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HomeMy WebLinkAboutROAD 2024-1 228 Rte 28 - Application Narrative and Supp MaterialsGreen Seal Environmental, LLC 114 State Road, Bldg. B, Sagamore Beach, MA 02562 T: 508.888.6034 F: 508.888.1506 www.gseenv.com ENGINEERING | ENVIRONMENTAL | SURVEY MassDOT Certified May 9, 2024 Joanne Crowley, Chair Yarmouth Planning Board 1146 Route 28 South Yarmouth, MA 02664 RE: Application for ROAD - Proposed A Plus Market 228 Route 28 GSE Project No. CNSR-2023-0001:1 Dear Ms. Crowley and members of the Board: On behalf of our client, ConServ Group Inc., we are submitting an application under the provisions of Zoning Bylaw Section 411, the Revitalization Overlay Architectural District (“ROAD”) for the referenced project. Our client is proposing to construct a new building at the referenced location to house a retail business, an A Plus Market. The second floor of the building will be residential apartments. This construction is shown on the attached Site Plans and Building Plans. These plans have been prepared in reference to Zoning Bylaw Sections 103.3.1, Site Plan Review and Section 103.3.4, Plans. The applicant believes that these plans are consistent with and substantially comply with the Yarmouth Architectural and Site Design Standards. Project Description The property was previously occupied by a restaurant which has since been demolished. The applicant proposes to construct a new 2-story mixed-use building as shown on the plans submitted. The building style, color, and materials are in keeping the Standards and have been revised to respond to comments from Planning staff. Under the proposal the site will be landscaped in accordance with the bylaw and standards, which represents a substantial improvement of the existing condition of the site. New paved parking will be provided, with sufficient parking to address the bylaw requirements. Lighting and stormwater controls will be provided, to include a “rain garden” that will provide attractive plantings in addition to the stormwater function. None of the proposed work is within 100 feet of a vegetated wetland. We understand that the Stormwater Management Regulations are administered by the Conservation Department and stormwater calculations and reports will be submitted to them as part of that process. The septic system serving that restaurant is still in place, and as shown on the Site Plans, the client intends to connect the new building to it. The site is located in Phase 1 of Sewer Contract 6, which is anticipated to be completed in 2026. As shown on the plan, a new force main from the existing Green Seal Environmental, LLC 2 septic system to a proposed sewer manhole near the frontage will be installed to facilitate connection to municipal sewer when that becomes available. We understand that the Massachusetts Department of Transportation (MassDOT) is planning on corridor improvements to Route 28. Their current design will need to be modified to address the improved driveway locations on the proposed site plan. We will coordinate with them during the curb cut approval process, after all zoning permits are issued by the Town of Yarmouth (MassDOT will not initiate plan review until all local permits are issued.) The existing driveways are separated by 79.3 feet. The proposed driveways will substantially improve the separation, increasing it to 167.3 feet. These driveways cannot meet the separation requirements in Section 301.4.7, and are not required to, as the Section states: “… shall observe minimum separations as follows, unless precluded by lot configuration in existence on the date of adoption of this bylaw”. The Yarmouth Zoning Bylaw was adopted on April 11, 1978, and Massachusetts adopted zoning in 1954. The records on file in the Barnstable Registry of Deeds indicate that this lot configuration hasn’t changed since 1945 or earlier. Regardless, MassDOT has jurisdiction over driveways on State Highways. Economic and Other Benefits to the Town of Yarmouth The project will provide economic benefit to the Town of Yarmouth in many ways. As is stated in the Site Plan Review report, mixed-use developments along the Route 28 corridor benefit the town in that they preserve the commercial corridor while also providing much needed apartment rental housing. In this case, approximately 9,985 square feet of retail is proposed on the ground floor. The retail use will be a local provider of food-related items, supporting restaurants and community residents. It will also provide employment, and the presence of new workers will bring more activity to nearby businesses for such things as eating out, auto service, shopping, etc. This applies both to the short-term construction workers and the workers who will run the business. A total of 13 new dwelling units are proposed on the second floor, to include ten 1-bedroom units and three 2-bedroom units. The addition of these units can support housing for an estimated 32 persons. In accordance with Section 412.2.3, two of these units will qualify as affordable. These dwellings are conveniently located near businesses that can provide employment, shopping, local library and other services for the residents. As stated above, local businesses will benefit from the increased activity provided by more residents located within the community. The previous restaurant building was demolished. According to the Yarmouth Assessor’s office, the property is taxed only on the land value and the small value of the asphalt paving that remains. Constructing the new building will result in substantially increased property value, which provides an economic benefit to the town in the form of increased ongoing tax revenue. Replacing a vacant parcel without access controls with a new, occupied building will provide additional value to the community. The attractive building and site proposed will improve aesthetics Green Seal Environmental, LLC 3 along this corridor. A new mixed-use building, occupied with active business and housing is a more productive use of the property than a single-use active business or vacant land. This is true in terms of increased property taxes and also year-round occupied space with a healthy mix of commerce and residential use, which is beneficial to abutters, the Town of Yarmouth and its residents. There will be tax revenue benefits from this mixed-use project. The annual Real Estate Taxes for the vacant land are approximately $3,600.00. This is based upon the 2024 total valuation of $496,200.00 for the land and paving-asphalt improvement and the tax rate for the Town of Yarmouth for Fiscal Year 2024 of $7.38 per thousand. The annual Real Estate Taxes for this mixed- use project are estimated to be $36,600.00. This is a $33,000 increase over the current real estate tax paid and is based upon the estimate that the mixed-use property will be valued at approximately $5,500,000.00. Additionally, this is a $20,000 increase over an alternate single-use property with approximately 9,985 square feet of retail proposed on the ground floor. The annual Real Estate Taxes for an alternate single-use project are estimated to be $16,600 based upon the estimate that the single-use property estimated will be valued at approximately $2,500,000. The project was subject to Site Plan Review. The report arising from that review is attached. The plans have been revised to address that review, in our opinion. There are several review comments that warrant some explanation: Photometric plan. A photometric plan has been added to the Site Plan. Snow Storage. A designated snow storage area, along with a description of snow removal, has been added to the Site Plan. In-lot trees. The provision of in-lot trees has been modified to meet the interpretation of the bylaw requirement, in part by adding substantial new landscaped areas. Pavement area for truck turning has been reduced substantially to accomplish this. Rain garden. The proposed rain garden in front of the building has been reduced in depth and reconfigured to allow for more tree plantings. Front buffer trees. Additional trees have been added to the site frontage, in excess of the minimum required. Architecture. Suggested changes to the design have been considered and some changes made. No front facing entrance has been provided, the side entrance is closer to parking and a front entrance will require walkways and compromise the front landscaping when few pedestrians are expected. Plantings. Tree plantings have been revised to specifically address bylaw requirements. Dumpster. The dumpster has been relocated to allow for more landscaping. Pedestrian access. Concrete sidewalk from Route 28 to the retail entrance and near the dwelling entrance has been added to the Site Plan. Pavement. Delivery truck and fire equipment simulations have been included in the Site Plan. Curb cut access. MassDOT will not review or approve curb cuts until all local zoning approvals have been issued. Since the site has two long-established curb cuts, and the Green Seal Environmental, LLC 4 proposal increases their separation and conforms with their written requirements, MassDOT approval is expected. Loading bay pump. The configuration and pumps are required to discharge runoff to the stormwater system. O&M report. A stormwater Operations & Maintenance Report was included in the Stormwater Report. Stormceptor. The stormwater sizing calculations in the Report confirm that it can accommodate the small watershed served. The model chosen works with a grate installed. Fire lanes. Fire lane markings have been added to the Site Plan. Grease trap. The Site Plans include an inspection schedule. Domestic supply. The 1 inch domestic water supply has been changed to PE tubing. Kindly advise us if you need additional copies of these documents, or if there are any other requirements not addressed in this submittal. We look forward to reviewing this project at the next available Planning Board meeting. Sincerely, GREEN SEAL ENVIRONMENTAL, INC. Jack O’Leary PG CPESC Vice President of Operations cc: ConServ Group, Inc. Town Clerk (1 copy) Planning Department (1 copy) Design Review Committee (1 copy) Community and Economic Development Committee (1 copy) Encl.: Site Plans (7 full size) Building Plans (7 full size) Stormwater Report (1 copy) Completed ROAD Application Certified List of Abutters Application Fee ($200 payable to the Town of Yarmouth) Site Plan Review report 228 ROUTE 28, WEST YARMOUTH, MA 02673Emad Zahran, A Plus Real Estate LLCComposite Shingles Light MistComposite Lap Siding Pearl GrayRoofing Shingles 7:12 Georgetown Gray GT GrayX Vinyl Clad WhiteX Storefront Mill Finish1x4 1x6 WhiteX PVC WhiteX Aluminum WhiteX Aluminum BlackNA NARefer to Landscaping PlanSiding Type & Material: Base - Brick Veneer with Brick Sill Color: PlatinumMaterial Selections Attached PVC Trim 228 Route 28 South Yarmouth Color: White Fiber Cement Lap Siding 228 Route 28 South Yarmouth OPTION 1 OPTION 2 Fiber Cement Shingles 228 Route 28 South Yarmouth FINISH COLOR Roofing 228 Route 28 South Yarmouth Certainteed Landmark Shingles Color: Georgetown Gray Brick Base 228 Route 28 South Yarmouth Interstate Brick Color: Platinum (Mortar Color to closely match brick)