HomeMy WebLinkAbout2025-05-28_ZBA-Hearing11
35 Wilkens Lane, Hyannis
Zoning Board of Appeals
Special Permit
New England Development
May 28, 2025
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Project Team
Harbor PlaceNew England Development (NED)
•John Twohig
•Paul Cincotta
•Mark Jackson
Counsel for NED
•Mike Ford (Ford & Ford)
•Tim Sullivan (Goulston & Storrs)
Hanover Company
•David Hall
•Steve Dazzo
•Nate Cheal (Tetra Tech)
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Agenda
•Introduction / Background
•New England Development
•Project Background
•Phase 1 Update
•Proposed Project
•Barnstable Zoning
•Cape Cod Commission
•Serve Demand by Creating 42 Additional Affordable Residences
•Stormwater, Utilities, Transportation Mitigation
•Pedestrian Connectivity
•Special Permit Criteria
•The Proposed Project Satisfies each of the Applicable Special Permit Criteria and
Respectfully Requests the ZBA Grant a Special Permit
•Discussion
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Background
•NED Acquired 32-Acres from CCH, including an Existing Development Agreement
with the Cape Cod Commission.
•NED worked with the Barnstable Town Council to Approve a Mixed-Use Subzone in
October 2021.
•CCH & NED Amended and Restated Development Agreement in July 2022 for a
Phased Development that included:
•Multi-Family Residential Project (Opened June 2024)
•Expansion to CCH Facility
•21-Acres of future Mixed-Use Development
•NED Received Cape Cod Commission Approval in February 2025 for Second Phase
of Multi-Family
•NED Received Site Plan Approval in April 2025 for Second Phase of Multi-Family
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New England Development
NED generates long-term value to communities,
customizing solutions for each setting. We’re invested
in the communities in which we are a part, and we take
an all-inclusive approach to development. From the
outset, we seek input from community leaders, and
partner with state and city entities, neighbors, residents,
and tenants.
The result: projects that add lasting value to the
communities in which we do business –adding to the
tax base, improving infrastructure, creating jobs,
and enhancing community stature.
White Elephant, Nantucket, MA The Pinehills
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Initial Phase –Multi-Family Residential
Opened Spring 2024
•95% Leased
•2/3 From On-Cape
•36 Privately Funded and Constructed
Affordable Residences
•Leasing is a Complete Success
•Tenants Include:
•CCH Workers
•Town Employees
•Airport Employees
•School Teachers and Faculty
•Local Professionals
•Contractors & Business Owners
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Project Site
Wilkens LnAttucks Ln
Airport
Hanover
HyannisProject
Site
BJ’s
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Zoning
•Barnstable Town Council Voted to
Approve a Mixed-Use Sub Zone in
October 2021
•Zoning Contemplates Multi-Family
for the Site
•Affordable Housing:required.
•Rental Housing:required to have
10% Affordable at 65% AMI plus 3%
Affordable at 80% AMI, Total 13%.
•Rental Requirements: all units in
residential development must be
leased for a term of not less than 12
months, provided that 10% of the
units may be leased for a term of
less than 12 months but not less
than 6 months.
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Cape Cod Commission
•Received DRI Approval from the Cape Cod Commission in February 2025
•The Project Provides Year-Round Housing For Residents of Cape Cod,
Including 42-Units Reserved for Those Making Less Than 65% and 80% of Area
Median Income.
•Contributing a $324,000 Transportation Mitigation Payment to the Town in
Addition to Several Physical, Safety and Pedestrian Improvements
•Constructing a Sidewalk along a Portion of Wilkens Lane to Create an
Accessible Pedestrian Pathway to Attucks, Phinneys, and Hathaway’s Pond.
•All Fertilizers Used will be Non-Nitrogen and all Grasses Used Across the Site
will be Native Fescues and Rye Gasses.
•The Residences will be All-Electric and Vehicle Charging Stations will be
Provided on Site.
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Proposed Project
•320 Residences providing a range of
housing types to support the critical
need for housing on Cape Cod.
•42 Privately Funded and
Constructed Affordable Residences
will be deed restricted as Affordable
Housing
•Architecture and façade is broken
up through a variation of fiber
cement-based materials and roof
variation. Buildings are 4-story and
under 55-feet tall.
•The residences are All-Electric and
will include vehicular charging
spaces, and solar readiness
•The Project will use non-nitrogen
fertilizers across the entire site.
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Proposed Project
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Stormwater Design
•All Stormwater Run-off Will Be Managed
and Treated On-site Through A Series of
Rain Gardens, Drywells, and Sub-surface
Infiltration Systems to Protect
Groundwater Quality
•Stormwater Within Paved Areas Will Be
Collected, Pre-treated and Infiltrated
Outside of the Lewis Bay Embayment Area
to Protect the Embayment Area from
Nitrogen
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Water/Sewer Design
•Wastewater Will be Directed to the Sanitary
Sewer System in Kidds Hill Road.
•Water Will Connect to Existing Water Main
in Wilkens Lane.
•Barnstable Fire District Water Department
Has Reviewed the Usage and Noted There
is Sufficient Water for this Project Without
Exceeding the Town’s Water Management
Act Withdrawal Permit.
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Pedestrian Connectivity
•Constructing a Missing
Section of Sidewalk on
Wilkens Lane.
•Accessible Pathways
Created To:
•Attucks Lane
•Shopping
Destinations
•Phinneys Lane
•Hathaways Pond
•Future Rail Trail
•Installing Countdown-Type
Ped Signal Indications with
Pushbuttons