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HomeMy WebLinkAbout5212 518 and 540 Route 28 Site Plan Review Comments 11.04.25Formal Review SITE PLAN REVIEW COMMENT SHEET Date: November 4, 2025 Map: 31 Lot: 82-C 83 84 85.1 86 Applicant: Sandbar Holding LLC Location: 518 & 540 Route 28 Zone: B2 & HMOD1 Persons Present: Mark Grylls Me an Eldre a Phil Renaud KathyWilliams Kieran Healy Lt. Matt Bearse Amanda Lima Joe Marrama Laurie Ruszala Attorney Andrew Singer Proiect Summary Seeking to further amend Special Permit #4948, as previously amended in Appeal Nos 4420, 4486, 4524, 4567 and 4705, or a new Special Permit, to reconfigure the existing park by relocating the inflatable water rides to the former Salty's property, and adding additional permanent water rides in place of current inflatable location in the Park to enhance guest experience without increasing occupancy. Comments Building: Modify existing SP relief for 518 , 526 Route 28 as they relate to the amusement or new relief as the existing relief granted may need to be modified by the amusement itself. (Height) P relief for N11 (amusement) use at 540 Route 28. Increasing footprint of amusement use will typically require additional parking. Is occupancy of the park limited by management? Has existing parking area been updated regarding buffers and in -lot trees? Demo permit required for each permanent structure being removed. vv Community Development & Planning: Location of proposed improvements and new berm should accommodate potential impacts to the berm/vegetated embankment along Route 28 as part of the MassDOT Route 28 Corridor Improvement project. Larger/taller inflatable rides should be located further to the rear or interior of the salty's lot. No new parking is shown, but in -lot trees and buffer trees for the large shelled parking will ultimately be needed to break up the large parking area. Design Review: See attached October 21, 2025 Design Review Comment Sheet. Conservation: If total square footage of land disturbance is >1 acre, a stormwater management permit is required. Engineering: • Confirm turning radius for emergency equipment through emergency access gate/route. • No utility drawings nor drainage calculations provided o No proposed ground types & details provided so it is unclear which areas are impervious and pervious o Previous site plan noted no drainage within the existing inflatable area. o Unclear how existing stormwater was managed on 540 Route 28 V Fire: Access per 527 CM 1 chapter 18, access can be reduced with agreed upon options for yard hydrants. Gate access to remain "gate E" for the east side driveway, large signage to reduce confusion. Recommend yard hydrants for the parking lot, Fire Dept. access road shall remain one continuous road to prevent need for turnarounds. 4 Health: They will need Yarmouth BOH approval and DPH approval, must follow all hazmat requirements. VJ�Water & Wastewater: Water service to Parcel 86 shall be cut and capped at the curb. The water service will not be renewed by the Town when the new water main is installed in 2026/2027. Sewer stub will be provided as shown on the Wastewater Contract 5 as bid plans. Read & Received by Applicant(s) Review 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 Date: October 21, 2025 Map: 31 Lots: 82C, 83, 84, 85.1 & 86 Applicant: Sandbar Management Inc (Wicked Waves Cape Cod) Zone(s): B2/HMOD1 Site Location: 512, 518, 526, 532, and 540 Route 28, West Yarmouth Persons Present: DCR Members Present Yarmouth Town Staff Present Guests Dick Martin KathyWilliams Kieran Healy, BSC Group Peter Mal ass Attorney Andrew Singer Peter Slovak Joe Marrama Pat Malone DRC Review for this project started at: 4:02 PM DRC Review for this project ended at: 4:42 PM Project Summary General Description: The Applicant seeks to reconfigure the existing water park by relocating the inflatable water rides to the former Saltys restaurant property; and adding additional permanent water rides and amenities in the current inflatable location in the Park. Summary of Presentation: Attorney Andrew Singer gave a brief overview of the project noting they need to go through Site Plan Review and to the Zoning Board of Appeals. He also provided a photo of the "rockwork" and noted the site is only used seasonally. Kieran Healy, BSC Group, gave an overview of revised site plan he presented at the meeting, noting the inflatables and access gate/road for fire vehicles on the Saltys property. The transformer was measured in place and is located further back which allows for the continuation of the berm. He noted the MassDOT expansion, and will follow up with MassDOT. At this time, they are continuing the berm alignment for continuity. The new water features are additional amenities to disperse the crowd better throughout the property. Occupancy and parking remains the same with parking being the limiting factor for occupancy. DRC Questions & Discussions: Peter Slovak asked about the Cape Cod Commission Development of Regional Impact (DRI) applicability. Attorney Singer indicated the organic growth of the park over time which has not triggered DRI review. The Saltys site is less than 40,0000 sf. Mr. Slovak further asked about how much of the rockwork would be seen. Kieran Healy indicated the berm is 5' tall with a 6' fence on top, so with the angle from Route 28 there will be little visibility. Attorney Singer noted that the height is about 10'-15' less than the former trapeze located in this area. Peter Slovak asked about any future plans for the old motel properties. Attorney Singer indicated there is a desire to do something, but are trying to find an idea acceptable to the ZBA. Peter Slovak asked about the mechanical building. Attorney Singer noted it is located behind the berm with Mr. Healy further noting the motel building would also hide some of it. The building is not meant to stand out. Peter Malpass asked about the depth of the pool and the water table level. Kieran Healy indicated there is groundwater there and would need to dewater during construction and waterproof the pools. Dick Martin asked about the height of the rockwork. Attorney Singer indicated about 20' to the top. Mr. Martin asked about why there are no buffer plantings to the east. Mr. Healy noted this side was already somewhat KURNOUTH TOWN CLERK RE OCT u l'25 -►41.2:05 vegetated. Mr. Martin asked about the buffer on the west side of the parking. Mr. Healy noted that once the front buildings are removed, the parking lot will be realigned, and they will put in the in -lot trees. Mr. Martin was unclear how we got this far without buffers and in -lot trees as parking spaces are part of the parking calculations. Attorney Singer indicated they have been upfront with the ZBA on that. Joe Marrama indicated they anticipating going to the ZBA for the parking lot and old motel properties in the spring. Kathy Williams asked about the potential for a berm/plantings on the east side of emergency access entrance and locating the larger inflatables to the rear of the Saltys property. Joe Marrama indicated the inflatables are getting smaller. Review Comments In Relation To The Design Standards SITING STRATEGIES Sect. 1, Streetscape ❑ N/A ® Meets Standards, or ❑ Discrepancies: There are no proposed public buildings that would help define the streetscape, only rides and a proposed pump house utility building for the new water rides located behind the berm. As such, the berm, fence and plantings are used to define the streetscape. Meets the standard if the proposed berm includes 6' fencing and plantings similar to the existing berm including 3" caliper trees every 20', and install a smaller elevated berm with a street tree and screening to the right of the emergency access road. Larger/taller inflatable rides should be located further to the rear or interior of the Saltys lot. As the berm/plantings are an integral part of defining the streetscape for the entire park, any proposed ride and infrastructure locations must take into consideration proposed easements and takings associated with the MassDOT Route 28 Corridor improvement which may impact the berm and berm plantings. Applicant should coordinate with MassDOT on the latest plans. Sect. 2, Tenant Spaces ❑x N/A ❑ Meets Standards, or ❑ Discrepancies: Sect. 3, Define Street Edge ❑ N/A © Meets Standards, or ❑ Discrepancies: See comments above under Sect. 1, Streetscape Sect. 4, Shield Large Buildings ❑ N/A © Meets Standards, or ❑ Discrepancies: Although there are no large buildings, the berm helps to shield the various rides. Sect. 5, Design a 2nd Story © N/A ❑ Meets Standards, or ❑ Discrepancies: Sect. 6, Use Topo to Screen New Development ❑ N/A © Meets Standards, or ❑ Discrepancies: Sect. 7, Landscape Buffers/Screening ❑ N/A © Meets Standards, or ❑ Discrepancies: Meets the standard, if provide buffer plantings along the eastern property line of Saltys, and the comments included under Sect. 1, Streetscape. Sect. 8, Parking Lot Visibility © N/A ❑ Meets Standards, or ❑ Discrepancies: No new parking is proposed. Existing parking is located to the side/rear. Sect. 9, Break up Large Parking Lots ❑ N/A ❑ Meets Standards, or ❑x Discrepancies: No modifications are proposed for the parking lot, however, in -lot trees need to be included within the large, shelled parking lot to help define the parking spaces and to break up the large parking area. Also, may need buffer plantings along the western property line adjacent to the parking. Coordinate through Site Plan Review. ° 1R OUTH TOWN CLERK RE OCT ap 1 525 PH 12. 05 Sect. 10. Locate Utilities Underground ❑ N/A IN Meets Standards, or O Discrepancies: Sect. 11, Shield Loading Areas ® NIA ❑ Meets Standards or ❑ Discrepancies: BUILDING STRATEGIES: The only building proposed Is the pump house utility building, however, the water slides are surrounded by "rockwork" which creates a larger massing. Sect 1. Break Down Building Mass — Multiple Bldgs. ® N/A ❑ Meets Standards, or ❑ Discrepancies - Sect. 2. Break Down Building Mass — Sub -Masses ® N/A ❑ Meets Standards, or ❑ Discrepancies: Sect. 3. Vary Facade Lines ❑ N/A 1N Meets Standards, or O Discrepancies Sect. 4. Vary Wall Heights ❑ N/A ® Meets Standards or v Discrepancies Sect. 5. Vary Roof Lines ❑ N/A O Meets Standards, or ® Discrepancies - The utility building roof line appears to be 56' of sloped roof without variation. As the desire is to not draw attention to the building as it is not a strestscape building, leaving a simple sloped roof would be acceptable. Sect. 6. Bring Down Building Edges IN N/A ❑ Meets Standards, or ❑ Discrepancies. Sect. 7. Vary Building Mat'Is For Depth ® N/A O Meets Standards, or ❑ Discrepancies Sect. 8. Use Traditional & Nat'l. Building Mads ❑ N/A B Meets Standards, or ❑ Discrepancies Meets standard if use clapboards or shingles on the pump house, grey or neutral colors, with an architectural roof shingle, medium coloring. Sect. 9. Incorporate Pedestrian -scaled Features IN N/A O Meets Standards, or �] Discrepancies Sect. 10, Incorporate Energy -efficient Design ® N/A ❑ Meets Standards, or ❑ Discrepancies Next step for applicant: ® Go to Site Plan Review O Return to Design Review for Formal Review On a motion by Peter Ma/pass, seconded by Peter Slovak, the Design Review Committee (DRC) voted (3-0) to approve these DRC Comments as meeting minutes for the October 21, 2025 DRC meeting related to the proposed development at the W/cked Waves Cape Cod at 512, 518, 526, 532, and 540 Route 28, West Yarmouth. Received by Applicant(s) ILI VARM�Bt1T € TOWN CLERIC RE OCT 3411'25'r-02:05 ATTACHMENTS: • October 21, 2025 Agenda • October 17, 2025 e-mail from Kathy Williams and Aerial/Google Street Photos of Site • Preliminary MassDOT ROW Plans • DRC Application: o DRC Application o Photo of Rockwork o Aquatic Development Group Plans, dated September 17, 2025 o Proposed Site Plan, prepared by BSC Group, last revised October 21, 2025 't'ARMOU T H TOW CLERK RE