HomeMy WebLinkAboutPetition VCOD 2020-1A Planning Board 070920 TCTOWN OF YARMOUTH
PLANNING BOARD
VCOD Site Plan Review
FILED WITH TOWN CLERK: July 9, 2020
PETITION: VCOD 2020-1 A (Option A)
MEETING DATE: July 1, 2020
PETITIONER: Wise Living Development LLC
Christopher D. Wise, Manager
OWNERS: Maclyn LLC
834 Main Street Realty Trust
Baker Frank LLC
(all c/o Andrew L. Singer, Esq)
PROPERTY: 822 Route 28, Assessor's Map 33, Lot 70.1
834 Route 28, Assessor's Map 41, Lot 12
30 Frank Baker Road, Assessor's Map 41, Lot 11
Zoning District - VCOD VC2
MEMBERS PRESENT AND VOTING: Tom Roche, Chris Vincent, Liz 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 (SPR) 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 proposed project involves three properties, the Cape Cod Irish
Village hotel at 822 Route 28, the adjacent commercial property at 834 Route 28, and the
adjacent vacant property at 30 Frank Baker Road (behind the Irish Village). The applicant is
proposing to combine all three parcels into a 6.09 acre parcel as part of a VCOD VC2 project.
The Applicant is proposing amendments to the previously reviewed VCOD SPR project which
includes the redevelopment of the Cape Cod Irish Village hotel property from 128 hotel rooms to
a 120 unit Wise Living Requirement Community for senior housing, a leased medical complex,
and upgrades to the building facade and parking area. The existing commercial property at 834
Route 28 will also be upgraded with some building modifications and parking lot improvements.
30 Frank Baker Road will remain vacant in its natural state.
The Planning Board previously acted on this project on April 15, 2020 for VCOD SPR Review
(VCOD 2020-1) and on May 20, 2020 for a Use Special Permit (Petition 115). Subsequently, the
applicant went to the Zoning Board of Appeals (ZBA) seeking some zoning relief which was not
provided, resulting in the applicant coming back to the Planning Board for review of a modified
project. The proposed amendments include revisions to the facades for both buildings, along
Planning Board VCOD Site Plan Review
Petition: VCOD 2020-1A
with corresponding minor site modifications. Two options were presented by the Applicant.
Option A (VCOD 2020-1A) is the preferred option and reduces the amount of zoning relief
needed and is reviewed herein. The Applicant also submitted a VCOD SPR application for an
Option B which is meant to be compliant with the zoning and has been reviewed separately under
VCOD 2020-1 B.
PLANS AND INFORMATION MADE PART OF THE VCOD SPR 2020-1A DETERMINATION:
1. Design Review Committee Comment Sheet, dated June 23, 2020
2. VCOD SPR Application form with Narrative and Checklist, Option A
3. Option A Benefits Summary prepared by Attorney Andrew Singer
4. Site Plans: All Site Plans prepared by BSC Group for Wise Living Retirement Community
and dated February 20, 2020, and last revised as noted.
• S-1 -A — Existing Conditions Plan, last revised June 18, 2020
• S -2B -A — Site Plan Option "A", last revised June 18, 2020
• S-3 — Utility Plan, last revised April 16, 2020
• S-4 — Site Details, last revised June 19, 2020
• S-5 — Site Details, last revised April 16, 2020
5. Architectural Plans: All Architectural plans prepared by ERT Architects for South Yarmouth
Wise Living Retirement Community and labeled Option "A". All plans dated June 19, 2020.
• A.1 —
First Floor Plan
• A.1.1
— First Floor Plan — Partial (south end)
• A.4 —
Elevations — South, East & West
• A.4.1
— South Elevation
• A.4.2
— Partial East & West Elevations
• A.4.3
— Partial East & West Elevations
• B.1 —
Elevations — 834 Route 28
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.
Attorney Andrew Singer provided a quick overview of the reason for the revisions noting that the
Zoning Board of Appeals (ZBA) was not inclined to give the level of relief they had originally
requested. Although Option A still requires ZBA relief it is significantly less than that previously
seen by the Planning Board and the ZBA. Attorney Singer reviewed the Option A Benefits for
822 Route 28 including additional sunlight in the apartments, private outdoor sitting areas for the
residents, preference of Option A by the Design Review Committee (DRC), lack of visibility from
Route 28 of the portions of the building requiring relief, and the expense of enclosing these areas
without providing significant improvements to the building aesthetics as noted by the DRC.
Kieran Healy of BSC Group gave an outline of the proposed changes for Option A. Briefly, the
amendments include the following:
For 822 Route 28: Enclosing the bump outs at the entrances on the east and west sides of
the front portion of the building where there used to be only overhangs with columns; and
the addition of a new, enclosed bump out to the dining room along the south side (front) of
the building. The originally proposed open air porches and balconies on the east and west
sides of the residential portion of the building remain and would require relief from the
Zoning Board of Appeals (ZBA).
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Planning Board VCOD Site Plan Review
Petition: VCOD 2020-1 A
• For 834 Route 28: Enclosing the entry way on the west side of the building where it used to
be open. Enclosing a new bump out on the east side of the building for added modulation
which requires relief from the ZBA for encroachment into the side yard setback.
• Except as shown on the plans and noted herein, the previously -approved aspects of the
elevations and building materials for both buildings and the site improvements will remain
the same as previously permitted.
After the presentation, Planning Board members had general questions to clarify the differences
between Option A and Option B, specifically as it related to the open air versus enclosed
porches/patios for 822 Route 28. The Board understood the difficulties of adhering to the design
requirements of the VCOD bylaw for redevelopment projects versus new construction. There
was a general consensus of the Planning Board that Option A provided more advantages
including additional light into the units and useful outdoor space for the residents. Subsequent to
these discussions, the Planning Board voted as follows:
VOTE: On a motion by Liz Hartsgrove, and seconded by Tom Baron, the Planning
Board voted (6-0) that Option A — VCOD SPR #2020-1 A for the project at 822 & 834
Route 28 and 30 Frank Baker Road as presented at the Planning Board meeting of July
1, 2020, is in general compliance with the VCOD Design Standards, with the exception
of the building modulation requirements outlined in Section 414.8 and the Architectural
& Site Design Standards for which relief is being sought through the Zoning Board of
Appeals, and subject to the following conditions, with Tom Roche, Chris Vincent, Liz
Hartsgrove, Lee Rowley, Joanne Crowley, and Tom Baron voting in favor:
Applicant shall adhere to all conditions from the Planning Board VCOD 2020-1 decision
dated April 24, 2020 and the Planning Board Decision 115 dated May 27, 2020.
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T omas Roche, firman
Yarmouth Plan ng Board
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