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HomeMy WebLinkAbout881 & 891 Rte 28 Planner Comments to DRC 042816 w attach T O W N O F Y A R M O U T H 1146 ROUTE 28, SOUTH YARMOUTH, MASSACHUSETTS 02664-4492 Telephone (508) 398-2231, Ext. 1276, Fax (508) 398-2365 MEMORANDUM To: Design Review Committee From: Kathy Williams, Town Planner Date: April 28, 2016 Subject: Cavalier Motor Lodge & Bass River Motel Redevelopment - Informal Design Review The following are Planning Staff comments on the latest Conceptual Site Plan and Architectural Plans for the Cavalier Motor Lodge and Bass River Motel Mixed-Use Redevelopment project. The developer, Dakota Partners, is proposing to raze both motel properties and construct 20,000 sf of commercial space (currently proposed as retail and restaurants), 120 units of residential housing (4 buildings with 30 units/each), a community building and wastewater treatment facility (WWTF). The project will have three phases. Only Building C will have underground parking and only two of the residential buildings will have elevators. The current proposal is to develop the project under Section 404 – Motel Bylaw rather than a Chapter 40B. All HMOD1 projects require mandatory compliance with the Architectural and Site Design Standards, unless relief is granted. Special Permit relief is through the Planning Board and Variance relief is through the ZBA. Special Permit/Variance requirements will be determined by the Building Commissioner. This is not a Zoning analysis, but general comments from Planning Staff on the project layout and design for Informal Design Review, although it would appear some relief will be required. ARCHITECTURE – RESIDENTIAL: The residential architecture is significantly improved from the initial proposal and the overall height has been reduced. 1. Colors: Consider light blue rather than tan (similar to the Simpkins School). The darker blue on the third floor gable ends and shed dormers adds a nice contrast. 2. Rooftop Equipment: Rooftop equipment should not be seen from Route 28, handrail along the top does not appear sufficient. 3. Modulation: Some modulation of the building appears less than 1’ which is insufficient and makes the building look flat. This is particularly noticeable in the Perspective Views. The Architectural and Site Design Standards call for a minimum 6’ every 50’ with 10’ preferred. If less modulation is provided, relief will be required. Additional effort should be made to increase the smaller setbacks in the building. 4. Windows: The blank space between the two windows on the third floor gable ends looks odd and it may be better to eliminate this feature. Windows on the shed dormers should be symmetrical. The size of the windows on the Side Elevations appear disproportionately small. 5. Door Styles: Door styles should have some detail and not be flat. 6. Storage: The lack of storage outside the units may be an issue. 7. Floor Plan for Buildings without Elevators: For Formal Design Review, will need floor plans for buildings without an elevator to show how this extra space would be utilized. Planning Division Page 2 of 3 Cavalier and Bass River Motel Redevelopment April 28, 2016 8. Elevations for Building C: For Formal Design Review, will need elevations for Building C which has the parking below if some of this parking area is being exposed. Only Building C has parking below grade 9. Air Conditioning: Use of window style air conditioning units should be prohibited. ARCHITECTURE – COMMUNITY BUILDING & WWTF: 1. Colors: Consider light blue color rather than tan, or the entire building could be shingled. 2. WWTF: Architectural design of the attached WWTF needs to be provided. ARCHITECTURE – COMMERCIAL: Only the front elevation has been provided which shows a nice variation of roofline, materials and breaks down the mass of the building nicely. A clock tower would be a nice addition. 1. Modulation: Some additional modulation of the building along Ocean Ave and the side/rear elevations will be required. Also, would recommend a jog in the building to maintain a minimum 15’ front yard setback (which is still less than the required 25’ and will require relief). SITE PLAN: 1. Vehicular Access/Circulation: Access to the commercial building will likely be through the western Route 28 entrance. There are safety concerns with conflicting turning movements for vehicles parking and vehicles entering/exiting. I would recommend a shared entrance with pedestrian access and street trees on both sides, with no parking. This would allow for the residential building along Route 28 to be moved westward so it will not butt directly against the sidewalk along the eastern side. Although it impacts the open space, this parking could be relocated as double loaded parking behind the Route 28 building as shown on the attached Concept Sketch, dated April 28, 2016. The access off Banister Lane will likely be an issue with the residential neighborhood with vehicular lights being directed into a residential home. Consider eliminating this access altogether or making it emergency vehicles only if needed for public safety. Input from a traffic engineer is recommended to identify the traffic generated from this project, evaluate traffic safety and proposed entrance locations. Adequate fire truck circulation and access will need to be demonstrated. 2. Pedestrian Access: Additional pedestrian access should be provided between the residential and commercial areas and across parking areas. See attached Concept Sketch. 3. Streetscape: As the buildings are proposed to be closer to the roadway than allowed by HMOD1 (and the minimum allowed by VCOD), a landscape architect should design streetscape amenities as outlined in Section 414.8 VCOD Design Standards, to give a Main Street feel with wide sidewalks, street trees in grates, benches, pedestrian scale decorative lighting, decorative fencing, etc. 4. Landscaping: For high density developments, the landscaping plan is especially critical and a detailed plan with planting schedule should be developed by a landscape architect. Special attention should be given to the streetscape along Route 28/Ocean Avenue (see streetscape comments above), the central common area and all buffer areas, including a buffer between the residential and commercial portions of the site. Quality existing trees 4” in diameter and larger should be identified by size/type on the existing conditions plan and protected/retained, especially abutting the residentially zoned areas and along Banister Lane. High quality fencing (provide detail) shall be used abutting residentially zoned areas along with plantings. Fence location on Banister Lane may depend on whether existing trees can remain or whether grades require new plantings. 5. Septic System/Stormwater and Landscaping: Underground utilities need to be located to allow for plantings in the open area and in-lot trees in the parking areas. This may require multiple disposal fields to provide locations for plantings. Page 3 of 3 Cavalier and Bass River Motel Redevelopment April 28, 2016 6. Parking: Need to provide parking calculations for commercial space and provide the required number of in-lot trees evenly distributed throughout the parking lots. Need to provide documentation on how1.3 spaces (versus required 1.5) may be appropriate for this type of development. 7. Curbing: It is unclear what type of curbing is proposed. A vertical curb should be utilized to provide added protection for pedestrians and serve as a curb stop for vehicles. Granite curbing is recommended for longevity. 8. Building Height: Need to provide existing conditions plan with topography and calculations on how building height was determined. Building height is not measured from the first floor elevation, but varies depending on Section 203.4. 9. Lighting: Site lighting requirements in Section 301.4.10 should be adhered to, especially regarding allowable light limits at the property boundaries (0.1 foot candles abutting commercial and 0.05 foot candles abutting residential) and maximum height. All light fixtures to be cut-off, downcast lighting. Decorative style lighting should be utilized along Route 28 and Ocean Ave and for building mounted lighting. 10. Signs: Sign details needs to be provided for Formal DR and fit in with the rest of the development. 11. Utilities: All utilities to be underground. Any ground mounted electrical cabinet or HVAC (and dumpsters) shall be screened. Building mounted electrical meters/panels should not be on front facades and should be screened.