HomeMy WebLinkAbout0067 WINTER STREET ' EGULATORYAGREEMENT
WAYNE KURKER
ri;90`HIGH SCHOOLROAD EXTENTION AND6�TER STREET-*
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HYANNIS;MA 02601
Recording Information: Deed—Book 23928,Page 231 --
This regulatory agreement("Agreement")is entered into by and between the applicant,Wayne
Kurker as Trustee of the HSR Realty Trust,("Applicant"and"Developer")and shall include
successors and ssigns, and the Town of Barnstable("Town"), a municipal corporation,on this
_L day of ( ,2011 pursuant to Section 240-24.1 of the Barnstable Zoning Ordinance
and Section 168 of the Barnstable Code:
WITNESS:
WHEREAS,this Agreement shall establish the permitted uses, densities, and traffic within.the
Development,the duration of the Agreement,and any other terms of conditions mutually agreed
upon between the Applicant and the Town;
WHEREAS,the Applicant is the legal owner of the Property("Property")at 90 High School
Road Extension and 67 Winter Street,Hyannis,totaling approximately 3.79 acres as shown on
Barnstable Assessor's Map 309 as Parcels 265 and.215,the title to which is recorded in
Barnstable County Registry of Deeds in Book 23928 Page 231,which is improved with a single
story building totaling 53,857 gross square feet of which 3,085 square feet is a mezzanine area
and that the Applicant desires to reuse pursuant to this Regulatory Agreement;
WHEREAS,the Town is authorized to enter into this Agreement pursuant to Chapter 168 of the
Barnstable,Code;
WHEREAS,the Town and Applicant desire to set forth in this Agreement their respective
understandings and agreements with regard to the reuse of the Property;
WHEREAS,the Applicant is willing to commit itself to.the reuse of the Property substantially in
accordance with this Agreement and desires to have a reasonable amount of flexibility to carry
out the reuse and therefore considers this'Agreement to be in its best interests;
WHEREAS,this Agreement shall vest land use development rights in the Property for the
duration of the Agreement, and such rights shall not be subject to subsequent changes in local
development ordinances,with the exception of changes necessary to protect the public health,•
safety, or welfare;
WHEREAS,the reuse of the Property will not require regulatory review under the.Massachusetts
.Environmental Policy Act(MEPA);
WHEREAS,the Property is located in the Hyannis Growth Incentive Zone(GIZ)as approved by
the Cape Cod Commission by decision dated April 6,2006, as authorized by Barnstable County
Ordinance 2005-13,Chapter G,Growth Incentive Zone Regulations of the Cape Cod
Commission Regulations of General Application;
WHEREAS,the reuse is not subject to review by the Cape Cod Commission as a Development of
Regional Impact due to its location in the GIZ and due to the adoption of Barnstable County
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Ordinance 2006-06 establishing a cumulative development threshold within the GIZ,under which
this development may proceed and the Applicant has submitted a Jurisdictional Determination to
the Town of Barnstable Building Department to confirm the same;
WHEREAS,the proposed reuse has undergone informal site plan review on December 9,2010
and which site plan was found approvable for Phase 1 use of the site as defined in this Agreement;
WHEREAS,the proposal has undergone at least two public hearings on the Agreement
application and received an affirmative majority vote from the Planning Board on January 24,
2011;
WHEREAS,the proposal has undergone a public meeting on the Agreement application before
the Town Council and received a two-thirds vote approving the application on March 17,2011;
WHEREAS,the Developer in accordance with Section 168-6.Elements of Regulatory
Agreements acknowledges that additional mitigation as may be deemed necessary will be
addressed as flexible permitting is implemented;
WHEREAS,the Town acknowledges that this Regulatory Agreement will result in the
preservation of year-round jobs from the boat storage and service business related to Hyannis
Marina to be conducted within a portion of the existing building;
WHEREAS,this Agreement authorizes only the uses,intensity of use,and mitigation stipulations
specified herein.Any substantial deviation from the authorized terms of this Agreement shall
require review by the Town Council and Planning Board pursuant to Section 168-10;
WHEREAS,the development was constructed in 1968 and lacks sufficient site improvements and
appropriate lighting and landscaping;
WHEREAS,the use of paints containing organotin compounds,.such as tributyltin, on boats and
ships has been shown to be harmful to human and environmental health,and particularly
detrimental to shellfish populations;
WHEREAS, idling and parking of large trucks within the public ways has been shown to
negatively impact the surrounding residential neighborhood;
WHEREAS,the Applicant has estimated that the number of boats proposed to be stored in a
portion of the existing building is between forty(40)and no more than eighty(80),with the
higher number of boats being stored and serviced from October through May;
NOW THEREFORE, in consideration of the agreement and covenants hereinafter set forth,and
other good and valuable consideration,the receipt and sufficiency of which each of the parties
hereto, hereby acknowledge to the other,the Applicant and the Town do enter into this
.Agreement,and hereby agree to covenant as follows:
1. The developer proposes to renovate and occupy the existing single-story 53,857 square
foot building,of which 3,085 square feet is mezzanine space,with the following
continued and/or proposed uses:
A. Continued use as a Class I Automobile Dealership,with automobile and light =
truck sales, including related retail and office space and/or automobile and light
truck service and repair,consisting of all or any of the following: auto and light
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truck sales, auto and light truck service,auto body repair,parts storage and sales,
car wash,auto detailing,and related retail and office space;
B. Continued Auto Body Repair and Vehicle liner uses;
C. Proposed use as an educational facility;
D. Proposed use for indoor storage and service of boats.Boat storage and service
shall not be permitted in the westerly most 15,407 square foot portion of the
building;
E. Proposed use of retail and mixed use of retail and office;
F. Food retail and sales with delivery, including a public market and/or specialty
food markets; and
G. Any other uses permitted under applicable provisions of the OM District.
2. All of the authorized uses will be conducted within the existing structure except to the
extent that those uses are customarily conducted in the open air.
3. Notwithstanding the provisions of Paragraph 2,outdoor boat storage or service of boats
is prohibited on 90 High School Road and 67 Winter Street properties.
4. Any proposed expansion,partial demolition;or total demolition of the existing building
shall constitute a substantial change to the Property and require review by the Planning
Board and Town Council pursuant to Section 168-10.
5. Phasing. .
A.The parties agree that the initial use of the Property, so-called Phase I use,will be as
follows:
i. Continuation of the Auto Body Shop in 6,155 sq.ft in the area shown on the
Plans filed herewith;
ii. Continuation of the Vehicle Liner Shop in 1,500 sq. ft in the area shown on the
Plans filed herewith;
iii. Use of the middle section of the building,which may constitute between
15,680 square feet and 27,710 square feet of space,for boat storage and
service;
iv. Completion of the following site improvements prior to June 30,2011 or
October 15,2011 as specified on the attached Landscape Phasing Plan agreed
to on January 13,2011:
a) Installation of landscaping in accordance with plans entitled Proposed
Landscape Plan(former Puritan Pontiac Building)Prepared for Wayne
Kurker, drawn and stamped by Peter Hansen Landscape Design, dated
December 22,2010,,which shall be signed and stamped by a
Massachusetts registered landscape architect;
b) Installation of a landscape buffer on the Property along Stevens Street in
compliance with Paragraph 13 herein;
c) Replacement of any unshielded building-mounted light fixtures on the
Stevens Street fagade with full-cut off light fixtures that do not spill over
or cause glare on neighboring properties; and
d) Installation of a bike rack,to contribute to the travel demand
management goals of the Hyannis Growth Incentive Zone.
B. Phase 11 use of the Property shall consist of-
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i. Use of any of the westerly most portion of the building,which may constitute
between 15,407 square feet and 50,772 square feet of space,as well as 3,085
square feet of mezzanine space,for a use(s)authorized under this Agreement;
ii. Completion of the following building and site improvements, subject to
approval of the Planning Board and Building Commissioner as required under
Paragraph 8 below:
a) Improvements to the building fagade and building exterior in compliance
with Design and Infrastructure Plan standards;
b) Interior parking lot landscape improvements, including the addition of
parking lot islands,planted in compliance with§ 240-53 (E);
c) Parking spaces and drive aisles in compliance with zoning regulations;
d) Improvements to site lighting in compliance with Paragraph 16 herein;
e) Any improvements necessary to ensure adequate and safe circulation
between 90 High School Road Extension and 67 Winter Street;
f) Other site modifications as deemed necessary by the Planning Board
upon the advice of the Building Commissioner and Site Plan Review
Committee to ensure public health and.safety, including safe access for
fire-fighting and emergency rescue vehicles.
Said improvements shall be completed prior to the first Certificate of Occupancy
issued in Phase II.
6. To offset the impacts of increased development in the Hyannis GIZ,the applicant is
proposing substantial on-site mitigation of the existing,underutilized site.The applicant
shall make initial improvements specified in Paragraph 5A prior to June 30,2011 or
October 15,2011 as specified on the attached Landscape Phasing Plan agreed to on
January 13,2011.In°Phase'II,the Applicant shall make improvements specified in
Paragraph 5B,which will be further delineated by the Planning Board,pursuant to
Paragraph 9 below.
7. The indoor storage and service of boats on the Property will retain an estimated six to ten
(6-10)year-round jobs in the Town of Barnstable.
8. Upon identification of a building tenant(s),the Building Commissioner shall determine if
the proposed use is authorized under the terms of this Agreement. The Building
Commissioner may solicit the advice of the Planning Board prior to making such
determination.
9. Upon identification of an authorized Phase II building tenant,the Applicant shall submit
plans for site and building improvements required under Phase II of this Agreement.
Landscape plans shall be signed and sealed by a Massachusetts certified landscape
architect.Plans shall be reviewed and approved by the Planning Board and Site Plan
Review Committee prior to issuance of a building permit.Plans shall also be found to be
consistent with the Design and Infrastructure Plan by the Director of the Growth
Management Department or designee.
10. Any expansion or intensification of the pre-existing Auto Body Repair or Vehicle Liner
uses shall constitute a substantial modification of this agreement and require review
pursuant to Section 168-10.
11. The parties agree that the attached parking schedule adequately shows that,for uses
proposed under Phase as defined in this Agreement,there is sufficient parking on site
for those uses.As the Developer commences uses beyond Phase I,the Building
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Commissioner shall review the proposed use(s)to ensure adequate parking is provided
on site.
12. Should the Building Commissioner find that uses authorized under this Agreement
produce parking demands in excess of the number spaces provided on site or require
other zoning relief,an amendment to this Regulatory Agreement,pursuant to the terms
of Section 168-10,shall be required to permit such uses.
13. The Applicant shall maintain a dense,year-round landscape screen along the frontage of
Stevens Street across from residential property. The Applicant shall establish a landscape
buffer on the Property in Phase I.The landscape buffer shall be located entirely on the
Property,between the two curb cuts on Stevens Street,and shall be at least five(5)feet
in depth. The Applicant shall complete improvements as shown the Landscape Plan
entitled Proposed Landscape Plan.(former Puritan Pontiac Building)Prepared for Wayne
Kurker,drawn and stamped by Peter Hansen Landscape Design,dated December 22,
2010 and shall install improvements as specified in Paragraph 15 herein.
14. For Phase I and Phase II landscape improvements,the Applicant shall provide surety for
maintenance and replacement of dead or dying landscape material shown on the
approved plans.The surety provided shall be 150%of the value of the landscape
materials and shall be held until the landscape improvements are installed according to
the plan entitled Proposed Landscape Plan(former Puritan Pontiac Building)Prepared
for Wayne Kurker,drawn and stamped by Hansen Landscape Design, dated December
22,2010 as determined by the Building Commissioner. Should the Developer fail to
install the landscape improvements within two years from the date of this agreement,the
Town shall use the surety to install the landscape improvements. Said surety shall be in a
form and content acceptable to the Town Attorney and the Town Treasurer's office.
Surety for Phase I improvements shall be submitted prior to June 30,2011 and surety for
Phase H improvements shall be submitted prior to the first Certificate of Occupancy.
Prior to October 15,2011,the applicant shall execute a temporary license,in a form
acceptable to the Town Attorney,which allows the Town to enter the premises for the
purpose of replacing dead or dying landscape material as described herein. .
15. The Phase I landscape improvements shall be made according to the plan entitled
Proposed Landscape Plan(former Puritan Pontiac Building)Prepared for Wayne Kurker,
drawn and stamped by Peter Hansen Landscape Design, dated December 22,2010, and
installed according to the attached Landscaping Phasing Plan agreed to on January 13,
2011.The Applicant shall make those improvements shown in yellow on the ,
Landscaping Phasing Plan no later than June 30,2011 and all other landscaping
improvements shown on the Plan no later than October 15,2011.The Applicant shall
work with the Town Department of Public Works with respect to the timing of
landscaping along the Stevens Street portion of the Property where existing,healthy
arborvitaes are currently planted. Should the Stevens Street reconstruction necessitate
removal of the healthy arborvitaes,the Applicant shall reestablish the landscape screen
as soon as feasible on the Property,as determined by the Building Commissioner in
consultation with the Department of Public Works.The Applicant shall remove the dead,
diseased,or dying arborvitaes and reestablish a landscape screen on the Property in this
location, as shown on the plan,prior to June 30,2011.
16. Exterior site and building lighting shall be compliant with the requirements of the
Downtown Hyannis Design and Infrastructure Plan and the Cape Cod Cornmission
standards for Exterior Lighting Design, as cited in Technical Bulletin 95-001.All
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lighting shall be located on the site and full cut=off fixtures shall be utilized to ensure
light or glare does not impact neighboring properties.
17. In Phase I, access and egress to the parcel at 90 High School Road shall not be permitted
from the parcel at 67 Winter Street.Any future modification of existing curb cuts on
Winter Street shall require Site Plan Review and,if applicable,a Road Opening Permit
from the Department of Public Works.The applicant shall be responsible for the cost
and construction of a new ADA compliant sidewalk along Winter Street should
access/egress modifications commence.
18. Changes to the building in Phase 11 may include expansion of the height and width of
four existing overhead doors on the south side of the Property, and may include the
installation of one new overhead door also on the south side of the Property. Changes
shall be found to be consistent with the Design and Infrastructure Plan,as approved by
the Director of Growth Management or designee.
19. All dumpsters and trash containers shall be screened in conformance with the
requirements of§ 240-24.1.10, §240-103,and all other applicable standards.
20. Trash or recycling collection shall not occur between the hours of 8 p.m. and 7 a.m.,
seven days a week.
21. There shall be no commercial deliveries between the hours of 10 p.m.and 7 a.m., seven
days a week.
22. Should an Automobile Dealership use commence, signs shall.be erected on High School
Road and Stevens Street prohibiting idling between 10 p.m. and 7 a.m., seven days a '
week.The applicant shall be responsible for the cost of the signage and its installation. '
23. Upon commencement of a use in Phase II,the Applicant shall remove the two car ramps
from the Property.The car ramps shall be removed prior to issuance of the first
Certificate of Occupancy in Phase II. -
24. All new signage shall be in compliance with the zoning regulations and the Design and
Infrastructure Plan and will require permits from the Building Division.
25. Use of paints containing tributyltin or other organotin compounds is prohibited on the
Property.
26. All of the terns, conditions,and obligations contained in this Regulatory Agreement
shall be binding on any successor or assignee of the Applicant.
27: This Regulatory Agreement shall be transferable to a person or entity other than the
Applicant with prior written notice to the Planning Board and the Town Manager.
However,no such notice to the Town shall be effective unless it includes a written
acknowledgement by the person or entity to whom the Property is transferred that they
have read this Regulatory Agreement, and any amendments thereto,and they agree to be
bound by all the terns and conditions set forth therein.
28. Uses authorized in Phase I as defined herein shall commence immediately upon the
effective date of this Agreement.If uses authorized under Phase II have not commenced
within five(5)years from the effective date of this Agreement,the Applicant shall j
appear before the Planning Board to review this Agreement and progress made towards
completing the redevelopment actions outlined in Paragraph 5(B).The duration of this
Agreement shall be ten(10)years from the effective date of this Agreement.
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29. In addition to the Principal Permitted uses allowed in the OM Office/Multifamily.
Residential District§ 240-24.1.6.A.1,this Agreement provides for the following
additional uses on the Property:
A. Continued nonconforming use of a Class I Automobile Dealership,with sales and
service and repair, including auto body repair,parts storage,and car wash;
(Note:Accessory retail and office space shall conform to § 240-24.1.6(2)-
Permitted accessory uses:Accessory retail uses shall not exceed 1,500 square
feet and shall be directly related to a principal permitted use.)
B. Continued nonconforming use of an Auto Body Repair and Vehicle Liner uses;
(Note: expansion however, is prohibited.)
C. Educational facility;
D. Indoor storage and service of boats;
(Note: accessory retail and office space shall conform to § 240-24.1.6(2)-
Permitted accessory uses:Accessory retail uses shall not exceed 1,500 square
feet and directly related to a principal permitted use.)
E. Retail and mixed use of retail and office; and
F. Food retail and sales with delivery, including a public market and/or specialty
food markets. ,
IN WITNESS WIIEREOF,the parties have hereunto caused this Agreement to be executed, on
the day and year first above written.
Dated this_j_day of r ,201 L.
Town-69111Tstable ` HSR Realty Trust
By:John C.Klimm By:Wayne Kurker,Trustee
Barnstable Town Manager
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