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HomeMy WebLinkAbout2025-06-06_Response-to-Comments Date: June 6, 2025 Re: Appeal No. 2025-013 – Wilkens Lane Properties ZBA Hearing Response to Comments The following memo provides responses to the comments received during the Barnstable Zoning Board of Appeals (“the ZBA”) meeting on May 28, 2025, regarding the Wilkens Lane Properties Special Permit Application to construct a residential multi-family development (“the Project”). Phase 1 Update: The first phase of the project, consisting of 272 residences, opened its first of three buildings in the spring of 2024. Since then, leasing activity has been remarkable, with the development now over 95% leased—including all 36 affordable residences. Demand has significantly exceeded expectations, attracting a diverse range of workforce residents, including nurses, doctors, municipal employees, teachers, first responders, contractors, and individuals working in the hospitality industry. Comment: Please provide the board a fiscal study to understand the impacts of the Project. Response: A full fiscal study is attached hereto as Exhibit A. The fiscal study was submitted as part of the DRI application to the Cape Cod Commission and results in the following: • $851,259 gross new taxes resulting, on a conservative basis, in an annual positive “net fiscal impact”, after accounting for impacts to police, fire, school, etc., of $520,203 to the Town and Barnstable Fire District. • One time permits fees will generate approximately $630,000 in revenue. • Forty-two (42) affordable housing residences will be created through private investment and without public funding, addressing a critical need in the community and local housing goals. Comment: The Project should provide additional affordable housing above what is required in the zoning and sub overlay district. Response: The Project complies with zoning supplying a total of forty-two (42) affordable housing residences, representing 13% of the overall Project. Of these, 10% are designated for households earning up to 65% of the Area Median Income (AMI), and 3% for those earning up to 80% of AMI. The remaining units will be market-rate, designed to serve a broad range of workforce housing needs, with residents expected to fall within the 80% to 140% AMI range. This workforce housing will benefit a wide range of residents working in: • Healthcare • First Responders • Government/Municipal/Education • Construction/Trades • Hospitality/Service/Retail Industry • Professional Services Comment: Is there sufficient water to support the Project? Response: The Barnstable Fire Water District has reviewed the proposed usage and confirmed sufficient water is available to support the Project. Please see correspondence from Sean Anderson, Commissioner of the Barnstable Fire Water District, attached hereto as Exhibit B. Comment: Is there sufficient sewer capacity to support the Project? Response: The Project has retained Vannase Hangen Brustlin (VHB), in conjunction with the Town of Barnstable’s DPW, to perform a sewer capacity study of the Town’s sewer system. The technical memo will be filed with the board prior to the continued hearing on June 11, 2025. Comment: How many parking spaces are on-site? Response: There are a total of 478 parking spaces on site (1.49 spaces per unit). 432 spaces will be surface parking and 46 will be garage spaces. All spaces allow for a variety of vehicle types, including pick-up trucks/vans. Comment: Will there be a fire alarm system and sprinklers? Response: Yes, the Project will meet all state building, fire and NFPA code requirements. Comment: What is solar ready mean and why can’t there be solar day 1? Response: The Project will meet “solar ready” requirements per the building code. This includes ensuring structural capacity for roof panels and providing electrical pathways (conduit) available to promote future installation. The technology, size, and type of panels are changing rapidly, and we anticipate a product that will maximize the solar opportunity in the near term. Comment: Please provide a plan showing the 1,000-foot setback from Kidds Hill Road to confirm the applicability of the zoning overlay? Response: A plan showing the 1,000-foot setback is attached hereto as Exhibit C. Comment: Where is the Emergency Access and can there be one driveway for Phase 1 and the Project? Response: Emergency access to the site was reviewed and approved by Fire Chief Beal during Site Plan Review. The point of access is via the existing emergency access road between the Project and the Cape Cod Healthcare Outpatient Facility. A singular driveway to connect Phase 1 and 2 was reviewed in detail with the Town of Barnstable DPW during Site Plan Review. This review included an on-site visit by DPW staff where it was determined that the proposed location and design of the driveway is acceptable and a connection to Phase 1 is not feasible due to the steep change in grade and infrastructure between the two sites. It was also agreed that any future development on the adjacent 2-acre parcel will connect to the Project’s access drive and not create a new curb cut on Wilkens Lane. Vannase Associates, the transportation engineer for the Project, also provided a memo concluding the two driveways are appropriately located to function in a safe manner, which is attached as Exhibit D. Comment: Will the Hyannis fire department be called upon to help fight fires? Response: In the event of an emergency that can’t be handled independently by the Barnstable Village Fire Department, a Mutual Aid agreement is in place across all of Cape Cod for towns to support and help one another. Comment: What type of labor force is being supported? Response: Below is an approximate breakdown of the tenant mix at Phase 1. Healthcare 13% Government/Municipal/Education 10% Finance/Professional Services/Tech 10% Hospitality/Retail 19% Construction/Trades/Transportation 12% Other 36% Comment: What are the utility costs in Phase 1? Response: Phase 1 is a highly energy efficient building constructed with the latest technologies in HVAC equipment and materials. Utility rates are not determined by the Project and are dictated by the utility company for electric and the Town for water/sewer. Comment: Can the Project work with Cape Cod Aggregates to create a secondary access point. Response: The Project is open to a discussion with Cape Cod Aggregates, but can’t commit to secondary access through their property because we do not control that land. Comment: How can you Improve the bus service. Response: As described in the Cape Cod Commission Decision, dated February 27, 2025, two bus stops are located within walking distance at the nearby shopping centers with additional flag down service available on Attucks Lane. The Cape Cod Commission has encouraged the Project to coordinate with the CCRTA should the demand for a future bus stop on Wilkens Lane arise. Comment: Can some parking spaces/garages be larger to accommodate large pick-up trucks? Response: The parking spaces on site will be able to accommodate large pick-up trucks (similar to Phase 1). The garages can also accommodate large pick-up trucks and have additional storage capacity for tools, etc. Comment: Are there chargers for e-bikes and scooters? Response: The bike storage areas attached to select garages have outlets for charging e-bikes and scooters. Residents who lease garages will also have outlets within the garage to charge e- bikes and scooters. Residents can also charge e-bikes and scooters in their residence. Comment: How will the Project handle stormwater and nitrogen? Response: All stormwater run-off will be managed and treated on-site through a series of rain gardens, drywells, and sub-surface infiltration systems to help protect groundwater quality. Infiltration will be designated to areas outside of the Lewis Bay Embayment to protect the embayment from nitrogen. The Project will also not use nitrogen fertilizers across the entire site and has committed to installing only native grasses that don’t require nitrogen. EXHIBIT A Wilkens Lane Phase 2 Fiscal Impact Analysis [See attached] Fiscal Impact Analysis Wilkens Lane Residential Phase II September 5,2024 Prepared For New England Development 1 FOUGERE PLANNING & DEVELOPMENT, Inc. Mark J. Fougere, AICP phone: 603-315-1288 email: Fougereplanning@comcast.net Wilkens Lane Residential Phase Il Barnstable, MA FISCAL IMPACT ANALYSIS Table of Contents Section I. Executive Summary……………………………..2 Section II. Introduction……………………………………….3 Section III. Local Trends……………………………………...4 Section IV. Methodology………………………………………6 Section V. Local Revenue From Development…………….8 Section VI. Municipal & School Service Costs…………….10 Section VIII. Fiscal Summary………………………………….19 Section IX. Appendix………….……………………………….21 2 I. Executive Summary New England Development is partnering with Hanover Company to redevelop an existing 15.1-acre parcel located on Wilkens Lane in Hyannis, MA. The proposal includes a 320-unit multi-family community, with 13% of the units set aside as affordable (“the Project”). The following bullet points summarize the positive fiscal impact resulting from the proposed development: Ø The Project is estimated to generate approximately $851,259 in new taxes resulting in an annual positive fiscal impact of $520,203 to the Town of Barnstable and Fire District. Ø It is estimated that the Town of Barnstable with benefit from $700,139 in gross tax revenue with an annual net positive fiscal impact of $436,739. The Fire District will benefit from $151,120 in gross tax revenue with an annual net positive fiscal impact of $83,464. Ø One-time building permit fees will generate approximately $630,000 in revenue. Ø Forty-two (42) affordable housing units will be created through private investment and without public funding, addressing a critical need in the community and addressing local housing goals. Ø Community and economic benefits associated with new housing in a market with significant housing demands. 3 II. Introduction New England Development is partnering with the Hanover Company to redevelop an existing 15.1-acre parcel located on Wilkens Lane. The Project includes a 320- unit multi-family community, with 13% of the units set aside as affordable comprised of five (5) four-story buildings, an amenity clubhouse, surface parking and detached garages. Ten percent (10%) of the units will be set aside as affordable to those earning no more than 65% of the Area Median Income and three percent (3%) set aside to those earning more than 65% of the Area Median Income. Table 1 outlines the specific breakdown of one, two and three bedroom units, with 60% being one bedroom units. Table 1 Apartment Unit Profile One Bed Mkt. 166 One Bed Afford. 25 Two Bed. Mkt. 98 Two Bed Afford. 15 Three Bed Mkt. 14 Three Bed Afford. 2 320 The recently completed 2022 Barnstable Housing Production Plan highlights the critical need for affordable housing in the community. Key Findings of the Housing Needs Assessment include: Ø The need for a greater diversity of housing types. Ø The need for year-round housing. Ø The need for workforce housing. Ø The need for deed restricted permanent affordable housing. This Project will address these noted critical needs by setting aside 42 permanent affordable residences, as well as providing an alternative to detached single family homes. In addition, the Town Council’s Strategic Plan Housing Goal is to: “Identify needs, and develop, promote, and monitor town-wide initiatives for income-equitable, 4 affordable, workforce, senior, and rental housing to meet the needs of residents and increase the overall quality and quantity of housing in Barnstable”. The Project targets these critical housing Goals1 as well. Also, the Town Council’s Strategic Plan Economic Development Goal notes “Town Council and Town Manager to support and grow a vibrant economy with a diversity of businesses, both for-profit, and a strong labor force, taking into consideration promotion of sustainability.” Without housing diversity, including affordable housing, economic growth in the community cannot occur, hindering vibrancy the Council seeks. It should be noted that the Project will be operated privately and as such all proposed access ways will be maintained by the owner, as will trash disposal. Public water and sewer will service the site. Hanover Hyannis Phase 1 Adjacent to the Project, Hanover recently began leasing a 272-unit building (“Hanover Hyannis Phase 1”) which is currently 48% occupied2 (130 units of 272) with 142 total leases signed. At this this time occupant demographics note a wide range of population, with an average age of 41. These residents are employed in a diverse range of local occupations including: the Coast Guard, Cape Cod Hospital, Cape Air, JetBlue, local outpatient practices, law firms, local contractors, car dealerships, restaurant managers, property management companies, and Cape and Islands school departments. Most of the current residents (over 60%) have moved from Cape Cod communities, including the immediate area. III. Local Trends Census figures report that from 2000 to 2010 Barnstable’s population decreased from 47,821 to 45,193, showing negative population growth over the 10-year time period. The most recent estimates from the US Census Bureau reflect an increase in population, noting 48,919 residents in 2020, an 8.2% increase since 2010, and an approximately 2% increase over the 2000 population. 1 Highlighted words emphasize Goals that are met with this rental community. 2 As of August 30, 2024. 5 A majority of Barnstable’s housing stock consists of single family homes, with recent US Census data3 reporting 21,713 single family homes out of a total housing stock of 27,040 units as detailed in Figure 1. The Census data also reports 19,5764 occupied housing units in Barnstable, 75.6% of which are owner occupied, and 24.4% renter occupied. The average renter household size is 2.6 persons per unit (which is higher than the average, 1.85 persons per unit, found in the current lease up of Hanover Hyannis Phase 1). Figure 1 Housing Types Budget History Barnstable’s total General Fund operating budget for FY2025 is $179,201,213. Public Safety and Education account for 58.3% of the total budget; Figure 2. The FY24 Budget for the Barnstable Fire District totals $3,049,707. Public Safety, Education and Fire account for the largest number of personnel and have the most direct impact on municipal expenditures. Given the large budgetary impact these departments have on the community and the fact that they will experience the most direct measurable impact from the proposed development, they are the primary focus of this Analysis. 3 American County Survey 2018 –2022. 6 Figure 2 Department Budget Allocation IV. Methodology Approach Fiscal Impact Analyses can have many connotations, this analysis will follow the classic definition of fiscal impact as follows “A projection of the direct, current public costs and revenues associated with residential or nonresidential growth to the local jurisdiction in which the growth is taking place4.” There are a number of methodologies that are used to estimate fiscal impacts of proposed development projects. The Per Capita Multiplier Method is the most often used analysis to determine municipal cost allocation. This method is the classic “average” costing method for projecting the impact of population growth on local spending patterns and is used to establish the costs of existing services for a new development. The basic premise of this method is that current revenue/cost ratios per person and per unit are a potential indicator of future revenue/cost impacts occasioned by growth. New capital expenditures required for provision of services to a development are not added to current costs; instead, the present debt service for previous improvements is included to represent ongoing capital projects. The advantage of this approach is its simplicity of implementation and its wide acceptance by both consultants and local officials. The downside of this approach is that the methodology calculates the “average” cost as being the expected cost, which is often not the case, and costs are exaggerated - significantly in some 4 Burchell. 7 instances. (For example, if one student is added to a school system, limited cost impacts will occur; however, based on an “average” cost to educate one student the cost could be noted as $18,000/year, which includes such costs as existing debt, building maintenance, administrative and other factors, all of which will be minimally impacted by the addition of one student. The “true cost” could be significantly less, especially in those communities with declining enrollment.) The Marginal Cost Approach is a more realistic methodology that can be used to estimate and measure developmental impacts based on actual costs that occur in the community. At this time, a “level of service” exists in Barnstable to serve the community. This existing service level, for the most part, addresses the needs of the community through existing tax collections. As new development occurs, pressures are placed on some departments to address increased demands, while other departments experience negligible, if any impacts. In reviewing the potentially impacted town departments specifically, a truer picture of anticipated cost impacts can be determined. The Report will use this methodology unless discussions with Department heads lead to no definitive cost conclusion, in which case the Average Costing Method will be applied. Given the nature of the Project, as will be shown by the analysis below, measurable impacts will be limited to a few Town departments. Any required off-site traffic and roadway improvements are expected to be addressed during the approval processes with the Town. Solid waste generated by the Project will be the responsibility of the Project owner. Sewer and water expenses associated with the Project will be offset through user fees, and the costs of any required municipal utility upgrades will be addressed during the approval process. All on-site property improvements and maintenance expenses will be paid for by the Project owner. This report does not intend to imply that no costs will occur as a result of the Project. Impacts of the Project are expected to result in the School Department along with the Police and Fire Departments. Other Town agencies are projected to experience little or no measurable impacts. 8 V. Local Revenues from Development A) Property Taxes Local property taxes provide the bulk of municipal revenues for Barnstable, totaling 69.9% of all revenues to the General Fund5. Barnstable’s present tax rate is $6.65 per $1,000 valuation for residential uses and $5.92 for commercial/industrial uses. In addition, the proposed project will be located within the Barnstable Fire District which has a residential tax rate of $2.11, applied to all uses. Reviewing local market conditions and construction costs, for this analysis we are estimating a project assessed value of $72,000,000 generating $478,800 in annual property tax revenue to the Town of Barnstable while the Barnstable Fire District revenue is estimated at $151,920, totaling $630,720 as detailed in Table 2. Table 2 Estimated Yearly Apartment Property Taxes – Barnstable & Fire District Based upon the Project’s estimated value, the Project will become the 4th largest taxpayer in the community as shown in Table 3 Table 3 Top Taxpayers in Barnstable Project Owner Total Assessment Eversource $195,568,020 Mayflower Cape Cod $157,394,200 National Grid $80,015,170 The Project $72,000,000 5 Fiscal Year 2025 Budget Summary. # Units Value/Unit Total Value Wilken Lane Apartments 320 $225,000 $72,000,000 Town Tax Rate $6.65 Est. Revenue $478,800 Barnstable Fire District $2.11 Est. Revenue $151,920 Total Property Taxes $630,720 9 B) Motor Vehicle Excise Tax Another major revenue source for the community is motor vehicle excise taxes. In fiscal year 2025 the Town of Barnstable received a total of $8,557,0006 from this revenue source. Based on an average vehicle value, Table 4 outlines a projected $206,975 in vehicle excise tax revenue from the Project. Table 4 Motor Vehicle Excise Tax # Cars7 Avg. Value Total Value 487 $17,000 $8,279,000 $25 x $7,305 $206,975 C) Community Preservation Surcharge The Town of Barnstable has adopted the Community Preservation Act allowing the community to impose a 3% surcharge on the Town’s property taxes. Based upon the projected Town taxes outlined in Table 2, an estimated CPA surcharge of $14,364 was calculated as summarized in Table 5. Table 5 Community Preservation Surcharge Property Taxes CPA Surcharge $478,800 $14,364 D) Estimated Yearly Project Revenues In summary, the Project is estimated to generate $700,139 in yearly revenues to the Town of Barnstable from property taxes, excise taxes and CPA Surcharge as summarized in Table 6. Table 6 Estimated Yearly Revenue - Barnstable Residential Property Taxes $478,800 Vehicle Excise $206,975 CPA Surcharge $14,364 Total $700,139 6 FY2025 Operating Budget Summary. 7 1.2 vehicles per one-bed unit; 2 vehicles per two and three-bed units. 10 The Barnstable Fire District tax rate is $2.11 per $1,000 and as such, the District will realize $151,120 in gross new yearly revenue from the Project. Additional one-time payment revenues will also be realized as part of the Project, these will be detailed further below. VI. Municipal & School Service Costs Given the nature of the Project, as will be seen in the analysis below, measurable impacts will be limited to three key Town departments, the school, police and fire departments. All onsite maintenance will be the responsibility of the property owner, including maintenance of access drives and trash removal. It should also be noted that Wilkens Lane, a private road, will also be privately maintained. Police & Fire The Police and Fire Departments will experience increased demand for services from the Project. For fiscal year 2025 the Police Department’s budget is $18,709,328, and the Department responds to approximately 68,000 calls for service annually. The Fire District’s budget8 is $3,049,707, and they responded to approximately 1,781 calls in 2023, 64.2% being EMS. To assess the degree of impact the Project would have on these departments, we initially reviewed comparable multi-family emergency call data from over 3,000 “off- cape” multi-family complexes, as “on-Cape” comparable projects do not exist9. In discussing this data source with both the Fire and Police Chiefs, the preference is to rely on local data to estimate emergency calls. Given this request, emergency call data was obtained from five local multi-family complexes (summarized in Table 7) with total yearly calls averaged to determine the annual number of calls per unit. These ratios were then totaled to derive an average call volume per unit, which was then used to generate projected emergency calls for each Department. It should be noted that 50% of Village Green’s units are designated affordable and Everleigh 8 FY24 Budget. 9 Reviewing larger 100 + unit comparable apartment complexes in Barnstable indicate that they are either age restricted or 50% of the units are affordable. 11 Cape Cod is a 100% age-restricted facility; these conditions influence service demand differently as compared to the Project’s market rate residential use. Extrapolating the comparable call data from the 456 local multi-family units, annual Police calls are projected to increase by 0.765 calls per unit or 245 calls per year (4.7 calls per week), and annual fire/EMS calls are projected to increase by 1.059 calls per unit or 339 calls per year (6.5 calls per week) as detailed in Table 7. It is our professional opinion, the emergency calls ratios from the Carriage House- Harbor House and Residence at 850 are more reflective of potential increases in calls for service from the Project. If this combined data set is used, an estimated 152 police calls per year, and 101 fire/EMS calls per year may be generated by the Project. To provide additional context, call data from “off Cape” apartment communities are noted in the Appendix. If this data source is applied to the Project, 125 new police calls per year are estimated and 60 fire/EMS calls per year are estimated. ` Table 7 Projected Emergency Service Calls Project Town Units Avg. Police Calls Per Year Avg. Call Per Unit Village Green - 50% affordable Barnstable 120 235 1.958 Everleigh Cape Cod - Senior Barnstable 225 61 0.271 Carriage House Barnstable 29 15 0.517 Harbor House Barnstable 29 10 0.345 Residence at 85010 Barnstable 53 28 0.528 Totals 456 349 0.765 The Project’s Estimated Police Calls 320 245 Project Town Units Avg. Fire/EMS Calls Per Year Avg. Call Per Unit Village Green - 50% affordable Barnstable 120 155 1.292 Everleigh Cape Cod - Senior Barnstable 225 293 1.302 Carriage House Barnstable 29 8 0.276 Harbor House Barnstable 29 5 0.172 Residence at 850 Barnstable 53 22 0.415 Totals 456 483 1.059 The Project’s Estimated Fire/EMS Calls 320 339 10 New apartment complex, 6 months of call data was obtained and calculated into an estimated yearly figure. 12 Police Department To gain an understanding of the impact of the Project on the Police Department, we discussed the Project with Police Chief Jean Challies. The Chief recognizes that the cost of housing is an issue in Barnstable and on the Cape and how that has affected the recruitment of new officers, who cost approximately $130,000 annually including benefits. The department has seen increased occupancy levels of apartment units, which has led to increased calls for service to those locations. In order to provide operational details of the Project, a senior member of the Hanover Company (who will be managing the Project) met with the Chief to provide context on how their buildings are professionally leased and managed with on-site staff to help limit Public Safety calls. It is the goal of Hanover to create a positive working relationship with the police department and address issues immediately should they arise. To account for potential costs to the department from this new land use, we will allocate a cost of $65,000 (1/2 police officer cost). Fire Department In discussions with Barnstable’s Fire District Chief, Chris Beal, the Chief does not foresee issues in being able to respond to calls from the Project. Chief Beal believes the Project will be a positive addition to the community given the local housing crisis that exists on the Cape. Maintaining staffing levels, given the high cost of housing, continues to be a challenge. Given growth in Barnstable in recent years, a new fire station has been proposed and expected to be in place and open within three years. At this time staffing levels are adequate, but additional staff will be required as demand for service increases. Call volumes continue to grow each year, with EMS calls growing at a faster rate. The annual cost of a fire fighter, including benefits is approximately $100,000. The Fire District generates revenues from Ambulance activity and in 2023 collected $712,037 in fees or an average of $622 a call11. With an estimated 52 annual ambulance calls generated by the Project12, $32,344 in EMS revenue is anticipated. 11 2023 1,144 EMS calls. 12 Based upon EMS call data from Carriage House, Harbor House and Residence at 850. 13 The Cost of a new fire fighter has been taken into account, and with the additional EMS revenues as an offset, the Net Total cost of the new fire fighter is $67,656 annually. Building Building Department costs were not included in this analysis because they are not permanent annual impacts and will be offset by building permit fees13. Building permit fees are estimated to generate approximately $630,000 in revenue. Public Works All roads within the Project will be private and maintained by the Project owner. Additionally, where Wilkens Lane is a private road, maintenance costs will not be borne by the town. Solid waste will also be the responsibility of the Project. Not included in this analysis are water and sewer connection fees that will be generated by the Project. Other Departments It is not anticipated that measurable impacts will occur within other town departments and therefore detailed cost impacts have not been estimated. However, to account for nominal impacts, a cost of $120 per unit, or $38,400, has been carried to offset any incidental municipal costs not specifically identified14. 13 Building permit $9.10/$1,000 est. const. cost. 14 Avg. $120 per unit, increased demand for services impacting operations of other town departments is expected to be indistinguishable. 14 School Department The Barnstable School District’s 2023/24 enrollment is 4,355 students and is housed in 8 schools; five elementary, two middle, and one high school. The 2025 Barnstable Public School Department budget was $89,375,780. Enrollment History Barnstable Public school enrollment has declined over the last eight years, decreasing 2.6% overall (131 fewer students) as detailed in Table 8 and Figure 3. Although Pre-Kindergarten (“PK”) enrollment has increased since 2016, this trend has not continued in the elementary grades except for small increases seen in the Innovation School. Higher grade levels have all realized decreasing enrollments overall. Table 8 Enrollment Trends 2016-2023 Figure 3 Enrollment Trends Grades 2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 2022/23 2023/24 % Change PK - Enoch Cobb 126 135 146 161 124 149 157 153 21.43% K - 3 Elem.1,350 1,284 1,252 1,221 1,114 1,154 1,242 1,254 -7.11% 4 - 5 B. United 852 857 810 804 705 712 735 706 -17.14% 6 - 7 B. Intermediate 754 737 781 756 708 682 651 639 -15.25% 8 - 12 High School 1,866 1,857 1,802 1,807 1,769 1,762 1,763 1,756 -5.89% K - 3 Barn. Comm. Innovation 0 0 0 292 292 292 290 309 5.82% Total Enrollment 4,948 4,870 4,791 5,041 4,712 4,751 4,838 4,817 -2.65% W. Barnstable Elem.260 260 258 245 221 241 264 253 -2.69% 15 Projected School Enrollment Estimates To gain an understanding of the Project’s potential school related fiscal impact, the anticipated number of school children that may be generated by the Project was analyzed. The Project contemplates a mix of one, two and three bedroom units with a majority (60%) being one bedroom units, as detailed in Table 9, which generate few school-aged children (“SAC”). Thirteen (13%) percent of the units will be designated as affordable. Table 9 Bedroom Mix Breakdown Bedroom Mix # Units One Bed Mkt. 166 One Bed Afford. 25 Two Bed. Mkt. 98 Two Bed Afford. 15 Three Bed Mkt. 14 Three Bed Afford. 2 320 To estimate the number of potential SAC, a detailed database containing over 1,000 multi-family units15 where enrollment is documented based upon unit type (garden style: bedroom type/market rate) has been analyzed. Applying these ratios to the Project, 42 school-aged children are estimated to be generated by the Project, per Table 10. There is the potential that some of these students will already be enrolled in the school system, having relocated within Barnstable, or that some children will attend private schools, thus yielding fewer new students. To be conservative, this analysis has not taken that possibility into account. 15 Wilmington, Sharon, Hingham, Northborough, Randolph. 16 Table 10 Comparable School Enrollment Estimates Bedroom Mix # Units Per Unit SAC Ratio SAC One Bed Mkt. 166 0.009 1.49 One Bed Afford. 25 0.021 0.53 Two Bed. Mkt. 98 0.18 17.64 Two Bed Afford. 15 0.57 8.55 Three Bed Mkt. 14 0.812 11.37 Three Bed Afford. 2 1.19 2.38 320 42 Based upon typical grade profile data, breakdown of the 42 new students is anticipated to include 25 elementary age, 9 middle school, and 8 high school. It is also expected that the distribution of students will be uniform across all grade levels. Table 11 Estimated Enrollment Breakdown 60% PK - Grade 6 25 20% Middle School 9 19% High School 8 School Costs Given the continued decline in enrollment realized over the last seven years, it is unlikely that additional staff16 will be required as estimated new students will be replacing seats vacated by former students and therefore no added school costs are anticipated. However, in order to be conservative, additional expenses related to special education will be carried. The percentage of students that require special educational services generally averages from 16 to 20% of the total student population. Average costs can range from $10,000 - $20,000 per student. Conservatively, this analysis anticipates 20% of the estimated new student population (8 students) will require assistance at a per pupil cost of $20,000. This generates an estimated total school cost of $160,000. The community annually receives Chapter 70 Aid and in FY2025 an estimated $24,911,233 is anticipated, averaging $4,694 per pupil. This aid, which is tied to 16 Efforts to discuss the proposed project with the School Superintendent were unsuccessful. 17 enrollments and other factors will assist in offsetting school related impacts. Based on the projected increased school enrollment, it is estimated that Chapter 70 Aid17 would increase by approximately $197,000. In summary, the Project is estimated to generate 42 new school-aged children, but given declining enrollment within the school district, the new students will not have any measurable cost impacts. In an effort to be conservative in this fiscal analysis, $160,000 of annual costs associated with increased special education services have been included. However, further to the conservative approach of this analysis, an estimated $197,000 of potential new Chapter 70 Aid has not been included. 17 Mass. Dept. of Rev. FY2025 Local Aid Estimate 18 VII. Fiscal Summary As detailed in the preceding sections, annual gross revenues from the Project consist of real estate taxes, excise taxes and CPA fund which total $700,139 in annual gross revenues18 to the Town of Barnstable and $151,120 to the Barnstable Fire District ($851,259 total). New costs to the Town in connection with the Project total $263,400 and consist of Police, Schools, and other municipal department expenses. As summarized in Table 12 and Table 13, the Project provides a net positive gain in revenues of $520,203 to the Town of Barnstable and Barnstable Fire District. Table 12 Barnstable Estimated Annual Fiscal Impact Gross Rev. Property Taxes, Excise Taxes & CPA $700,139 Estimated Municipal Costs Police -$65,000 Other Departments -$38,400 School Costs -$160,000 Total Costs -$263,400 Net Annual Positive Fiscal Impact +$436,739 Table 13 Barnstable Fire District Estimated Annual Fiscal Impact Gross Property Taxes $151,120 Fire Dept. Costs -$67,656 Net Annual Positive Fiscal Impact +$83,464 Fougere Planning is not suggesting that budgets should be increased to offset the noted costs, but these conservative findings should be viewed as potential costs and future budget increases will be addressed by Town officials through the standard budgetary process. These “costs” will not be incurred by the Town unless budgetary increases are approved. 18 Includes taxes from remaining vacant land. 19 VI. Conclusion In summary, the Project will provide a positive fiscal impact by generating an estimated total of $520,203 of net new revenues annually to the Town of Barnstable and the Barnstable Fire Department. 20 Appendix Off Cape Emergency Call Data Police Project Town Units Avg. Police Calls Per Year Avg. Call Per Unit Arlington 360 Arlington 274 62 0.226 Brigram Square Arlington 119 24 0.202 The Lodge Foxborough 250 74 0.296 Union Place Franklin 297 73 0.246 Avalon - Shipyard Garden Hingham 91 14 0.154 Fairfield Green Mansfield 200 146 0.730 Pembroke Woods Pembroke 240 92 0.383 Blue Hills Randolph 274 148 0.540 Avalon Newton Highlands Newton 294 153 0.520 Avalon Chestnut Hill Newton 204 67 0.328 Arborpoint Woodland Newton 180 22 0.122 Cloverleaf Natick 183 82 0.448 Berry Farms North Andover 196 91 0.464 Everly Wakefield 186 117 0.629 Vista Apartments Wakefield 114 48 0.421 Totals 3,102 1,213 0.391 Estimated Police Calls 320 125 21 Fire Department Call Data Project Town Units Avg. Fire Calls Per Year Avg. Call Per Unit Arlington 360 Arlington 274 12 0.044 Brigram Square Arlington 119 6 0.050 The Lodge Foxborough 250 26 0.104 Union Place Franklin 297 19 0.064 Avalon - Shipyard Garden Hingham 91 8 0.088 Fairfield Green Mansfield 200 43 0.215 Pembroke Woods Pembroke 240 9 0.038 Blue Hills Randolph 274 10 0.036 Cloverleaf Natick 183 7 0.038 Avalon Newton Highlands Newton 294 26 0.088 Avalon Chestnut Hill Newton 204 11 0.054 Arborpoint Woodland Newton 180 12 0.067 Berry Farms North Andover 196 20 0.102 Vista Apartments Wakefield 114 4 0.035 Everly Wakefield 186 18 0.097 Totals 3,102 231 0.074 Estimated Fire Calls 320 24 Project Town Units Avg. EMS Calls Per Year Avg. Call Per Unit Arlington 360 Arlington 274 14 0.051 Brigram Square Arlington 119 8 0.067 The Lodge Foxborough 250 24 0.096 Union Place Franklin 297 44 0.148 Avalon - Shipyard Garden Hingham 91 21 0.231 Fairfield Green Mansfield 200 25 0.125 Pembroke Woods Pembroke 240 70 0.292 Blue Hills Randolph 274 28 0.102 Cloverleaf Natick 183 24 0.131 Avalon Newton Highlands Newton 294 26 0.088 Avalon Chestnut Hill Newton 204 9 0.044 Arborpoint Woodland Newton 180 7 0.039 Berry Farms North Andover 196 24 0.122 Vista Apartments Wakefield 114 13 0.114 Everly Wakefield 186 15 0.081 Totals 3,102 352 0.113 Estimated EMS Calls 320 36 EXHIBIT B Water Department Correspondence [See attached] !" # $$%&& ’()%$% *#%(+,+%)(+ ’-".$/#+ !"! !!# !$! %!# &’ ()! *! +,!, #-./0 "1/"#2( %3$043 .31540$50/61 $$0$) .1 !"&1 ’()%$%*# )%(+,+0+,)%)(+ ()234/(35(3’’ .$/#+ ! " !# "!$ %& EXHIBIT C 1,000-ft Setback -Plan [See attached] EXHIBIT D VAI Transportation Access Memo [See attached] 1 G:\9800 Barnstable, MA\Memos\Hanover Apts II Access and Circulation Review 01.09.25.docx MEMORANDUM TO:Ms. Colleen Medeiros, P.E. Transportation Program Manager Cape Cod Commission 3225 Main Street, P.O. Box 226 Barnstable, MA 02630 FROM:Mr. Jeffrey S. Dirk, P.E.*, PTOE, FITE Managing Partner Vanasse & Associates, Inc. 35 New England Business Center Drive Suite 140 Andover, MA 01810-1066 (978) 269-6830 jdirk@rdva.com *Professional Engineer in CT, MA, ME, NH, RI and VA DATE:January 8, 2025 RE:9800 SUBJECT:Access and Circulation Review Hanover Apartments Phase II – 35-99 Wilkens Lane Barnstable, Massachusetts Vanasse & Associates, Inc. (VAI) has completed a review of access and circulation associated with the Hanover Apartments Phase II multifamily residential development to be located at 35-99 Wilkens Lane in the Village of Hyannis in the Town of Barnstable, Massachusetts (hereafter referred to as the “Project”). Specifically, this review focuses on the location of the proposed driveway along Wilken’s Lane and its proximity to the south driveway that serves the Hanover Hyannis residential development, as well as opportunities to develop a bicycle connection between the Project site and Kidd’s Hill Road that will allow for connectivity to the Phase 4 extension of the Cape Cod Rail Trail. Project Site Driveway Review The Project site driveway will intersect the west side of Wilkens Lane approximately 400 feet north of the driveway that serves the Wilkens Outpatient Medical Complex and is situated approximately 100 feet south of the south driveway that serves the Hanover Hyannis residential development (measured between the south curbline of the Hanover Hyannis driveway and the north curbline of the Project site driveway). As documented in the September 2024 Transportation Impact Assessment (the “September 2024 TIA”), the available lines of sight to and from the Project site driveway along Wilkens Lane exceed 375 feet where a minimum sight distance of 250 feet is required for safe operation of the driveway based on an approach speed of 35 miles per hour (mph), which is consistent with the posted speed limit along Wilkens Lane. The Massachusetts Department of Transportation (MassDOT) Project Development and Design Guide (PDDG)1 provides guidance for intersection spacing based on the design speed of the intersecting roadway (Wilkens Lane in the case of the Project site driveway). For a 35 mph design speed, the suggested spacing between adjacent roadways is 200 feet; however, the PDDG acknowledges that this spacing desirable but may not be achievable. In such cases, as long as the drivers exiting both driveways have a clear line of sight to view exiting maneuvers from both driveways, the driveways can operate in a safe manner. In the case of the Project site driveway and the south driveway that serves the Hanover Hyannis residential 1MassHighway Project Development and Design Guide, 2006 Edition. TE 2 G:\9800 Barnstable, MA\Memos\Hanover Apts II Access and Circulation Review 01.09.25.docx development, the distance between the exiting vehicles from the driveways is approximately 125 feet and clear line of sight will be provided between both driveways for exiting vehicles. We note that vehicles exiting the driveways will be under stop control and that the speed of vehicles exiting the driveways over the 125 foot distance will not exceed 15 mph, which requires a minimum sight distance of 80 feet to perceive and react to a potential conflict. Kidd’s Hill Road Bicycle Connection Phase 4 of the extension of the Cape Cod Rail-Trail will include a segment this is planned along the south side of Kidd’s Hill Road between Phinney’s Lane and Independence Drive. A review of opportunities to connect the Project and the Wilkens Lane corridor to the future rail-trail extension was undertaken, a discussion of which follows. Wilkens Lane provides a traveled-way that is approximately 26-feet in width, within which the paved area is striped to accommodate two 12± foot wide travel lanes that are separated by a double-yellow centerline with 1± foot wide marked shoulders along both sides of the roadway. A 5-foot wide paved sidewalk is provided along the east side of Wilkens Lane between Attucks Lane and the driveway to the Wilkens Outpatient Medical Complex where a marked crosswalk is provided across Wilkens Lane to the north of the driveway. North of the Wilkens Outpatient Medical Complex driveway, the sidewalk shifts to the west side of the roadway and continues to Kidd’s Hill Road. The current width of the traveled-way along Wilkens Lane does not afford an opportunity to restripe the roadway to provide bicycle lanes within the paved area. A minimum roadway cross-section of 32-feet would be required to provide two 11-foot (12-foot desirable) wide travel lanes with 5-foot wide bicycle lanes along both side of the roadway. As such, the following opportunities will be reviewed in consultation with Cape Cod Commission and the Town of Barnstable to provide a connection to the rail-trial extension along Kidd’s Hill Road: o Widen the existing 5-foot wide sidewalk along Wilkens Lane between Attucks Lane and Kidd’s Hill Road to provide a 10-foot wide shared-use path; o Provide an off-road pathway that would connect the existing and proposed uses along Wilkens Lane to Kidd’s Hill Road; or o A combination of both options. These options will be explored as a part of the Project and the preferred alternative will be designed and constructed as a part of the Project subject to receipt of all necessary rights, permits and approvals. Summary In summary, VAI has completed a review of access and circulation associated with the Hanover Apartments Phase II multifamily residential development to be located at 35-99 Wilkens Lane in the Village of Hyannis in the Town of Barnstable, Massachusetts. Based on this review, it has been concluded that the Project site driveway is appropriately located along Wilkens Lane to function in a safe manner and that opportunities exist to create a connection between the Project site and Kidd’s Hill Road that will be developed in consultation with the Cape Cod Commission and the Town of Barnstable.