September 06, 2017 Alex Jaegerman, FAICP Director of Planning and Development 200 Main Street Yarmouth, ME 04096 Re: Coastal Manor Addition, Conceptual Site Plan Submittal Orey Gadway, Owner/ Administrator Coastal Manor 20 West Main St Yarmouth, ME 04096 Dear Alex: Attached please find Coastal Manor s submittal for Concept Site Plan Review for a 39-bed addition to Coastal Manor. Thank you and town staff for meeting with the project team and providing comments on the project plans to date. Attached are 5-full size copies (24 X36 ) and 9 reduced copies (11x17) of the following: 1. Cover Letter including Project Description 2. Context Map (Aerial Photograph) 3. L1.0 Concept Site Plan 4. A 10.1 Basement and First Floor Plan 5. A 10.2 Second Floor Plan Project Description: Existing Site Titcomb Associates of Falmouth has prepared a Boundary and Existing Conditions survey of the property. Site Area 1.13 Acres (49,267 sq. ft.) Zone MDR Medium Density Residential. Nursing Care Facilities are covered under Hospital Use as a Special Exception Existing Use Nursing Care Facility, 39 beds. Assisted Living, 8 beds. Staff 14 (daytime shift) Parking - 24 (plus tandem spaces) Utilities and Storm Drainage The site is served by public water, sewer, storm drainage and power located in Main Street. Natural gas is also available in Main St. Existing development Coastal Manor consists of two, two story wood framed structures joined by a central connector. Parking (14 spaces) is provided along the easterly side of the existing building near the main entrance. Additional parking (10 spaces) is provided at the rear of the property accessed via a service drive extending from Patty Lane from the east to Hillside Street to the west. The westerly portion of the site is open lawn.
Coastal Manor Concept Site Plan Review Alex Jaegerman, FAICP September 06, 2017 Page 2 Topography the site slopes down from back to front and from the west to east. There is about a 16-ft. grade change from the rear driveway area to the front property line on the westerly (open) portion of the site. The slopes are steeper at the rear and flatten out toward Main St. Vegetation Deciduous trees are located on the undeveloped portion of the site, fronting on Main St. and Hillside St. The trees along Main St. range in size from 24-28 inches with one as large as 38-inch diameter. The trees along Hillside St. form a grove of deciduous trees typically in the 6-12-inch size with some as large as 26 to 30 inches. The grove is comprised in part of Norway Maples which are easily established from reseeding and considered invasive. This grove of trees is surrounded by a mulched bed with a sweeping lawn making up the remaining, open portion of the site. Deciduous trees are also located along the rear property line. They range in size from 6 to 18-inches with one as large as 50-inch diameter. Ornamental trees and perennials are located throughout the property. Solar aspect The frontage along Main St. is north-facing. The open portion of the site provides an opportunity to capture east and south light while Hillside St. is west facing. Proposed Development Building - Coastal Manor is an existing nursing home, comprised of thirty-nine nursing and eight assisted living beds. The existing thirty-nine nursing beds will be relocated into the proposed addition. The proposed nursing home addition is comprised of a two-story building with a partial basement; the total building area is 21,136 square feet. The proposed building addition will be a non-combustible, sprinklered structure of steel frame and infill framing, concrete slabs, steel joists, and a fire rated roof assembly. There will be 16 semi-private and 3 private residential accommodations, living room, dining/activity room, 2 tub rooms, rehabilitation services, administrative offices, various building service and utility functions, and a nurse s station on each floor. The partial basement consists of a commercial kitchen, laundry, hygiene, Building M/E/P utility room, employee break room, and a general facility storage area. The exterior of the proposed nursing home is being designed to fit into the context of Yarmouth s Main Street architecture. The use of varying sized, well-proportioned window fenestration and façade segmentation created through careful alignment of the gable ends and the roof line will help break up the mass of the building and add interest to, and reinforce the streetscape. The corner of the building located at the intersection of West Main and Hillside Streets will have a strong presence both programmatically and architecturally with a prominent corner comprised of large openings to the exterior including increased glazing and an exterior patio to allow the residents to enjoy and experience the activity of downtown Yarmouth. The new addition is located on the open portion of the site to the west of the existing building and will be connected. Site improvements Site improvements include additional parking, a one-way fire lane across the rear of the property, new utilities and storm drainage incorporating LID measures, hardscape and landscaping improvements.
Coastal Manor Concept Site Plan Review Alex Jaegerman, FAICP September 06, 2017 Page 3 Proposed Parking Summary New Addition Use Ratio Parking Spaces Req d. 39 Nursing Care Beds 1 space/ 3 beds 13 14 staff 1 space / staff 14 Existing Building reuse 25 Assisted Living 1 space/ 3 beds 9 3 staff 1 space / staff 3 Total Parking Required 39 Proposed Parking Existing East Entry 14 East Entry tandem* 7 New standard spaces 7 New parallel parking 6 Total Parking Proposed 34** * Tandem parking for staff only is proposed behind the existing perpendicular parking spaces along Patty Lane. The tandem spaces are 9 x 19 and will be located within the property limits. This managed, assigned parking concept was discussed with the former Town Planner as a creative solution to minimizing additional impervious surfaces (area already paved) while providing convenient parking for staff. ** The Applicant will provide a parking analysis demonstrating the adequacy of the proposed spaces due in part to the nature of the nursing care residents not driving. Site Circulation Access to the east end of the site and rear fire lane will continue to be via Main St. and Patty Lane. The new parking spaces at the back of the site will be accessed via the fire lane. The 20-ft. wide fire lane is one-way from Patty Lane exiting onto Hillside Street. The exist-only driveway at Hillside St. will be right turn-only (toward Main St.). 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. New Building Entrance A single, secure entrance is proposed for the new addition with access from the rear parking areas. The sidewalks to the entrance will be ramped meeting ADA requirements for accessible routes (1:12 slope). These sidewalks/ ramps will serve both the main entrance vestibule and deliveries to the stair tower providing access to the basement level.
Coastal Manor Concept Site Plan Review Alex Jaegerman, FAICP September 06, 2017 Page 4 Landscaped Courtyard The entrance walk is flanked by a sunken, landscaped courtyard located outside the main level common living/ community room. The courtyard is south-facing and will enhance the entrance experience as well as provide a welcoming outdoor space for residents and guests. Building Services and Utilities The siting of building services will remain near their present locations. An existing generator on the north side of the existing building will be relocated nearer the new fire lane for access. The existing dumpsters will be moved back with a fenced enclosure. The new addition will have all new underground utilities. The storm drainage design is being prepared by Frank Crabtree, PE, of Harriman. Low impact development opportunities are being explored and may include porous pavement, permeable pavers, and subsurface storage and/ or filter systems. Site Lighting Lighting has not been designed, but conceptually will include LED area lighting and pedestrian lighting with decorative fixtures and low-level landscape lighting. Illumination levels will be as required by zoning with full cutoff fixtures to avoid light trespass. Mounting heights will be appropriate to the site and function. We look forward to meeting with the planning board at the September 27 workshop meeting. In order to maintain a project schedule of an early spring 2018 construction start and late fall 2018 building close in for completion over the winter, the Applicant will be following up with a full Site Plan Application as soon as possible. As Mr. Gadway discussed during our staff meeting, his vision for this project is both a legacy to his family as well as for the Town of Yarmouth to meet the pressing demand for senior care while providing a facility which complements the community, its village and streetscape character. Sincerely, Harriman Thomas N. Emery, MLLA Senior Landscape Architect / Urban Designer temery@harriman.com Enclosures: As noted Cc. Orey Gadway, Owner, Administrator Coastal Manor Mark Burnes, AIA Principal, Harriman Wendi Holden, Senior Designer, Harriman Frank Crabtree, PE, Associate, Harriman
54' - 0" AUBURN PORTLAND PORTSMOUTH BOSTON YARMOUTH COASTAL MANOR 20 W MAIN STREET YARMOUTH, MAINE PRIVATE 1 Harriman Project No. 17468 Key Plan Proj North LIVING 37' - 6" 15' - 0" 10' - 0" 66' - 6" 2' - 6" VESTIBULE 1 114' - 6" FACILITIES COMMERCIAL KITCHEN FOOD STORAGE EMR STORAGE 17' - 2" TUB/TRAINING MEDS NURSES STATION CHARTS HSKP Issues and Revisions Date Description ELEV EMPLOYEE RESTROOM DIRTY CLEAN PUBLIC RESTROOM MECH/ELEC /IDF ELEVATOR DINING/ACTIVITIES 54' - 6" CHEF JANITOR TRANSFER SWITCH EMPLOYEE BREAKROOM UP 54' - 6" BATH PROGRESS PRELIMINARY NOT FOR CONSTRUCTION 09-06-17 LAUNDRY DIRTY LAUNDRY CLEAN MECHANICAL ELECTRICAL SPRINKLER 91' - 6" PA / PE: Drawn By: MB WLH c 2017 Harriman Associates 91' - 6" LOWER LEVEL & FIRST FLOOR PLAN - SCHEME C Plot Date: 9/5/2017 5:02:49 PM A1 LOWER LEVEL FLOOR PLAN (4,874 SF) SCALE: 1/8" = 1'-0" A3 FIRST FLOOR PLAN (8178 SF) SCALE: 1/8" = 1'-0" A10.1
AUBURN PORTLAND PORTSMOUTH BOSTON 54' - 0" YARMOUTH COASTAL MANOR 20 W MAIN STREET PRIVATE 1 Harriman Project No. YARMOUTH, MAINE 17468 Key Plan Proj North C1 PRIVATE 1 FLOOR PLAN SCALE: 1/4" = 1'-0" C2 PRIVATE 2 FLOOR PLAN SCALE: 1/4" = 1'-0" 114' - 6" OXYGEN TUB/TRAINING NURSES STATION PRIVATE 2 Issues and Revisions Date Description HSKP DIRTY CLEAN MECH/IDF ELEVATOR 54' - 6" BATH REHAB PROGRESS PRELIMINARY NOT FOR CONSTRUCTION 09-06-17 91' - 6" PA / PE: Drawn By: MB WLH c 2017 Harriman Associates SECOND FLOOR PLAN - SCHEME C Plot Date: 9/5/2017 5:02:00 PM A1 FLOOR PLAN SCALE: 1/4" = 1'-0" A3 SECOND FLOOR PLAN (8084 SF) SCALE: 1/8" = 1'-0" A10.2