HomeMy WebLinkAbout1117 Rte 28 Planner Comments TR 0430151
Williams, Kathleen
From:Williams, Kathleen
Sent:Thursday, April 30, 2015 3:05 PM
To:Charles Adams (adams2430@gmail.com); Dick Martin (dick@dickmartinera.com); Jack
McCormack (johnhmccormackjr@comcast.net); Sara J Porter (sjparch@comcast.net)
Subject:1117 Route 28 - Dr Butts - May 5, 2015
Attachments:Design-Review-app.pdf; Design-review-site-plan 11x17.pdf; Full Set 04.14.2015 11x17.pdf;
KDW Concept sketch 043015.pdf; KDW Concept sketch Overlay 043015.pdf; 050515
Agenda 1117 Rte 28 TC.pdf
Hi Guys,
Please find attached the DRC application for 1117 Route 28. It would appear the project includes enlarging the existing
first floor dental office, and enlarging the apartment on the second floor. The project also includes two access stairs for
the apartment along with a deck, and a new handicap access ramp in the front. Based on my conversation with Kieran
Healy, it sounds like Dr. Butt will be occupying the apartment above the office (top of shop employee housing). This
project is going through the Revitalization Overlay Architectural District (ROAD) bylaw, which should include
improvements to both the site and building. The whole point of the ROAD bylaw is to allow some flexibility in the zoning
bylaw to get a project that would ultimately be better than what might otherwise be allowed by‐right or through Special
Permit.
The lot is approximately 5,800 sf triangular shaped lot with a 1,300 sf building footprint and 9 parking spaces shown,
including 3 tandem spaces behind the building. The opening behind the building is only 8’ wide from the corner of the
building to the front face of the retaining wall. It is evident by existing damage to the siding at this corner of the
building, that vehicles have been hitting the building when exiting due to the narrow space. I would offer the following
comments for consideration by the DRC:
Site Comments: See attached sketch plan.
Parking: In my opinion, no parking spaces should be located behind the building, and spaces in tandem as
shown are questionable, even if only used for employees. The parking spaces behind the building would impede
pedestrian access to the stairs to the apartment. There are also the concerns of how the cars will be able to
leave the site without backing out into Route 28. No parking spaces within the ROW of Route 28 can count as
parking spaces for this project. They may be able to get 5 spaces on the property (see attached sketch), but the
applicant will need to verify the vehicles can turn around to avoid backing out onto Route 28. (In all honesty, I’m
not exactly sure how they are parking there now.) They will have to look at their parking generation and modify
their expectations accordingly. A combination of some shared parking between the commercial and residential,
limiting the apartment to employees of the business, and staggering appointments to reduce the parking
requirements for patients, may get them to 5 spaces. If 5 spaces are not adequate, there may also be possible
for a long term lease of parking spaces for staff at the adjacent real estate business which looks over‐parked for
its current use.
Buffers and Landscaping: Buffer plantings are difficult for this property as there are so many existing large trees
located just outside the property limits. Trying to plant more trees would be difficult as they would likely not get
enough sunlight. I have shown an additional tree in the front yard and one in‐lot tree in the revised parking
area in the attached sketch.
Architectural: I only have minor comments on the building itself:
Handicap ramp railings look a little industrial for such a prominent feature in the front of the building.
Would prefer a 4 panel exterior door style myself.
I don’t see how the second story window in the bathroom in the rear can be double hung as it has the toilet in
front of it.
2
They are encroaching quite a bit on the required setbacks (25’ on the side and 20’ in the rear). I think a 0.8’ side
yard setback for the second story egress is too much encroachment. They could minimize the impacts to the
side yard by switching the second story door/window in the corner bedroom. This would require the stairs to
have a landing, but would result in less side yard impact.
Please find attached the Agenda for the May 5th Meeting at 4PM in Room A. It looks like everyone can make it.
Thanks,
Kathy
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Kathy Williams, PE
Yarmouth Town Planner
1146 Route 28
South Yarmouth, MA 02664-4492
(508) 398-2231 Ext 1276
kwilliams@yarmouth.ma.us