HomeMy WebLinkAboutSR - 6-10-2024 -307 Main Street Def Subdivision1
Town of Barnstable
Planning & Development Department
Staff Report
307 Main Street, Hyannis
Definitive Subdivision Plan
Date: May 9, 2024
To: Stephen Robichaud, Chair, Planning Board
From: Planning & Development Department Staff
Subdivision: No. 828
Owner: 307 Main Street Nominee Trust, Conrad Watson, Trustee
Applicant: WinnDevelopment Company, LP
Property Address: 307 Main Street, Hyannis
Assessor’s Map/Parcel: Map 327 and Parcel 103
Zoning: Downtown Main Street Zoning District (DMS), Aquifer Protection Overlay
District (AP)
Background
The subject of the application is for the subdivision of land at 307 Main Street, Hyannis. The applicant
has previously submitted a preliminary subdivision plan. The purpose of the submission of a definitive
subdivision plan is to properly regulate the laying out and construction of ways in subdivisions providing
access to the lots therein, and ensuring sanitary conditions in subdivisions and in proper cases parks and
open areas.
Barnstable Subdivision Regulations §801-2B states, the powers of the Board under the Subdivision
Control Law shall be exercised with due regard for the provision of adequate access to all of the lots in a
subdivision by ways that will be safe and convenient for travel; for lessening congestion in such ways and
in the adjacent public ways; for reducing danger to life and limb in the operation of motor vehicles; for
securing safety in the case of fire, flood, panic and other emergencies; for ensuring compliance with the
applicable zoning ordinances; for securing adequate provision for water, sewerage, drainage,
underground utility services, fire, police, street lighting, and other similar municipal equipment and other
requirements where necessary in a subdivision; and for coordinating the ways in a subdivision with each
other and with the public ways in the Town and with the ways in neighboring subdivisions.
Subdivision Overview
The subject property is located on the corner of Main Street and Old Colony Road. The subject property
is within the Downtown Main Street Zoning District which requires a minimum lot width of 30 feet.
There is no minimum lot area or frontage.
The proposed subdivision creates five multi-family residential lots primarily accessed by a 230-foot-long
dead-end road. Each lot having a minimum lot width greater than the required 30 feet.
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Waiver Requested
The following waiver is requested by the Applicant. More details regarding the requested waiver can be
found in the application provided.
• §801-24A.(1)(a)(13) - Boring logs and soil classifications performed by a registered professional
engineer shall be taken at intervals sufficient to adequately map soil types and groundwater
elevations.
• §801-26C(4) – Dead-end streets shall be constructed all the way to the property line and shall be
designed and located so as to allow them to continue to abutting property.
Correspondence
A request for comments has been sent to the Hyannis Fire and Water District, Town Engineer, and Board
of Health. All responses shall be provided to the Board.
Procedure
§801-24H. Approval, modification or disapproval.
When a preliminary plan has been submitted and acted upon or when 45 days have elapsed since the
submission of a preliminary plan, the Planning Board shall take final action, after a public hearing, within
90 days of submission of the completed definitive plan application.
The Planning Board may vote to approve, approve with conditions, or disapprove such plan. If the Board
disapproves a plan, it shall state in detail wherein the plan does not conform to the rules and regulations
of the Planning Board, or the recommendations of the Board of Health, and shall so notify the applicant.
Draft Decision
Based on the information contained in the application and presented at the public hearing, the Board
may wish to consider the following findings:
Suggested Findings:
1. The Application has been submitted for Approval of Definitive Subdivision Plan (Form C) by
WinnDevelopment Company, LP dated April 11, 2024.
2. The Definitive Subdivision Plan is shown on the plan entitled “307 Main Street Definitive
Subdivision Plan in Hyannis, Massachusetts, Subdivision Number 828”, dated April 11, 2024, by
Beals and Thomas.
3. The Applicant has requested a waiver from the Subdivision Rules and Regulations. In accordance
with Section 801.5.(A) the Board may waive strict compliance with these requirements when, in
its judgment, such action is in the public interest and not inconsistent with the intent or
purposes of the Subdivision Control Law. In accordance with Section 801.5.(A) of the Code of the
Town of Barnstable, Waiver Criteria, the Planning Board has made the following findings:
a) Granting of the waivers requested are in the best interest of the citizens of the Town.
b) The plan is well designed, and in keeping with the general design principles set forth in
Article VI of the Subdivision Rules and Regulations.
c) There is adequate access to the lots for the uses intended thereon.
d) The plan is in keeping with the character of the surrounding area.
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Should the board wish to approve the application for approval of Definitive Subdivision Plan, a motion
should be duly made and seconded to approve or approve with modification entitled “307 Main Street
Definitive Subdivision Plan in Hyannis, Massachusetts, Subdivision Number 828”, dated April 11, 2024,
by Beals and Thomas.
Or
Should the board wish to disapprove the application for approval of Definitive Subdivision Plan, a
motion should be duly made and seconded to disapprove the entitled “307 Main Street Definitive
Subdivision Plan in Hyannis, Massachusetts, Subdivision Number 828”, dated April 11, 2024, by Beals
and Thomas, and state its reasons for the disapproval.
And if approved, please state approved with the following waivers fand conditions found in Staff Report
dated May 9, 2024 (or “as amended” if the Board would like to make amendments to the report):
Requested Waivers to Grant
The following waivers are granted in accordance with the details and materials provided within the
application:
• §801-24A.(1)(a)(13) - Boring logs and soil classifications performed by a registered professional
engineer shall be taken at intervals sufficient to adequately map soil types and groundwater
elevations.
• §801-26C(4) – Dead-end streets shall be constructed all the way to the property line and shall be
designed and located so as to allow them to continue to abutting property.
Suggested Conditions
This Definitive Subdivision approval is furthermore subject to the following conditions and restrictions:
1. All improvements to the approved way shall be substantially in conformance with the approved
definitive subdivision plan entitled, “307 Main Street Definitive Subdivision Plan in Hyannis,
Massachusetts, Subdivision Number 828”, dated April 11, 2024, by Beals and Thomas.
2. Prior to the endorsement of the subdivision plan, the Applicant shall complete and endorse;
a. A Development Agreement with the Planning Board for completion of the Subdivision.
Such agreement shall be reviewed and approved by the Town Attorney prior to
endorsement by the Planning Board.
3. Prior to the commencement of construction of the definitive subdivision plan, the Applicant
shall complete and endorse;
a. A Form F, Covenant, placing the undeveloped lots as surety for completion of the
Subdivision.
b. A Form S, Road Maintenance and Repairs, requiring the applicant and successors in title
to be responsible for all maintenance, including snow removal, and repair of the new
private way.
c. The Declaration of Trust creating a Homeowners Association for the five lots and
entrusting it with the continued maintenance of the common areas, easements and
enforce the covenants imposed.
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4. The Applicant shall submit a check in the amount of $1,000.00 dollars, payable to the Town of
Barnstable. The check shall be held to ensure the recordation at the Barnstable County Registry
of Deeds a copy of the decision notice when final approval by the Town Clerk, the endorsed
definitive subdivision plan, the signed Development Agreement, the Covenant, and executed
Form S, and the Declaration of Protective Covenants for a Homeowners Association.
5. Copies of proof of recordation of the recorded decision notice, definitive subdivision plan,
Development Agreement, Covenant, Form S, and Declaration of Protective Covenants for a
Homeowners Association shall be returned to the Barnstable Planning and Development Office
prior to commencement of construction. Upon evidence of the recordation of all documents
cited above, the $1,000.00 dollar check required in Condition 4 shall be returned to the
Applicant. If no evidence or insufficient evidence is provided, the check shall be deposited by the
Town of Barnstable to cover the cost of recording the documents.
6. At least two weeks prior to the commencement of construction or clearing of the approved way,
the Applicant shall notify the Barnstable Director of Planning and the Barnstable Town Engineer
of their intent to start construction on the way and/or associated infrastructure.
7. Once construction of the way is initiated by the clearing of the way, the Applicant shall have 18
months to complete the construction of the roadways, site drainage and the installation of all
common utilities. At the discretion of the Board, a time extension for completion of the
subdivision may be granted for a period not to exceed 12 months.
8. All easements and access rights for all public utilities shall be reviewed, approved, and executed
by all parties prior to Occupancy Permit for either lot on the approved way.
9. The proposed lots created in this definitive subdivision shall be held in covenant as a surety for
completion of the subdivision including the construction of the approved way and installation of
all common utilities. The lots shall only be released upon submission of as-built plans for the
definitive subdivision and issuance of a Certificate of Completion for the subdivision unless
surety, in a form approved by the Town Attorney’s Office and in an amount satisfactory to the
Board’s Town Engineer, is posted with the Town of Barnstable after review and approval of form
and amount by the Planning Board at a regularly scheduled meeting of the Board.
10. The definitive subdivision approval shall be in effect upon recordation of this decision notice, its
referenced definitive subdivision plan, and all documents cited in Condition number 1 and 2 and
shall expire eight (8) years from the date of endorsement of the subdivision plan by the Planning
Board. This definitive subdivision approval is subject to all regulations of Chapter 801,
Subdivision Regulations of the Code of the Town of Barnstable, except as waived or provided
otherwise herein. At the discretion of the Board, a time extension for completion of the
subdivision may be granted for a period not to exceed 12 months.
11. In accordance with Chapter 801-4(B), no clearing of vegetation or grading for the development
of ways or building sites shall commence until an approved and endorsed definitive plan has
been recorded and evidence of recordation returned to the Planning Board office. This shall not
apply to limited clearing for the purpose of surveying. Selective removal of trees for the purpose
of soil testing may be undertaken with written permission of the Planning Board.
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12. Any damage to the right-of-way and its utilities caused by the construction of the approved way
shall be the responsibility of the Applicant and/or representative to repair and restore the road,
per Department of Public Works standards and pursuant to their directions, to the condition
that existed before construction of the approved way.
13. Upon satisfactory completion of the roadway, installation of all utilities, and the setting of all
bonds, all in accordance with the Subdivision Rules and Regulations the Applicant shall submit
an as-built plan for the subdivision and request a release of all remaining lots under Covenant
and the issuance of a Certificate of Completion to close out the Subdivision.