TO: PROJECT REVIEW BOARD FROM: DONNA LARSON, TOWN PLANNER RE: STAFF REPORT DATE: WEDNESDAY, FEBRUARY 8, 2017

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1 TO: PROJECT REVIEW BOARD FROM: DONNA LARSON, TOWN PLANNER RE: STAFF REPORT DATE: WEDNESDAY, FEBRUARY 8, 2017 Antonia s Pizzeria Generator The applicant is seeking approval of a Design Review Certificate to add a generator on the street side of their property at 193 Lower Main Street. Design Review District I Class C. Tax Assessor Map 23, Lot 56. Antonia s Pizzeria, applicant; A&S Properties, owner; Doug Sawyer, Generators of Maine, representative. The applicant is seeking approval to install a generator at their location on Lower Main Street. The generator is proposed for the Main Street side, close to an existing emergency exit. Three existing shrubs will be removed. The applicant did explore other locations on the site, however utilities, dumpsters, pavement and parking were already in place and this was the most practical location that would not interfere with those other site features. In addition, this location is closest to the entrance of the electricity and gas services and where they enter the site. A photo of the unit has been submitted. The unit will be tanish in color with dimensions of 89.8 inches in length; 32.9 inches in width; and 45.5 inches in height. Once in place, and when weather permits, the plan includes the installation of four evergreen shrubs, on the street side of the generator, and which will be the height of the generator, to help screen the unit from the road. It is a suggested condition of approval, the prior to the issuance of a permit for the installation of the generator, the applicant establish a performance guarantee to cover the cost of the plantings. The performance guarantee would be retained by the Town until such time that the Town determines that the shrubs have been planted as approved and established enough that it appears that they will survive. Design Review Ordinance: Chapter 22 Section VII.C. 1. Scale of the Building. The scale of a building depends on its overall size, the mass of it in relationship to the open space around it, and the sizes of its doors, windows, porches and balconies. The scale gives a building "presence"; that is, it makes it seem big or small, awkward or graceful, overpowering or unimportant. The scale of a building should be visually compatible with its site and with its neighborhood. The scale of the main building will not be altered. The generator will be relatively small and size with dimensions of 89.8 inches in length; 32.9 inches in width; and 45.5 inches in height. Based upon this information, the Board finds that this standard has been met. 2. Height. A sudden dramatic change in building height can have a jarring effect on the streetscape, i.e., the way the whole street looks. A tall building can shade its neighbors and/or the street. The height or buildings should be visually compatible with the heights of the buildings in the neighborhood. 1

2 The scale of the main building will not be altered. The generator will be relatively small in size with dimensions of 89.8 inches in length; 32.9 inches in width; and 45.5 inches in height. Based upon this information, the Board finds that this standard has been met. 3. Proportion of Building's Front Facade. The "first impression" a building gives is that of its front facade, the side of the building, which faces the most frequently used public way. The relationship of the width to the height of the front facade should be visually compatible with that of its neighbors. The generator will be installed in front of an existing solid section of façade. It will be smaller in height than the abutting structure. Based upon this information, the Board finds that this standard has been met. 4. Rhythm of Solids to Voids in Front Facades. When you look at any facade of a building, you see openings such as doors or windows (voids) in the wall surface (solid). Usually the voids appear as dark areas, almost holes, in the solid and they are quite noticeable, setting up a pattern or rhythm. The pattern of solids and voids in the front facade of a new or altered building should be visually compatible with that of its neighbors. The generator will be installed in front of an existing solid section of façade. It will be smaller in height than the abutting structure. It will not affect the rhythm or solids to voids of the structure. Based upon this information, the Board finds that this standard has been met. 5. Proportions of Opening within the Facility. Windows and doors come in a variety of shapes and sizes; even rectangular window and door openings can appear quite different depending on their dimensions. The relationship of the height of windows and doors to their width should be visually compatible with the architectural style of the building and with that of its neighbors. No new openings on the existing facade are proposed. Based upon this information, the Board finds that this standard has been met. 6. Roof Shapes. A roof can have a dramatic impact on the appearance of a building. The shape and proportion of the roof should be visually compatible with the architectural style of the building and with those of neighboring buildings. The roof shape of the existing structure will not be altered. Based upon this information, the Board finds that this standard has been met. 7. Relationship of Facade Materials. The facades of a building are what give it character, and the character varies depending on the materials of which the facades are made and their texture. In Freeport, many different materials are used on facades - clapboards, shingles, patterned shingles, brick - depending on the architectural style of the building. The facades of a building, particularly the front facade, should be visually compatible with those of other buildings around it. The façade of the existing building will not be altered. Based upon this information, the Board finds that this standard has been met. 2

3 8. Rhythm of Spaces to Building on Streets. The building itself is not the only thing you see when you look at it; you are also aware of the space where the building is not, i.e., the open space which is around the building. Looking along a street, the buildings and open spaces set up a rhythm. The rhythm of spaces to buildings should be considered when determining visual compatibility, whether it is between buildings or between buildings and the street (setback). The generator will be relatively small in size with dimensions of 89.8 inches in length; 32.9 inches in width; and 45.5 inches in height. It will be located in front of the building and be screened from the road. Based upon this information, the Board finds that this standard has been met. 9. Site Features. The size, placement and materials of walks, walls, fences, signs, driveways and parking areas may have a visual impact on a building. These features should be visually compatible with the building and neighboring buildings. The generator is proposed for the Main Street side, close to an existing emergency exit. Three existing shrubs will be removed. The unit will be tanish in color with dimensions of 89.8 inches in length; 32.9 inches in width; and 45.5 inches in height. Once in place, and when weather permits, the plan includes the installation of four evergreen shrubs on the street side of the generator, to help screen the appearance from the road. This location is closest to the entrance of the electricity and gas services and where they enter the site. Based upon this information, the Board finds that this standard has been met. 10. In addition to the requirements of the Freeport Sign Ordinance, signs in the Freeport Design Review District shall be reviewed for the following: materials, illumination, colors, lettering style, location on site or building, size and scale. Minor changes that do not alter the dimensions or lettering style of an existing sign need not be reviewed, i.e. personal name changes for professional offices, or changes in hours of operation. See Special Publication: "Sign Application Requirements". No signage is proposed. Based upon this information, the Board finds that this standard has been met. Conclusion: Based on these facts the Board finds that this project meets the criteria and standards of the Design Review Ordinance. Proposed Motion: Be it ordered that the Freeport Project Review Board approve the printed Findings of Fact and Design Review Certificate for Antonia s at 193 Lower Main Street, for the installation of a generator and screening, to be substantially as proposed, finding that it meets the standards of the Freeport Design Review Ordinance, with the following Conditions of Approval: 1) This approval incorporates by reference all supporting plans that amend the previously approved plans submitted by the applicant and his/her representatives at Project Review Board meetings and hearings on the subject application to the extent that they are not in conflict with other stated conditions. 2) Prior to applying for an electrical permit for the generator installation, the applicant establish a performance guarantee in the amount to cover the cost of the proposed plantings, in the amount to of $tbd in a form acceptable to the Town Attorney. The performance guarantee will be retained by the Town and kept in place until such time that the Town determines that the shrubs have been planted as approved and established 3

4 enough that it appears that they will survive. Along with the performance guarantee, a nonrefundable administrative fee of 2% of the performance guarantee, in the amount of $tbd, be paid. Maguire Construction Conceptual Site Plan The applicant is presenting conceptual site plans for a new 6,300 s.f. building and associated site improvements at their property on US Route One (South). The building will be used for office for a construction company and workshop space. Tax Assessor Map 23, Lot Maguire Construction, applicant and owner; Tom Farmer, Landscape Architect, representative. This property is on Route One South and was formerly part of the parcel that is home to a medical office. It is about 3.5 acres and in the Commercial 1 District. The Design Guidelines for Commercial Districts, per the Freeport Zoning Ordinance, would also be applicable. The site used to be developed with small cabins, and is now mostly covered with scrub/shrub growth. The site plan has been designed in a way so that potentially the applicant could further divide the property in the future. A conceptual site plan depicting a portion of the property is included in the packet along with a survey of the entire parcel. This is not a subdivision application. The applicant is proposing a 6,300 s.f. building which would be used for office and workshop space for their existing construction business which would be relocating to the site. The new building will be designed with barn architecture; conceptual drawings have been included in the submission. There will be three overhead doors one the building; all will be located on a rear façade and not visible from the road. The building will be wood sided, with PVC trim and a metal roof. Decorative details have been added as design features. The site plan has been designed in a way so that potentially the applicant could further divide the property in the future. The site does have some fairly good size areas of wetlands and where the building is proposed, there would be some impacts from filling. The applicant did meet on-site with the Department of Environmental Protection (DEP) and a Tier One Wetlands Alteration Permit will be required. Wetlands filling can be reduced or avoided if the building is moved. The applicant will also need to submit Stormwater Management and Erosion Control Plans, to be reviewed and approved by the Town Engineer. The Town Engineer and the applicant s representatives have had a preliminary meeting. The applicant is proposing to reuse an existing driveway opening on the site. There are actually two; but only one will be used. The internal circulation has been design to accommodate large trucks that would make deliveries to the site and need adequate room to maneuver. The driveway and parking areas will be paved. Some small areas of sidewalk have been added to provide space for safe pedestrian access from the parking area to the building. Details on lighting, landscaping, signage and solid waste disposal will be included with the final submission. The location of any outside dumpsters will need to be shown on the plan. There are some applicable landscape buffering requirements in this district. In addition, one question raised was if there will be any external fans in the workshop area and if any noise would be generated. If that is the case, details should also be included with the final submission. Written capacity letters from both the Freeport Water District and the Freeport Sewer District will need to be submitted. A Street Opening Permit from the Freeport Public Works Department may be required. 4

5 Does the Board want to schedule a sitewalk? Regional School Unit #5 Site Plan Amendment PUBLIC HEARING The applicant is presenting conceptual plans for a Site Plan Amendment at Freeport High School. The applicant is proposing a track and turf field sports complex with associated site improvements, lighting, parking lot reconfiguration, relocation of the softball field and an event parking plan. Tax Assessor Map 11, Lot 24. Regional School Unit #5, applicant and owner; Pat Carroll, Carroll Associates, representative. The applicant is presenting conceptual plans for a site plan amendment at Freeport High School. The applicant is proposing a track with turf field. There will also be some reconfiguration of existing parking areas. Plans include bleachers, some storage buildings, a 3 bay garage, concession stand with restrooms, ticket stand, lighting and a new softball field in the location of an existing field hockey field. The complex will have include a chain link fence around the perimeter and incorporate some areas (along Snow Road) of retaining wall. Stormwater improvements will include a stormwater bioretention pond and some rain gardens. The site will be served by public utilities and the applicant will need to submit letters from both utilities indicating that they have the capacity to serve the project. In addition, the applicant will need to submit details on how solid waste will be stored and disposed of from the complex. Facility Use - The applicant has submitted detailed information on the likely use of the proposed facility and also compares the intensity of the proposed use to the use of the current athletic fields in this location. It appears that although there might be some overlap, for the most part these athletic events will take place outside of the standard school day hours. The applicant is preparing a document outlining guidelines for field use and this will be included in the final submission. Seating - Bleachers are shown on the plan. About 750 seats are proposed to be installed now, and the request includes the possibility of an additional 250 seats on the opposite side of the field in the future. Parking - Since the use of the track and field is considered accessory to the High School, there is no additional parking proposed at this time. Combined, there are about 190 existing parking spaces on the site. A detailed breakdown of available parking will be included in the final submission. The applicant submitted a conceptual parking and wayfinding exhibit which does depict other nearby parking. The applicant has been talking to nearby parking lot owners about the use of some of these nearby privately owned parking lots; details will be forth coming. The final plans will also include provision to provide appropriate accessible parking. Does the Board feel that this is an acceptable approach to addressing the issue of parking, since the primary use of this facility will be outside of school hours? The applicant will also create an Event Management Plan to address parking and circulation for some of their larger events. This will be included in the final submission. Traffic Flow The applicant has submitted a general overview that depicts possible traffic flow to the area and includes the possible installation of wayfinding signs. This is something that needs to be worked out in detail, and depending on the scope, may be referred to the Traffic and Parking Committee. If the use of parking in nearby lots is included in the final submission, it is important to note that the existing traffic flow in the area directs vehicles down Howard Place to the back parking lots in that area. If abutting lots will be utilized, the timing of sporting events in the fall needs to be looked at, as that is also a time when there is peak visitor traffic in the village shopping area. The issue of pedestrian access from such abutting lots to the complex would also need to be addressed. 5

6 A draft traffic impact study has been included in the submission from the applicant s Traffic Engineer. This memo was completed during the review process for the high school expansion project (which did include some field improvements). An updated memo will be forthcoming. Wayfinding Signs for parking Conceptual plans submitted include some wayfinding signs and temporary signage guiding people to existing and possibly potential parking areas. This is something for which the details still need to be worked out. Wayfinding signs are something that is typically reviewed by the Traffic and Parking Committee as the Project Review Board does not regulate the Town s wayfinding signage. An alternate to wayfinding signs that the applicant could explore would be the traditional blue and white directional signs. This is something that the applicant may want to discuss, as an option, with the Codes Enforcement Officer as he is responsible for overseeing, permitting and enforcing those standards. The other issue with signage is the proposal of temporary signs. Temporary signs are not permitted without a permit, and furthermore, off premise signs are not permitted by the Ordinance (or by State law) and in no other cases have signs directing patrons to other people parking lots been permitted. This is something that would be overseen by the Codes Enforcement Officer, but something worth mentioning. Lighting Plans and details on lighting have been included in the submission. Two plans have been included. The first plan incorporates the use of HID fixtures and is what the current proposal includes and what approved funding could afford. The second plan being explored by the applicant uses LED fixtures and gets the illumination levels at the property lines to levels that are permitted by the Ordinance. The applicant is currently exploring both options, however the funding limitations may not permit the LED to be a practical option. Based upon the proposed plans, waivers would be required. Currently the proposed plan is for four poles at feet in height; the maximum permitted by the Ordinance is 20 feet. In addition, with the HID plan, the illumination levels at a few spots along the property line would be slightly over the maximum of one tenth footcandle permitted by the Ordinance. Neither plan has fixtures that are full cut off. Again, this is a standard that would need to be met unless otherwise waived by the Board. Are these requirements standards the Board is willing to consider waiving? One question staff has is how will the use of the lighting be controlled ie: Is it pre-scheduled or computerized? Also, the lighting plans submitted have been forwarded to Bartlett Lighting Design for a peer review on behalf of the Town of Freeport. This is something that Bartlett has done for the Town in the past and the applicant has agreed to willingly do. This is being done at the financial expense of the applicant. Stormwater The applicant will need to amend their existing Site Location of Development Permit with the Maine DEP. The project will need to comply with the DEP Chapter 500 Rules and the Town Of Freeport s Chapter 53, Post-Construction Stormwater Management Ordinance. The parcel is within the regulated urban area, but not within the watershed of any of Freeport s Urban Impaired Streams. Paperwork for the amendment has already been submitted and the applicant is awaiting final approval. The Town Engineer will also need to review and approve the stormwater management and erosion control plans. His initial comments are included in a review memo dated 02/02/17 and does include some comments that should be incorporated into final plans for the project. Freeport Village Overlay District - This property is in the Freeport Village Overlay District and there are regulations for that area are specific in regards to certain site details. Only certain sections of the 6

7 standards to apply and there are some site design details that may need to be incorporated into the final plan. PA System There will be a new PA system for games and other events. The existing portable PA system will still be used for some events. The applicant is working with an acoustics consultant on placement to minimize the impact on surrounding properties. A memo dated January 27, 2017 has been included in the submission. Section 515 of the Freeport Zoning Ordinance addresses noise regulation. There are standards for each Zoning District and the Ordinance says that the average dba count for any activity shall be computed based on samples taken during hours of operation at intervals over a 24-hour period. One point raised by the Codes Enforcement Officer was the question as to what the baseline dba measurements in the area might be as the site is abutting the highway. Vegetation/landscaping The applicant is proposing to retain as much of the existing vegetation as possible. No new landscaping is proposed. There are many mature trees on the property which will help to buffer the impacts of the increase facility use on nearby properties. 7