East Coast Remedies 76-82 Central Street Somerville, Massachusetts Prepared For: East Coast Remedies, Corp. Transportation Access Plan Prepared by: Design Consultants, Inc. June 2020
East Coast Remedies
76-82 Central Street
Somerville, Massachusetts
Prepared For:
East Coast Remedies, Corp.
Transportation Access Plan
Prepared by:
Design Consultants, Inc.
June 2020
2 76-82 Central Street
76-82 CENTRAL STREET
TABLE OF CONTENTS PROJECT SUMMARY ............................................................................................................... 3 SITE ACCESS ........................................................................................................................... 4
Site Plans and Supporting Graphics ............................................................................... 4 TRANSPORTATION ELEMENTS PLAN .................................................................................... 4 PEDESTRIAN ACCESS PLAN .................................................................................................. 4 BICYCLE PARKING PLAN ........................................................................................................ 5 MOTOR VEHICLE PARKING PLAN .......................................................................................... 5 MOTOR VEHICLE MOVEMENT PLAN ...................................................................................... 5
APPENDICES
SITE PLANS TRANSPORTATION ELEMENTS PLAN PEDESTRIAN ACCESS PLAN BICYCLE PARKING PLANS MOTOR VEHICLE PARKING PLANS MOTOR VEHICLE MOVEMENT PLANS
3 76-82 Central Street
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PROJECT SUMMARY
Design Consultants, Inc. (DCI) has been contracted by the Client, East Coast Remedies, to prepare a Transportation Access Plan (TAP) for the proposed project at 76-82 Central Street (“Project”) in Somerville. The following background information pertains to the proposed Project. Project Name and Street Address: East Coast Remedies 76-82 Central Street, Somerville, MA 02143 Project Location including Adjacent Intersections: The Project site is located in the center part of Somerville in a commercial and residential area. The site is bounded by Central Street to the east, Highland Avenue to the north, Gibbens Street to the south and residential and commercial buildings to the west. The closest major intersections to the Project site are:
- Highland Avenue at Central Street (signalized) - Central Street at Gibbens Street and Oxford Street (unsignalized) - Central Street at Summer Street (signalized)
Project Plans Included:
1. Site Plans 2. Transportation Elements Plan 3. Pedestrian Access Plan 4. Bicycle Parking Plan 5. Motor Vehicle Parking Plan 6. Motor Vehicle Movement Plans
4 76-82 Central Street
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SITE ACCESS The Project site is bound by existing roadways, retail spaces, and residential buildings. There will be one point of vehicle entry and one points of vehicle egress from the parking lot that will service the site at 155 Highland Avenue. The Project and the owners of the 155 Highland Avenue parking lot have agreed to allow the Project to use the parking lot for customer vehicle and bicycle parking. Vehicles will be able to access the parking lot via an existing curb cut located along Highland Avenue, which will allow entering traffic only. The existing curb cut along Central Street will allow for exiting traffic only. The 155 Highland Avenue parking lot will provide access to a total of 17 non-allocated parking spaces for the dispensary including, five (5) spaces dedicated to the dispensary as well as a ride share pick-up and drop-off location.
Site Plans The Site Plans that will be accompanying this application have been prepared by Khalsa Design, Inc. (KDI). There are two plans in the set, A-101 (Dispensary Floor Plans) and R (Street View Rendering). The plan set has been attached in the Appendix.
TRANSPORTATION ELEMENTS PLAN The Transportation Elements Plan depicts multiple elements both on-site and off-site that will be added, removed, or are proposed to remain. As part of this redevelopment, the site will be combine four (4) separate commercial spaces into one (1) commercial space. The following is a list of elements that are proposed to remain, be added, or be removed (see Sheet C-101 attached in the Appendix): Remain (in grey on plan)
- Building footprint - All signage along Central Street and Highland Avenue - Parking space pavement markings in 155 Highland Avenue lot - Dedicated parking spaces in 155 Highland Avenue lot for Dunkin Donuts and ZipCar - All sidewalks along Central Street and Highland Avenue
Proposed (exterior in blue, interior in black on plan) - All interior site elements - Arrow pavement markings in 155 Highland Avenue parking lot - Rideshare pick-up/drop-off area in 155 Highland Avenue parking lot - Moveable gates at entrance and exit to 155 Highland Avenue parking lot (to be in an
upright position during non-business hours to allow for ZipCar and Dunkin Donuts customers to access the lot at all times)
- Employee and customer bicycle parking areas Removed (in red on plan)
- All existing interior site elements
PEDESTRIAN ACCESS PLAN As part of the Project, there will be only one (1) main point of access along Central Street for pedestrians for access and egress. Sidewalk widths along Highland Avenue and Central Street,
5 76-82 Central Street
76-82 CENTRAL STREET
which connect to the Project site, are shown. A plan depicting the general building entrance locations is provided (see Sheet C-102 attached in the Appendix).
BICYCLE PARKING PLAN Short-term bicycle parking is proposed in the 155 Highland Avenue parking lot. According to the Somerville Zoning Ordinance, Cannabis Retail Sales locations in an MR-4 District require one (1) short-term bicycle parking spaces per 2,500 square feet of space. The proposed Project will be approximately 1,900 square feet in size, requiring 0.76 short-term bicycle parking spaces. The Project will provide approximately six (6) short-term bicycle parking spaces. The location and number of proposed short-term bicycle parking spaces are shown (see Sheet C-103 attached in the Appendix).
MOTOR VEHICLE PARKING PLAN A plan showing the proposed available parking supply, which includes dedicated Dispensary spaces, ride share pick-up/drop-off zone, Zipcar parking spaces, is provided and attached to this document. There will be 27 at-grade parking spaces, including five (5) Dispensary dedicated angled parking spaces, 12 all-purpose angled parking spaces, five (5) Zipcar angled parking spaces, five (5) Dunkin’ Donuts 90-degree parking spaces, and an approximate 50-foot long ride share pick-up and drop-off zone (see Sheet C-104 attached in the Appendix).
MOTOR VEHICLE MOVEMENT PLANS Vehicle tracking diagrams have been provided to demonstrate the ability of passenger vehicles to navigate into and out of the 155 Highland Avenue parking lot and heavy vehicles to navigate in and out of the loading area. Vehicle movements include the following (see Sheets C-105 and C-106 attached in the Appendix):
- Access to the 155 Highland Avenue parking lot at the curb cut on Highland Avenue and entrance to a designated dispensary parking space (Passenger Vehicle)
- Egress from a designated dispensary parking space and egress from the 155 Highland Avenue parking lot onto Central Street (Passenger Vehicle)
- Access to the 155 Highland Avenue parking lot at the curb cut on Highland Avenue and access to the rideshare drop-off/pick-up area (Passenger Vehicle)
- Egress from the rideshare drop-off/pick-up area and egress from the 155 Highland Avenue parking lot onto Central Street (Passenger Vehicle)
- Entering and exiting the loading area at the lot to the south of the Project site As shown in the plans, vehicles will be able to access the parking spaces and the drop-off/pick-up area in the 155 Highland Avenue parking lot without overrunning curb or impeding traffic flow along Highland Avenue or Central Street. Additionally, delivery vehicles will be able to access the loading area in the parking lot to the south of the site without overrunning curb or impeding traffic flow along Central Street or Gibbens Street. Although the template shows “Passenger” on the delivery vehicle, the template is the approximate size of a 15-passenger van (19’ in length, 7’ in width), which will be the maximum size of a delivery vehicle.
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7 76-82 Central Street
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APPENDICES
SITE PLANS TRANSPORTATION ELEMENTS PLAN PEDESTRIAN ACCESS PLAN BICYCLE PARKING PLANS MOTOR VEHICLE PARKING PLANS MOTOR VEHICLE MOVEMENT PLANS
8 76-82 Central Street
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SITE PLANS
DN
UP
DN
UP
CENTRAL STREET
DISPENSARY AREA
DISPLAY CASE / COUNTER
VIDEO DISPLAY
DECORATIVE WNDOW FILM APPLIED TO EXISTING STOREFRONT WINDOWS
RECEPTION / WAITING
OFFICE
ONLINE PICK-UP
TO BASEMENT
SECURITY
TOILET
OFFICE
DISPLAYCASE
MECHANICAL
SHELVINGSHELVING
SHEL
VIN
G
SHELVING
ONLINE PICK-UPSTORAGE SHELVING
BACK OF HOUSE CORRIDOR
DISPLAY CASE
VIDEO DISPLAY
VID
EO D
ISPL
AY
DISPLAYCASE
SHELVING
ENTR
Y
EXIT
HP
CO
UN
TER
29' -
7"
69' - 5 1/2"
EMPL
OYE
E BI
KE P
ARKI
NG
INFO
RM
ATIO
N /
LITE
RAT
UR
E
WINDOW INFILLED WITH WALL
34' - 9 3/4" 13' - 4"
STORAGE
STO
RAG
E
NOT PART OF DISPENSARY
HALLWAY
VAULT
EMPLOYEE BREAK ROOM
BOILER ROOM
SAFE
TOILET TOILET
STORAGEROOM
17' - 10 1/2" 4' - 6" 15' - 8 1/2" 7' - 0" 7' - 0" 14' - 9 1/4"
17' -
8 1
/2"
CENTRAL STREET
EXISTING STAIR TO LOADING AREA
COMMON HALL
REAR PARKING LOT
NOT PART OF DISPENSARY
SALES FLOOR (PUBLIC)
EMPLOYEE SPACE(BACK OF HOUSE)
LEGEND
Project numberDateDrawn byChecked byScale
ARCHITECT
17 IVALOO STREET SUITE 400 SOMERVILLE, MA 02143TELEPHONE: 617-591-8682 FAX:
617-591-2086
CLIENT
PROJECT NAME
PROJECT ADDRESS
REVISIONS
REGISTRATION
CONSULTANTS:
COPYRIGHT KDI © 2017THESE DRAWINGS ARE NOW AND DO REMAIN THE SOLE PROPERTY OF KHALSA DESIGN INC. USE OF THESE PLANS OR ANY FORM OF REPRODUCTION OF THIS DESIGN IN WHOLE OR IN PART WITHOUT EXPRESS WRITTEN CONSENT IS PROHIBITED AND SHALL RESULT IN THE FULLEST EXTENT OF PROSECUTION UNDER LAW
5/18
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-82
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A-101
Dispensary FloorPlans
1905202.05.2020
WCJSK
East Coast Remedies
East CoastRemedies
East Coast Remedies
76-82 Central StreetSomerville, MA
No. Description Date
1/4" = 1'-0"1 1st Floor Level
NOT FOR
CONSTRUCTION
NOT FOR
CONSTRUCTION
1/4" = 1'-0"2 Basement Level
14' - 7 1/2"
1' -
2 1/
2"
70' - 5 1/2"
10' - 0 1/2"
0' -
7"
Project numberDateDrawn byChecked byScale
ARCHITECT
17 IVALOO STREET SUITE 400 SOMERVILLE, MA 02143TELEPHONE: 617-591-8682 FAX:
617-591-2086
CLIENT
PROJECT NAME
PROJECT ADDRESS
REVISIONS
REGISTRATION
CONSULTANTS:
COPYRIGHT KDI © 2017THESE DRAWINGS ARE NOW AND DO REMAIN THE SOLE PROPERTY OF KHALSA DESIGN INC. USE OF THESE PLANS OR ANY FORM OF REPRODUCTION OF THIS DESIGN IN WHOLE OR IN PART WITHOUT EXPRESS WRITTEN CONSENT IS PROHIBITED AND SHALL RESULT IN THE FULLEST EXTENT OF PROSECUTION UNDER LAW
5/18
/202
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1 PM
1/4" = 1'-0"
\\TKG
-SER
VER
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-82
Cen
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t\Dra
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Cen
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R
Street ViewRendering
1905202.05.2020
AuthorChecker
East Coast Remedies
East CoastRemedies
East Coast Remedies
76-82 Central StreetSomerville, MA
No. Description Date
NOT FOR
CONSTRUCTIONSTREET VIEW PERSPECTIVE
PERMITTED SIZES:
Area (max) 40 SQ FT.
PROVIDED:
17.4 SQ FT
Height (min/max) 1ft / 4 ft +/- 15" TALL
Width (max) 90% of Facade width 14'-7" (20%)
LETTERING:
Width (max) 75% of Sign width 68%
Height (max) 75% of Sign height 50%
Projection from Facade (max) 6" 4" projection from Facade
Raceway Height (max) N/A
LOCATION:
Number of Signs 1 per Tenant 1 Proposed Sign
1/4" = 1'-0"1 Central Street Elevation
9 76-82 Central Street
76-82 CENTRAL STREET
TRANSPORTATION ELEMENTS PLAN
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HIG
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DESIGNATED ZIP
CAR PARKING
ALL EXISTING INTERIOR
ELEMENTS TO BE REMOVED
EIGHT (8) EMPLOYEE
BICYCLE PARKING SPACES
EXISTING SIDEWALK
TO REMAIN
EXISTING S5-2 SIGN
TO REMAIN
BUILDING FOOTPRINT
TO REMAIN
CUSTOMER
BICYCLE PARKING
EXISTING DUNKIN
DONUTS PARKING
TO REMAIN
PROPOSED
MOVEABLE GATE
PROPOSED
MOVEABLE GATE
PROPOSED RIDESHARE
PICK-UP/DROP-OFF AREA
EXISTING DUMPSTERS
TO REMAIN
PROPOSED DEDICATED
PARKING SPACES
FOR DISPENSARY
EXISTING ZIPCAR PARKING
SPACES TO REMAIN BUT
MOVE TO OTHER SIDE
OF PARKING LOT
EXISTING SIDEWALK
TO REMAIN
ALL SITE ELEMENTS
ARE PROPOSED
EXISTING SIGN
TO REMAIN
PROPOSED
DISPENSARY
DR BY:
CHK BY:PROJ NO:DATE:SCALE:
SHT NO:
SHEET NAME:
STAMP:
DESCRIPTION DATE
PROJECT TEAM
NORTH
TRANSPORTATIONELEMENTSPLAN
C-101
1" = 10'06/03/2020
2019-130SGS
LV/SGS
10
SCALE: 1" = 10'
0 20 30 40
76-82 CENTRAL STREET
ARCHITECT:KHALSA DESIGN, INC.17 IVALOO STREET, SUITE 400SOMERVILLE, MA 02143
DEVELOPER:EAST COAST REMEDIES CORP.76-82 CENTRAL STREETSOMERVILLE, MA 02143
EAST COAST REMEDIES
SOMERVILLE, MA 02143
LEGEND
RED = EXISTING ELEMENTS TO BE REMOVED
BLUE = PROPOSED ELEMENTS
GRAY = EXISTING ELEMENTS TO REMAIN
BLACK = PROPOSED SITE ELEMENTS
10 76-82 Central Street
76-82 CENTRAL STREET
PEDESTRIAN ACCESS PLAN
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DESIGNATED ZIP
CAR PARKING
SIX (6) CUSTOMER
BICYCLE PARKING SPACESOPENING IN FENCE
FOR PEDESTRIAN ACCESS
ENTRANCE ONLY
EXIT ONLY
PROPOSED
DISPENSARY
DR BY:
CHK BY:PROJ NO:DATE:SCALE:
SHT NO:
SHEET NAME:
STAMP:
DESCRIPTION DATE
PROJECT TEAM
NORTH
PEDESTRIANACCESSPLAN
C-102
1" = 10'06/03/2020
2019-130SGS
LV/SGS
10
SCALE: 1" = 10'
0 20 30 40
76-82 CENTRAL STREET
ARCHITECT:KHALSA DESIGN, INC.17 IVALOO STREET, SUITE 400SOMERVILLE, MA 02143
DEVELOPER:EAST COAST REMEDIES CORP.76-82 CENTRAL STREETSOMERVILLE, MA 02143
EAST COAST REMEDIES
SOMERVILLE, MA 02143
LEGEND
Pedestrian Access Routes
Pedestrian Access Points
Principal Building Entrance
11 76-82 Central Street
76-82 CENTRAL STREET
BICYCLE PARKING PLAN
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DESIGNATED ZIP
CAR PARKING
EIGHT (8) EMPLOYEE
BICYCLE PARKING SPACES
SIX (6) CUSTOMER
BICYCLE PARKING SPACESOPENING IN FENCE
FOR PEDESTRIAN ACCESS
PROPOSED
DISPENSARY
DR BY:
CHK BY:PROJ NO:DATE:SCALE:
SHT NO:
SHEET NAME:
STAMP:
DESCRIPTION DATE
PROJECT TEAM
NORTH
BICYCLEPARKINGPLAN
C-103
1" = 10'06/03/2020
2019-130SGS
LV/SGS
10
SCALE: 1" = 10'
0 20 30 40
76-82 CENTRAL STREET
ARCHITECT:KHALSA DESIGN, INC.17 IVALOO STREET, SUITE 400SOMERVILLE, MA 02143
DEVELOPER:EAST COAST REMEDIES CORP.76-82 CENTRAL STREETSOMERVILLE, MA 02143
EAST COAST REMEDIES
SOMERVILLE, MA 02143
LEGEND
BICYCLE PARKING AREA
- EIGHT (8) EMPLOYEE BICYCLE PARKING SPACES
- SIX (6) CUSTOMER BICYCLE PARKING SPACES
- TOTAL: 14 BICYCLE PARKING SPACES
12 76-82 Central Street
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MOTOR VEHICLE PARKING PLAN
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PARKING SPACES
FOR DISPENSARY
MOVEABLE GATE TO BE
LIFTED BY ATTENDANT
MOVEABLE GATE TO BE
LIFTED BY ATTENDANT
DUMPSTERS
ENTRANCE ONLY
EXIT ONLY
RIDE SHARE DROP-OFFS / PICK-UP
MOVE DESIGNATED ZIP CAR PARKING
SPACES TO FIRST FIVE (5) PARKING
SPACES ON THE WEST SIDE OF THE LOT
CUSTOMER BICYCLE
PARKING SPACES
25.0
11.0
11.0
11.0
11.0
50.0
10.0
9.0
12.0
6.0
18.1
17.1
20.0
20.0
20.0
20.0
18.0
17.6
14.7
17.0
10
SCALE: 1" = 10'
0 20 30 40
DR BY:
CHK BY:PROJ NO:
SCALE:
SHT NO:
SHEET NAME:
STAMP:
DESCRIPTION DATE
PROJECT TEAM
NORTH
MOTORVEHICLEPARKING PLAN
C-104
1" = 10'06/03/2020
2019-130SGS
CS/SGS
DATE:
LEGEND
RIDE-SHARE VEHICLE CIRCULATION
NOTE: ALL VEHICLES OTHER THAN RIDE-SHARE DROP-OFF/PICK-UP WILL CIRCULATE THE LOT IN THE
DIRECTION OF THE ARROW PAVEMENT MARKINGS
76-82 CENTRAL STREET
ARCHITECT:KHALSA DESIGN, INC.17 IVALOO STREET, SUITE 400SOMERVILLE, MA 02143
DEVELOPER:EAST COAST REMEDIES CORP.76-82 CENTRAL STREETSOMERVILLE, MA 02143
EAST COAST REMEDIES
SOMERVILLE, MA 02143
13 76-82 Central Street
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MOTOR VEHICLE MOVEMENT PLANS
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PROJECT TEAM
NORTH
MOTORVEHICLEMOVEMENT
C-105
1" = 20'06/03/2020
2019-130SGS
LV
PLAN
20
SCALE: 1" = 20'
0 50 100
Passenger Vehicle - Entering Lot and
Pulling Into Dispensary Parking Space
Passenger Vehicle - Backing out of Dispensary Parking Space
and Exiting Lot
Passenger Vehicle - Entering Lot and
Accessing Rideshare Pick-up/Drop-off Area
Passenger Vehicle - Leaving Rideshare Pick-up/Drop-off
Area and Exiting Lot
76-82 CENTRAL STREET
ARCHITECT:KHALSA DESIGN, INC.17 IVALOO STREET, SUITE 400SOMERVILLE, MA 02143
DEVELOPER:EAST COAST REMEDIES CORP.76-82 CENTRAL STREETSOMERVILLE, MA 02143
EAST COAST REMEDIES
SOMERVILLE, MA 02143
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STAMP:
REV DESCRIPTION DATE
PROJECT TEAM
NORTH
MOTORVEHICLEMOVEMENT
C-106
1" = 20'06/03/2020
2019-130SGS
SGS/LV
PLAN
SOMERVILLE, MA 02143
20
SCALE: 1" = 20'
0 50 100
SU Truck - Entering Loading Area from Central Street
76-82 CENTRAL STREET
ARCHITECT:KHALSA DESIGN, INC.17 IVALOO STREET, SUITE 400SOMERVILLE, MA 02143
DEVELOPER:EAST COAST REMEDIES CORP.76-82 CENTRAL STREETSOMERVILLE, MA 02143
EAST COAST REMEDIES
SU Truck - Exiting Loading Area onto Gibbens
Street and to Central Street