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Home My WebLink AboutRoute 28 Mixed-Use Project Benchmarking BSC Group Received 10.29.25Ya ri3O-uth PLAN YARMOUTH Within Reach �,p Live, Work, Play, & Learn. Rt. 28 -Mixed-Use Project Benchmarking BSC Group completed a detailed desktop investigation to identify and summarize successful examples of appropriately sized mixed use development projects throughout Massachusetts (including examples developed under Chapter 40R). With a broad understanding of the Town of Yarmouth's development patterns, recently approved projects, and Village Center and other zoning districts aimed at supporting a mix of development types along Route 28, the following benchmarking project seeks to provide examples and baseline information about small, medium and large projects to inform the Town in its continued evaluation of the Route 28 corridor. The following benchmarking examples are part 1 of BSC project related to the corridor. Part 2 will include a detailed review of the existing zoning regulations to examine and identify potential regulatory barriers to new development as well as consideration of other tools, including but not limited to the Commonwealth's 40R smart growth zoning overlay district. Separately, another consulting team will review the baseline project examples and create up to three conceptual site plans, renderings, and technical summary for a small, medium, and large development project in relation to the Route 28 corridor. The following projects were identified based the inclusion of either a single mixed used building or a site containing several buildings with a mix of commercial and residential, the availability of information online, ability of the project to move from permitting to construction, and projects that are of a size and scale generally compatible with the Town of Yarmouth. Several other projects were considered and excluded. These included several projects permitted under 40R smart growth zoning but consisted of larger, often 4-6 story buildings in dense urban areas that would be out of place with Yarmouth's Route 28 context. BSC GROUP Cor Small Scale 118 Union Street, Easthampton 436 Washington Street, Westwood 575 Route 28, Harwich Port Medium Scale 47-49 Cottage Street, Easthampton 1 Railroad Street, Bedford 626 Main Street, Dennisport Large Scale 18-26 Sparks Avenue, Nantucket 68 Cowls Road, Amherst Islington Center, Westwood EXECUTIVE 4FFICE CF This project was funded by a Community Planning Grant provided by the HOUSING Massachusetts Executive Office of Housing and Livable Communities R"6 LIVABLE COMMUNITIES Vr - mph kWh :z-7=- =M-ir Za v .j M . v , PF 'A F. 6R, ""Ot IC. 1 r� 463 Washington Street WESTWOOD, MASSACHUSETTS Small Scale — Permitted in 2023 and under construction in 2025, this property is located along Route 1A, a main commercial corridor close to Interstate 95. One challenge noted was the existing structure was intended to remain. However, it was later determined to not be structurally sound requiring modification of the design plans and approval to allow all new construction. Click here to view the decision, approved building plans, and approved site plans. Property Size Building Size (Footprint) Number of Units Commercial Space Number of Parking Spaces Zoning 13,655 Square Feet 3,275 Square Feet Five, one -bedroom Units 3,275 sq. ft. (office) 18 onsite Flexible Multiple Use Overlay District 6,550 GFA 545 (average) sq. ft. ) RECESIAM ROaF FOR CONDEISRORS• """■ II��+JI �� Ro raucxs IIIRfAR�V it ,.ftiy,. ® „ T. twu R ') Pm.0 Rm.n all pEl)rE(rtS' &eI— ST-------- .R4�' i R1A j SST 8 f' ' r , � 1 I, + � Ir mrc r ! i PROP. 2-STORY MIXED USE BLDG. 3.275 S.F.1 FLOOR FFE=82.90 __1 L r r C � r � + r r g�a�w +rr+� SSACHUs��3 $RY RaA S1uP M !e3 ` J • I II I f i� I I 6 'I�g I mPP� PA+�R WAIwWav I I I� F I Ilk f• I _... I 3Y a� •JL— ; 1 'Tr 575 Route 28 HARWICH PORT, MASSACHUSETTS Small Scale Permitted in 2022 and under construction in 2025, this property is located on Main Street in the center of Harwich Port. The project is on a vacant parcel adjacent to a mix of residential and small commercial uses. One challenge noted was a delay while the developer secured an anchor restaurant tenant and addition of offsite parking. Click here to view the approved building plan and site plans. Property Size Building Size (Footprint) Number of Units Commercial Space Number of Parking Spaces Zoning 29,801 Square Feet 6,485 Square Feet Five, One -Bedroom Units Two retail @ 1,000 sq. ft. 38 onsite; 27 offsite Commercial Village & Village (main property) 11,940 GFA 3 units @ 1,000 sq. ft. One restaurant (850 square ft.) Commercial Overlay 2 units @ 800 sq. ft. One restaurant (3,000 Sq. ft.) ------------- .. ............. 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Click here to view the decisior and approved and site plans. Property Size Building Size (Footprint) Number of Units Commercial Space .51 acres 10,000 sq. ft. 18 market rate units Space 1 = 4,000 sq. ft. 30,000 GFA 5 Affordable units Space 2 = 800 sq. ft. ddRAa SWAW 0ARMWIS LUTM PARMWERSM3 &" i NW? AVE tw LC Rum r6rmis .V } rTC%YfF, r0 G4 iPY. 6Y 1rIG''A'}-2�G�J Ac" LYPr /.74%M7� {�dqg al' um¢xc�r urrcxr x�cx rauawr Number of Parking Spaces 34 parking spaces !C1r�17A1 : SI:wN�7+3S rT7l4N o�s.von '�xax�c� Zoning 40R Smart Growth $65,000 Zoning Incentive Payment .0•DRWW *.ffi A'APL E- TRFE- T •t r� F'• '.!'rtir +ins �`za 1 Railroad Street Bedford, MASSACHUSETTS Medium Scale -Permitted in 2023 and under construction in 2025, this project was permitted with a Special Permit in the Town's mixed use overlay district and is adjacent to an MBTA bus stop and mix of single family, offices and commercial uses. Click here to view the dpplicatioi , and approved site plans. N33'0 8 r. o5' 'n 1 J 3'-11° TOTAL] R[b'OSEU '4ETAIL ON PRCPERTIES LLC BdL_OINc K 1998. P GE 47 fi,6od S.F. 0 e HK 75�7] I°G9 Ch 0 Y r... 153'— 106'-3 (208 2 4c n o - - - PROPOSED MULTI —USE BUILDING '.:'.'.:':.':.': .':.':.':.': :tq. S.F. TOTAL 5 STORIES; 1B UNITS 17-SPACE GARAGE UNDER - .:� -' - - - - - - ----- ------- ' OHW- W W 30UTH ELEVATION (FACING RAILROAD AVE) Property Size Building Size (Footprint) Number of Units Commercial Space Number of Parking Spaces Zoning 38,451 sq. ft. Building 1 = 9,500 sq. ft. 18 units Space 1 =1,760 sq. ft. 35 parking spaces; Special Permit Building 2 = 1,800 sq. ft. Space 2 = 1,928 sq. ft. 17 underground, 13 surface, Depot Area Mixed -Use Overlay District 3 stories (37') 5 on street 626 Main Street DENNISPORT, MASSACHUSETTS Medium Scale -Permitted in 2022 and currently marketed for development, this project was permitted with a Site Plan Approval and Special Permit. The property is on town sewer and the project vehicle access is from Upper County Road at the rear. UPPER COUNTY ROAD -- v � R ICI ^n I •p RCWCTrn 1 -.._ - I 4 t � ' J 1L � xR� Property Size Building Size (Footprint) Number of Units Unit Size/Type Commercial Space Number of Parking Spaces Zoning 34,625 sq. ft. 9,990 sq. ft. 24 units 4 studios (500 sq. ft.) 750 sq. ft. 26 parking spaces Dennisport Village Center 25,420 GFA 18 market rate 1 bedrooms (600 sq. ft. 6 Affordable (25%) 2 bedrooms (750 sq. ft.) A 18-26 Sparks Avenue NANTUCKET, MASSACHUSETTS Large Scale --- Permitted in 2023 and under construction in 2025, this project, known as "new downtown" includes the demolition of an existing restaurant close to the roundabout at Lower Pleasant Street. One challenge noted was a requirement of the Historic District Commission to require the building be separated into two buildings causing delays and redesigning. Click here to view the submitted plans for Building A and Building B. W, IX.CKV H,wiu[HE' Property Size Building Size (Footprint) Number of Units Commercial Space Number of Parking Zoning 1.59 acres Building A = 11,726 sq. ft. (30,922 GFA) Building A —17 units Building A=11,730 sq. ft. Spaces Special Permit 69,275 sq. ft. Building B = 5,520 sq. ft. (11,730 GFA) Building B =13 units Building B = 2,295 sq. ft. 85 parking spaces Depot Area Mixed -Use Overlay 25% Affordable District Islington Center (Washington & East Street) WESTWOOD, MASSACHUSETTS Large Scale Permitted in 2018 and completed in 2023, this project represents a public/private partnership to reuse several municipal properties. One challenge noted was a complex process for the Town to secure the developer for the project through an RPF. Click here to view the Town's RFP, the approved building plans and site plans. Property Size Building Size Number of Units Commercial Space Number of Parking Zoning 3.5 acres Building 1—13,000 sq. ft. (38,631 GFA) Building 1 -19 2 bedroom @ Building 1—13,000 sq. ft. Spaces Special Permit (two properties) Building 2 - Renovated 1,200 sq. ft. (average) 178 spaces; 36 Flexible Multiple Use Building3 — 9,990 s ft. q• 3 offsite Affordable units underground; Overlay District Y North Square at the Mill District (91 Cowls Road) AMHERST, MASSACHUSETTS Large Scale — Permitted in 2017 and occupancy in 2021, this project represents mixed use village combining Affordable and mixed income rental units and vibrant commercial space. One challenge noted was the ensuring the timing of MassWorks and Affordable Housing Tax Credits to support the project. Click here to view the Town's project website and the approved site plans. RXT FOP LIGHT "T. TYPICAL RRlUGATWMEFAL PANEL FENQE MEMn PANEL AND YMODPOST TR+yjry ENCLOSURE ACCEME PLANTERr. TYPICAL @LRCM SEAnNG As" CONERETE 41TRT PAVER TINuITT STNP, TYPICA4 PEA GRAVEL PA41N[. POST « HOOP HIKE WkCK — 15AV NGM STEEL. 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R LI@PEHI1E,3PLAYGR0UH0 --II SURFACE METAY PICKET FENEE �i'-0' HEIGHT] I HIDs4AL( PLANTING AREA x - {NATNE5HRUWj+PEpE.4NVL%) PQSE TOP tIGIA POLE, fYPICAY mQQ4 SCREEN FEHCL. 61�-0' HEIGHT L POiT«H00P RIQPAiKGuwAH13.M5'IE¢LjYPILAIj CONQAEREUNI74'A.WUACaNTPA41HG.nMCAL � ~�CLYIRTIN4PO PRIVACY SCREEN (tt]$E @ETLRMH,IEni ik• '—FIREPRANFWreA UJTCFREDEFEnAINEDJ COURTYARD 5E4TIHG AREASfT0 EE OEEMIryEO{THOME DUST PANNG EtE 8cti - LUIJA LAWN AREA �h' TI4*"ALE PLAIT04 AREA (NATIVE SHKUTS • PfR[W*AL51 40 .-METPA PICKET fENEF I5'.H^ HEIGHTI O ' R10MFONCED TURF AT ENEAGENCf FIREACCESSLME Property Building Size (Footprint) Number of Units Unit Size/Type Commercial Space Parking Zoning Financial Size Building A - 28,000 sq. ft. 130 units 59,1 bedroom @ 650 sq. ft. 22,000 sq. ft. Spaces Permitted as a $2,795,000, 5.3 acres Building B - 26,500 sq. ft. 104 market rate 58, 2 bedroom @ 920 sq. ft. Multiple tenant 299 spaces 40B by Beacon 10-year TIF (Total all buildings 171,000 GFA) 26 Affordable 13, 3 bedroom @ 1,110 sq. ft. spaces Communities