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HomeMy WebLinkAbout881 & 891 Rte 28 Planner Comments to App Formal DR 060816 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: Steve Kominski, Dakota Partners Jack Hynes Kieran Healy & Brian Yergatian, BSC Cc: Karen Greene & Mary Waygan, Community Development Mark Grylls, Building Commissioner From: Kathy Williams, Town Planner Date: June 8, 2016 Subject: Cavalier Motor Lodge & Bass River Motel Redevelopment - FORMAL Design Review The following are Planning Staff comments on the June 6, 2016 submission for Formal Design Review for the Cavalier Motor Lodge and Bass River Motel Mixed-Use Redevelopment project. The project includes approximately 18,000 sf of commercial space (currently proposed as office and retail), 120 units of residential housing (4 buildings with 30 units/each), a community building and wastewater treatment facility (WWTF). As a Section 404 – HMOD1 project, mandatory compliance with the Architectural and Site Design Standards is required as determined by the Design Review Committee at Formal Design Review. Sufficient information is necessary to determine if the standards are met or if relief is needed. There is currently insufficient information for the commercial building to be able to conduct a Formal Review. A request for the necessary supplemental information was sent to BSC group on June 6th and is also summarized below. Hopefully this information will be forthcoming and in time for the June 14th DRC meeting. The project details are coming along and effort has been made to incorporate previous comments. However, it is important to make design changes now, often small in nature that will have significant long term benefits. It would be ideal to have as many of these changes incorporated into the design as possible for the Design Review meeting on June 14th. SITE PLAN: See attached Concept Sketch dated June 8, 2016 for further information. 1. Commercial Dumpster: The commercial dumpster in the center island is far too visible. Locate at the end of an aisle and hide with vegetated islands. This also eliminates the extra pavement and odd angle to the 3 parking spaces. 2. In-Lot Parking Trees: There are insufficient in-lot trees which need to be evenly dispersed throughout the pavement area of all the parking lots (Section 301.4.6). More effort needs to be expended to locate underground utilities, especially septic systems and stormwater infiltration, to allow for installation of in-lot trees. A total of 32 in-lot trees are required, but only 18 shown actually qualify as in-lot trees (not 57 as noted on the Title Sheet). Planning Division Page 2 of 3 Cavalier and Bass River Motel Redevelopment Planner Comments on Formal DRC Application June 8, 2016 3. Streetscape and Sidewalks: A nice planting plan has been completed for the streetscape, but no other elements have been included. The idea with allowing buildings closer to the road (relief required) is to create a Main Street feel with wide sidewalks, street trees in grates, benches, pedestrian scale decorative lighting, decorative fencing, etc. Only plantings have been provided with no street access to the commercial building on Ocean Ave, even though the elevations show multiple doors. Ocean Ave in particular would be a good location for a wider concrete sidewalk promenade with planters, benches, and trees in grates. As so much work needs to be done along Route 28 in order to remove the old curb cuts and install new utilities, new concrete sidewalk should be installed along the entire frontage of the property on Route 28. 4. Pedestrian Access: A pedestrian connection should be provided between the residential and commercial areas. 5. Vehicular Access/Circulation: Parking on both sides of the shared entrance is shown which is for the residences. Recommend eliminating the parking on the west side of the main entrance, moving the entrance slightly to the west (still 250’ centerline of Ocean Ave to centerline of shared access), and relocating the parking to the green space as shown in the attached Concept Sketch. Input from a traffic engineer is recommended to evaluate the impact of traffic generated from this project, evaluate traffic safety and proposed entrance locations. Adequate fire truck circulation and access will need to be demonstrated. Please note that the curb cut off Ocean Ave conflicts with an existing utility pole 6. Community Building/WWTF: Question locating the WWTF between the Community Building and the Play Area, and locating the Community Building so close to the access aisle. 7. Landscaping: Further review of the landscape plan is required, but all new plantings are being proposed. You will need to explain why the existing large diameter trees were not retained within the buffers per section 301.4.9. New plantings do allow for a small berm to be constructed with fencing to block headlights along Banister Lane. This is especially important where the parking is closest to the road. Not sure all the plantings shown meet the screening requirement of Section 301.4.5 (75% evergreens, minimum 5’ tall), but the berm and fence would ensure compliance with this section. Please confirm with your landscape architect that all planting materials are native to the south coast of Massachusetts, Cape Cod and the Islands per Section 301.9. Irrigation must be provided. 8. Lighting: Site lighting requirements in Section 301.4.10 must be adhered to regarding allowable light limits at the property boundaries (0.1 foot candles abutting commercial and 0.05 foot candles abutting residential). A photometric plan is required at SPR to show this provision has been met with a maximum pole height of 20’. Decorative style building mounted lighting should be used along Route 28 and Ocean Ave. Consider decorative street lighting incorporated into the streetscape design for the commercial area. 9. Utilities & Landscape Buffers: All utilities shown to be underground. Any ground mounted transformers, electrical cabinet or building mounted meters should be located to minimize visibility and shall be screened. The transformer along Route 28 behind the bus stop may be particularly tricky to screen. Utilities running parallel to buffers areas should be avoided as it impacts the ability to plant in the buffer areas. Coordinate utility plan with planting plan to ensure trees are not planted over utilities (or the bus stop). On Ocean Ave, the overhead utilities are on the project side of the street, which may impact tree plantings and building placement. Electrical service to the commercial building should be shown, along with any ground mounted transformers. 10. Bus Stop: Is this a bus shelter or is it just a bench? GENERAL COMMENTS ON ARCHITECTURE: 1. Colors: Provide color samples or cut sheets for building products. Complimentary colors should be used throughout the development (commercial and residential). 2. Windows & Doors: Provide cut sheets on window and door styles proposed. Page 3 of 3 Cavalier and Bass River Motel Redevelopment Planner Comments on Formal DRC Application June 8, 2016 ARCHITECTURE – RESIDENTIAL: 1. Building Height and Mansard Roof: The height of the mansard roof is too short and looks very disproportionate. The gable ends should not stick up above the mansard roof as shown on the Side Elevation. I know there are concerns about the building height, but there appears to be some room left in the height, depending on the natural grades and how height is measured in the HMOD1. Please note that the elevator shaft is not included in the building height calculation per the last paragraph in Section 203.4.1, which indicates the height limitations shall not apply to chimneys, spires, cupolas, antennas, or other similar structures not intended for human occupancy. I have confirmed this with the Building Commissioner. 2. Modulation: Modulation of the front of the building was increased with a recessed area above the vestibule. However, some modulation of the building appears less than 1’ and the floor plan does not meet the Architectural and Site Design Standards which call for a minimum 6’ every 50’ with 10’ preferred. Relief will be required from this standard. 3. Floor Plan for Buildings without Elevators: For Planning Board submission, provide floor plans for buildings without an elevator to show how this extra space would be utilized. 4. Elevations for Building D: Does Building D have basement storage? How is storage being provided for the residents? ARCHITECTURE – COMMUNITY BUILDING & WWTF: 1. Community Building: The layout is nice with a large exercise room. Only comment is there is a lot of blank roof. ARCHITECTURE – COMMERCIAL: Only the elevations have been submitted with the Formal DR Application. Additional information is required for a complete submission and to provide comment. 1. Two Options: Applicant needs to provide some written explanation on the two options shown, Option A & B. 2. Floor Plans: Floor plans are required for both options. The building outline, including porches need to accurately be shown on the Site Plan. Currently, the site plan doesn’t appear to reflect the same building modulation as Option A of the elevations. The building as shown on the Site plan would not meet the modulation requirements of the Architectural and Site Design Standards and relief would be required. 3. Building Material and Colors: Information is needed on the different materials and colors being proposed. This can be done with cut sheets for colors and through labeling of the elevations. The colors shown on the elevations vary significantly from the 11x17 to the full size sheets. 4. DRC Application: Provide a Materials Specification Sheet for the Commercial Building. The one provided is for the residential building. 5. Proposed Rear/South Elevation for Option A: The southwest end of this elevation (after the pivot) doesn’t look correct and doesn’t match with the southwest end of Proposed East/Left Elevation (after the pivot) which I think is correct. Please clarify. 6. Building Mounted Lighting: No building mounted lighting is shown. Decorative lighting should be used to match the architecture of the building.