HomeMy WebLinkAbout882-834 Rte 28 Planner Comments to PB 062620
T O W N O F Y A R M O U T H
1146 ROUTE 28, SOUTH YARMOUTH, MASSACHUSETTS 02664-4492
Telephone (508) 398-2231, Ext. 1276, Fax (508) 398-2365
MEMORANDUM
To: Planning Board
From: Kathy Williams, Town Planner
Date: June 26, 2020
Subject: 822 & 834 Route 28 and 30 Frank Baker Road
Assessor Map/Parcels: 33/70.1, 41/12 & 41/11.1
Wise Living Retirement Community project - VCOD VC2
VCOD SPR #2020-1A & #2020-1B
A. General Description: The Applicant is proposing amendments to a previously reviewed VCOD SPR
project which includes the redevelopment of the Cape Cod Irish Village hotel property (822 Route 28)
from 128 hotel rooms to a 120 unit Wise Living Requirement Community for senior housing, a leased
medical complex, and upgrades to the building façade 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, so the applicant is coming back to the Planning Board for review of a modified project. The
proposed amendments include revisions to the facades for both buildings, along with corresponding
minor site modifications. Two options are being proposed, Option A (VCOD SPR #2020-1A) which
is the preferred option and reduces the amount of zoning relief needed; and Option B (VCOD SPR
#2020-1B) which proposes to eliminate the need for any further zoning relief.
For 822 Route 28: Both Options A & B include: 1) enclosure of bump outs at entrances on the east
and west sides of the front portion of the building where there used to be just overhangs with columns;
and 2) addition of a new, enclosed bump out to the dining room along the south side (front) of the
building. Option A retains the open air porches and balconies on the east and west sides of the
residential portion of the building as previously reviewed by the Planning Board and would require
relief from the Board of Appeals. Option B encloses the open air porches and balconies on the east
and west sides of the building to conform to design standards.
For 834 Route 28: Both Options A & B enclose the entry way on the west side of the building where
it used to be open. Option A includes an enclosed new bump out on the east side of the building for
added modulation but would require a Special Permit from the ZBA. Option B includes an indentation
in the building with new roof line on the east side of the building to conform to design standards.
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.
Planning
Division
Planning Board
822 & 834 Route 28 and 30 Frank Baker Road
June 26, 2020
Page 2 of 2
B. Process - VCOD Site Plan Review: VCOD Design Standards per Section 414.8 and the Architectural
& Site Design Standards are mandatory for VCOD projects. The Planning Board reviews the project for
compliance with these standards, however the VCOD SPR is not a Special Permit Decision and does not
grant any zoning relief or make any zoning determinations. The applicant has the right to appeal the
decision of the Planning Board to the Zoning Board of Appeals. Any zoning relief required would be
done through the Zoning Board of Appeals. These proposed amendments do not impact the Use Special
Permit previously issued by the Planning Board. The Applicant will be submitting for ZBA relief for
Option A, tentatively scheduled for July 23rd.
C. Comments from Other Committees: As the only substantial changes proposed are related to the
architecture, there was no need to meet again with the Site Plan Review Team, and only the Design
Review Committee (DRC) met on these revisions. The Design Review Committee reviewed both
options on June 23, 2020 and their comments are attached. The DRC was in favor of Option A for both
822 and 834 Route 28 as they felt the extra modulation does not make any substantive change, but
would be a burdensome expense. The DRC did not have any specific comments for Option A or B, but
did retain the comment regarding coordination of the colors for the building with the Town Planner prior
to submission of a building permit.
D. Planner Comments: Option A and Option B were submitted as two separate VCOD SPR
applications to allow the Board flexibility on any comments or conditions they may wish to impose on
each of the Options. Each VCOD SPR application should be voted on separately.
VCOD SPR #2020-1A:
On a motion by___________, and seconded by__________________, the Planning Board voted
(?-?) that Option A – VCOD SPR #2020-1A 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:
1. 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.
VCOD SPR #2020-1B:
On a motion by___________, and seconded by__________________, the Planning Board voted
(?-?) that Option B – VCOD SPR #2020-1B 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, and subject to the following conditions:
1. Applicant shall adhere to all conditions from the Planning Board VCOD 2020-1 decision
dated April 24, 2020 and Planning Board Decision 115 dated May 27, 2020.
ATTACHMENTS:
1. Design Review Comments dated June 23, 2020
2. VCOD SPR #2020-1A – Option A Application Materials and Plans
3. VCOD SPR #2020-1B – Option B Application Materials and Plans