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HomeMy WebLinkAboutSPR 12/3/24 Formal Review SITE PLAN REVIEW COMMENT SHEET Date: 12/3/2024 Map: 36 Lots: 77, 78 & 79 Applicant: Becker's Liquor Store Location: 49 & 55 Route 28 and 10 Drew's Way Zone: B2 and APD Persons Present: Kathy Williams Dominic Lyon Conor Clifford Muhammad Hamid Barry Lewis Mark Hellwig Lt. Matt Bearse Mark Grylls Mark Gelsomino Laurie Ruszala Oscar Ramirez Project Summary Proposed building addition to the existing Becker's Package Store. Proposed addition to first floor retail of approx. 4139 sf for a total area of 5,074 sf. A second floor is proposed for two (2), two-bedroom residential units. The total area of the residential use is 2,683 sf. Site work includes redesign/expansion of the parking area, landscaping and utilities. Comments iV Building: Use is allowed by SP from the Planning Board. This is not an applicable HMOD 1 project. The ROAD bylaw section is not necessary for this development. Lots may be combined as allowed by Zoning Bylaw section 104.3.5#5 as an 81X perimeter plan and does not necessarily require an A&R. Applicant will need to provide documentation of the 81X at the time of building permit application to the Building Dept. The current plan for structure does require relief from the ZBA per 104.3.2#3 for setback relief. Drews Way is a right of way and is considered a front. Buffers proposed on Drews Way will be required to meet the front buffer requirements of 301.4.4 or seek SP relief from the ZBA as allowed by section 301.2. The landscaping area in front of the building should show potential plantings. Plan shows a ramp meeting ADA standard. All accessible requirements moving forward shall reference and adhere to 521 CMR AAB. Building separation from adjoining lot and building shall meet 780 CMR standards. All construction to meet all other applicable 780 CMR code requirements. ,p7 Community Development & Planning: Mixed-use redevelopments along Route 28 have the benefit of retaining and improving our commercial corridor while providing much needed housing in our community along a transit route. The improvements/expansion to the existing building and modified site layout and parking will enhance the aesthetics of the property along Route 28. 1. Zoning: The application narrative notes that the project would be allowed by-right in accordance with Zoning Bylaw Section 404 (HMOD1). However, the project is not an "Applicable" Property in the HMOD1 as it is not nor has ever been a motel/hotel, therefore the project cannot be developed under the HMOD1 overlay district. Although we had talked about utilizing the ROAD overlay district as outlined in Section 411 during our September 17th Pre-Application meeting, by combining all three lots into a single 98,406 square foot lot, the new lot is large enough to accommodate a Duplex. Duplexes are allowed in the B2 via a Special Permit from the Planning Board with double the minimum lot size (Duplexes are an allowed use in the APD). The benefit of the ROAD bylaw is that it turns a Variance into a Special Permit if you adhere to the design standards. As the minimum lot size is being met for a Duplex, it does not appear as though a Variance is needed. However, a Special Permit from the ZBA would also be needed per Section 104.3.2(3) and any portions of Section 301 which cannot be fully met. Under this scenario, the process would include: a. Design Review Committee for advisory review of the project's compliance with the Architectural & Site Design Standards. Include Building Elevations, material cut sheets, and detailed Landscaping Plan. Include in-lot trees in the parking lot islands. b. Planning Board Use Special Permit c. Zoning Board of Appeals (ZBA) Special Permit for non-conforming structure and any Section 301 relief. 2. Corner Lot: With Drews Way and Route 28, the property would be considered a corner lot with two fronts and two sides. Front yard setback for a corner lot in the B2 is 25'. A 20' vegetated buffer if required from both roadways, or relief from the ZBA is needed. 3. Stormwater: Recommend utilizing underground infiltration chambers rather than a deep infiltration basin. If one acre or more of land will be disturbed, need a Stormwater Management Permit from the Conservation Commission. 4. Water/Sewer: Coordinate with DPW on location of municipal sewer stub and provide for sewer service on site for future connection; and coordinate location of new water service and sprinkler lines. 5. MassDOT Corridor Project: Attached is a Preliminary ROW Plan which shows taking of a narrow strip, but a larger area for temporary easement to reconstruct the driveway aprons. Coordinate with MassDOT on curb cuts. The project manager is Tom Currier at thomas.h.currierdot.state.ma.us Consider increasing the Route 28 buffer to 22' to accommodate this small taking and still retaining the 20' buffer. 6. Utilities: It is unclear whether the utilities will be buried or not, preference is to bury overhead utilities. 7. 81X: Rather than going through the Planning Board for an ANR, it is possible to combine the properties via an 81X perimeter plan. Design Review: Applicant will need to go to the Design Review Committee. Conservation: Not present Engineering: • General o Provide emergency vehicle turning radius. o Provide construction details. -ate.- o Coordinate with MassDOT Streetscape Project projected for FY29. o Parcel is located within Phase I- Contract 6 for Wastewater. Project will be in construction shortly and online in 2027/2028. Coordinate sewer service location. • Drainage o Please provide drainage calculations including test holes to confirm groundwater elevation. V" ire: Fire Department Access as per 527 CMR 1 Ch. 18, Sweep path analysis for Tower ladder truck may be needed. PIV for sprinkler required if no direct access to sprinkler room. FDC to be determined by Fire Dept. as plans are submitted. Fire Dept. key box required for building access. 14aIth: A perc test will need to be done. Will there be any food production? If so what will be done, ie hot dogs, sandwiches, soups etc. Water: . —The new domestic and fire services will need to connect to the existing 16-inch main in Route 28. The 8-inch main will be abandoned as part of the sewer project. The sewer should be available in late 2027/early 2028. 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