PLANNING BOARD REPORT YARMOUTH, MAINE

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1 PLANNING BOARD REPORT YARMOUTH, MAINE Coastal Manor Nursing Home 39 Bed Building Addition Concept Site Plan and Special Exception Orey Gadway, Owner/Administrator, Applicant 20 West Main Street, Map 41, Lot 44 Prepared by: Alex Jaegerman, Director of Planning & Development Date: September 19, 2017, Planning Board Meeting Date: September 27, 2017 I. INTRODUCTION AND PROJECT DESCRIPTION Coastal Manor is proposing to expand their nursing home with a 39-bed addition on the open side yard at the corner of West Main and Hillside Streets. The existing 39-bed nursing home will be retained but re-purposed as assisted living rooms and beds. The site is in the MDR zone, which classifies this use as a Hospital, which is a Special Exception in the MDR zone. Chapter 701, Zoning, defines Hospital as follows: Hospital: Includes sanitarium, clinic rest home, and nursing home, convalescent home, home for the aged, and any other place for the diagnosis, treatment of human ailments. In cases in which a development proposal is a Special Exception and also subject to Planning Board site plan review, in this case as a Major Site Plan, the Planning Board is review authority under the provisions of Chapter 701, Zoning, Article VII.B.2.(1).c as follows: (c.) Review. The General Board of Appeals shall hear and approve, approve with modifications or conditions, or disapprove all applications for Special Exception permits that do not require Planning Board review. Any proposed special exception use that requires site plan review and approval by the Planning Board will not require General Board of Appeals review. The Boards may approve a Special Exception permit only for a use which is specifically designated by this Ordinance as a Special Exception in the district where the use will be located. The review for special exception and site plan will be concurrent, with the special exception vote preceding the vote on site plan review as a zoning threshold. The development proposal for the building addition consists of two full stories plus a partial basement. The basement is 4,874 sf, the first floor is 8,178 sf and the second floor is 8,084 sf, for a total of 21,136 sf in the proposed addition. The site is 1.13 acres, with building coverage as proposed with the addition of 35%. Lot coverage by buildings and pavement is not yet provided, however there is no lot coverage maximum in the MDR zone. 1

2 Site of Coastal Manor, 20 West Main Street Proposed Concept Site Plan for Building Addition 2 2

3 II. PROJECT DATA SUBJECT Existing Zoning Existing Use Proposed Use Parcel Size Impervious Surface Area --Proposed Net Change Building Footprint --Proposed Net Change Parking Spaces -Existing -Proposed -Required DATA MDR 39-Bed Nursing Home 24-Bed Assisted Living with New 39-Bed Nursing Home 1.13 acres Not Shown Not Shown 8,178 sf 24 Spaces including 2 Handicap Spaces 34 Spaces including 4 Handicap Spaces 39 Spaces, unless waived by Planning Board The project site at 20 West Main is bounded by Patty Lane on the east, Hillside Street on the west, and the back lots lines of the properties along Church Street on the south. Uses in Vicinity: The surrounding neighborhood consists primarily of single and multi-family houses and a variety of commercial uses on Main Street east of West Elm. Along West Main Street opposite side: 43, 33, and 27 (directly across) West Main single family residences; 23, 17, and 5 West Main 3-unit residences; Along Main Street opposite side: 367 Main - Handy Andy s; 365 Main - Owl & Elm and Barber; 363 Main - multi-family residence; 355 Main Brick Block commercial condominium; West Main, same side: 54, 50, & 44 West Main single family residences; 38 West Main, 2-family residence; Main Street same side: 366 Main multi-family residence; Main Street commercial; 352 Main Street single family residence; Adjacent Latch String Park; Church Street, adjacent: 27, 31, & 35 Church Street single family residences; 21 Church Street multi-family residence; 3 & 9 Church Street (east of Patty Lane) single family residences; 25 Hillside Street Old Meeting House & cemetery. III. PUBLIC COMMENT Notices of this public hearing were sent to 71 property owners in the vicinity (within 500 feet) of the proposed development and a published notice appeared in the September 19, 2017 edition of The Notes. Concerns were expressed by an abutter who lives on Church Street and shares a rear property line, Jill Piker of 27 Church Street. Her concern is that the service drive will be pushed back tight against the project s rear property line, removing the small buffer and existing trees that currently form a buffer between the nursing home and the Church Street properties. She is also concerned about visual and noise impacts from the expanded use such as associated food service deliveries. 3 3

4 IV. DEVELOPMENT REVIEW This is at the Concept Plan stage of review. While all the review standards are presented, preliminary comments only and issues of concern or need for further design development are highlighted in the sections below for Special Exception and Site Plan reviews. A. SPECIAL EXCEPTION REVIEW Chapter 701, Zoning, Article VII.2.b(2)(d) Standards for Special Exceptions (d.) Standards for Special Exceptions. Before it issues a Special Exception permit, the Planning Board shall find, as a matter of fact, that the proposed use meets the following criteria: i.) The proposed use will not create unsanitary or unhealthful conditions by reason of sewage disposal, emissions to the air or water, or other aspects of its design or operation. Town Engineer Steve Johnson comments on Sewer (see Attachment 1): a. The applicant must provide the projected Gallons per Day (GPD) of sewage flow the new addition will generate, including the laundry operations. There is likely adequate capacity in the Town sewer system to accept sewage flow from the project, however this must be confirmed prior to approval. I will require the design calculations of the projected flow volumes forwarded to me for review. This must be a Condition of Approval; b. The applicant shall provide information regarding the constituency of the wastewater generated as part of the laundry and food operations. All flow discharged to the sanitary sewer shall meet the requirements of Chapter 304 Sewerage Ordinance. c. A sewer connection permit and fee for the redevelopment will be required before the issuance of the building permit; d. It should be noted that during construction of any sewer infrastructure, all work must be inspected by Town staff or their designee prior to backfilling; e. All sewer infrastructure shall be constructed per Chapter 304 Sewerage Ordinance; f. Additionally, the applicant shall provide for grease removal from the proposed facility. ii.) The proposed use will not create unsafe vehicular or pedestrian traffic conditions when added to existing and foreseeable traffic in its vicinity. Public Works Director Erik Street comments on traffic (see Attachment 2): Access to Hillside Street is a problem. After spending some time out there watching cars and taking measurements, I came up with about 108 +/- of site distance well below the required 250. The 108 will vary depending on the size of the vehicle. On top of that you have two additional driveways uphill from this location the closest one being on 13 away and blind as well. The traffic on Hillside is expected to grow as McKearney Village Phase I nears completion and Phase II is scheduled to start soon. The Hillside Rd reconstruction project is scheduled to get underway next season, but it is doubtful that project under its current scope would provide any relief to this issue. Given that this access does not meet site distance requirements and that the parking improvements on the backside of Coastal Manor will only increase traffic using this Hillside Street access, I believe that this entrance will only become more of a safety issue than it currently is and should not be allowed under the current conditions. (see attached photos). I believe the applicant should explore alternatives such as eliminating the Hillside St access and providing a turnaround for vehicle accessing the rear of the building from Patty Lane, or possibly working with the Town during the Hillside Street reconstruction project to see if there is a way to improve the current site lines. 4 4

5 iii.) The proposed use will not create public safety problems which would be substantially different from those created by existing uses in the neighborhood or require a substantially greater degree of Municipal fire or police protection than existing uses in the neighborhood. Fire Chief Robitaille Comments (see Attachment 3): The proposed Fire Lane of 20 is of concern for future fire apparatus width. Current apparatus can safely operate in this proposed road width. Future Ladder trucks could conceivable have a jack spread of 25 total width. iv.) The proposed use will not result in unreasonable sedimentation or erosion, or have an adverse effect on water supplies. We are awaiting comments from the Yarmouth Water District. v.) The proposed use will be compatible with existing uses in the neighborhood, with respect to physical size, visual impact, intensity of use, proximity to other Structures and density of development. The project will be moving the existing dumpster and rear service lane very close to the rear property line, abutting the Church Street rear yards. Concerns have been expressed by one such neighbor regarding the visual and service vehicle impacts and the lack of a vegetated buffer and loss of existing trees along the rear property lines in common. A detailed plan for the fencing and landscaping in this critical area should be presented, including a wood stockade fence and a landscape screen of a dense Arborvitae hedge or similar planting should be considered. Details of the dumpster screen (all four sides) are required, typically a wood stockade fence type enclosure with front gate. vi.) If located in a Resource Protection District or Shoreland Zone, the proposed use (1) will not result in damage in spawning grounds, fish, aquatic life, bird and other wildlife habitat; (2) will conserve Shoreland Vegetation; (3) will conserve visual points or access to water as viewed actual points of access to waters; (5) will conserve natural beauty; (6) will avoid problems associated with flood plain development and use; and (7) will comply with the performance standards of Article II of this Ordinance. The site is not in a Resource Protection or Shoreland Zone. vii.) The applicant has sufficient right, title or interest in the site of the proposed use to be able to carry out the proposed use. Still to be submitted. viii.) The applicant has the technical and financial ability to meet the standards of this Section and to comply with any conditions imposed by the General Board of Appeals pursuant to Article VII.B.2.b.(1)(e) of this Section. The applicant is working with Harriman Associates for architectural, landscape architectural and civil engineering services, with Wendi Holden, Tom Emery, and Frank Crabtree, respectively. Financial capacity to be submitted. (e.) Conditions of Special Exceptions. Upon consideration of the standards listed in Article VII.B.2.b.(1)(b) of this Section, the General Board of Appeals [or Planning Board] may attach such conditions, in addition to those required by other provisions of this Ordinance, as it finds necessary to insure compliance with those standards and all other applicable requirements of this Ordinance. Violation of any of those conditions shall be a violation of this Ordinance. Such conditions may include, but are not limited to, specifications for: type of Vegetation, increased setbacks and yards, specified sewage disposal and water supply facilities, landscaping and planting screens, hours of 5 5

6 operation, operational controls, professional inspection and maintenance, sureties, location of Piers, Docks, parking and signs, and types of construction. B. SITE PLAN STANDARDS (Chapter 702) 1. Conformance with Comprehensive Plan: The proposed development is located and designed in such a way as to be in conformance with the Town s Comprehensive Plan. The 2010 Comprehensive Plan recognizes that Yarmouth has an aging population whose housing needs must be accommodated. The Town established an Aging in Place program in June, 2015 to support seniors who want to remain in their home or community as long as possible. 2. Vision Yarmouth will continue to be a community with a diverse population: young families with children, middle-aged couples, elderly residents, younger renters ranging from those with modest incomes to affluent households. To accommodate this population diversity, a wide range of housing choices will continue to be available in our community including housing that is affordable to households with modest income and a variety of rental housing. 2. Traffic: The proposed development will not cause unreasonable highway or public road congestion or unsafe conditions with respect to use of the highways, public road or pedestrian walkways existing or proposed. The Planning Board may require mitigation when the proposed development is anticipated to result in a decline in service, below level of service c, of nearby roadways of intersections. Levels of service are defined by the 1985 Highway Capacity manual published by the Highway Research Board. [Note applicable provisions of 702.J 3.a,b,c,d,e,f,i,j,k] Public Works Director Erik Street comments on traffic (see Attachment 2): Access to Hillside Street is a problem. After spending some time out there watching cars and taking measurements, I came up with about 108 +/- of site distance well below the required 250. The 108 will vary depending on the size of the vehicle. On top of that you have two additional driveways uphill from this location the closest one being on 13 away and blind as well. The traffic on Hillside is expected to grow as McKearney Village Phase I nears completion and Phase II is scheduled to start soon. The Hillside Rd reconstruction project is scheduled to get underway next season, but it is doubtful that project under its current scope would provide any relief to this issue. Given that this access does not meet site distance requirements and that the parking improvements on the backside of Coastal Manor will only increase traffic using this Hillside Street access, I believe that this entrance will only become more of a safety issue than it currently is and should not be allowed under the current conditions. (see attached photos). I believe the applicant should explore alternatives such as eliminating the Hillside St access and providing a turnaround for vehicle accessing the rear of the building from Patty Lane, or possibly working with the Town during the Hillside Street reconstruction project to see if there is a way to improve the current site lines. Police Chief Mike Morrill s comments on traffic are as follows (see Attachment 4): I concur with the applicant s decision to limit entry to a rear driveway from Patty Lane only. Because of visibility issues, no traffic will be allowed to enter this driveway from Hillside Street. Vehicles leaving the rear driveway will be required to exit on to Hillside Street and restricted to right turns only. Left 6 6

7 turns will be prohibited. Traffic signs will need to be installed by the applicant, notifying motorist of these restrictions. We recommend that a professional traffic analysis be provided with the next plan set, Preliminary Site Plan, which addresses the safety/sight distance concerns about the service lane access onto Hillside Street, including but not limited to such matters as: sight distance evaluation; projections or descriptions of traffic volumes for employees, visitors, service and emergency vehicles; safety mitigation measures such as sensor activated warning signals to approaching or exiting vehicles; alternative configurations of the service lane such as eliminating the exit onto Hillside with a turn-around at the end; consideration of one-way westbound traffic on Hillside from West Main to Church Street; and/or other traffic design and management considerations and measures. 3. Parking and Vehicle Circulation: The proposed plan provides for adequate parking and vehicle circulation. The amount of dedicated parking provided on-site or within a reasonable walking distance from the site meets the requirements of ARTICLE II.H of the Zoning Ordinance (Off Street Parking and Loading), the size of the parking spaces, vehicle aisle dimensions and access points are in conformance with the Technical Standards of Section J [1,2,3.f,g,h,i,11a.12 (sidewalks) & 13 (Bike Racks)] of this document. A parking analysis is required to document the current parking usage pattern and projected parking demand for the proposed expansion and combined total site development, to document the adequacy of the proposed parking or to provide additional parking if needed. Police Chief Mike Morrill comments on parking (see Attachment 4): The proposed parking summary submitted by Thomas Emery of Harriman Architects & Engineers on behalf of the owner, Orey Gadway indicates the project will only have 34 total parking spaces available. Yarmouth Municipal Code requires the applicant to have a total of 39 total parking spaces available. The applicant acknowledged this during a meeting with staff on September 5, 2107 and will be providing a parking analysis report demonstrating the adequacy of the proposed spaces, due in part because nursing care residents do not have vehicles. Before commenting additionally on whether the number of parking spaces available adequately meets our requirements, I would prefer to wait for the applicants parking analysis report. 4. Sanitary Sewerage: The proposed development will not cause an unreasonable adverse effect to the Municipal sewerage treatment facilities and will not aggravate and existing unhealthy situation such as the bypassing of untreated sewerage into Casco Bay, the Royal River, or its tributaries. If a subsurface wastewater disposal system is to be used, the system conforms to the requirements of the State Plumbing Code. [See also Section 702.J.6] Town Engineer Steve Johnson comments on Sewer (see Attachment 1): a. The applicant must provide the projected Gallons per Day (GPD) of sewage flow the new addition will generate, including the laundry operations. There is likely adequate capacity in the Town sewer system to accept sewage flow from the project, however this must be confirmed prior to approval. I will require the design calculations of the projected flow volumes forwarded to me for review. This must be a Condition of Approval; 7 7

8 b. The applicant shall provide information regarding the constituency of the wastewater generated as part of the laundry and food operations. All flow discharged to the sanitary sewer shall meet the requirements of Chapter 304 Sewerage Ordinance. c. A sewer connection permit and fee for the redevelopment will be required before the issuance of the building permit; d. It should be noted that during construction of any sewer infrastructure, all work must be inspected by Town staff or their designee prior to backfilling; e. All sewer infrastructure shall be constructed per Chapter 304 Sewerage Ordinance; f. Additionally, the applicant shall provide for grease removal from the proposed facility. 5. Water: The proposed development will not cause the depletion of local water resources or be inconsistent with the service plan of the Yarmouth Water District. [See also 702.J.7] We are awaiting comments from the Yarmouth Water District. 6. Fire Safety: The proposed development is located and designed in such a way as to provide adequate access and response time for emergency vehicles or mitigates inadequate access or response time by providing adequate fire safety features such as but not limited to fire lanes, smoke and fire alarms and sprinkler systems, as part of the proposed development. [See also 702.J.8] Chief Robitaille Comments are as follows (see Attachment 3): 1. An approved NFPA 13 Sprinkler system needs to be installed and approved by the Maine Fire Marshalls Office. This is in accordance with Chapter 317, Sprinkler Ordinance, Yarmouth Municipal Code a. The Sprinkler System must be monitored by an approved monitioring company b. The Sprinkler System shall be inspected annually and a copy of the tests are to be delivered to the Yarmouth Fire Chief 2. An approved fire alarm system according to NFPA 1 and approved by the Maine Fire Marshalls Office 3. An annunciator panel needs to be located at the main entrance of the business. This is in accordance with Chapter 317, Sprinkler Ordinance, Yarmouth Municipal Code. 4. A KNOX box must be installed according to Chapter 317, Sprinkler Ordinance, Yarmouth Municipal Code. 5. The Fire Department Sprinkler connectionwith be a 5 Stortz connection and located in an approved location by the Fire Chief. a. The location of the Fire Department connection shall be easily accessible and approved by the Fire Chief and the Superintendent of the Yarmouth Water District. 6. Street numbering shall be a minimum of 4 in height and in a color to contrast or be distinctly visible from any background color and shall be conspicuous to any reasonable person in a motor vehicle during daylight hours. 7. The proposed Fire Lane of 20 is of concern for future fire apparatus width. Current apparatus can safely operate in this proposed road width. Future Ladder trucks could conceivable have a jack spread of 25 total width. 8. The installed generator should be of such size that it can sustain operations in the event of an extended period of no power. 8 8

9 9. Elevators that are installed should be able to accommodate ambulance stretchers. Current Stretchers are 7 feet. I would recommend that any elevators be greater than 7 6 to easily accommodate department stretchers. 7. Buffering: The proposal provides for adequate on-site buffering in the vicinity of property boundaries, when required by this subsection. On-site buffering is required wherever commercial, industrial or mixed use developments are proposed adjacent to or across a street from residential districts or agricultural uses, where multi-family buildings are to be located adjacent to single family uses or districts, and when required by ARTICLE IV.S.3 of the Yarmouth Zoning Ordinance (Mobile Home Park Performance Standards). Buffer areas shall consist of an area ranging from a minimum of five feet to a maximum of twenty-five feet in width, adjacent to the property boundary, in which no paving, parking or structures may be located. The Planning Board may allow a buffer area of less width when site conditions, such a natural features, vegetation, topography, or site improvements, such as additional landscaping, berming, fencing or low walls, make a lesser area adequate to achieve the purposes of this Section. Landscaping and screening, such as plantings, fences or hedges, are to be located in buffer areas to minimize the adverse impacts on neighboring properties from parking and vehicle circulation areas, outdoor storage areas, exterior lighting and buildings. [See also 702.J.5] As noted above, the dumpster location and service lane are proposed adjacent to the rear property line, affecting the properties fronting on Church Street. Concerns have been expressed by one such neighbor regarding the visual and service vehicle impacts and the lack of a vegetated buffer and loss of existing trees along the rear common property lines. A detailed plan for the fencing and landscaping in this critical area should be presented, such as a wood stockade fence, and a landscape screen of a dense Arborvitae hedge or similar planting should be considered. Details of the dumpster screen (all four sides) are required, typically a wood stockade fence type enclosure with front gate. 8. Natural Areas: The proposal does not cause significant adverse impacts to natural resources or areas such as wetlands, significant geographic features, significant wildlife and marine habitats and natural fisheries. The proposal is consistent with the recommendations of the Maine Department of Inland Fisheries and Wildlife as found in the document titled The Identification and Management of Significant Fish and Wildlife Resources in Southern Coastal Maine, February No significant natural areas or resources have been identified on the site. 9. Lighting: The proposal shall provide exterior lighting sufficient for the safety and welfare of the general public while not creating an unsafe situation or nuisance to neighboring properties or motorists traveling nearby roadways. Lighting and photometric plans to be submitted. 10. Storm Water Management: The plan provides for adequate storm water management facilities so that the post development runoff rate will be no greater than the predevelopment rate or that there is no adverse downstream impact. Proposed storm water detention facilities shall provide for the control of two year and twenty-five year storm frequency rates. The design, construction and maintenance of private facilities are maintenance of private storm water management facilities. [See also 702.J.9] Steve Johnson s comments: 1. Storm Drains 9 9

10 a. The applicant shall provide a grading and utility plan showing the proposed storm drainage for the project as well as standard details for construction. b. All storm drain infrastructure must conform to Yarmouth Town Standards. 2. Drainage, Stormwater Management: As mentioned above, stormwater runoff shall be intercepted and will not be allowed to drain onto abutting properties. A formal pre-and post stormwater analysis will be required and the applicant shall submit evidence of how stormwater is managed on site. The applicant is strongly urged to consider implementing Low Impact Development (LID) design techniques for this project. 11. Erosion and Sedimentation Control: The proposed development includes adequate measures to control erosion and sedimentation and will not contribute to the degradation of nearby streams, watercourses or coastal lowlands by virtue of soil erosion or sedimentation. The erosion control measures are to be in conformance with the most current edition of the Environmental Quality handbook, Erosion and Sedimentation Control, prepared by the Maine Soil and Water Conservation Commission. [See also 702.J.10.a] Steve Johnson s comments: Erosion and Sediment Control (ESC): The applicant should note the required ESC Best Management Practices for this project. The Town expects that during construction the applicant and their construction manager/contractor perform the required inspections and enforcement of the ESC plan per MDEP requirements, including weekly inspections and documentation of all inspection work. In addition, the Town will be performing site inspections and will be reviewing the inspection records per the Town s NPDES MS4 General Permit. It is also very important that the BMP s be installed prior to the disturbance of site soils and vegetation. It should be noted that the construction contractor may require coverage under the Maine Construction General Permit if the disturbance is greater than or equal to one acre. 12. Buildings: The bulk, location and height of proposed buildings or structures will not cause health or safety problems to existing uses in the neighborhood, including without limitation those resulting from any substantial reduction to light and air or any significant wind impact. To preserve the scale, character, and economy of the Town in accordance with the Comprehensive Plan no Individual Retail use with a Footprint greater than 55,000 square feet shall be permitted. Structures defined as Shopping Centers shall be limited to a Footprint of 75,000 square feet. When necessary to accommodate larger projects, several Individual Retail Structures with Footprints of not more than 55,000 square feet each may be placed on the same lot, provided that all other standards are met. No less than 40 feet shall be allowed as separation distance between buildings. Efforts to save and plant native trees between and among structures shall be encouraged. We have not yet received building elevation plans. 13. Existing Landscape: The site plan minimizes to the extent feasible any disturbance or destruction of significant existing vegetation, including mature trees over four (4) inches in diameter and significant vegetation buffers. All the existing trees on the site will be removed to accommodate the addition. Three new trees are proposed along West Main and five new trees on Hillside. The application describes the proposed landscape plan as follows: Hardscape and Landscaping The placement of the new addition along the Main St. and Hillside St. will require the removal of four (on-site) deciduous trees along the Main St. frontage and approximately nine trees along Hillside St. and several smaller trees near the existing driveway The proposed planting concept includes new street trees (on private property) along Main St. and lower shrub and perennial plantings combined with two tiers of low stone walls to complement the existing streetscape in front of Coastal Manor. The applicant is also proposing benches placed adjacent to the Main St. sidewalk for the enjoyment of the public. As noted above, there is an outdoor seating area proposed at the corner of the building for residents to enjoy the activities along Main St

11 14. Infrastructure: The proposed development is designed so as to be consistent with off premises infrastructure, such as but not limited to sanitary and storm sewers, waste water treatment facilities, roadways, sidewalks, trail systems and street lights, existing or planned by the Town. The above landscape description includes the retaining walls and bench locations adjacent to the West Main Street sidewalk. It is likely that the existing (bituminous) sidewalk will be disrupted and will need to be rebuilt as part of this project. A new sidewalk will be required along the Hillside Street frontage, however the Town Engineer and Planner assessed the site for the best sidewalk location and conclude that the sidewalk should be installed on the other side of Hillside Street to extend the existing sidewalk from Cumberland to the Old Meeting House. The Town will be rebuilding Hillside Street next year, so a contribution to the cost of the sidewalk on the north side of Hillside equal to the applicant s Hillside Street frontage (about 190 ) will be required. 15. Advertising Features: The size, location, design, color, texture, material and lighting of all permanent signs and outdoor lighting fixtures are provided with a common design theme and will not detract from the design of proposed buildings or neighboring properties. None shown. 16. Design Relationship to Site and Surrounding Properties: The proposed development provides a reasonably unified response to the design constraints of the site and is sensitive to nearby developments by virtue of the location, size, design, and landscaping of buildings, driveways, parking areas, storm water management facilities, utilities storage areas and advertising features. [See also a.f. 1 11] Building elevation plans have not yet been submitted. See comments above for landscaping and buffering. 17. Scenic Vistas and Areas: The proposed development will not result in the loss of scenic vistas or visual connection to scenic areas as identified in the Town s Comprehensive Plan. None identified on or adjacent to the site. 18. Utilities: Utilities such as electric, telephone and cable TV services to proposed buildings are located underground except when extraordinary circumstances warrant overhead service. Propane or natural gas tanks are located in safe and accessible areas, which are properly screened. Utility plans still to be submitted. 19. Technical Standards: The proposed development meets the requirements of ARTICLE I.J (Technical Standards) of this Ordinance, except as waived by the Planning Board. To be determined. 20. Route One Corridor Design Guidelines: Notwithstanding the technical standards of this ordinance and the requirements of Article II, General provisions of the Zoning Ordinance, development and redevelopment within the C, Commercial and C-III, Commercial II districts shall be consistent with the Route One Corridor Design Guidelines, as approved August 19, The site is not on Route Right, Title and Interest: The applicant has sufficient right, title or interest in the site of the proposed use to be able to carry out the proposed use. To be submitted

12 22. Technical and Financial Capacity: The applicant has the technical and financial ability to meet the standards of this Section and to comply with any conditions imposed by the Board pursuant to ARTICLE I.I The applicant is working with Harriman Associates for architectural, landscape architectural and civil engineering services, with Wendi Holden, Tom Emery, and Frank Crabtree, respectively. Financial capacity to be submitted. 23. Special Exception Standards: These standards are addressed above. a. The proposed use will not create unsanitary or unhealthful conditions by reason of emissions to the air, or other aspects of its design or operation. b. The proposed use will not create public safety problems which would be substantially different from those created by existing uses in the neighborhood or require a substantially greater degree of municipal police protection than existing uses in the neighborhood. c. The proposed use will be compatible with existing uses in the neighborhood, with respect to visual impact, intensity of use, proximity to other structures and density of development. d. If located in a Resource Protection District or Shoreland Overlay Zone, the proposed use (1) will conserve visual points or access to water as viewed from public facilities; (2) will conserve natural beauty; and (3) will comply with performance standards of Article II of Chapter 701, Zoning Ordinance. 24. Chapter 702 Art.1.I. Conditional Approvals. The Planning Board may impose any condition upon approval of any site plan for any of the reasons set forth. V. RECOMMENDATION AND NEXT STEPS Among the materials still to be submitted going from Concept to Preliminary Site Plan are traffic analysis, parking analysis, lighting and photometric plan, utility plans, building design and elevations, financial capacity, right title and interest, and stormwater management plans and calculations. Issues of concern to be further explored and addressed include adequacy and safety of the vehicular circulation onto Hillside Street, landscape buffer for properties along Church Street and adequacy of proposed parking to meet projected demand. Attachments 1. Town Engineer Comment Memo, 9/13/ Public Works Director Erik Street Comment Memo, 9/18/ Fire Chief Michael Robitaille Comment Memo, 9/19/ Police Chief Michael Morrill Comment Memo, 9/14/

13 Attachment 1 Memo Town of Yarmouth, ME Town Engineer 200 Main Street, Yarmouth, ME x 224 To: Alex Jaegerman, FAICP, Director of Planning and Development From: Steven S. Johnson, P.E., LEED AP, Town Engineer CC: Erik Street, Nick Ciarimboli, Tom Connolly, Karen Stover, Wendy Simmons Date: September 13, 2017 Re: Sketch Plan for Major Site Plan Application: Coastal Manor Addition: 20 West Main Street Alex: I have reviewed the sketch plan application from Thomas Emery, MLLA, of Harriman on behalf of Orey Gadway of Coastal Manor for a building addition at 20 West Main Street dated September 6, I have the following technical comments on the application: 1. General: The applicant proposes to expand the existing building to provide for an addition with three levels and 39 new beds at the facility as well as the associated support infrastructure. This use is allowed in the MDR zone and nursing care facilities are covered under hospital use as a special exception. 2. Rights, Title: The Applicant should submit evidence of right, title and interest in the parcel with future submissions. 3. Solid Waste: The Applicant is proposing to provide commercial solid waste and recycling handling using existing screened dumpster(s). This is acceptable. It should also be noted that the site is adjacent to a residential homes and collection of dumpster waste should not occur before 5:00 AM or after 10:00 PM, per Chapter 306 Solid Waste Ordinance. 4. Water: Given the size of the expansion and the likely requirement of fire suppression, the applicant must submit evidence of the capacity to serve from the Yarmouth Water District (YWD). As a condition of approval and prior to issuance of the building permit, the Applicant shall submit evidence from YWD of their acceptance of any proposed infrastructure layout, design and sizing, which should account for both fire suppression, (if required), and domestic water service for the new building. 5. Traffic\Parking: The Applicant has indicated the standards require 39 spaces however they are proposing 34 spaces total. The Applicant has stated they will supply evidence that the proposed number of parking spaces is adequate for this use. I assume this evidence will be provided as part of future submissions. Also, a formal traffic analysis will be required, paying attention to addressing sight distance on Hillside Street. 6. Sewers: a. The applicant must provide the projected Gallons per Day (GPD) of sewage flow the new addition will generate, including the laundry operations. There is likely adequate capacity in the Town sewer system to accept sewage flow from the project, however this must be confirmed prior to approval. I will require the design calculations of the projected flow volumes forwarded to me for review. This must be a Condition of Approval; Johnson Comments Coastal Manor Sketch Plan (1).docxPage 1 of 2

14 1.1 b. The applicant shall provide information regarding the constituency of the wastewater generated as part of the laundry and food operations. All flow discharged to the sanitary sewer shall meet the requirements of Chapter 304 Sewerage Ordinance. c. A sewer connection permit and fee for the redevelopment will be required before the issuance of the building permit; d. It should be noted that during construction of any sewer infrastructure, all work must be inspected by Town staff or their designee prior to backfilling; e. All sewer infrastructure shall be constructed per Chapter 304 Sewerage Ordinance; f. Additionally, the applicant shall provide for grease removal from the proposed facility. 7. Storm Drains a. The applicant shall provide a grading and utility plan showing the proposed storm drainage for the project as well as standard details for construction. b. All storm drain infrastructure must conform to Yarmouth Town Standards. 8. Drainage, Stormwater Management: As mentioned above, stormwater runoff shall be intercepted and will not be allowed to drain onto abutting properties. A formal pre-and post stormwater analysis will be required and the applicant shall submit evidence of how stormwater is managed on site. The applicant is strongly urged to consider implementing Low Impact Development (LID) design techniques for this project. 9. Erosion and Sediment Control (ESC): The applicant should note the required ESC Best Management Practices for this project. The Town expects that during construction the applicant and their construction manager/contractor perform the required inspections and enforcement of the ESC plan per MDEP requirements, including weekly inspections and documentation of all inspection work. In addition, the Town will be performing site inspections and will be reviewing the inspection records per the Town s NPDES MS4 General Permit. It is also very important that the BMP s be installed prior to the disturbance of site soils and vegetation. It should be noted that the construction contractor may require coverage under the Maine Construction General Permit if the disturbance is greater than or equal to one acre. 10. Soils: The applicant should submit evidence that the soils existing on the site are likely adequate for the development proposed. 11. Site Plan/Ordinance Requirements: I have no concerns at this time, however the applicant will be required to address all the pertinent requirements of the ordinance. 12. Lighting: A lighting and photometric plan should be submitted. 13. Waivers: The applicant may require a waiver of the parking standard as noted above. 14. Off-site Improvements: None proposed. 15. Sketch Plan Drawing Comments: A sidewalk is not shown along the Hillside Street frontage of the lot. I believe the code requires the installation of a sidewalk along the project frontage. I would be pleased to review any other aspect of the application that you or the Planning Board may decide. 2

15 Attachment 2 Erik S. Street, Director of Public Works estreet@yarmouth.me. us Phone Fax TOWN OF YARMOUTH 200 Main Street, Yannouth, Maine Memorandum To: Planning Department CC: Steve Johnson - Town Engineer From: Erik S. Street - Director of Public Works Date: 9/18/17 Re: Coastal Manor Addition - Concept site Plan After reviewing the application, I have the following comments; 1. Tandem Parking - Overall, I like the idea, however the stalls do protrude into the right of way on the SE end of the lot. Given that the current width of Patty Lane is around 18' towards Church Street, it is not an issue now. However, if Patty Lane were to be rebuilt in the future, it may become one if the full right of way is required. 2. I understand that the trash dumpster is to be moved back, however it looks as though the Tandem parking could potentially block access to it. How will that be addressed? 3. West Main- Patty Lane Radius - Given that the applicant wants to use Tandem parking, they should be required to wrap the granite radius off of West Main into Patty Lane - similar to the other side of patty Lane. 4. Access to Hillside Street is a problem. After spending some time out there watching cars and taking measurements, I came up with about 108' +/- of site distance - well below the required 250'. The 108' will vary depending on the size of the vehicle. On top of that you have two additional driveways uphill from this location - the closest one being on 13' away and blind as well. The traffic on Hillside is expected to grow as McKearney Village Phase I nears completion and Phase IJ is scheduled to start soon. The Hillside Rd reconstruction project is scheduled to get underway next season, but it is doubtful that project under its current scope would provide any relief to this issue. Given that this access does not meet site distance requirements and that the parking improvements on the backside of Coastal Manor will only increase traffic using this Hillside Street access, I believe that this entrance will only become more of a safety issue than it currently is and should not be allowed under the 15 "Our Latchstring Always Out"

16 2.1 current conditions. (see attached photos). I believe the applicant should explore alternatives - such as eliminating the Hillside St access and providing a turnaround for vehicle accessing the rear of the building from Patty Lane, or possibly working with the Town during the Hillside Street reconstruction project to see if there is a way to improve the current site lines. If you have any questions, please let me know. 16

17 2.2 17

18 2.3 18

19 2.4 Standing at Church Street, Looking Down Hillside Street 19

20 2.5 Halfway Between Church and Driveway - Approx 108' to Truck Parked in Service Lane 20

21 2.6 Knoll Reduces Sight Lines Looking up Hillside Street from Coastal Hillside Access Point, Approximately 85' from Entrance. 21

22 Attachment 3 Town of Yarmouth, Maine Incorporated 1849 YARMOUTH FIRE RESCUE 178 NORTH ROAD (PO BOX 964) YARMOUTH, MAINE MICHAEL ROBITAILLE, CHIEF OF DEPARTMENT RICH KINDELAN, DEPUTY FIRE/EMS CHIEF BILL GODDARD, DEPUTY CHIEF To: Alex Jaegerman, Town Planner From: Michael Robitaille, Fire Rescue Chief Date: September 19, 2017 RE: Coastal Manor I have reviewed the sketch plan application from Thomas Emery, MLLA, of Harriman on behalf of Orey Gadway of Coastal Manor for a building addition at 20 West Main Street dated September 6, An approved NFPA 13 Sprinkler system needs to be installed and approved by the Maine Fire Marshalls Office. This is in accordance with Chapter 317, Sprinkler Ordinance, Yarmouth Municipal Code a. The Sprinkler System must be monitored by an approved monitioring company b. The Sprinkler System shall be inspected annually and a copy of the tests are to be delivered to the Yarmouth Fire Chief 2. An approved fire alarm system according to NFPA 1 and approved by the Maine Fire Marshalls Office 3. An annunciator panel needs to be located at the main entrance of the business. This is in accordance with Chapter 317, Sprinkler Ordinance, Yarmouth Municipal Code. 4. A KNOX box must be installed according to Chapter 317, Sprinkler Ordinance, Yarmouth Municipal Code. 5. The Fire Department Sprinkler connectionwith be a 5 Stortz connection and located in an approved location by the Fire Chief. a. The location of the Fire Department connection shall be easily accessible and approved by the Fire Chief and the Superintendent of the Yarmouth Water District. 22

23 Street numbering shall be a minimum of 4 in height and in a color to contrast or be distinctly visible from any background color and shall be conspicuous to any reasonable person in a motor vehicle during daylight hours. 7. The proposed Fire Lane of 20 is of concern for future fire apparatus width. Current apparatus can safely operate in this proposed road width. Future Ladder trucks could conceivable have a jack spread of 25 total width. 8. The installed generator should be of such size that it can sustain operations in the event of an extended period of no power. 9. Elevators that are installed should be able to accommodate ambulance stretchers. Current Stretchers are 7 feet. I would recommend that any elevators be greater than 7 6 to easily accommodate department stretchers. 23

24 Attachment 4 Yarmouth Police Department Memo To: From: Alex Jaegerman, Director of Planning and Development Chief Michael E. Morrill Date: September 14, 2017 Re: Coastal Manor Addition, Conceptual Site Plan I have reviewed the above indicated filing and supporting documents for the proposed addition to Coastal Manor located at 20 West Main Street, and offer the following comments: The proposed parking summary submitted by Thomas Emery of Harriman Architects & Engineers on behalf of the owner, Orey Gadway indicates the project will only have 34 total parking spaces available. Yarmouth Municipal Code requires the applicant to have a total of 39 total parking spaces available. The applicant acknowledged this during a meeting with staff on September 5, 2107 and will be providing a parking analysis report demonstrating the adequacy of the proposed spaces, due in part because nursing care residents do not have vehicles. Before commenting additionally on whether the number of parking spaces available adequately meets our requirements, I would prefer to wait for the applicants parking analysis report. I concur with the applicant s decision to limit entry to a rear driveway from Patty Lane only. Because of visibility issues, no traffic will be allowed to enter this driveway from Hillside Street. Vehicles leaving the rear driveway will be required to exit on to Hillside Street and restricted to right turns only. Left turns will be prohibited. Traffic signs will need to be installed by the applicant, notifying motorist of these restrictions. Please let me know if I can be of further assistance in this matter. 24