Neighbors Remain Adamently Opposed To Condo Project

 HARWICH – While the proposed developers of 28 condominium units at the present site of the Sundae School ice cream shop in Harwich Port reduced the size of the complex in the second session with the planning board, residents continued to protest the building’s size and character.

Close to 100 people attended the June 10 meeting in the cultural center auditorium. The board heard calls for the project to be submitted to the Cape Cod Commission for review as a Development of Regional Impact. Residents and neighbors said they were opposed to the size of the building and the absence of Cape Cod character in the design. 

“It’s out of tune with the rest of the town,” said Mary Noonan. “I come here for the charming, quaint, caring nature of the downtown. This building will ruin that in my mind. It doesn’t fit with the nature of the town. It misses by a long shot.”

But attorney Marian Rose, representing owner SS Hport LLC, Campanelli Company, said the project proponents listened to the residents who spoke in the first meeting, talked to neighbors, and made modifications to the design. 

Rose said the project meets all of the dimensional conditions in the Commercial Village and Residential Low Density zoning districts, but height reductions were made along with the addition of architectural features, including more dormers to break up the roofline. She said the project meets all of the criteria for a multifamily special permit.

The developers are before the planning board seeking permits to demolish the Sundae School ice cream shop and construct 28 condominium units in a building that will cover more than 21,000 square feet of the 1.75-acre parcel at 606 Route 28, across the street from The Melrose.

One focus of last week’s session was traffic. The town retained VHB, Inc, to conduct a review of traffic and stormwater issues. Michael Santos of VHB said he agreed with the methodology used in the traffic assessment provided by Chappell Engineering Associates.

The development is expected to generate 190 trips — 95 in and 95 out — on a weekday daily basis, of which 11 would occur during the weekday morning peak hour and 14 would occur during the weekday afternoon peak hour, according to the traffic assessment.

“I don’t think there are any major safety issues right now,” Santos said. “The trip generations are pretty low and we don’t have any concerns.”

Campanelli Company partner and project architect Russ Dion said the two-story roofline has been dropped from 29.3 feet to 25.2 feet and the three-story section of the building has been lowered from 39.6 feet to 34.5 feet.

Dion said 20-foot arborvitae will be added for additional screening along the neighbors’ property lines and the height of walkway lighting will be reduced to 36- and 42-inch bollards so neighbors will not see the light.

The project will not be adverse to the neighborhood and no zoning relief will be required, Rose said. The project conforms to all the setbacks, and significant changes have been made related to height, and screening.   

Rose compared the project to The Melrose, directly across Route 28. The Melrose is 25 percent larger and its facade is 15 percent longer, she said. When The Melrose was rebuilt it required 12 variances, she said.

“We’re asked for special permits,” Rose said.

Resident Jim Hudson told the board that he had a petition with 150 signatures from people opposing the project.

“My opinion on the reduction in size by a couple of feet here and there is it’s still a monster,” he said. “It’s out of character and it doesn’t belong in Harwich.” 

“It’s right to do it, but is it right?” said neighbor Brian Urban. “It wouldn’t elicit somebody saying it’s Cape Cod.” 

Paul Butler said he has done research on the Campanelli Company and called it a great outfit that will do the right things. He said the initial proposal was below the height restriction and it is now lower. The Campanelli family has three generations on Cape Cod, he added.

The Melrose resident Pamela Groswald, who is a trustee of the apartment complex, said residents there are concerned about the size and density of the proposed structure. She took issue with a comparison to The Melrose, which is a larger facility than the proposed project. 

The Melrose does not have a third floor, she said; the mansard roof is not living space. She also said The Melrose has a center courtyard and green space surrounding the building and parking area. The Melrose also has 28 apartment units. She said the trustees find it upsetting that the proponents did not knock on their doors to talk about the project.

Neighbor Barbara Nickerson, a member of the local planning committee, cited a provision in the draft local comprehensive plan that addresses the need to revise the multi-family regulations to encourage obtainable and affordable housing.

“We need housing for people who work here, or one day a $1.8 million homeowner may have to clean their own house,” she said.

“This project is about greed, not need,” added Bob Nickerson.

Deborah Giso asked the board if it would consider referring a project of this magnitude to the Cape Cod Commission for review as a development of regional impact.

Peter Gori, a Harwich resident with a business in Orleans, said he has been looking for a location along Route 28 to expand his business to Harwich Port, but the Sundae School parcel “is a horrible location for retail.” He said it is a 16-week out retail location. The Sundae School business is the “lowest and worst use,” he added, and it generates more traffic than a residential use.

“This is a better site for condominiums,” Gori said. 

Diane Coulter, a direct abutter on the Bank Street side of the property, said her back yard would be adjacent to the parking lot. She said the project is not in keeping with the neighborhood, which has several homes more than 100 years old. She said noise and lighting will adversely affect her property. There will be noise from trucks and the proposed rooftop decks, and while she sees no lighting now, she will see it from the condominiums.

“I have an outdoor shower and do I want to take a shower with roof decks; no, I don’t think so,” Coulter said. 

There is a need for all kinds of housing in town, said Richard Waystack, chair of the board of assessors. He said there are 61 properties for sale in Harwich and 64 percent of them are listed at over $1 million with 39 percent over $2 million. He said there is one house listed for $600,000, and it’s a two-bedroom on a 10,000-square-foot lot.

Waystack said his board gave out more than $450,000 this year to assist residents in paying taxes. People are struggling, he said. 

“These numbers are unsustainable,” Waystack said. 

Robert Majernik said he is a new member to the community and just built his house on Sterling Road. It was built on a 15,000-square-foot-lot, and he was allowed only one bedroom, he said. This is a 75,000 square foot lot, five times the 15,000 square feet, and should have five bedrooms, yet 60 are proposed, he said. 

The board agreed there are a few questions the town’s peer engineering firm, planner Christime Flynn and the board of health must answer before a decision can be made. The board voted to continue the hearing to Tuesday, July 8 at 6:30 p.m