LONG MEADOW PLANNING & LANDSCAPE ARCHITECTURE, LLC

PEER REVIEW LETTER

April 16, 2021

York Planning Board Dylan Smith, Planning Director Town of York 186 York Street York, Maine 03909

Application: Bristol Pointe Phase 2 — Jefferson Homes, Inc. 294 York Street (Tax Map 115 Lot 233) Site Plan and Subdivision Review Review Status: New Sketch Plan Application

Board members and Mr. Smith,

The following information has been provided for preliminary and final plan review: 1. Application form dated 2/1/2021 2. Sketch Building Floor Plan: Bristol Pointe 2 – York Maine, Mr. David Lauze -Developer. Prepared by Weger Associates Architects. 11/17/2020

3. Sketch Building Elevation: Bristol Pointe – York Village Maine, Residential and Commercial Building proposed by Mr. David Lauze -Developer. Prepared by Weger Associates Architects. 2/15/2021

4. Sketch Plan: Bristol Pointe – Phase 2, 294 York Street, York Village Maine. Prepared by Weger Associates Architects. 2/11/2021. With review of the above information and the Town’s Zoning ordinance and the Site Plan and Subdivision regulations, I offer the following comments on compliance with the Town’s ordinances.

PROJECT DESCRIPTION

The 0.54 acre project site is located next door to the Bristol Pointe mixed-use building (#298) that the Planning Board approved in July of last year. A similar proposal, with the aim to demolish the existing single family residence and construct a three story building to accommodate 12 residential dwelling units and 300 SF of commercial space on the first floor. 12 of the 16 proposed parking spaces are planned as structured parking under the proposed building with the remaining four spaces planned at the rear of the property accommodated by a proposed wetland fill. The site is located in the York Village Center-1 (YVC-1) zoning district, with access to public water and sewer.

207.604.4245 [email protected] 104 Spring Street Saco, Maine 04072 PEER REVIEW LETTER NO. 1 BRISTOL POINTE – PHASE 2 APRIL 16, 2021 PAGE 2 OF 4

REVIEW SUMMARY/HIGHLIGHTS

The application is before the Planning Board as required by the Zoning Ordinance (Sec. 4.3 and Sec. 18.15) for review of non-residential development (site plan) and review of the creation of three or more dwelling units (subdivision). The following is a summary of the review comments:

1. The application appears to be complete for sketch plan review. 2. Proposed Wetland Fill. It does not appear from review of Article Eleven Wetlands Protection Overlay District (Sec. 11.3 in the context of Sec. 11.1.2) that wetland fill for the purposes of proposed parking is permitted. 3. Accessibility. As with Phase 1, the planned first floor non-residential uses will require an accessible route from the sidewalk and from the parking. In addition, a minimum of one van accessible parking space is required, with an 8-foot wide aisle. 4. Sidewalk. The applicant is proposing to continue the new sidewalk that was approved in front of #298 with accommodations for benches. 5. Vehicle maneuvering -turn around. The site design is compact and tight that will require review and demonstration of safe and adequate maneuvering for vehicles, including public safety.

COMPLETENESS REVIEW

The applicant has submitted a sketch of the proposed site design and building that is anticipated by Section 6.1 and appears the Sketch Plan application is complete. COMPLIANCE WITH THE TOWN’S ORDINANCES

ZONING ORDINANCE

1. The York Village Center-1 District (Sec. 4.1.2). The Applicant will need to demonstrate compliance with the following: a. For Residential Use Category (YVC-1 & YVC-2), Multi-Family Dwelling- Only on lots served by public sewer and public water. On lots with frontage on York Street, Woodbridge Road or Long Sands Road the use shall only be permitted within a mixed-use building and shall occupy no more than 50% of the first floor gross floor area. b. For Office Use Category (YVC-1 & YVC-2), Business, Financial, Professional or Government Office, Excluding Town of York or York School District Office (provided the use does not occupy more than 50% of the street level gross floor area and does not occupy more than 50% of the front half of a building adjacent to York Street, Woodbridge Road or Long Sands Road).

2. Density (Sec. 5.4). The density provision does not include the YVC-1 among the density requirements, including the maximum number of dwelling units, for the various zones in

207.604.4245 [email protected] 104 Spring Street Saco, Maine 04072 PEER REVIEW LETTER NO. 1 BRISTOL POINTE – PHASE 2 APRIL 16, 2021 PAGE 3 OF 4

Town. Density is essentially dictated by the dimensional requirements, including restrictions based on gross floor area and location of uses on the first floor, building height, impervious coverage and required parking. 3. Non-residential Performance Standards (Sec. 6.1). The applicant will need to review these standards an address those that apply to the mixed-use building that is being proposed, including 6.1.12.1 (YVC-1).

4. Parking Performance Standards in the YVC-1 (Sec. 15.3). The applicant has proposed the minimum required parking for the redevelopment. With the potential of losing spaces when considering ADA parking standards and wetland constraints, the applicant may want to review Sec. 15.3.E and determine if there is a compelling rationale to reduce the required parking for the Planning Board to consider. Or the scope of the development can be reduced.

SITE PLAN AND SUBDIVISION REGULATIONS

The applicant should review the regulations and address those provisions that apply and provide a written waiver request and rationale for those that cannot be met. Below are some comments related to these regulations.

5. Sidewalk Design. It appears the new sidewalk depicted on the plans includes a step or steps. This is not ideal and it may be prudent to discuss the details of the sidewalk early with the Director of Public Works. The design of the sidewalk may also be pertinent in providing an accessible route to the front entrance.

6. Open Space. Sec. 7.13.1 under the Site/Subdv Regs directs the Planning Board to require the reservation of at least 10% of the gross lot area as open space. The applicant and the Board may want to discuss what the expectations are for this requirement as it relates to the proposed development.

7. Vehicle access and maneuverability. There does not appear to be a sufficient space at the rear of the site for vehicles to turn around, especially delivery and emergency vehicles. The applicant should review early with the Fire Department and provide turning templates on the further developed site plan to ensure safe and proper vehicle maneuvering on the site.

WAIVER REQUESTS

The applicant should provide a comprehensive list as part of the preliminary plan application of all requested waivers from submittal and standard/provision requirements.

207.604.4245 [email protected] 104 Spring Street Saco, Maine 04072 PEER REVIEW LETTER NO. 1 BRISTOL POINTE – PHASE 2 APRIL 16, 2021 PAGE 4 OF 4

CONCLUSION

The Sketch Plan application submitted is complete to enable a discussion between the applicant and the Planning Board. With consideration of the comments above and other comments and questions from Board members and the applicant, the Board should provide the applicant with its expectations for the subsequent preliminary plan application and review.

Feel free to contact me with questions.

Best regards,

Christopher Di Matteo Licensed Landscape Architect [email protected] 207.604.4245

207.604.4245 [email protected] 104 Spring Street Saco, Maine 04072