8-2-2022 -Felicia Penn Comments. Reg Agreement
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Felicia R Penn 15 Daisy Bluff Lane Hyannis, MA 02601
TO: Steve Costello and Members of the Planning Board
FROM: Felicia Penn, Hyannis, MA
Re: Comments re: Draft Regulatory Agreement for Dockside Redevelopment
Date: August 2, 2022
I ask that you not accept the draft regulatory agreement as written---- that you either reject it in total or
modify it so that the scale is compatible with zoning . This project requires 34 waivers as proposed,
which is clear evidence that it is too massive for the property. Just think, that’s one wa iver for every
unit.
I did not see a visual of what this project looks like from the water. I have attached a photo I took of the
Dockside today from across the harbor. You can see from the dotted lines what impact this project will
have on the waterfront, and I believe the height of my lines are extremely conservative, meaning that
the proposed project will probably be higher than shown here.
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Felicia R Penn 15 Daisy Bluff Lane Hyannis, MA 02601
There are three main issues that warrant your serious attention: parking, height and overall density.
➔ This project proposes to build a total of 90 bedrooms in 34 units. There are only 70 total parking
spaces proposed. If there are 2 adults/bedroom, that means 180 spaces may be needed. Even if
only 1 adult /bedroom, that’s 90 spaces needed. Where are the extra 20 cars going to park? As
presented, the parking is unrealistic.
➔ The Harbor district allows 7 units per acre. The applicant is asking for as much as 4x this amount.
This is more than excessive. In all good consciousness, how can you allow this?
➔ The allowed height in the Harbor District is 2.5 stories. This project is 5.5 stories. That’s more
than double the allowed height, and should be rejected.
#21 on page 10, regarding offsite affordable housing rentals, this agreement does not specify where
these units need to be located (village? Town?), or how many bedrooms. This document needs to be
more specific. Also, there should be a minimum of 4 units provided, as three is less than 1 0%. This town
will never reach any affordable housing goals with only 3 units provided. Clearly, if the town obliges and
gives the applicant all 34 waivers, the town should get more than 3 units in return.
#22 c. The new water main improvement is something the applicant must do in order to service the
proposed condos. This is self-serving, and not done to help the town increase water pressure at a
hydrant down the hill. It is a stretch to say it is a town benefit.
#22 d. Also, self-serving. Of course the applicant will repave the roadway. There is no way someone will
be spending millions of dollars on a condo, and not expect a newly paved street.
#22 h. Please provide the dollars the property contributes now, and what the projected tax contribution
will be when the project is completed.
#22 j. Only 1 EV charging station? This is not enough. For 90 bedrooms, there should be at least 6.
#22 i. Some might say this lot is more beneficial to the town as an overflow parking lot, ra ther than
building a 5.5 story building that is too close to the street and too big for the lot to accommodate any
street tree planting, or reasonable setbacks.
The applicant is asking for 12 setback waivers
RE: building height. In addition to my comments on page 1, I want to share with you that when the
current downtown zoning was being drafted, I reviewed the document and noted that the height in the
harbor district was 2.5 stories. I suggested that Planning & Development consider making the height 4
stories. Their response was that it needed to stay at 2.5 stories. Clearly then, they were adamant that
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Felicia R Penn 15 Daisy Bluff Lane Hyannis, MA 02601
building heights in the Harbor District remain 2.5 stories. Surely, two 5.5 story buildings are
unacceptable.
#23 c&d. Are SUV’s and pick-up trucks not allowed?
#23 e. I have a question as to what the visibility is when a vehicle is heading north up the hill from the
marina, and a car is backing out onto School Street? Is this a public safety issue?
23 k. What is the width? If less than 24’, what is it? This number should be stated in the agreement.
Otherwise the building department will not know if it is in compliance or not.
23 m. It is not a good idea to set precedent that lighting can spill o ver a property line.
23 o. Why can’t trees be planted?
There was no landscape plan posted for the public to see, so not sure what will be done to minimize the
view of the surface parking, or the buildings, or to provide shade in public spaces.
I did not see any non-self-serving mitigation listed. Is that yet to come?
As I mentioned in the first paragraph, this project needs to be modified so that it is compatible with the
surrounding neighborhood. It is too big for the lots it is on. It is too hi gh. It is too dense. There is not
enough parking. The parking spaces are too small. There may be public safety issues with people
backing out on School Street. The parking lot aisles require a defined width. There aren’t enough EV
charging stations. There isn’t enough landscaping.
I know the applicant has been “working the crowd” for some time. If you allow this project to go
forward as proposed, it will be a monument to excess and audacity forever. I don’t think that’s what you
want the locals and millions of ferry passengers to think of Hyannis Harbor when they come and go, do
you?
Thank you for your attention.
Sincerely,