HomeMy WebLinkAbout447 Route 28 Planner Report 062314 w attach
T O W N O F Y A R M O U T H
1146 ROUTE 28, SOUTH YARMOUTH, MASSACHUSETTS 02664-24451
Telephone (508) 398-2231, Ext. 1276, Fax (508) 398-2365
MEMORANDUM
To: Design Review Committee
From: Kathy Williams, Town Planner
Date: June 24, 2014
Subject: Informal Design Review
Proposed Family Dollar - 447 Route 28, West Yarmouth, MA
Assessor Map 31, Parcel 62.1.1
Project Description: The proposed project includes a 9,180 sf pre-fabricated manufactured
building for a Family Dollar store to be located on a vacant 2.15 acre lot at 447 Route 28, West
Yarmouth. The majority of the lot is zoned B2, with a small portion zoned R25 along Rustic
Drive in the southeast corner of the parcel. Access to the lot is through an existing shared
driveway with the adjacent restaurant.
The building is essentially a rectangle with no modulation, a shallow pitched roof with a parapet
facing the parking lot, and no windows on three sides. The materials are brick veneer with vinyl
siding and metal canopy on the side facing the parking lot and metal wall panels on the
remaining three sides. The Route 28 elevation is a blank metal panel wall with no windows.
The site plans call for widening the shared driveway to 36’ with a 40’ wide curb cut to allow for
two exiting turning lanes. Seven of the proposed 40 parking spaces back out directly into the
shared driveway. Travel lanes within the parking area are 30’ wide. An additional paved area is
shown to accommodate turning movements for tractor trailer deliveries.
Planner Comments: The following are comments for consideration by the Design Review
Committed when reviewing this informal Design Review application.
Site Design:
1. The Zoning Bylaw calls for driveways to be 2 lanes with a minimum 10’ and maximum
12’ travel lane. Curb cuts are limited to 24’. The applicant is showing a 40’ curb cut with
3 lanes and 36’ wide driveway. This seems excessively wide and relief would be
required from the ZBA.
Planning
Division
Page 2 of 2
DRC – Informal Review
447 Route 28 – Family Dollar
June 24, 2014
2. Having parking spaces backing out into the shared driveway should be avoided for
safety reasons. The shared driveway should be better defined using planting beds.
Driveway travel lanes should be no more than 24’ wide (30’ shown).
3. Turning movements for the tractor trailer truck should be shown to determine if a
reduction in pavement is possible.
4. Screening of the parking area from Route 28 should be provided and should include
such elements as a mounded berm, plantings and fencing or wall. Additional screening
will be necessary to screen the project from the abutting residential uses. An overall
landscaping plan will be required to meet Section 301 of the Zoning Bylaw. All trees to
be minimum 3” caliper.
Building Design:
1. To avoid long blank facades, the design should be modified to vary the setbacks, height
and roof form of the building. Setbacks should be included to avoid long expanses of
straight facades. Blank walls should not be allowed. Roof pitch should be steeper. Use
of varying roof forms may be required to keep the building height down.
2. The blank wall facing Route 28 will need to be embellished to include windows and other
architectural features. Consider incorporation of a porch along this façade.
3. Traditional and varying building materials should be incorporated into the design. Metal
panel should be eliminated and clapboard and cedar shingles used.
Potential Revisions: The attached conceptual site plan and building elevations have been
developed to remedy many of issues identified above. Hopefully this will help the developer get
a better understanding of what would be a more appropriate design that includes the standards
outlined in the Site and Architectural Design Standards.
Attachments:
Application Form, Material Spec Sheet, Site Plan and Building Elevations
Aerial of site
Planner Concept Sketches: Site Plan and Building Elevations
Town of Yarmouth
Design Review
Application
For Office Use Only
Conceptual Review Formal Review
Des. Review Comm. Planning Board
Review Date _______________
Review Time: _______________
HMOD2 Projects:
Abutter’s List Provided
Advertised on:______________________
Abutters notified on: _________________
Date: _____________________________
Applicant’s Name: ______________________________________________________
Applicant’s Address: ____________________________________________________
Applicant’s Phone: _____________________________ Email: __________________
Owner or Corp. Name (if different): _________________________________________
Property (project) Address: _______________________________________________
Assessor’s Map/lot ______________________________________________________
Zoning District(S): ______________________________ Flood Zone: _____________
Engineer/Surveyor: __________Civil Design Group___________________________________________
Architect: _____________________________________________________________
Project Description: Proposed 9,180sf Family Dollar retail store. Family Dollar will be single tenant in structure. Parcel is 2.15 acres of undeveloped land abutting
Gas Station and proposed restaurant (by others). Family Dollar will share existing
access to Rte. 28 with the adjacent restaurant. The two parcels will also share an
existing access to Sibley Drive. Family dollar proposes 40 parking spaces to comply
with ordinances. Paving for parking areas will be asphalt with concrete sidewalks.
Landscape Islands will be provided as required by ordinances The building is a
single story pre-engineered manufactured building with the entry facing the parking
field adjacent to the structure.
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Signature of Applicant Date:
June 16, 2014
Doug Murray, Hunt Real Estate
287 High Street Abington, MA 02351
617-650-9119 dmurray@huntresco.com
Independence Park, Inc.
447 Route 28
Map N9 Parcel 147-401-00
B2 Business/ Hotel-Motel overlay 1 No
FWH
6-17-14
YARMOUTH DESIGN REVIEW
MATERIALS SPECIFICATION SHEET
Provide color chips and or material samples where necessary.
Applicant:______________________________________________________________
Project
Location:______________________________________________________________
Siding Type & Material(s): Color(s):
Roof Material & Pitch(es): Color(s):
Windows: Wood Other (specify) Color(s):
Doors: Wood Other (specify) Color(s):
Trim Size: Windows & Doors____; Corner Boards___;
Soffits____; Rakes____; Fascia____ Color(s):
Trim Material: Wood Other (specify) Color(s):
Shutters: Wood/Vinyl/Other-Paneled/Louvered Color(s):
Gutters: Wood Other (specify) Color(s):
Garage Doors: Material; Size; Style Color(s):
Decks And Railings: Wood Other (specify) Color(s):
Fencing: Wood Other (specify) Size: Color(s):
(Show Layout And Running Footage On Site Plan)
Retaining Wall(s): Pressure Treated/Fieldstone/Other
(Show Layout And Running Footage On Site Plan)
Signs: (Show On Plan) Size; Style Color(s):
Additional Information:____________________________________________________
______________________________________________________________________
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Doug Murray/ Hunt Real Estate Co.
447 Route 28
Nichia panel brick, vinyl clapboards, metal panel TBD
Metal, 2:12 TBD
x
x
Aluminum
Aluminum
4'4"
TBD TBD 6"
x Vinyl
x Metal
______Vinyl
ROUTE 28
(3) DUMPSTER
ENCLOSURES
ROAD SIGN
24SF MAX
30
'
20'
SI
B
L
E
Y
D
R
I
V
E
RUSTIC DRIVE
24
'
+
/
-
EXISTING
CROSS
ACCESS
DRIVEWAY
SHARED
DRIVEWAY
CROSS
ACCESS
269'
41
0
'
77'
14
8
.
5
6
'
148.65'
30
1
.
5
'
TOTAL SITE:
2.15 ACRES
Traffic: 21,555 ADT
EN
T
R
Y
D
O
O
R
20'36'30'20'
40'
9,180 SF
102 x 90
40 parking sp.
25'
30
'
B2
Z
o
n
e
R2
Z
o
n
e
DELIVERY DOOR
EXIT DOOR
WA
L
L
S
I
G
N
"
E
"
20
'
WALL SIGN "E"
10
2
'
90'
HVAC
Pad
25
'
27.57'
18
'
ISLANDS
REQUIRED
BY CODE
18
'
36
'
BOLLARDS
BOLLARDS
10
'
10'
MA - Yarmouth
447 Route 28
W E
N
S
SCALE: 1" =
FD SITE PLAN - 1
80'
MAX ALLOWED: 24 SF
(NON-PROTOTYPE)
ROAD SIGNAGE
(SEE SIGN CODE CHECK)
WALL SIGN "E"
feet
meters
900
200