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HomeMy WebLinkAbout1308 Rte 28 COMPLETE DRC PACKET - United Gas 102125Review is: □ Conceptual ~ Formal □ Binding (404 MotelsNCOD/R.O.A.D. Project) ~ Non-binding (All other commercial projects) Review is by: □ Planning Board ~ Design Review Committee DESIGN REVIEW COMMENT SHEET Meeting Date: October 21, 2025 Map: 60 Lots: 160 Applicant: Rahib & Elie Bassil (United Gas) Zone(s): 81/82 Site Location: 1308 Route 28, South Yarmouth Persons Present: DCR Members Present Yarmouth Town Staff Present Guests Dick Martin Kathy Williams Rabih Bassil Peter Malpass Elie Bassil Peter Slovak Attorney J. Timothy Nealon (Remote) DRC Review for this project started at: 4:42 PM DRC Review ended at: 5:01 PM On a motion by Peter Malpass, seconded by Peter Slovak, the Design Review Committee (DRC) voted (3- 0) to adjourn the October 21, 2025 DRC meeting at 5:01PM. Proiect Summary General Description: The Applicant seeks to add an additional garage bay and add a second story to the entire building for storage. No improvements to the gas pumps/canopy or the site are proposed. Summary of Presentation: Rabih Bassil noted the need for the additional bay for the increasing number of inspections plus the business repairs. The new taller bay will allow inspections for smaller commercial vehicles. The second floor will be used for storage. The building siding with be Cape Cod gray, not the blue in the rendering. The existing gas station with existing parking spaces will remain as is. DRC Questions & Discussions: Peter Slovak asked about any thoughts for a future apartment on the 2 nd floor. Rabih said no. They really want the bay for commercial vehicle inspections and having the 2nd floor for storage. Peter Slovak asked about the planting buffers. Kathy Williams noted the 80' wide right-of-way with the planting bed not being located on the property, which would be difficult to do with the size and shape of the lot. Mr. Slovak asked about car sales, which they will continue to do, mostly on-line. Mr. Slovak asked about visibility through the windows of items in the storage area. Both Rabih and Elie indicated they would not be doing that. Peter Malpass noted he liked the building a lot. Dick Martin asked about the single staircase to the second floor. Rabih Bassil said there is only one staircase as it is just for storage. Mr. Martin indicated there are no proposed changes or additions to the landscaping. Elie reviewed photos of the existing plantings on the property. Review Comments In Relation To The Design Standards SITING STRATEGIES: Sect. 1, Streetscape □ N/A □ Meets Standards, or~ Discrepancies: YA.RMOUTH TOWN CLERK RE OCT 31 '?5 r,uii lf)•f}h" ---r-t1"l JL.£.1t 'l.,4 u The building is to be an addition to an existing building that is not located along the streetscape. This section of Route 28 has an 80' right-of-way and the trees in the island in front of the gas pump canopy are not located on the property. Requiring on-site buffer plantings along Route 28 would impact access around the gas pumps. Sect. 2, Tenant Spaces ~ NIA □ Meets Standards, or □ Discrepancies: Sect. 3. Define Street Edge □ NIA □ Meets Standards, or ~ Discrepancies: See Comments above under Sect. 1, Streetscape. Sect. 4. Shield Large Buildings ~ NIA □ Meets Standards, or □ Discrepancies: Sect. 5. Design a 2nd Story □ NIA ~ Meets Standards, or □ Discrepancies: Sect. 6 1 Use Topo to Screen New Development ~ NIA D Meets Standards, or D Discrepancies: Sect. 7. Landscape Buffers/Screening D NIA D Meets Standards, or~ Discrepancies: Sect. 8. Parking Lot Visibility □ NIA □ Meets Standards, or ~ Discrepancies: Some existing parking with remain in the front of the building and cannot be relocated to the rear due to the triangular shape of the lot. Sect. 9. Break up Large Parking Lots ~ NIA □ Meets Standards, or □ Discrepancies: Sect. 10. Locate Utilities Underground □ NIA □ Meets Standards, or ~ Discrepancies: Overhead utilities to remain. Sect. 11. Shield Loading Areas ~ NIA □ Meets Standards, or □ Discrepancies: BUILDING STRATEGIES: Sect. 1, Break Down Building Mass -Multiple Bldgs. ~ NIA □ Meets Standards, or □ Discrepancies: Sect. 2. Break Down Building Mass -Sub-Masses ~ NIA □ Meets Standards, or □ Discrepancies: Sect. 3, Vary Facade Lines □ NIA □ Meets Standards, or ~ Discrepancies: The proposed front fafade is about 62' long without modulation, slightly over the 50' maximum length. Covered entrance to customer area, and garage doors of varying size help to break up the building into defined sections. Sect. 4, Vary Wall Heights □ NIA ~ Meets Standards, or □ Discrepancies: Sect. 5, Vary Roof Lines □ NIA ~ Meets Standards, or □ Discrepancies: Sect. 6 1 Bring Down Building Edges □ NIA ~ Meets Standards, or □ Discrepancies: Horizontal boards help to bring down the building edges, along with the entrance overhang. Sect. 7. Vary Building Mat'ls For Depth □ NIA ~ Meets Standards, or □ Discrepancies: Could consider shingles at the gable ends visible from Route 28. The color will be Cape Cod gray. Sect. 8 1 Use Traditional & Nat'I. Building Mat'ls □ NIA ~ Meets Standards, or □ Discrepancies: 1ARMOUTH TOWN CLERK RE OCT 31,25 Pt{i•"j;•,1 ~ ... .L£...• i.JICi Sect. 9, lncomorate Pedestrian-scaled Features D NIA {BJ Meets Standards, or D Discrepancies: Overhang over the main entrance. Sect. 10, Incorporate Energy-efficient Design D NIA l!J Meets Standards, or □ Discrepancies: Next step for applicant: ml Go to Site Plan Review o Return to Design Review for Formal Review On a motion by Peter Slovak, seconded by Peter Malpass, the Design Review Committee (ORC) voted (3-0) to approve these DRC Comments as meeting minutes for the October 21, 2025 DRC meeting for the proposed building expansion at 1308 Route 28. Received by Appllcant(s) ATTACHMENTS: • October 21, 2025 Agenda • October 17, 2025 e-mail from Kathy Williams and Aerial/Google Earth Street Photos • DRC Application: o DRC Application and Materials Specification Sheet o Site Plan, prepared by Down Cape Engineering, dated October 1, 2025 o Architectural Plans: Prepared by Savoie Nolan Architects, dated September 16, 2025 • Proposed Site Plan • Existing Ground Floor Plan • Proposed Ground Floor Plan • Proposed Full Second Floor Plan • Proposed Perspectives -Full Second Floor Option 2 • Proposed Cross Sections From:Williams, Kathleen To:Dick Martin (dick@capecodera.com); Peter Malpass; Peter Slovak (pslovak@verizon.net); Sara J Porter (sjparch@comcast.net) Subject:Design Review Committee Meeting - October 21st at 4PM Date:Friday, October 17, 2025 4:06:00 PM Attachments:102125 DRC Agenda and Materials RED.pdf Aerial and Google Photos 512-540 Rte 28 RED.pdf Aerial and Google Photos 1308 Rte 28 RED.pdf Hi Guys, Please find attached the DRC Meeting Agenda & Materials for the Tuesday October 21st meeting at 4:00 PM in Conference Room A (upper level of Town Hall). They are also available online at: https://www.yarmouth.ma.us/AgendaCenter/ViewFile/Agenda/_10212025-4569 I have also attached aerials and google photos for each project. We will be reviewing two DRC applications at this meeting, both are Advisory, not Mandatory. As we only meet periodically, the Design Review Comments sheet also serves as the minutes, which are reviewed and voted on at the meeting. With two applications and two new members, it may be a bit more hectic than usual. J I would offer the following comments on the applications: 512-540 Route 28 – Wicked Waves Cape Cod: The Applicant is proposing to redevelop the former Salty’s Restaurant lot by moving the inflatables to this area and extending the berm/fence/plantings along Route 28 and a new access road/fence on the eastern side; and installing 5 additional permanent water rides (play pool, slide pool, jump pool, lagoon and water slides) in the current inflatables area including a mechanical/storage building and eight 2-story cabanas. 1. Buffers & Screening: The applicant is proposing to continue the berm with fencing/plantings along the top to screen the new location of the inflatables to help define the streetscape along Route 28. Unfortunately, there is an existing transformer located in the berm area. Should provide buffer plantings along the side property line and should ask for height/type of fencing proposed. 2. Water Rides: The maximum height for the new water rides appears to be about 21’ but the taller elements with larger massing are located closer to Route 28. Need more information on the “rockwork” which is shown as medium brown in the renderings. May want to suggest different colors and more details on what the rockwork would look like. 3. Mechanical/Storage Building: No specifics on construction materials are provided for this 56’x21’ building which appears to be windowless and about 17’ tall with a sloped roof. The DRC may wish to recommend a specific color, siding material, and architectural shingles on the sloped roof. 4. MassDOT Route 28 Corridor Improvement Project: The MassDOT project will be impacting the berm in front of the park. All new elements need to be placed to take into consideration the need to extend the berm slightly into the property. This has been relayed to the Applicant. 1308 Route 28 – United Gas: The applicant is proposing an addition onto the existing building to add new service bays, and then to add a new 2nd floor over the existing and new portions of the building. 1. Architecture: I think the building looks great. I like the roof lines, the little cover over the entrance, the color, and the horizontal boards. 2. Site: There are no proposed site improvements or plantings proposed. This is the section of Route 28 with an 80’ wide right-of-way so there are trees in an island out front, but they are not on the property. May want to consider some buffer trees along the eastern property line, depending on location of underground tanks. The western boundary abuts the cemetery which has a pretty solid buffer. I believe all members, Dick, Sara, Peter Slovak, and Peter Malpass, can attend. I have placed the hard copies of the Meeting Materials in a plastic tote at the side entrance of Town Hall so you can pick them up over the weekend if you would like. Thanks and have a great weekend! Kathy ---------------------------------------- Kathy Williams, P.E. Yarmouth Town Planner 1146 Route 28 South Yarmouth, MA 02664-4492 (508) 398-2231 Ext 1276 kwilliams@yarmouth.ma.us   1308 Rte 28 200 ft N➤➤N Image © 2025 A irbus Image © 2025 A irbus Image © 2025 A irbus & B2 60/160 xx10/21/25 4:00 PM Bassil Brothers United Trust