Neighbors Oppose Snow Inn Replacement Plan

 HARWICH – Coastal resilience, traffic and the size of a proposed new building were issues raised during a Cape Cod Commission subcommittee hearing on the proposal by Wychmere Harbor Real Estate to demolish the historic Snow Inn and construct a larger hotel in its place.

At a development of regional impact hearing Feb. 6, residents along Snow Inn Road and Davis Lane opposed the project based on what they termed “dangerous traffic conditions.” Several residents of the area said the expansion of the property — which now includes the Wychmere Beach Club Resort, Snow Inn, indoor and outdoor events, pools and private condominium residences — will deteriorate already dangerous traffic conditions.

The main issues raised by the commission’s staff related to the proposed redevelopment being located in the Federal Emergency Management Agency’s “A” flood zone.

 Commission regulatory planner Alex Peterson wrote in the staff report that new development in “A” zones is generally discouraged for non-water dependent uses, though it may be permitted when there is an overriding public purpose and no feasible alternative. Redevelopment may be permitted in the “A” and velocity or “V” zones provided there is no increase in gross floor area, impervious surfaces or intensity of use from the prior use of the structure, he said. New development is not allowed in “V” zones.

The size of the proposed new hotel was an issue raised by subcommittee members and residents of the neighborhood. 

The project calls for the demolition of the Snow Inn, a 30,810-square-foot structure dating back to 1891, and the adjacent Channel House, a 4,050-square-foot building which contains the property’s wastewater treatment plant. A new, relocated and flood-proof wastewater treatment facility will replace the current system, said the inn’s attorney Andrew Signer.

The new hotel would be a three-story, 82,660-square-foot building with 80 guest rooms, an 80-seat restaurant, a 60-seat lounge and spa facilities. The proposed hotel would be 47,860 square feet larger than the existing facilities. 

 Parking facilities would be reconfigured to include covered spaces below the hotel building, permeable pavement and electric vehicle charging stations. Parking will be reduced from 236 to 195 spaces, providing additional open space. An additional 70 spaces offsite would be used for valet parking.

An improved stormwater management system with recharge basins and infiltration structures would be installed, along with additional landscaping.

“The Wychmere Beach Club, including the Snow Inn Hotel, restaurants, function facilities and resort activities has existed on the property for more than a century,” said Singer. “The site is a destination location that is a focal point of the community.” 

Coastal resilience issues were a major focus of the hearing. The goal of the regional policy plan is to minimize development in the floodplain, plan for sea level rise, erosion and floods, and reduce the vulnerability of the built environment to coastal hazards.

A report submitted by the owner said the project meets coastal resilience goals by implementing floodproofing measures to provide protection against present and future coastal hazards. It incorporates specific design considerations to elevate habitable spaces above the 100-year flood plain, and evaluates a possible range of sea level rise scenarios to determine critical design flood elevation thresholds.    

 A portion of the Snow Inn is currently in the “A” zone, and a portion of the new hotel will be as well. 

 Peterson said the applicant has not adequately demonstrated that there is no feasible alternative, that impacts have been minimized, or that there is an overriding public purpose for the project. The increase in floor area, impervious footprint and intensity of use make the proposed project inconsistent with the redevelopment provision of the commission’s coastal resilience objectives, according to the staff report. However, the applicant has identified sufficient basis to support a waiver of strict compliance should the commission choose to grant such waiver, according to the staff report.

Singer said a waiver has been filed.   

  “We believe that there is a compelling need for it, and the benefits meet the intent and the improvements in the environment and meet coastal resiliency and sea level rise issues that would justify consideration for a waiver,” Singer said. 

 Attorney Jonathan Polloni, representing residents along Snow Inn Road, said the proposal would overburden the Wychmere site. 

Snow Inn Road is narrow and the traffic study that was presented said the project will increase traffic twofold. He said there is an immediate need to address dangerous conditions on the road.

 Snow Inn Road resident Lucy Steere said the roadway will not be able to handle the additional traffic. Mothers with strollers, kids on bikes and people who live there going to the beach all use the road. People from all over the village walk their dogs on the road, she said. The intersection of Snow Inn Road and Route 28 is dangerous, she added.

The Route 28, Snow Inn Road, Freeman Street intersection is identified as a high crash location with an average of 3.2 crashes per year. 

 Michael Glancy, a Snow Inn Road resident, said there are no sidewalks on the road, and traffic is increasing every year. He said he does not allow his daughters to spend time on the front steps of his home because of the traffic.

 Stocky Clark of Davis Lane, a private road off Snow Inn Road, said he had to put speed bumps in the road to slow traffic, adding that people from Wychmere use the private road as a pass through.

 Bob Nickerson expressed concern for the massing of the proposed hotel and its impact on the neighborhood viewscape. He expressed concern for the disruption of the wind that would impact sailing vessels entering and exiting Wychmere Harbor. 

Singer presented several traffic safety mitigation proposals to the commission, including “Intersection Ahead” warning signage on Route 28. He also said the new sidewalk project on the south side of Route 28 from Saquatucket Harbor to Bank Street is expected to improve sightlines. The MassDOT sidewalk project gets underway this week. 

There are proposals to mitigate traffic conditions on Snow Inn Road, Singer said. Buses and delivery trucks that have traditionally delivered people and products to Wychmere would no longer access the property, he said. Instead products delivered by trucks would go to an offsite warehouse on Route 28 and items would be brought to Wychmere in a smaller van. A shuttle service would be used to move people from offsite parking. Singer said his client would work with the town to install seasonal speed bumps and speed signs on Snow Inn Road.

He also said the applicant would hire a transportation coordinator to reduce single-occupancy vehicle trips. New programs would include a guaranteed ride home program for employees, preferential ride share parking, and a shuttle from the employee parking lot. The shuttle would also be available for guests going to local attractions.  

“The redevelopment will improve and not threaten the values protected by the [Cape Cod Commission] Act and the [regional policy plan],” that the probable benefits of the proposal outweigh possible detriments, and that the redevelopment is worthy of approval, said Singer.

Not everyone was opposed to the project. The closest abutter to the Wychmere Beach Club property, Vincent Helfrich, said he supported the project, calling the proposal “a wonderful job.” He highlighted parking space reductions and traffic mitigation proposals. Helfrich also praised the design of the proposed new hotel, which he said retains the nostalgia of the Snow Inn.

“They have a proven track record as great neighbors and we wanted to voice our support for this project,” Helfrich  said.

Commission members said more information is needed for the subcommittee to act on the development of regional impact application. The virtual hearing was continued to Tuesday, Feb. 25 at 5 p.m