Loading...
HomeMy WebLinkAboutSPR Comment Sheet 1/20/26 Formal Review SITE PLAN REVIEW COMMENT SHEET Date: January 20, 2026 Lot: 32 Parcel: 120 Applicant: Steven M. Katz Location: 703 Route 28, South Yarmouth Zone: VCOD VC1 Persons Present: Mark Grylls Brian Yergatian PE Conor Clifford Steve Katz Kathy Williams Mackenzie Morrison Barry Lewis Laurie Ruszala Lt. Matt Bearse Mary Waygan Project Summary The Applicant proposes to redevelop a commercial property by razing the existing structure and replacing with six (6) dwelling units in three (3) duplexes, along with various site improvements including access drive, drainage, and new utility services with municipal sewer connection. Access remains off Route 28 with the elimination of one of the curb cuts. Two parking spaces per unit will be provided in garages under the buildings. A locked, paved connection to Mermaid Lane is provided for emergency use only. The property is located within a floodplain and other wetland resource areas. The site will be redeveloped utilizing Zoning Bylaw Section 414—Village Centers Overlay District(VCOD) VC1. COMMENTS a/Suilding: Duplexes not allowed in VC1 -ZBA Special Permit. �_ Inclusionary housing standards apply per 414.5.2 para.3 • Revised plans indicate a variance will be required to exceed the maximum front yard setback. Provide modulation per section 414.8.3.2 Buffers should be reviewed for compliance prior to submittal as compliance with section 414.8.9 cannot be confirmed. Trees in buffers are required per 414.8.9#3g. Breaks in buffers may be allowed per 414.8.9#3f. p231anning: 1. Duplexes will require a Special Permit from the ZBA. 2. Per Section 414.8.1.4, show accommodation for future expansion of 6'wide sidewalks onto the property along the Route 28 frontage. There is the potential for future strip land takings along Route 28 related to a future MassDOT Corridor Improvement project in this area. Although initiated, there are no design plans, but would anticipate the roadway section would match that proposed for the MassDOT Corridor project from Parkers River westward which includes a 10'wide shared use pathway along the south side. Street Trees and utilities such as the transformer should be located as far back as possible from Route 28 to avoid/minimize future impacts. Transformer needs to be screened. Preference is to locate the transformer on the east side of the driveway rather than in front of the building. 3. Per Section 414.8.3.2 unbroken facades in excess of 50' shall not be allowed (also in the Arch & Design Standards). Modify for seek relief. 4. Arch &Design Standards requires variation in the building heights. Center building does not appear to have any variations in the height. Modify or seek relief. 5. Need Elevations of all building sides and a rendered drawing for the Planning Board VCOD SPR. 6. Planting Selection shall meet the requirements of Section 414.8.9.1, no turf strips less than 6'. Trees shall be planted in buffer areas and along frontage lines at a minimum frequency of one every 30' along the buffer or lot line(min. 3"caliper and show min. height requirements). Section 414.8.9.3f allows for some breaks in the buffer for water views, but appears to be no buffer trees along Parkers River. Relief may be needed. 7. Mermaid Lane is not an actual road and the plans need to be revised. It is unclear whether permission can be obtained to connect to the paved area on the adjoining property or whether continual emergency access can be ensured in this area. Coordinate with the Fire Dept. 8. One affordable unit is required, see Section 412 for options. t r Community Development: Section 412 Affordable Housing applies to the project. Section 412.2 Inclusionary Housing r uires the mandatory provision of one(1)affordable unit. The unit may be provided on-site, off-site, or a fee in lieu may be employed to meet this requirement. For a condominium unit located in a multi-family building of two (2)or more units, the estimated fee in lieu is $175,000 per unit. This figure to be confirmed with pending information from the state's Executive Office of Housing and Livable Communities, etc. Conservation: A Notice of Intent filing is required. Subject to MA stormwater standards &riverfront act. Design Review: See attached January 13, 2026 Design Review Committee Comment Sheet. Engineering: CLI • Access: o Provide turning movements through curb cut on Route 28. • Drainage: o Discharge roof runoff into the drainage system. o Appears seasonal high groundwater is inconsistent with each test pit location and reflects a lower than observed elevation (significant drought- Level II). Confirm calculations per location. May be challenging to reflect with the impacts from tides. o Update map on Appendix B- FEMA map on the stormwater report. bFire: Access per 527 CMR 1 chapter 18. alth: Upon review of the submitted materials, I noted that no septic system plans were included. Could you please clarify the proposed provisions for sewage disposal in the event that the project is completed prior to the availability of the municipal sewer connection anticipated in 2028? WaterlWastewater: Individual home services should be 1-inch. Depending on the size of the fire line, a hydrant may be required at the end for flushing purposes.The existing 1-inch service must be abandoned at the main (the corporation). Wastewater rules and regulations are not approved yet, but the design will need to be in accordance with them when available. Cleanouts should be provided at all junctions and bends. The sewer stub is not installed yet. Please provide a sewer stub location form to confirm the desired location of the stub. Read &Received by Applicant(s) `ARC a H TOWN.CLERK RE JAN 2 '28 0.1.8:53 Review is: ❑Conceptual ®Formal g Binding(404 MotelsNCOD/R.O.A.D. Project) ❑ Non-binding(All other commercial projects) Review is by: ©Planning Board 0 Design Review Committee DESIGN REVIEW COMMENT SHEET Meeting Date: January 13, 2026 Map: 32 Lots: 120 Applicant: Steven M. Katz Zone(s): VCOD VC1, B2, HMOD1 Site Location: 703 Route 28, South Yarmouth Persons Present: DCR Members Present Yarmouth Town Staff Present Guests Dick Martin Kathy Williams Brian Yergatian, BSC Group Peter Malpass Kieran Healy, BSC Group Peter Slovak Mackenzie Morrison, BSC Group Sara Porter Steven Katz DRC Review for this project started at: 4:01 PM DRC Review ended at: 4:56 PM On a motion by Peter Malpass,seconded by Sara Porter, the Design Review Committee(DRC) voted(4-0) to adjourn the January 13, 2026 DRC meeting at 4:56PM. Project Summary General Description: The Applicant proposes to redevelop the property by razing the existing structure and replacing it with six(6) dwelling units in three (3) duplexes, along with related utility and site improvements. The site will be redeveloped utilizing Zoning Bylaw Section 414—Village Centers Overlay District(VCOD)VC1. Summary of Presentation: Brian Yergatian gave an overview of the project located along the Parkers River which will raze the existing building and eliminate some of the existing parking. Filing under the VCOD VC1 to have six units in 3 duplex buildings in a north/south alignment. Kept the development to the east to minimize impacts to resource areas and existing easements. Access will be via one curb cut along Route 28, reducing from 2 to 1 curb cuts. Each unit has 4 parking spaces in the enclosed garages below the building. The project is in the flood zone and needs to be FEMA and MA Building Code compliant. Brian Yergatian noted the landscaping along the Parkers River with trails to allow access to the river but improving the landscape in four main blocks. The Applicant is willing to replace the existing fencing along the landscaped area if allowed by the Conservation Commission and would like to keep the benches. Kieran Healy noted that Mermaid Lane is not a real road and will need to modify the plan. He noted there is parking allowed in this area and may not be able to guarantee emergency access on this adjoining property. Mr. Healy briefly reviewed the architectural plans. DRC Questions&Discussions: Sara Porter asked about the materials of the building. Kieran Healy indicated white cedar shingles and vertical and horizontal clapboards, with colors varying as noted on the specification sheet and color board, a mixture of earth tones which he reviewed. Roof will be architectural black asphalt shingles. Trim, gutters, garage door will be white. Deck and railing to be gray with glass railing system. Kathy Williams noted that a rendering should be provided for the Planning Board. Sara Porter inquired as to whether the turning radius to get into the garage is too tight. Kieran Healy indicated that the driveway is wide enough to accommodate the turning. Sara Porter asked about the location of parking if someone has a party,and where do they park. Brian Yergatian noted the 4 garage parking spaces would be helpful. • Peter Slovak asked about the existing town easement. Mr. Katz indicated the Town was supposed to maintain it but noted that the town only puts a trash barrel there and he maintains the area. Mr. Slovak asked about the units being condominiumized and who would then maintain the buffer. Mr. Katz indicated the homeowner's association would maintain the vegetation. Peter Slovak asked about whether there would be irrigation. Kieran Healy noted that the Conservation Commission typically only allows irrigation to establish the plantings within the riverfront area. Peter Slovak noted the garages indicate an unconditioned sunroom, so could not fit 4 cars. Mr. Katz indicated the plan could be modified if someone wanted more underground parking. Peter Malpass is delighted when people build something good for the community and likes the looks of it too. He noted the nice job with the look of all sides of the building. Dick Martin asked about the landscaping plan with VCOD allowing closer setback to Route 28. He thinks it's great, and appreciates the nice front along Route 28. He inquired if there was enough room to plant trees on the easterly side of the driveway. Brian Yergatian noted that there are existing pine trees along the boundary now. Mr. Martin wants the existing trees to remain. Kathy Williams noted the buffer trees should be shown on the plan or pictures shown of the area if very dense. Kathy Williams noted the potential for strip land takings along Route 28 related to a future MassDOT Corridor Improvement project which has been initiated but no designer is on board yet. The concept is to match the roadway section proposed for the MassDOT Corridor project from Parkers River westward which includes a 10'wide shared use pathway along the south side. Street Trees and utilities such as the transformer should be located as far back as possible from Route 28 to avoid/minimize future impacts. Review Comments In Relation To The Design Standards SITING STRATEGIES: Sect. 1, Streetscape ❑ N/A ©Meets Standards, or 0 Discrepancies: Building is designed to front along Route 28 with a street oriented entrance and street trees. Sect. 2, Tenant Spaces © N/A 0 Meets Standards,or 0 Discrepancies: Sect. 3, Define Street Edge 0 N/A ❑x Meets Standards,or 0 Discrepancies: Sect.4, Shield Large Buildings ll N/A 0 Meets Standards,or 0 Discrepancies: Sect. 5, Design a 2nd Story 0 N/A El Meets Standards,or 0 Discrepancies: Sect.6, Use Topo to Screen New Development I l N/A 0 Meets Standards,or 0 Discrepancies: Sect. 7, Landscape Buffers/Screeninq 0 N/A I] Meets Standards,or 0 Discrepancies: Meets the standard if provide buffer trees every 30'along Route 28, and along the eastern property line or show adequate existing buffer trees are located in this area; identify the trees/landscaping to be retained and protected during construction;and screen the transformer(prefer location east of the driveway rather than in front of the building). Consider a cedar board fence with top/bottom boards along the eastern property line rather than vinyl. Sect. 8, Parking Lot Visibility 0 N/A 0 Meets Standards,or❑ Discrepancies: Parking located beneath the building in enclosed garages. Sect. 9, Break up Large Parking Lots l l N/A 0 Meets Standards,or❑ Discrepancies: Sect. 10, Locate Utilities Underground 0 N/A Il Meets Standards,or 0 Discrepancies: Sect. 11, Shield Loading Areas ❑x N/A 0 Meets Standards,or 0 Discrepancies: BUILDING STRATEGIES: Sect. 1, Break Down Building Mass—Multiple Bldqs. 0 N/A I]Meets Standards,or 0 Discrepancies: Sect. 2, Break Down Building Mass—Sub-Masses 0 N/A ❑x Meets Standards, or 0 Discrepancies: Sect. 3,Vary Facade Lines 0 N/A 0 Meets Standards,or© Discrepancies: Some facades of the building have a length of 54'without a variation in the façade, which exceeds the required 50'without a minimum 5'modulation, although the location of these facades are not visible from Route 28 and the height of the building help mitigate the lack of modulation. Either modify or seek relief. Sect.4,Vary Wall Heights 0 N/A 0 Meets Standards,or El Discrepancies: Center building does not appear to have any variations in the building height, whereas the building facing Route 28 does, and the building in rear also appears to have a variation in wall height facing the marina. Either modify center building or seek relief. Need to provide Elevations for all Facades (interior to the buildings and South Elevation) Sect. 5,Vary Roof Lines 0 N/A ❑x Meets Standards,or 0 Discrepancies: Sect. 6, Bring Down Building Edges 0 N/A 0 Meets Standards, or 0 Discrepancies: Sect. 7,Vary Building Mat'ls For Depth 0 N/A ll Meets Standards, or 0 Discrepancies: Sect. 8, Use Traditional&Nat'l. Building Mat'Is 0 N/A ❑x Meets Standards,or 0 Discrepancies: Sect. 9, Incorporate Pedestrian-scaled Features 0 N/A ❑x Meets Standards, or 0 Discrepancies: Buildings are relatively small and there is a porch along the Route 28 façade. Sect. 10, Incorporate Enemy-efficient Design 0 N/A ❑x 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 Peter Malpass, seconded by Sara Porter, the Design Review Committee(DRC) voted(4-0) to approve these DRC Comments as meeting minutes for the January 13, 2026 DRC meeting for the proposed six dwelling units at 703 Route 28. Received by Applicant(s) ATTACHMENTS: • January 13,2026 Agenda • January 9, 2026 e-mail from Town Planner Kathy Williams and Aerial • DRC Application: o VCOD Site Plan Review Application o December 23, 2025 Letter from Brian Yergatian, BSC Group o DRC Application, Materials Specification Sheet and Color Board o A.2 Architectural Plan, prepared by ERT Architects, undated o Site Plans, prepared by BSC Group,dated December 19, 2025 • G-1.0 Title Sheet • V-1.0 Existing Conditions Plan ■ C-1.0 Site Preparation & Demolition Plan ■ C-1.1 Erosion &Sedimentation Control Plan ■ C-2.0 Layout&Materials Plan ■ C-3.0 Grading&Drainage Plan ■ C-4.0 Utility Plan ■ L-1.0 Landscape Plan ■ C-5.0&C-5.2 Details VILLAGE CENTERS OVERLAY DISTRICT (VCOD) SITE PLAN REVIEW (SPR) TEAM MEETING January 20, 2026 TO: BUILDING DEPT ENGINEERING DEPT HEALTH DEPT WATER DEPT FIRE DEPT CONSERVATION COMMUNITY DEVELOPMENT PLANNING FROM: Kathy Williams, Town Planner, Community Development SUBJECT: SITE PLAN REVIEW AGENDA TIME: 1:30 P.M. Meeting Location: CONFERENCE ROOM A NAME OF PROJECT: Residences at Parkers River PROJECT ADDRESS: 703 Route 28, South Yarmouth MAP/LOT: 32.120 Chair: Building Department PLEASE NOTE: This project is being developed as a VCOD VC1 project meaning it will go through the SPR Team, the Design Review Committee and then to the Planning Board for VCOD SPR. VCOD projects need to adhere to Section 414 of the Zoning Bylaw.