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Home My WebLink About83-2 Winslow AcresD PROPOSED WINSLOW ACRES YARMOUTH, MASSACHUSETTS A PLANNING REPORT IN SUPPORT OF A SPECIAL EXCEPTION (PERMIT) UNDER SECTION IV B, TOWN OF YARMOUTH ZONING BY—LAWS 9 12/4/72 .d 0 CONTENTS I. INTRODUCTION A) Letter of intent B) Site research and development C) Team D) Project review E) Location F) Character of the site G) Character of the development H) Development schedule II: COMPLIANCE WITH THE ZONING BY—LAWS III. PROJECT IMPACT UPON TOWN RECREATION, SCHOOLS, AND FINANCES IV. THE BEST USE OF THE LAND — SUMMARY V. APPENDIX Exhibit A: Appraisers Report — Harrison Associates Exhibit B: Apartment Project Survey Exhibit C: Well-designed Apartment Enhances Neighborhood Exhibit D: Sees, With Care, No, Cape Water Shortage VI. GRAPHIC EXHIBITS 1. Existing conditions of site 2. Proposed master site plan 3. Site utilities 4. Architecture Drawings Package 0 L9 Board of Appeals Yarmouth Massachusetts Gentlemen: December 4,1972 h We hereby submit a report in support of the petition for a Special Exception under Section IV B of the Town of Yarmouth Zoning By-law, It is the firm belief of the project design team that we have designed a managed condominium community for Winslow Acres that will be an asset to the community and to the town of Yarmouth. • Our objective is to create a leisure living community where common lands and amenities can be enjoyed both collectively and individually. The concept has been designed to take full advantage of the natural environment of the site, while preserving a major portion of the area's ecology through resource analysis, site engineering, landscape architecture and the architecture of the dwellings themselves. Natural materials will be used for buildings and landscaping. Substantial acreage will be set aside for our amenity program which is certainly one of the most progressive on Cape Cod. Here, we have concerned ourselves not only with recreation but with the natural environment of the area. That portion of the New Bedford Gas and Edison Light right-of-way which lies within the project will also be landscaped and converted to recreational uses as well as a natural feeding ground for wild life. Great concern has also been given to other environmental areas of the site, providing necessary buffer areas and setbacks from the roads and residences, and by developing a group of restrictions placed on the community that will help insure the tranquillity and the esthetic value of the area. The proposed townhouse condominium community will provide dwellings that will blend into the natural surroundings and reflect a true Cape Cod atmosphere. They will provide quality housing of comparatively low density. 224 setucket road •yarmouth • massachusetts • 02675 • telephone 617.394.1096 i 0 Winslow Acres will complement other types of residential development now under way or completed in Yarmouth. Substantial tax revenue will accrue to the town while demands upon municipal services will be minimal. During the process of planning and designing Winslow Acres, the concept' has been_preseutcd-to-several of the town departments and town officials listed on page 6 of this report. In addition, it has been presented to many of the local residents in an effort to acquaint them with the concept and to encourage reactions and suggestions. It is our opinion that the Town of Yarmouth has foresightedly encouraged in its zoning by-law the type of residential development proposed within this concept. Winslow Acres complies with all the criteria set forth in Section 4B of the Town of Yarmouth by-laws. We would, however, like to point out that we have viewed these criteria as minimum requirements and wherever possible tried to better them. We sincerely hope that you agree and that you look upon the project with favor. Sincerely, C Cz4t �,� u✓•--.'-�- rev J Winslow S. Cobb III Applicant/Owner/Trustee B. SITE RESEARCH AND DEVELOPMENT • The acquisition of land for Winslow Acres began several years ago. As more land became available to us, our objectives for Winslow Acres were more defined. Our basic objective has been to provide a leisure living community in which it is fun to live -- where lands and amenities can be enjoyed collectively and individually by taking full advantage of the natural environment of the site. In reviewing our basic criteria for this project there is one underlying fact that we had to accept -- Cape Cod is going to grow. Because Winslow Acres is a beautiful site with access to Follins Pond and Nantucket Sound, with good view potential, and in a location that is close to services and recreational activities, we as owners decided for many reasons that it was time to develop the site for its highest and best use. Our first evaluation began with the normal subdivision plan for the southern parcel consisting of ten acres. The best utilization here involved a combination of individual house sites ranging from approximately 15,000 square feet and higher, retaining the marsh as a conservation/park area. Although the 18 acres on the north side of the site is basically good land, we found ourselves faced with several negative features. After completing a thorough evaluation of the subdivision concept for the 28 acres site, we arrived at the conclusion that the managed community approach'using townhouse condominiums was not only feasible but offered us the greatest potential for obtaining the maximum and best usage of the land. C. TEAM In considering a concept of this nature, our first task was to assemble a team of talented, experienced men who not only knew how to design for this type of living, but were sensitive to the environment of Cape Cod and the local area in which the community . would be placed. Our first team member chosen over 9 months ago was Lawrence & Johnson, site planners and designers, now of Barnstable, a fine young aggressive group of Cape Cod men under the direction of Deane Lawrence and Tom Johnson. Their accomplish- ments include the conceptual design for the managed communities at New Scabury. Joining the team next was Acorn Structures, from Concord, Massachusetts with 25 years of experience as an architectural/building firm. —5— Next and very important was Attorney Bob Hall from Harwichport. Bob is certainly are of the most knowledgable men involved with condominium law on Cape Cod. As the concept for Winslow Acres grew and became more feasible, more special talents were required, hence our team grew accordingly: Engineering: Bob Eldridge, Savery Engineering, South Yarmouth, Hyannis. Architecture: Paul Sun, Watertown, Mass. (Consultant) Design: John Provest, Framingham, Mass. (Consultant) General Contractor: Stewart Doane, Harwich (Consultant) Appraiser: Nathan Austin, Harrison Associates Environmentalist: Tony Spinelli, Hale Reservation, Westwood, Mass. (Consultant) Interior Decorator: Becky Overman, Harwich Accountant: Marge Foss, Dennisport, Mass. If the project continues, it is our intent to employ local contractors from the Mid Cape Area over the three to four year construction period. The overall direction of the project will be the full-time responsibility of Win Cobb, owner/manager. • D. PROJECT REVIEW As our townhouse condominium concept for Winslow Acres became more defined, we felt it important to obtain the opinions and suggestions of the various town departments, town officials, and our local neighbors. Over a five-month period, the project has been presented to the Town of Yarmouth Planning Board, the Town Engineer, the Selectmen, the Town Water District Commissioners, the Highway Department, the Police and Fire Chiefs, the Conservation Committee, and the Building Inspector. All of the local officials have informally approved the project. In addition, we have worked very closely with the New Bedford Gas and Edison Light right-of-way people. Beginning in August and continuing through to the writing of this report, the concept has been presented to many of the most immediate neighbors in an effort to familiarize them with the townhouse condominium concept of living, to be sensitive to their concerns and to explain the advantages of such a project. To support this effort, we also held a two- day open house on October 28 and 29 at the site. As a result of these many meetings, several constructive suggestions have been made to improve our concept and, therefore, have been incorporated into this plan. • ,., .+.SI` '� t '1 :.i•. Corti ,r \ "(•Mq.�)'�o: ,i (,'reiibnrr �� Jnr. f%, Il /,. %ROAD Dennis �' „LoohnutV U n r l i .I l \ \,) on. 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', l°07td I J'.GeT 6 l: I .. p, 11 =AYFAIR , :31' �,;1;, (_:v i ° `� �=� \— o � ' (�� . ��-.��i-' � .�i,: :;,.•i n ) . . \\I �yh ' ; 'jl � rir ' i '.((/J,' .n ;'� It ,.- ,�'0\\/.•I ✓ 'u o. 'Con,. I, y \\I'�' 1��1/ 4\:; .; III/ (, �'?” �'V,;"i V r, ✓, -•O�. I a h c\,, /rte /'{i',•` //' ��I / 500( .�i�i 1, r �u' 0 ' 7! � lj:::• :'. •4g��pp �'\I1� It- �` I�, ,C,J j rf l� �)(J ' <, ��o ��/J o/V. �roj/. of ° / a \`�`o`S�yo-�,•-f D'��_".�\ \\ �tz/�\ - "•'�� yc /�Jo° �� /I\ ��. Kell„s � ////� G V`�0 D\ �/.,� ilr L' n .// 1... �ll.!. :j. •f.� / 'i,l N'f E1 -v AN(.F 0- °n r✓( -J ) '`'I' .I,,/, a\. �'. /J. i1 r'"••••ro_'.•' -\ BaU '�''•-.:CJ'I ,�i /i 'I ,I, / (�. SanC [otl (Ita llt !A ; ',11 D nahft o 11 11 '.., Pond °°' ��`�1I'.i��• �� /,',"li ,`•`, i'j, 1 �'� `,: '/"��y°�'• ''r Ill'' �� e r9�1. Ib I( CranbecrY Bos `11 r,r _ - - _ ;��,,'%/ VI. !'o ¢-�� Sa dt ve ESIRN-: V NO r �.rr(- I 18 \\ rr Pt9nl a.r11 ' 43 _ - - PATH \ / 30--\k / ; O 1 - - outh Dennis •`�. - .; 143 -\es9 l' S \ / 1.. 1 `kM•�'i 6RFA �.: I 1 � - /1 __ \r` ✓i 'i n :X� r -40. (,n I'I: 40 I1 J _ \1): .�-\ ` ,Flax ( .';,- - ,fpo„j:,n. 4 (•' i ”- -. T H Pond; v ,i, rr/','` I\' I� yc.�.,,, P /J„It Pmd it V, � ' � -`- 'll ' ` \, t � �.�Iv- v. •'/ Com. il' r\ ,\ PI it High &it lY) y • \ R"gimlai 1'11 �''„ i'..: - i 'hr '�j wN t II. Ii I ] - f iy1'a - � . ' Lm . F1•rFlt • E. LOCATION The proposed Winslow Acres is situated in the Northwest corner of Yarmouth, at the Dennis boundary. (Please refer to map in Figure 1). More specifically, the project lies on the easterly side of the North Dennis -South Yarmouth road at the intersection with Setucket (Mayfair) Road. The latter road bi-sects the proposed development and divides it into two distinct parcels. The 28 acre area is divided into an 18 acres parcel north of Setucket (Mayfair) Road, and a 10 acres parcel on the south side of the same road. The southern parcel has approximately 980 feet of frontage on North Dennis Road, 200 feet of frontage on Setucket (Mayfair) Road and approximately 480 feet of water frontage on Follies Pond. The northern parcel fronts on North Dennis Road for 420 feet and on Setucket (Mayfair) Road for 1,180 feet. The western boundary of the entire project is the North Dennis -South Yarmouth Road. The southern parcel is bounded on the south by land owned by Merchant & Cassidy, Leslie E. Campbell, and by Follins Pond. Along the easterly boundary are parcels owned by Conrad Nobile et ux, G. Robert Baler et ux, Phyllis I. Sturman and Joseph Ashkins et ux. • Setucket (Mayfair) Road forms the northern boundary. The northern parcel is bounded on the south by Setucket Road; on the east by a parcel owned by John A. Swanson et ux and by the Yarmouth/Dennis Town line and George R. King; and on the north by tracts owned by Burton A. Stratton et ux and by Ethel M. Giett. F. CHARACTER OF THE SITE Geology: This site in Yarmouth has the irregular rolling hills common to the terminal edge of the parent sandwich glacial moraine. The topography is varied with --- both small no -155y kettle holes 10 to 35 feet above the pond, which is the probable elevation of ground water under the site. The largest kettle hole on the northern parcel is the site of an abandoned cranberry bog. Soils: The soils of the terminal Sandwich Moraine are of the Carver - Gloucester Association. These are deep droughty and sandy soils mixed with boulders. They have a high infilliation rate when thoroughly wetted, with a permeability rate of greater than 6.3 inches per hour. No special problems are expected to be encountered in the construction of buildings and roads or the installation of septic tanks. Standard design criteria and normal construction practice should result in satisfactory results. —7— • The Carver soils are formed on deep, coarse, highly yuartzose sands. A thin gray layer, an inch or two in thickness, makes up the surface soil -The subsoil is a loamy coarse said that is yellowish brown in the upper part and fades to pale brown within two feet of the surface. The substratum is underlain by coarse sand and pebbles may be scattered throughout the soil. Carver soils are common on the less strongly sloping areas of the moraine. The Gloucester soils are deep, droughty, sandy, and occur on the steeper slopes. They typically contain many stones and boulders, both on the surface and in the horizona underneath. Additional soil profile information is available on the engineering boring logs located in the graphic exhibits section of the presentation. Vegetation: The vegetative cover on the site is the predominant Cape Cod Pitch Pine and Scrub Oak association, with green brier, blueberry, chokecherry, bayberry-andsonic birch also present. Several open areas near the intersection of Setucket Road and North Dermis Road and along the New Bedford Gas and Edison Light power casement are open with a covering of native grasses and with a few • scattered trees. G. CHARACTER OF DEVELOPMENT Winslow Acres will consist of 95 residential homes clustered in buildings of three to four residences allowing only one family per unit. Cape Cod has influenced the ekterior design of these townhouses with their salt box roofs, asphalt architectural shingles, and naturally -stained and bleached horizontal clapboard siding. Each unit will consist of approximately 1,500 square feet and will have two or three bedrooms, two complete baths, a full basement, decks, and a choice of carpeting and appliances. The garages will also have salt box roofs and wood -stained siding. All of the homes will have parking space available at the front entrance while the living area and second entrance will front upon the project open space walkway system. This walkway system will provide paths through natural . woodland to the various naturalistic and recreational amenities. These amenities will include the following: . Picnic areas Conservation pond and nesting island Heated swimming pool with sauna Nature walks with feeding and nesting stations • Two tennis courts One paddle tennis court Beach area - A sundeck and boating dock with slips • . A craft center, a library-niecting house . A reclaimed power casement for gardens, horseback riding trails and a wild -life feeding area. The northern parcel will encompass 51 residences clustered into 17 buildings. Most of these units will be oriented toward the conservation pond to be reclaimed from an overgrown cranberry bog or to the open space walkway system. The majority of the amenities will be on this side of the project. The southern parcel will consist of 44 residential homes clustered into 14 buildings, a library -meeting house with a view of Follins Pond, the beach and picnic arca, and a dock with three slips. The residences on this parcel will be oriented towards the open space walkway system and the view of Follins Pond. No homes will be built closer that 120 feet to any existing neighbor's home. The actual width of the buffer zone on Winslow Acres will vary from the legal 50' setback to 80 and 100 feet. The walkway system will lead to Follins Pond and to the recreational amenities north of Setucket Road. • The architectural and site improvement details of both parcels will be coordinated into a family of design forms, colors, and materials to harmonize with the natural features of tate area:as well as the cultural heritage of Cape Cod. Our market for Winslow Acres is geared for those familiies who are between 45 and 60 years of age -- pre -retired. Our average unit cost will be approximately $10,000. higher than existing projects of this scope on the Cape. The condominium homes are designed by Acorn Structures, Inc., of Concord, Massachusetts. This firm is nationally known and is presently engaged in the construction of projects of this size and nature from Maine to North Carolina. The firm has received a number of architectural awards for the excellence of their designs which reflect a strong "New England" character. Their services will include supervision during the construction phases of the project. A condominium homeowner's association will be organized under Massachusetts Law governed by a board of directors. Each family will be assessed a monthly fee which will cover the cost of a year-round manager and the required maintenance for a project of this scope. This will include maintenance for the exterior finish of each unit, all roads, trails, • docks, natural landscaped areas, trash, snow removal, etc. -9- • Some of the more common restrictions placed on the inhabitants of Winslow Acres in an effort to retain the area's natural beauty and tranquillity will be as follows: No external TV or radio antennae. No unregistered cars. All boats will be put into the water and taken out of the water by a designated date. No fences except as approved. No signs or billboards can be erected or displayed without permission of the owner, or the association. No unit can be rented for less than a three-month period. Resale of each unit must be offered back to the owner or the association. H. DEVELOPMENT SCHEDULE Winslow Acres will be constructed in four phases over a 3 to 4 year period. During Phase I, 10 units will be built on the southern parcel. Phase 2. will consist of approximately 20 to 30 units in the northern parcel. In Phase 3 construction of • the northern parcel will be completed, and the final 34 units will be constructed on the southern parcel during Phase 4, totaling 95 units. LJ The construction schedule must be sufficiently flexible to allow for varying market factors, but under no condition would the project be completed sooner than three years with phasing approximately uniform during that time. The amenities will also be constructed to coincide with a formula of phased unit construction. Tentatively, the amenities will include a dock, 2 tennis courts, walking trails, nature trail, picnic area, and the beach for the first year; the crafts center, pond, gardens, swimming pool, and more trails during the second year, and the meeting house/ library and paddle tennis during the third year. —10— 11. COMPLIANCE WITH THE ZONING BY—LAWS • The Zoning By -Laws of the Town of Yarmouth have been carefully studied by the project design team and we believe all requirements set forth in the Zoning By - Laws have been met. In some instances, such as with the allowable total number of homes the design team has generously restricted the density to allow for greater preservation of the area's natural ecology. The following statements are excerpts from Section IV B of the Town of,Yarmouth Zoning By -Laws followed by their interpretation at Winslow Acres. IV B. (1) Apartment building lot sizes shall vary in proportion to the number of apartments proposed. No apartment building shall be erected except on a lot containing not less than ninety thousand square feet area (90,000), for the first ten (10) apartment units in such buildings, and for each additional apartment unit there shall be provided not less than an additional seventy-five hundred (7,500) square feet gross land area. • WINSLOW ACRES: (a) On the southern parcel of 10 acres the zoning by-law would allow 56 condominiums. Winslow Acres proposes to build -5-t: U ' t (b) On the northern parcel of 18 acres the zoning by-law would allow -9t - condominiums. Winslow Acres proposes to build 51. (c) Total allowed: 448— 1,4 Total proposed: 95 (d) The Town of Yarmouth Zoning By -Law would allow a density of 7.4 apartments per acre, Winslow Acres proposes to build 3.3 units per acre or less than half the allowable density. IV B. (2) On each lot there shall be provided yard depth not smaller than the following: Front Yard — Fifty (50) feet; Each Side Yard — Fifty_ (50) feet; Rear Yard — Fifty (50) feet. — 11 — r 1 U WINSLOW ACRES: The proposed development has treated these as minimum standards, and in all cases either meets or exceeds the requirements. This is particularly significant along the eastern boundary of the southern parcel where the 50 to 100 foot setback gives the neighbors a substantial buffer, particularly compared to the 20 foot setback that a subdivision would allow. IV B. (3) No building or complex of buildings shall cover more than twelve percent (12%) of the gross land area of the lot on which it is located. w, WINSLOW ACRES: Southern Parcel: Apartments and garages occupy 11% of the gross land area. Northern Parcel: Apartments and garages occupy 7% of the gross land area. Total Project: Apartments and garages 9% Roads and Amenities 11% Open Space & Undisturbed Woodland 80% IV B. (4) Any yard space or area required to be kept open and unbuilt on any lot may nevertheless be used for off-street automobile parking, if otherwise lawful, except that a strip not less than twenty-five (25) feet wide on which to grow grass, bushes,- flowers.or trees shall be maintained open and unbuilt on, unpaved and not parked on, all along the front, rear and side lot lines, except for entrance and exit driveways and except along the water boundaries. WINSLOW ACRES: This requirement has been met or exceeded in the proposed project. IV B. (5) On each lot there shall be provided for each two apartment units not less than three (3) stabilized and readily accessible off-street automobile parking spaces. Each such space shall not be less than two hundred (200) square feet gross area excluding the portion of driveway to each such parking space. WINSLOW ACRES: The proposed parking system has almost two parking spaces per unit, one space in a garage. Garage spaces are approximately 10' x 22' while open spaces are 10' x 20'. —12— IV B. (6) Each application form when submitted for a special exception hereunder ishall be accompanied by three (3) copies of the proposed site plan which plan shall show all existing and proposed buildings and structures, all driveways, service areas, parking spaces, driveway openings, open spaces, and all facilities for sewage, refuse and other waste disposal and all landscape features (such as fences, walls, planting areas and walks), and such other data and dimensions . as are necessary to make a determination under the above requirements. WINSLOW ACRES: The Existing Conditions Plan, the Site Development Site Plan, and the Site Utilities Plan illustrate the above requirements. The plans arc drawn to a scale of I"= 40'-0". IV B. (7) (a) Special exceptions for Apartments shall be granted by the Board of Appeals only if the location and design shall be found by them to be consistent with the objects of thezoning by-laws, as they apply to apartments. They include, but are not limited to the following: Minimal disruption of the foundation of established neighborhoods, • evidenced by a premise being so located that not more than 30 single-family homes are within 500 feet. WINSLOW ACRES: There are only about 16 single family homes located within 500 feet of the project, and of these no project building will be built closer'than 120 feet to an existing neighboring residence. Furthermore, there shall be no pollution of the ground water by the professionally designed sewage system; and no overcrowding of local roads, since peak hour demands from the project shall not occupy more than 2% to 10% of the capacity of Setucket or North Demos Roads. IV B. (7) (b) Avoidance of overcrowding, evidenced by premise location not less than 1000 feet from an existing apartment complex or motel. • -13- 11 • WINSLOW ACRES: The closest apartnient complex or motel would be measured by miles rather than feet. The project satisfies this requirement. There is no danger at this time of overcrowding in this area of town. IV B. (7) (c) Safe access, evidenced by adequate service from a major arterial street without use of minor streets developed for single family homes, and adequate access to the site for fire and service equipment. WINSLOW ACRES: The Town highway department and fire chief have informally approved development plans for the project, as well as the Town engineer and Planning Commission. IV B. (7) (d) Adequate utility service, evidenced by availability of public water supply, adequate drainage, and Board of Health approval of sanitary arrangements. WINSLOW ACRES: The project will be serviced by underground electricity, town water as recommended by the Water District Commissioner, and underground telephone. Drainage will be adequate through catch basins located in road and parking areas. The construction drawings for the standard recommended septic tanks and leaching pits, as designed by Charles N. Savery, Inc., Engineers, will require Commonwealth Of Massachusetts approval as well as approval from the Town of Yarmouth Board of Health. IV B. (7) (e) Avoidance of ecological disruption, evidenced by building location not . less than 250 feet from any Great Pond, river, ocean, or marsh, and site design minimizing topographic change or removal of existing trees and vegetation. WINSLOW ACRES: The library/meeting house is the only building close to the salt marsh on Follins Pond. The Town Engineer has agreed that the 260' distance shown on the plan is adequate. •Thebuildingrand-roads will have a minimum of earthmoving and we expect to save ` —14— all trees not within ten feet of these structures. The existing ecology is saved considerably by reducing the project density by 35%mid approximately 80% of the site will be landscaped'open space or relatively undisturbed woodland. To minimize the disturbance of our marsh area and of Follins Pond, it is the intent of the Owner to legally restrict the number of slips that may be placed at this location. Further, no boats will be allowed to be moored or left on the marsh area. IV B. (7) (f) Preservation of neighborhood amenity, through glare -free illumination of parking areas, site design to minimize visibility of parking areas and preservation of existing water view from public ways and effective use of topography, landscaping, and building placement to maintain, to the degree feasible, the character of the neighborhood. WINSLOW ACRES: Street lights located along the drives and parking areas will have approximately a 70 degree cut off angle on light which makes the light source practically invisible. Parking areas will be hidden to a great degree by earth mounding, landscape plantings . and low natural colored fences blending with the buildings. The project open space system and natural buffers effectively preserve the site's natural environment for the neighborhood as well as for the condominium residents. —IS— • 111. PROJECT IMPACT UPON RECREATION The recreational needs of the residents of the condominium village will probably be largely satisfied by facilities within Winslow Acres with occasional trips to nearby marinas, golf courses, and beaches. Since a large number of recreational facilities are provided within the project, the residents are not expected to contribute to the overcrowding of Yarmouth's public recreational facilities. PROJECT IMPACT UPON SCHOOLS Based upon a survey of other cordouiiniunn/apartments (appendix) on Cape Cod, the number of children that can be found in this type housing vary from none to 0.16 school age children per unit. This is further substantiated by John Rawlson, a senior real estate appraiser who specializes in research regarding project impact upon communities. Mr. Rawlson states that it is logical to expect from 0.10 to 0.15 children per unit in a two and three bedroom condominium complex. Using our more conservative figure of 0.16 school age children per residence, this would mean one child per 6 residences or approximately 12 or 13 children for the entire project. • If the site were developed as a single family subdivision, approximately 40 homes could be built in the area. Using 1970 U. S. Department of Census figures of 1.08 school age children per single family home, approximately 43 school children could be expected from the subdivision. • According to the Yarmouth Superintendent of Schools, 13 additional children would have a negligible effect upon classroom space in relation to the total projected school population. Thirteen children is the equivalent of approximately one half of a classroom, while 43 more children would mean almost 1.7 new classrooms. The obvious conclusion would indicate that the proposed condominium of Winslow Acres would have a much smaller impact upon educational costs than if the area were to be developed for single family residences under existing zoning. PROJECT IMPACT UPON THE TOWN OF YARMOUTH FINANCES The importance of the estimated cost of school and municipal services for a proposed development cannot be overstated, because it has a substantial impact upon the Town tax rate. —16— Is If the site were developed into a single family neighborhood with 40 single family homes having an estimated assessed evaluation of $45,000.00 each, the gross tax accruing to the Town would be about $50,800 (based upon 578.40/SI,000.00 on 36% valuation). $1,000.00 per year is the approximate cost of educating one child including educational costs, school buildings and transportation. The Town tax dollar has a division of 52.7% for school costs, and 47.3% for protection, water, highways, recreation and other costs. Therefore, 47.3% of the subdivision's 550,800.00 tax dollars or $24,000.00 would go to community services, leaving $26,000.00 to pay for the educational costs of the children from the subdivision. However, the 43 children from the dusbivision would require $43,000.00 to pay their educational costs, leaving a deficit of $7,800.00 that would become an additional burden to the taxpayers of the Town of Yarmouth. This, of course, is why the Town of Yarmouth's tax rate is increasing. The taxes accruing from the proposed Winslow Acres Condominiums, based upon a value of 545,000.00 per residence would be approximately $120,000.00. 47.3'/0 of this figure would allow 557,043.00 to pay for protection, water, highways, recreation and other costs, leaving $62,557.00 to pay the educational costs of the children from Winslow Acres. However, the anticipated 13 school-age children for Winslow Acres Condominiums would require a maximum of 51,000.00 apiece for educational costs or $13,000.00, leaving an annual tax gain to the Town of S49,557.00. The number of children we have projected for the project are consistant with our multi -family housing survey on the Cape, and also with tine statistics of recognized appraisers and project impact experts. However, and it is extremely unlikely, that if the retired and scnni- retired couples living in Winslow Acres were to be very production and come with three times as many children as anticipated, the project would still not be a deficit in the Town of Yarmouth's tax structure. IV. THE BEST USE OF THE LAND —SUMMARY The design team, comprised of Will Cobb, and the three collaborating design offices, feel that Winslow Acres represents a very good land use for this particular site in Yarmouth, and considering the major alternative, the best use of the land. , Maly facets of the proposed project have been commented upon in this report, including many details of the project itself and its many interrelationships with the Town of Yarmouth and the Zoning By -Laws of the Town. —17— Perhaps the most significant reason for recommending Winslow Acres is that it will be a fine place to live where its inhabitants can enjoy the sensitivity of nature and recreation • all in the same community, where 80S0 of the site will be landscaped open space or essentially undisturbed woodland; and not to be overlooked, it is the only type of residential housing that offers a substantial net tax gain to the Town. • Since Winslow Acres conforms to all the specified Iegal criteria established for a Special Exception in the Town of Yarmouth Zoning By -Laws, and because the project represents a valuable asset to the Town, the applicant hereby seeks a Special Exception to construct Winslow Acres in the Town of Yarmouth. —18— 9 WINSLOW ACRES DENNIS MASSACHUSETTS 9 EXHIBIT A 11 HARRISON ASSOCIATES, INC. REALTORS • /InK/,l{"f"�ei� ON ROUTE 23 IN WEST YARMOUTH, MASSACIIUSETTS E ✓— — Telephone: 775-5200 WINSLOW ACRES DENNIS MASSACHUSETTS This very well planned and thoughtfully conceived program of future Town House Condominiums, in our opinion, belongs and is timely. Our interest is in the total Cape Cod Real Estate Community -- (with approximately 200 listings in this office) historically pin -pointed to the mid -Cape area. Specifically, our interest in this program is that of Appraiser/Consultants, and we are employed by Winslow Acres Trust in these capacities. I have personally been involved in the locus having done an appraisal of raw land for Mr. Cobb in January 1971. November 29, 1972 Nathan C. Austin Appraiser • GENERAL Condominiums are a new phenomenon on Cape Cod, New England has been late in coming over to the concept. The word itself, can be either a flat as at the Anchorage' or, a two-story affair, like that at the Townhouse. In any case, each unit is owned by an individual. He pays the mortgage and the taxes on it, just as he would on an individual home. The exterior and the grounds are controlled by a so-called Home Owner's Association, in which the owners tax themselves for such services as maintenance, snow -plowing, and security. An owner can sell his condominium any time he wants and at any price. Restrictions on this vary among associations. Condominiums have sprung up all over the Cape, the one farthest down at Orleans. This is Old Colony Village, • built by a former Dorchester realtor, David I. McHugh, and it was the first condominium built on the Cape. The first building was opened for occupancy in August, 1970. Thirty-eight units on twelve acres - one hundred twenty to be built. In West Yarmouth, at Horse Pond, the Halcyon has two types of townhouses that sell in the $30,000 plus range. w In Dennis, on Route 6A at the Yarmouth Line, is Cranberry Knoll, planned in clusters of three or four townhouse units, starting at $28,000 and going up to around $36,650. John B. Lebel, the builder who built the Anchorage, is now putting up a condominium in Osterville. In Dennis Port there is the Saltworks Village condominium and in Falmouth there is the Falmouth -East condominium. Thole who have purchased conominiums on the Cape like the idea of owning their own home, but having none of the problems that go with home ownership. -2 - In Condominium living, an individual owns separately the dwelling unit he purchases. He and the other owners have an undivided interest in the common areas and facilities that serve the development, such as swimming pool, parking and recreational facilities and remaining common land area. LAND VALUE A part of value is a result of continued activity in land sales and land development, bringing an element of more and more need for good and reasonable units. With a knowledge of this substantial value, serious planning to make the Highest and Best use of this tract was applied in the beginning stages ..... and cluster is the best use.... in our opinion. Water front, water view and access add greatly to the desirability, and the South portion offeris this along • with facilities extended to .future owners in the North of the Mayfair complex. The 28 acres valued at $200,000 is an Opinion of Fair Market after the land planning is completed and approval is granted to build town houses and physical development work has started. Cluster is the best use today and we are offering support to this opinion through the use of a partial study made on condominiums on the Cape. Name and Location Total number of units Great Rock Village Waterhouse Road, Bourne 39 Herring Run Sandwich Road, Bourne 448 --Y—ishermans Village 855 W. Main Street, Hyannis 46 Centre Village Old Strawberry Hill Road • Hyannis 60 iv 0 -3 - New Aptuxcet Village On Canal, Aptuxcet Road 48 Village Square John B. Lebel & Sons, Inc. Tower Hill Road Osteville, Mass. 21 Cranberry Knoll Dennis on Yarmouth Town Line Route 6A 130 This is a relatively small parcel acreage wise. To grid -iron the section for single family houses results in a grouping of the old-fashioned pattern and still avails no privacy, imagination, or asthetics in the form of open_ space, recreation, bike trails, walking paths but are planned for this locus. There is a definite advantage to the cluster town house concept in respect to pride of ownership and general real estate neatness. "Developments" as we have known them (single families) has usually no restrictions as to upkeep or clean yards whereby a complex under owner management produces control by owners participation and their own property control organization. For example, someone wishing to occupy for six months and vacate for six months to a.tenant must pass on to that tenant the same restrictions assessed to them by their own group of management. It would appear that any town house control team would offer, i.e. constant rubbish removal. Such services as these are certainly beneficial to each and every owner, whether the properties were abutt or were they to be at two distinct points within the complex. v -4 - COMPARISONS Following are list prices of Town Houses just completed in Hyannis - with list -price - shown here for purpose of comparing less cost on Town House than the singles in the "40" range. Town Houses provide as much living -- and with landscaping done well ......:....... it is hard to think an abutter could feel that an over or an under improvement were surrounding him and his single family living quarters. 14 I '00,6'6Z ............. I ...................... OOb`i;. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . oc,-("<, . ....................................... ............................... .. Q06`'1' .: . . . . . . . . . . . . . . . . . . . . . -9- 0 -6- RIGHT TO BUILD APARTMENTS VIS STRATGHT GRTD Zoning can be negative. Planning can be positive. There are within a three mile radius of this site approximately 400 new houses complete and new house starts ..........single family dwellings. As land availability slows it seems only right to think housing groups must be changed to include the Town House concept. Following are examples of the new singles -- neat -- well built -- on improved streets. I can only observe that if Town Houses were to be built abutting any of these areas that the (single house) value would not decrease but be increased ................ Assuming the complexes were well built and well planned. CURRENT LISTING SIMILAR TO ADS WITH PICTURES Village Price • Fortune Haven Yarmouth Port $39,500 Fortune Haven Yarmouth Port 34,500 Rolling Hills Yarmouth Port 33,900 Fortune Haven Yarmouth Port 35,500 Rolling Hills Yarmouth 38,000 Rolling Hills Yarmouth 42,300 Rolling Hills Yarmouth 41,000 Yarmouth 36,900 W 16 0 E 0 WE Very large and Comfortable 2 year old Cape ranch, enormous fireplace living room, sunny kitchen, less than mile to ocean beach, full base- ment, garage, lovely corner lot, excellent West Dennis location. L-S-haped Ranch Yarmouth j In gently rolling countryside this arCbitecuaiiy Pleasing L -Shaped M,nch that will satisfy the most discriminating buyer with a taste for quality craftsmanship, gracious living, and comfort. Features fully applianced kitchen with dining -family room area: fireplace with barbeque in family room: 1 1/2 baths with vanity: sliding glass doors to patio: laundry room: attractively landscaped. $46,000. Expansion ape Yarmouth Ary 1- -A New two bedroom expansion Capo located in choice residential area In rolling countryside of Yarmouth. Features fireplaecd living room: applianced kitchen with custom cabinets: family dining area'�. 1 1/2 ,bath with vanity-. sliding glass doors to sun deck: Laundry area: attached One car garago: natural cedar roof and clapboard; full baf;orrlent: call be expanded to accomodate growing f,,injily, or guost!;. Only $42,500, • INFLUENCE ON NEIGHBORHOOD - SOUTH SIDE The comparisons used of single family dwellings and Town houses apply to the North side of this locus. Several times the question of effect on high value or high cost singles by multi unit structures comes about. A proper mix of uses can produce a balance in a residential area. For example: at Blue Rock Landing with Bass River frontage and water views (Bass River flows from the Follins Pond area...... locus area). In early 1960's ...... A lot on the water sold for $17,500...... A lot, one removed from the water, sold for $4,200. In 1972 a house and lot sold for $80,000..... within the area a house sold for $33,500. Both structures (although not relative in cost) were well constructed, well cared for and the neighborhood, as it became completely built, proved to be a well balanced community servicing • living needs of several groups differing in age, interest and backgrounds. As the Cape becomes alert to the "cluster" or Town House complexes it is apparent that to this point most of the starts are standing by themselves and not woven into a mix of single units ..... but enough has been completed and sold (within Centerville, Hyannis and Dennis) to begin a pattern. This develops as an advantage to both segments value wise. In our opinion (and proven by sales) values are increased in all units in the area by the intervention of good multiple complexes Basically this involves human behavior patterns. It is not to be misunderstood that discrimination is our answer to higher values. However, it is believed that persons purchasing a Town House for $45,000 has the same s -9 - general outlook to living quarters as a person living in a $65,000 single unit within a radius of three miles. They (the former) are apt to have owned property before -- they are less apt to have a quantity of children -- they tend to look to privacy and intangibles as well as their peers. 9 i Ell 1. NAME OF PROJECT: 2. TYPE OF UNITS: Townhouse Condominiums 3. LOCATION: Hyannis STUDIO/EFFICIENCIES 1 BDRM , 2 BDRM 3 BDRM. TOTAL 57 5. SOCIAL CHARACTERISTICS OF OCCUPANTS: NO. PERCENTAGE A. NO. OF MARRIED COUPLES BY UNITS _41 71.75% NO. OF SINGLES, DIVORCEES, WIDOWS BY UNITS _3_ 9,25% • B. NO. OF UNITS OCCUPIED BY RETIREES 6 11% NO. OF UNITS OCCUPIED BY EMPLOYED PERSONS 68 70% C. NO. OF UNITS OCCUPIED BY PERSONS BETWEEN THE AGES OF 20 - 30 1 2% AGES OF 30 - 50 2.2 �8% AGES OVER 50 21 97% D. NO. OF CHILDREN 35 projected NO. OF CHILDREN PER UNIT .61/unit 6. COMMENTS: 44 out of total 57 units purchased at this time. .• :, 0 0 • NAME OF PROJECT: TYPE OF UNITS: Townhou_( condomi ni ums, LOCATION: West Yarmouth TOTAL NO. OF UNITS: STUDIO/EFFICIENCIES 1 BDRM. 2 BDRM. 3 BDRM. 150 TOTAL 150 5. SOCIAL CHARACTERISTICS OF OCCUPANTS: NO. PERCENTAGE A. NO. OF MARRIED COUPLES BY UNITS 12 100% NO. OF SINGLES, DIVORCEES, WIDOWS BY UNITS B. NO. OF UNITS OCCUPIED BY RETIREES NO, OF UNITS OCCUPIED BY EMPLOYED PERSONS 12 100% C. NO. OF UNITS OCCUPIED BY PERSONS ;BETWEEN THE AGES OF 20 — 30 1 8% AGES OF 30 — 50 �1 AGES OVER 50 10 84% D. NO. OF CHILDREN f 2 College—age NO. OF CHILDREN PER UNIT .17/un-it 6. COMMENTS: Figures are based on twelve units that are actually sold and occupied at this time. Buildings cover only 11 1/2% of total land. *Being of college age these two children will not effect the school system. aiv • 1. -!L 0 ' Pi 01L:CT; 2. TYPE OF UNITS: Cun-(I miniiJfa "' rd C'a: 3. LOCATION: Dennis 4. TOTAL NO. OR UNITS: STUDIO/EFFICIENCIES 1 BDI:b1. 20 2 BDRM. 20 3 BDRM. TOTAL 40 5. SOCIAL CHARACTERISTICS OF OCCUPANTS: 0 • xv NO. PERCEi4;.'AGE A. NO. OF MARi.IED COUPLES BY UNITS -2 6 66% NO. OF SINGLES, DIVORCEES, WIDOWS BY UNITS • B. NO. OF UNITS OCCUPIED BY RETIREES ]A NO. 05UNI`T'S OCCUPIED BY EMPLOYED P131tSONS 26 65/ C. NO. OF UNITS OCCUPIED BY PERSONS BETWEEN THE AGES OF 20 - 30 2 AGES oI? 30 - 50 2r- AGES OVER 50 12 ?0% D. NO. OF CHILDREN none to date NO. OF CHILDREN PER UNIT 6. COMMENTS: All 2 Bdrm. Sold, only 1 L' -dl -m_. Remaining • xv 1. NAME OF PROJECT: PiRCfiPITA CE A. NO. OF MARRIED COUPES 2. TYPE OF UNITS: Rental Garr_c-n Apartment;; 3 LOCATION: ,..yannis 11. TOTAL NO. OF UNITS: S`T'UDIO/EFFICIENCIES _ 2 BDi;M. 3 D-i)RM. _ TOTAL 5. SOCIAL CIARACTERISTICS OF OCCUPANTS: J1 0 6 D . O. OF C"TT DRE.. NO. OF CHILDRE:1 PER U:dIT COMi%E?aTS: Primarily hou:;eo persons who work in Business District of Hyannis. XVI NO. PiRCfiPITA CE A. NO. OF MARRIED COUPES BY UNITS 3-5 501, NO. OF SINGLES, DIVORCEES, WIDOWS BY UNITS 16 50% • B. KO__0;' U\CLTS OCCUPIt D BY Ri:T'i:i]:ES 3 10/ --NO. OP UNITS OCCUPIED BY EMPLOYED PERSONS 28 go,/ C. NO. OF UNITS OCCUPIED BY PERSONS BETWEEN THE AGES OF PO - 30 21 E7% AGES OF 30 - 50 7 • AGES OVER 50 3 6 D . O. OF C"TT DRE.. NO. OF CHILDRE:1 PER U:dIT COMi%E?aTS: Primarily hou:;eo persons who work in Business District of Hyannis. XVI 0 lu • 1. NATE OF' PROJECT; NO. 2. TYPE OF UNITS:_ Condom.irilum. `i'o:rn 11(,u ;es 3. LOCATION: 4. TOTAL NO. OP UNITS; STUDIO/EF'FICTENCTES 1 Bll b1. - 2 BDRM. 3 BDRM. TOTAL 5. SOCIAL CHARACTERISTICS OF OCCUPANTS: 3 6. COXIMENTS: NO. PERCEi;TAGE A. NO. Or MARRIED COUPLES BY UNITS ?7 97% NO. OF SINGLES, DIVORCEES, WIDOWS BY UNITS 2 ?/ B. NO. OF UNITS OCCUPIED BY RETIREES 20 50% NO. OF UNITS OCCUPIED BY EMPLOYED PERSONS 19 50 C. NO. OF UNITS OCCUPIED BY PERSONS BETWEEN THE AGES OF 20 — 30 1. AGH'S OF 30 — 50 15 ;ft% AGES OVER. 50 D. NO. OF CHILDRFN h N0. OF CHILDREN PER UNIT .10 6. COXIMENTS: i 1. NAME: Olt' PROJ!;C`T': 2. TYPE OF UNITS • Rental Gar -don A.partrr.ent.; 3. LOCATION: II•yannis il. TOTAL NO. OF UNITS: STUDIO/EFFICIENCIES 1 BDIiM . 2 BDRM. S� D. NO. OF CHILDREN 2 NO. Or CHILDREN PER UNIT .05 6. CO^iMENTS: 3 BDRM. TOTAL 36 5. SOCIAL CHARACTERISTICS OF OCCUPANTS: NO. PERCE';TAGE A. NO. OF MARRIED COUPLES BY UNITS 15 42% 1\70. OF SINGLES, DIVORCEES, WIDOWS BY UNITS 21 737 B. NO. OF UNITS OCCUPIED BY RETIREES 16 115% NO. OF UNITS OCCUPIED BY EMPLOYED PERSONS 20 55% C. NO. OF UNITS OCCUPIED BY PERSONS !BETWEEN THE AGI` OF 20 - 30 6 17% AGES OF 30 - 50 5 1i1% AGES OVER 50 25 69%-- D. NO. OF CHILDREN 2 NO. Or CHILDREN PER UNIT .05 6. CO^iMENTS: El EXHIBIT C from the NEW ENGLAND REAL ESTATE JOURNAL Dated - December 17, 1971 written by - Jason J. Timmons Robert - Rosenthal Association WELL DESIGNED APARTMENT ENHANCES NEIGHBORHOOD NEWTON, MASS. - There exists a popular impression that multi -family developments have a negative effect on the value of single family residences. Such commentary is perennially a topic at local public liearings. These anxieties of the single family owners are related to past images of uncontrolled, speculative apartment buildings. However, there have been no factual, professional analyses or studies that tins is an inevitable result when well designed and properly land controlled • apartment buildings are located in an area of single family homes. Land values, in most apartment areas, are higher than surrounding properties. An increased population housed by the apartments will increase the value of commercial property in the neighborhood. A high grade multi -family development may well increase the desirability of the whole community. A badly sited, designed and landscaped development may have a detrimental influence on the value of abutting property. The same would hold true of a badly designed home, store or school. On the other hand, a well designed, sited and landscaped apartment complex should not only be a good neighbor, but may even enhance the entire neighborhood. Unfortunately, bland, institutional public housing designs found everywhere naturally come immediately to mind to most local residents. It is encumbent on the developer to engage a competent architect to design interesting buildings of equal residential quality as its single family neighbors. A professional landscape architect and site planner should be hired to create an interest- ing, varied site plan to include active and passive recreational areas. Buildings should be placed to take full advantage of any view with off-street parking on the periphery of the development • parcel. It is critical to provide proper vehicular circulation in order to allow young children to move from their homes to the play areas in safety. xix WELL DESIGNED APARTMENT ENIIANCES NEIGHBORHOOD Continued — If close consideration is given to the architecture, site plan and traffic movement of the site, the development will not have an adverse financial impact on neighboring residential properties. It is recommended that the developer retain a leading local real estate expert to testify to the validity of this at the public hearing. Experience has proven that this reputable man will testify for the apartment development in good faith if the design, landscape and traffic control have been properly considered and treated. e 9 EXHIBIT D Falmouth Enterprise December 17, 1971 Written by - Arthur N. Straliler SUES, WITH CARL', NO CAPE WATER SHORTAGE (Professor of Geomorphology at Columbia University and author of many works for both the professional and lay geologist. He is also author of "A Geologist's View of Cape Cod".) I have never used the words "water shortage" with respect to the Cape as a whole or to any of its towns individually, nor have I referred to a curtailment of future land development on the Cape because of a lack of fresh water. . The only public mention of any water shortage that has conic to my attention is a recent report of the U.S. Army -Corps of Engineers. According to a review appearing in the Boston -- o e on December 2, the Army report states that permanent shortages of usuable water can occur in New England and refers to eastern Massachusetts as one of the critically urgent areas with respect to water supply. The same report states that many of the water supply systems in eastern Massachusetts are now, or shortly will be approaching existing safe yields. I do not know if this report specifically mentions Cape Cod. My research shows that a large quantity of fresh ground water is available for utilization on Cape Cod. One condition attached to the sustained use of this water is that most of what we use shall be recycled by return to the ground water body in a pure state. We must be pre- pared to pay a high cost for such purification treatment as may be required, not only to process sewage effluent, but also to treat water supplies that have become polluted following land development. Even under the best of practices, some environmental deterioration will have to be accepted in the form of lowered pond and bog water levels and in changes of salinity in estuarine and costal waters. . An additional condition for extensive development is that means be found to distribute water over the Cape from areas of abundant supply to areas of small supply. In this con- nection, I have cited Orleans and Chatham as having comparatively small recharge areas available for future water development. Moreover, the lower Cape generally is limited in development'of its local ground water supplies because of the proximity of salt ground water and the attendant danger of salt contamination of supply wells. xxi • SEES, WITH CARL, NO CAPE WATER SHORTAGE Continued — I see no reason why the above conditions cannot be met through careful planning legislation, and adequate funding. No general crisis presently exists with respect to the Cape Cod water supply. • 0 ■ All 4 OA