HomeMy WebLinkAboutPetition VCOD 2019-1A 120419 TC w attachFILED WITH TOWN CLERK:
PETITION:
MEETING DATE:
PETITIONER:
OWNER:
PROPERTY:
TOWN OF YARMOUTH
PLANNING BOARD
VCOD Site Plan Review
December 4, 2019
VCOD 2019-1A
November 6, 2019
Stuart Bornstein, Shoestring Properties, LLC, and
Martin Reilly, The Residences at Woodcrest, LLC
Shoestring Properties, LLC
1121 Route 28
Assessor's Map 50, Lot 108
Zoning District -VCOD VC4
MEMBERS PRESENT AND VOTING: Brad Goodwin, Thomas Roche, Elizabeth
Hartsgrove, Lee Rowley, Joanne Crowley, and Tom Baron.
Notice of the Public Meeting was posted with the Town Clerk and on the Town website, as
required by law. Village Center Overlay District (VCOD) Site Plan Review (SPA) does not
require a formal Public Hearing. Site Plan Review for VCOD projects is done through the
Planning Board in accordance with Section 414.3.2 of the Zoning Bylaw.
PROJECT SUMMARY:
The applicant previously sought and obtained VCOD Site Plan Review approval for a mixed-
use development under Section 414 -Village Center Overlay District (VCOD) -VC4. The
previously approved project (VCOD 2017-2) retained the existing commercial building on the
property, re-configured the parking and added 9 residential units in three 2-story buildings
with associated utilities and site work on 1.78 acres (density of 5.1 units/acre). The
commercial property and proposed residential properties were condominiumized through the
Zoning Board of Appeals Special Permit 4724. The commercial building was purchased by
MAL Realty LLC in July 2018 and is currently operating a business to manufacture artificial
teeth per Zoning Board of Appeals Special Permit 4707.
Approved amendments to the project (VCOD 2019-1) included revisions to the three (3)
residential buildings to go from two story residential units to single story, and minor changes
to the walkways to accommodate new entrance locations. All other aspects of the originally
approved project remained the same, including the landscaping and the need for one
affordable unit per Zoning Bylaw Section 412.
Planning Board VCOD Site Plan Review
Petition: VCOD 2019-1 A
The project proponent, Stuart Bornstein of Shoestring Properties, is currently interested in
selling the permitted project to The Residences at Woodcrest LLC, represented by Martin
Reilly. This Petition (VCOD 2019-1 A) is requesting a modification to Condition #4 of VCOD
2017-2 regarding the timing associated with payment in lieu of construction for the required
one affordable unit. The request is to change the timing from prior to the start of Phase 2 (the
residential portion of the project) to the beginning of the construction of the second residential
triplex building related to the project. Per discussions with the Building Commissioner, this
request would be in compliance with the requirements outlined in Zoning Bylaw Section 412 -
Affordable Housing.
PLANS MADE PART OF THE VCOD SPA 2019-1A DETERMINATION: Please note
there were no changes to the plans or project materials made in this Petition. These plans
are documented in this Petition for ease of reference.
1. Site Plans: All plans entitled "Site Plan of Land of #1121 Route 28 South Yarmouth, MA
-1121 Route 28, South Yarmouth Condominium prepared for Shoestring Properties LP":
• Sheet 1 of 6-Layout/Landscape, last revised and stamped on August 26, 2019
• Sheet 2/6 -Utilities/Grading, last revised and stamped July 12, 2019
• Sheet 3/6-Existing Conditions, last revised and stamped December 6, 2017
• Sheet 4/6 -Erosion Control, last revised and stamped December 6, 2017
• Sheet 5/6 -Septic Detail Sheet, last revised and stamped December 6, 2017
• Sheet 6/6-Detail Sheet, last revised and stamped December 6, 2017
2. Architectural Plans-Residential Buildings: All plans entitled "Proposed Townhouses
for Shoestring Properties LP #1121 Route 28 South Yarmouth Massachusetts", prepared
by DP Architect, and last revised August 15, 2019:
• A-1 -Floor Plan
• A-2 -Exterior Elevations
• A-3 -Exterior Elevations
DISCUSSION:
No letters related to the project were received and no one from the public spoke in favor or in
opposition to the project at the Public Meeting.
Martin Reilly of The Residences at Woodcrest LLC gave a brief presentation explaining that
his company is interested in buying and constructing the permitted residential portion of the
project (9 units in 3 triplexes) as outlined in VCOD 2019-1. However, he would like to modify
Condition #4 of VCOD 2017-2 to meet the affordability requirement (either build on-site or
payment in lieu) at the beginning of the construction of the second residential triplex building,
which would be in compliance with Section 412 of the zoning bylaw. He explained that this
would lessen the initial capital investment in the project and reduce up-front costs. Mr. Reilly
also gave some examples of other developments his firm has completed.
The Planning Board members made a few inquiries related to building the affordable unit on
site versus making the payment, detailing the process if there are further changes to the
project, whether solar was considered, and timing of construction.
Page 2 of 3
Planning Board VCOD Site Plan Review
Petition: VCOD 2019-1 A
VOTE: On a motion by Tom Baron, and seconded by Liz Hartsgrove, the Planning
Board voted (6-0) to amend condition #4 in the VCOD 2017-2 Site Plan Review Decision
to read as follows: "The project is required to have one affordable unit in accordance
with Section 412" with Brad Goodwin, Tom Roche, Liz Hartsgrove, Lee Rowley,
Joanne Crowley and Tom Baron voting in favor. Applicable conditions from the
Planning Board VCOD 2017-2 Site Plan Review Decision dated December 29, 2017, and
VCOD 2019-1 Site Plan Review Decision dated September 25, 2019, have been
incorporated into this decision and the project is subject to the following conditions:
1. All materials and finishes as depicted in the referenced plans, and presented
and approved by the Design Review Committee (DRC) and Site plan Review
(SPR) Team shall be included in the project, including, but not limited to:
a. All sidewalks to be concrete.
b. Retaining wall to be stone faced.
c. Columns on the front entrance shall have an overall 8" square dimension
when trimmed out with azek.
d. Window trim shall be 1 "x4".
e. 1 "x8" frieze boards shall be provided.
f. All trim to be azek.
g. Window grills shall be 5/8" contoured grill (rather than flat).
h. Siding to be red cedar clapboards stained gray.
i. Door landings to the two units facing the parking areas shall have a roof
or covering to protect from the elements.
2. Landscaped areas to be irrigated.
3. Septic Reserve Area to be located outside the 20' buffer area required
adjacent to residential zoning districts.
4. The project is required to have one affordable unit in accordance with Section
412.
5. The site design shall ensure turning movements for fire and emergency
vehicles.
6. Phase I erosion control measures shall be provided to protect natural
infiltration area (DA6).
7. Stone veneer to cover exposed foundation to be native field stone.
8. Color of shutters and doors to be muted american colonial or old village paint
colors.
homas Roche, Chairman
Yarmouth Planning Board
Page 3 of 3
Sheet 1 of 3Drawing No.Not for ConstructionSheet ContentsRevised: Nov. 12, 2107Date: May 13, 2017Drawn by: DRPConcept DrawingA-1Floor PlanScale: 1/4" = 1'-0"Graphic Scale0155102025March 28, 2019AprIL 10, 2019May 1, 2019June 8, 2019July 10, 2019Aug 8, 2019Rev: August 15, 2019
ExteriorDate: May 13, 2017Sheet 2 of 3Drawing No.A-2Drawn by: DRPSheet ContentsRevised: Aug. 16, 2017ElevationsScale: 1/4" = 1'-0"Graphic Scale0155102025Mar. 28, 2019AprIL 10, 2019Concept DrawingNot for ConstructionJune 8, 2019July 10, 2019Aug 8, 2019Rev: August 15, 2019
Sheet 3 of 3ElevationsSheet ContentsA-3Drawing No.ExteriorScale: 1/4" = 1'-0"Graphic Scale0510201525Date: May 13, 2017Drawn by: DRPNot for ConstructionConcept DrawingAprIL 10, 2019Mar. 28, 2019Revised: Aug. 16, 2017June 8, 2019July 10, 2019Aug 8, 2019Rev: August 15, 2019