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HomeMy WebLinkAboutPlanner Comment Memo to DRC 081816 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: August 18, 2016 Subject: 77 Rte 28, West Yarmouth - Motel Conversion using Section 404 – Motel Bylaw Mandatory Formal Design Review 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, requiring mandatory compliance with the Architectural and Site Design Standards, or relief from the Planning Board. The applicant has completed Informal Site Plan Review and Informal Design Review (refer to attached Comment Sheets). The attached Formal Design Review Plans address the following comments from the Informal DR:  Modifications to the curb cuts, removal of excess pavement, additional buffer along Wenward Way near Route 28 and pedestrian connection to Route 28.  Removal of motel doors that would now be going into bedrooms (except for Unit 2).  Modifications to the locations of the four dormers proposed (no additional dormers). Based on my site visit on August 18, 2016, it is apparent that maintenance and repairs to the property have been neglected. Unfortunately, many components of the buildings and site have reached the end of their useful life, making redevelopment more expensive. GENERAL MAINTENANCE COMMENTS: 1. Rotted and Peeling Wood: All rotted wood needs to be replaced, including but not limited to door trim, window trim, window sills, fascia boards, rake boards, soffits, and kickboards below exterior doors. Any trim that is not being replaced due to rot, must be prepped and painted. 2. Planting Beds: All existing planting beds noted to remain need to have weeds (ragweed, vines, etc) removed, plants and shrubs need to be trimmed/pruned, dead plants removed, supplemental plantings added as needed and mulch placed. 3. Pavement: All paved surfaces including parking, travelway, curb cuts and sidewalk is deteriorated and needs to be replaced. 4. Bulkheads: Bulkheads and access to crawl spaces are made of plywood and are pealing and possibly rotting and leaking and should be replaced. 5. Gutters and vinyl siding: Repair damaged gutters and vinyl siding including holes and graffiti. Existing vinyl siding should be power washed. 6. Trash: General removal of trash and debris. Planning Division Page 2 of 3 Design Review Committee 77 Route 28 August 18, 2016 SITE COMMENTS: 1. Pavement: As noted above, parking and travelways need to get new pavement, including the curb cuts in the ROW. 2. Parking: Parking space #1 is an odd layout and should be eliminated. 3. Sidwalks: Sidewalks are deteriorated and need to be replaced. Please note that some sidewalks currently drain toward the building and the sidewalk is below the top of curb in most locations which is a tripping hazard. Need handicap curb cut in sidewalk for Unit 4. 4. Covered Walkways: One of the covered walkways is just dirt and another had no walkway leading to the decking and stairs which are in good condition. As most units do not have rear doors, access to the area in the back is through the covered walkways, and better access needs to be provided and all overgrowth removed. 5. Buffer Plantings: Landscape buffer needs to be permanently irrigated. Hedge in front needs to be eliminated to improve sight distance at the Wendward Way/Route 28 intersection. Consider use of picket fencing (similar to the new fencing at the lodging house), but located far enough back to not impact sight distances. Existing trees to remain should be identified and protected during construction. 6. Fencing: Existing tipped split rail fence post needs to be repaired and extra top of posts on stockade fence need to be cut down. If remaining, the posts on picket fencing on the corner needs to be painted and the decorative light on top of one of these posts needs to be repaired. 7. Door Landings: Remove all landings to exterior doors being removed and install new sidewalk. 8. Drainage: Grading of the driveway may be required to ensure runoff gets into the new drainage structure shown. Pre-treatment is recommended. 9. Rear Yard: The rear yard is currently unmaintained and overgrown. a. Define the limits of proposed lawn area. Some overgrowth needs to be eliminated especially along the southern end to create lawn space for the grills and benches shown. b. Mounds of dirt with weeds growing on it need to be removed and area leveled. c. Lawn area needs to be loamed and seeded and preferable irrigated. d. The access “road” shown is not a road and provides no structural additional structural support for vehicles than the surrounding area. It needs to be filled, loamed and seeded. e. Dumpster to be fenced and gated. Access to dumpster may need to be upgraded to support garbage truck. f. Trim and prune all shrubs to remain, especially those adjacent to the building. g. Define designated smoking area in the rear away from the playground area to avoid residents smoking or loitering in the parking lot or front yard buffer areas. 10. Bollards: There appears to be no purpose to the bollards on Wenward Way and they should be removed. Page 3 of 3 Design Review Committee 77 Route 28 August 18, 2016 ARCHITECTURAL: 1. Roof: As noted, the entire roof will be replaced with new architectural shingles (applicant dropped off a sample). 2. Dormers: It looks like they are going to try to match the existing siding and extend the vinyl from the side up the new gable ends. DRC should consider whether it would look better if they extended the fascia board across to have some separation between the two vinyl siding types. 3. Vinyl Siding at Doors: The Elevations (page 5 of 10) indicate that the doors will be removed and “filled in with similar white 4” vinyl siding”. I am not sure how this will look and whether there will be a good enough match between the types of siding, although the new siding looks similar to the existing (once it has been cleaned). At a minimum, new siding should be feathered in to look like the door was never there and not just residing the area of the door. 4. Route 28 Elevation: This elevation looks very plain and the location of the dormer locations/size looks off when compared to the larger windows below. Additional improvements to this important elevation should be proposed by an Architect. Replace broken light fixture with decorative fixture, or consider eliminating this bedroom door. 5. Door Styles: Door styles along Wenward and Shortway vary (flat and six panel). All doors along Wenward and Shortway should be the six panel style and should be freshly painted. 6. Windows: Floor plans should show the window locations. 7. Unit 9: Unit 9 has two different floor elevations. The configuration of units must provide for all units being on the same floor level. Floor Plans should show changes in floor elevations and note the actual elevations. 8. Unit Sizes: Unit sizes remain as originally proposed, with too many smaller units and not enough larger units to meet Section 404. This will be something the Planning Board will need to address. 9. Air Conditioning: Window air conditioning units should be located in windows in the rear of the building, wherever possible.