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HomeMy WebLinkAboutPlanner Comments 252 Main Street 07-13-12 TOWN OF YARMOUTH 1146 ROUTE 28 SOUTH YARMOUTH, MASSACHUSETTS 02664-24451 Telephone (508) 398-2231 Ext. 1276, Fax (508) 398-2365 MEMORANDUM DATE: July 13, 2012 TO: Design Review Committee FROM: Kathy Williams, Town Planner RE: Planner’s Notes for Design Review of 252 Main Street, West Yarmouth. The following are general comments regarding 252 Main Street for review and consideration by the Design Review committee. These comments are based on a review of the Zoning Bylaws and the Yarmouth Architectural and Site Design Standards. General Project Description: The applicant proposes to reconstruct an existing abandoned gasoline station and construct a new 2,160 square foot retail store. The project is located on the combined site of the existing gas station and the residential lot to the north (ANR 2932). The lot is located at the corner of Main Street and Cosy Home Terrace and is entirely in the B2 business zone. The site features and the existing buildings on both properties are to be removed. The exception is the existing gas pump canopy which will be cut back to meet zoning setbacks in the front and to cover only the pumps in the rear. The proposed site plan has the gas pumps located adjacent to Main Street (current location) with the proposed building in the rear. The majority of the parking is located directly in front of the proposed building. A. Zoning Bylaws: 1. Buffers (301.4.9): All lots in B2 shall include a 20’ wide buffer along street boundaries and 10’ along other boundaries. The proposed buffers along Main Street and part of Cosy Home Terrace are less than 20’. 2. Parking Buffer Plantings (301.4.9 & 301.4.4): Plantings in the parking buffer shall include minimum 3” caliper trees located at no more than 20’ intervals. The proposed plantings are not of this size or interval. 3. Curb Cut Access (301.4.3): Maximum width for curb cuts is 24’ with a minimum 25’ radius. There are three curb cuts shown on the property, two onto Main Street and one onto Cosy Home Terrace. All three curb cuts exceed this width and do not have the required radius. One access on Main Street and one onto Cosy Home Terrace appear adequate to allow for internal circulation, fire truck access and for gas deliveries. The DR committee should review the curb cut on Main Street closest to Cosy Home Terrace and consider recommending elimination of this 3rd access point and expanding the buffer. Planning Division Page 2 of 2 4. Parking Location: Parking is to be located to the rear or side of structures. The proposed parking faces Main Street and is directly in front of the new building. 5. Miscellaneous Item: Additional spot grades would be helpful, especially near the handicap parking space to ensure ADA compliance. 6. Goals and objections of Design Review process (Section 103.4.3). Goals and objectives which the design could expand upon include: Incorporation of public amenities including sidewalks and bike racks, reduction in curb cuts, improving landscaping and encourage pedestrian uses and access. B. Yarmouth Architectural and Site Design Standards: 1. Streetscape and Building Location: The proposed building is located to the rear of the lot. The gas pumps and canopy are prominent and located near Main Street. No effective landscaping buffer has been provided along the street to help re-establish the street edge or to screen parking. The site plans are unclear on what is happening between the property line and the edge of the travelway. There is an existing partial sidewalk and curbing along Main Street onto Cosy Terrace that should be continued. The extension of the sidewalk will be beneficial with the elimination of the 3rd curb cut. The type and location of street trees may be impacted by existing overhead utility lines. 2. Building and Canopy Design: The canopy needs to be designed in the Cape Cod vernacular. Due to its location, the pumps and canopy will shield much of the building and the canopy needs to be designed as an architectural feature. Consider dormers in the building roof. 3. Lighting: Options other than floodlights should be considered for the exterior sides and rear of the building. The site lighting photometric plan shows a range of 24-65 footcandles under the canopy and a range of 2-34 in the parking area. Lighting also bleeds off the site and is more than 2 footcandles in some locations. This intensity of lighting appears excessive and should be discussed with the applicant. Also discuss the details of the illumination of the cupola.