detection float. (10) Sign reading "NON-HAZRDOUS INDUSTRIAL WASTE WATER" must be present on building in location adjacent to holding tank and indicated on plan. (11) How will the holding tank alarm be monitored since it is only in one unit? Is the floor pitch to the floor drains indicated on the foundation plan? The plans make two references to a 1000-gallon holding tank and one reference to a 1500- gallon holding tank as listed below. Sheet Title: Utilities Plan, Sheet No. C5.0, dated December 10, 2021 indicates "1000 gallon dual containment industrial wastewater holding tank." Sheet Title: Septic Profile and Details Plan; Sheet No. C5.1, dated December 10, 2021 under Industrial Wastewater Holding Tank Design Notes states "(1) 1000 gallon precast tank inside of 2500 gallon precast concrete tank." Sheet Title: Septic Profile and Details Plan; Sheet No. C5.1, dated December 10, 2021 the note next to indicated tank states "Dual Containment Tank Shall Consist of H-20 1500 Gallon Monolithic Precast Concrete Primary Holding Tank..." Please indicate in all three places the correct size of the holding tank. The design engineer must (1) complete the DEP holding tank compliance certification form and provide a copy to the Health Dept. and (2) submit a holding tank certification letter to the Health Dept. Water: Please show the exiting 12-inch water main on the utility plan as it is close to your work. In addition, please note that the 0 fire service for 211 Mid-Tech is back tapped on the 12-inch main, therefore is closer to the proposed drainage basin than would be expected. Water service installation should be installed by an Approved Contractor in accordance with the Yarmouth Water Materials and Installation Standards. Read & Received by Applicant(s) Review is: ❑Conceptual CI Formal ❑ Binding(404 MoteIsNCOD/R.O.A.D. Project) El Non-binding(All other commercial projects) Review is by: 0 Planning Board OO Design Review Committee DESIGN REVIEW COMMENT SHEET Meeting Date: August 2, 2022 Applicant: JDB 212 Mid-Tech Drive, LLC Map: 84 Lots: 12 Zone(s): B3/APD Site Location: 186-212 Mid-Tech Drive, West Yarmouth MA Persons Present: DCR Members Present Yarmouth Town Staff Present Charlie Adams Kathy Williams Guests Chris Vincent Kurt Raber Steve O'Neil John Lavelle _ Rick Fenuccio Jeff Bilezikian DRC Review for this_project started at: 4:10 PM DRC Review ended at: 4:50 PM On a motion by Chris Vincent,seconded by Charlie Adams, the Design Review Committee(DRC) voted(3-0) to adjourn the August 2, 2022 DRC meeting at 4:50 PM. Project Summary General Description: The project proposes to demolish the existing structure and replace with a proposed 11,360 square foot contractor bay building with 11 units, new paved parking area with 33 parking spaces, and various site improvements including new stormwater management systems, septic system, landscaping and lighting. Summary of Presentation: Kurt Raber, Catalyst,gave an overview of the street view of the property,which is located near the end of Mid-Tech Drive. The proposal includes a dense landscape plan along the front buffer. The new building is single story with 11 bays with overhead doors, bath, and rear egress to a fenced in yard in the rear with gates. There will be no property management on the property. Each bay will be condominiumized, but see it as rental units at this time. The building is designed for trades people with access for vehicles. Mr. Raber reviewed the landscaping plan and noted that large substantial trees are remaining, but some will be removed for drainage swales, but they are being replanted to create a greenway to filter the view of the building. Mr. Raber reviewed the site and building mounted lighting being proposed to keep the light on the property. Mr. Raber discussed the pre-fabricated building with standing seam metal roof(dark Gray), insulated metal siding(light gray), with a 3'concrete wainscoting. Entrances have bollards to protect the building. Doors and window will be white in color. DRC Questions& Discussions: Charlie Adams asked about whether retail sales would be possible especially with condominiumizing. Kurt Raber noted each unit will have occupancy and business permits for each unit. Mr. Adams inquired about the number of trees being added. Mr. Raber indicated 30 trees will be in the buffer area between existing and proposed. Mr.Adams asked about the type of adjacent businesses. Mr. Bilezikian noted neighbors are boat storage and a printer. Mr. Adams asked about the dumpsters,with Mr. Lavelle noting they are shown in the rear of the site on a pad with a fence. Mr. Adams asked about signage, which the application indicated would be designed at a later date. Mr. Vincent asked about the roof runoff going to the infiltration areas and using black coated chain link fencing. � , 1 3 a Steve O'Neil noted his appreciation for their investing in Yarmouth and felt the new building compliments the surrounding buildings and they did a good job with the landscaping. Mr. Adams noted that landscapers are going out of town for their storage as there is nothing available in Yarmouth so he felt it will serve a need and be an asset to the Town. Mr. Adams noted the need for good landscaping with native species. Mr. Vincent inquired about whether the project will be going to the Planning Board. John Lavelle indicated a Special Permit would be required from the ZBA. Review Comments In Relation To The Design Standards SITING STRATEGIES Sect. 1, Streetscape 0 N/A 0 Meets Standards, or I I Discrepancies: The building is located back from the street with the majority of the parking in front of the building, and no front windows, and no modulations in the long rectangular building facade. Sect. 2,Tenant Spaces II N/A 0 Meets Standards,or❑ Discrepancies: Sect. 3, Define Street Edge ❑ N/A 0 Meets Standards,or© Discrepancies: See Streetscape Comments above. Sect. 4, Shield Large Buildings 0 N/A ❑Meets Standards,or❑ Discrepancies: Sect. 5, Design a 2nd Story 0 N/A ❑Meets Standards,or 0 Discrepancies: Sect. 6, Use Topo to Screen New Development El N/A 0 Meets Standards,or 0 Discrepancies: Sect. 7, Landscape Buffers/Screening 0 N/A 0 Meets Standards,or❑ Discrepancies: The DRC felt the Landscape Plan as presented showed sufficient screening for the project. Any buffer plantings required by the Bylaw should all be located on the subject property. The Landscape Plan shows some plantings within the road right-of-way. Sect. 8, Parking Lot Visibility O N/A El Meets Standards,or❑Discrepancies: The DRC felt the Landscape Plan as presented showed sufficient screening for the project. The trees shown along the perimeter of the parking area are not considered in-lot trees according to the bylaw. Sect. 9, Break up Large Parking Lots F1 N/A 0 Meets Standards,or 0 Discrepancies: Sect. 10, Locate Utilities Underground ❑ N/A I]Meets Standards,or 0 Discrepancies: Rear fencing should be black coated chain link rather than galvanized. Sect. 11, Shield Loading Areas EJ N/A ❑Meets Standards,or❑ Discrepancies: BUILDING STRATEGIES: Although the building design does not appear to meet the Building Strategies, the proposal compliments the area along Mid-Tech and is consistent with what is in the area already. Sect. 1, Break Down Building Mass—Multiple Bldgs. ID N/A ❑Meets Standards, or❑ Discrepancies: Sect. 2, Break Down Building Mass—Sub-Masses ❑ N/A 0 Meets Standards,or O Discrepancies: Sect. 3, Vary Facade Lines ❑ N/A El Meets Standards,or 0 Discrepancies: Sect. 4, Vary Wall Heights 0 N/A 0 Meets Standards, or I]Discrepancies: Sect. 5 Vary Roof Lines ❑ N/A ❑Meets Standards,or 0 Discrepancies: .4i Sect. 6. Bring Down Buildina Edges 0 N/A 0 Meets Standards, or I] Discrepancies: Sect. 7. Vary Building Mat'Is For Deoth 0 N/A 0 Meets Standards,or 0 Discrepancies: Sect. 8 Use Traditional& Nat'l. Buildin Mat'ls 0 N/A 0 Meets Standards, or 0 Discrepancies: Sect. 9 Incor orate Pedestrian-scaled Features ❑ N/A 0 Meets Standards,or GI Discrepancies: Sect. 10. Incorporate Energv-efficient Design 0 N/A 0 Meets Standards,or 0 Discrepancies: Next step for applicant: 0 Go to Site Plan Review ❑ Return to Design Review for Formal Review On a motion by Chris Vincent seconded by Charlie Adams, the Design Review Committee(DRC) voted(3-0)to approve these DRC Comments as meeting minutes for the August 2, 2022 DRC meeting for the proposed contractor bays at 186-212 Mid-Tech Drive. Received by Applicant(s) ATTACHMENTS: • August 2,2022 DRC Agenda • July 29,2022 e-mail from Kathy Williams and Aerial/Streetscape Views • DRC Application: o DRC Application and Materials Specification Sheet o Site Plans: All plans prepared by Baxter Nye Engineering &Surveying,dated December 10, 2021: • CO.0—Cover Sheet • C1.0—Legend and General Notes Plan • C2.0—Existing Conditions Plan • C3.0—Site Layout Plan • C3.1 —Tower Truck Turning Template Plan • C4.0—Grading and Drainage Plan • C5.0—Utilities Plan • C5.1 —Septic Profile and Details Plan • C6.0—Details Plan • C6.1 —Details Plan Architectural and Landscape Plans: Prepared by Catalyst Architecture Interiors,dated December 10,2021: • Title Sheet • A1.1 —Proposed Floor Plan • A2.1 —Proposed Elevations • LA.1 —Landscape Plan • SL.1 —Proposed Site Lighting Plan 'RP