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HomeMy WebLinkAbout77 Rte 28 Planner Comment Memo 063016 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: June 30, 2016 Subject: 77 Route 28 – Sepnessett Village – Proposed Motel Conversion Informal Design Review – July 5, 2016 The applicant is proposing to use Section 404 – Motel Bylaw to convert the existing 35 motel units and one managers unit at Sepnessett Village into 22 dwelling units. As you know, Section 404 requires mandatory compliance with the Architectural and Site Design Standards for both the building and the site, or relief is needed from the Planning Board. The attached submittal information shows limited improvements to the exterior of the building and the site. The proposed exterior building improvements are limited to four gable end roof dormers with no proposed building modulation. All the existing doors to the individual motel rooms are shown to remain which makes the building still feel like a motel. There are no proposed changes in color, building material or modulation to help break up the long straight façade and create sub-masses. The grade changes that necessitate stepping of the floor elevations does help break down the building mass as you move further from Route 28. The façade facing Route 28 is particularly plain and exceeds 50’ without any modulation and includes smaller windows. The only façade modification is a gable end roof dormer. The façade facing Shortway is similarly challenged. There is one very small dormer shown which is disproportionately small. Input from the DRC is needed to develop some ideas for proposed improvements to these facades, especially the Route 28 façade. Site improvements are limited to 3-4 in-lot trees and some additional buffer trees. Nothing has been done to address the multiple curb cuts, especially the one adjacent to Route 28 where vehicles back into the right-of-way to leave these spaces in very close proximity to the Route 28/Wenward Way intersection. This may be an existing condition, but parking and access needs to be better defined to avoid encroaching upon the public way. All parking remains located in the front of the buildings. The buffer is very limited, but the Wenward Way right-of-way is very wide and they are showing a row of new buffer trees and shrubs. There is a lot of extra pavement which could be removed and green-scape incorporated into the design. The existing pavement is in poor condition and should be cold-planed/overlayed as part of the redevelopment project. Refer to the attached Concept Sketch dated June 30, 2016 for some ideas for improving the site. (Please note this sketch shows 30 parking spaces, which at 1.5 spaces/unit would accommodate 20 dwelling units.) Planning Division Page 2 of 2 Design Review Committee 77 Route 28 – Sepnessett Village June 30, 2016 Based on the lot size, the applicant would be allowed up to 24 units, with 22 units proposed. However, lot size is not the only determining factor in the number of units. Also need to take into account the required unit sizes and the parking that can be provided. They are not meeting the breakdown of the minimum size requirements for the dwelling units as noted below: Sizes Regulation Allowed or Required Provided Comment 250-400 sf Up to 25% 5 7 2 over 400-600 sf Up to 25% 5 6 1 over 600-750 sf Minimum of 25% 6 6 Meets Standard 750 sf Plus Minimum of 25% 6 3 3 under TOTALS: 22 22 Based on the higher number of smaller size units and lower number of required larger units, a reduction in the number of units appears warranted which will also reduce the parking required. The bedrooms sizes shown are also very small with some widths as narrow as 7 or 8 feet.