town of tisbury zoning board of appeals - Martha's Vineyard ...

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TOWN OF TISBURY ZONING BOARD OF APPEALS

COMPREHENSIVE PERMIT APPLICATION

BY

386 STATE ROAD, LLC

FOR

54 RENTAL UNITS AND 2,000 S.F. COMMERCIAL SPACE

AT

386 STATE ROAD

May 3, 2021

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TABLE OF CONTENTS

1. Zoning Application Form Tab 1

2. Comprehensive Permit Narrative Tab 2

3. Requested Waivers Tab 3

4. MassHousing Project Eligibility Letter 01-12-21 Tab 4

5. Assessor’s Map and Aerial Map Tab 5

6. Tabulation of Ground Area Coverage and Tab 6

Residential Unit Mix

7. Deed for Subject Property Tab 7

a. January 25, 2021 Deed. Book 01561, Page 713

b. June 6, 2020 Ground Lease, Page 1

8. 386 State Road, LLC Certificate of Good Standing Tab 8

9. Building Floor Plans Tab 9

10. Building Elevations Tab 10

11. Site Plans Tab 11

SUBMITTED UNDER SEPARATE COVER

Abutters list Certified by the Town of Tisbury

(ZBA Administrator to request from Assessor’s Office)

Check for Filing Fee ($ 135.00)

Stormwater Management Report

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COMPREHENSIVE PERMIT APPLICATION NARRATIVE

INTRODUCTION:

This is an application by 386 State Road, LLC (“Applicant”) pursuant to MGL Chapter 40B,

§21 for a Comprehensive Permit to construct a new, high quality residential rental community in

a single building with 54 rental units and 2,000 s.f. of commercial space (“Project”) on land

located at 386 State Road which consists of approximately 0.86 acres (37,601 s.f.) of land that

are owned under a deed recorded at Dukes Registry, Book 01561, Page 713 and controlled by the

Applicant pursuant to a 99-year ground lease (“Property”).

The Property is located in a B-2 Commercial Zoning District and is currently improved with

a miniature golf course, an ice cream shop and parking, all of which will be removed and

replaced with the new residential and commercial infrastructure proposed by the Applicant. The

Property is not located in an historic district. The Property has no wetlands or other protected

areas.

The Project will be served by a combination of private septic (an onsite Title V advanced

nitrogen removal system for 6,100 gallons per day) and municipal sewer (a connection to a

future sewer line for 3,300 gallons per day) and municipal water. The Applicant requests that the

necessary water and sewer connection relief be granted as part of the comprehensive permit.

The Project is shown on plans entitled “Site Plan in Tisbury, Massachusetts,” dated April 23,

2021, as prepared by Sourati Engineering Group, consisting of 8 sheets and signed and stamped

by George Sourati, P.E. and architectural drawings, entitled “State Road Concept Plans,” dated

April 30, 2021, as prepared by ICON Architecture and signed by Nancy Ludwig, AIA

(collectively the “Plans”).

The proposed new three-story mixed-use building includes approximately 2,000 SF of retail

space, 54 apartments in a mix of sizes, and 53 parking spaces. The design features a mansard

roof, cedar shingles, and multi-pane windows.

A total of 20% (eleven) of the 54 rental units will be restricted as affordable to low or

moderate income persons or families who satisfy the income guidelines published by the

Department of Housing and Community Development (“DHCD”) for households with income

that is at or below 50% of Area Median Income.

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The total non-buildable area of the Property is 0.41 acres (17,771 s.f.). The total buildable

site area is 0.45 acres (19,830 s.f.). The total building coverage will be 45.443% of the Property.

There will be three handicap accessible units and all units will be visitable.

The Town of Tisbury (“Town”)’s affordable housing inventory falls short of the Chapter 40B

statutory minimum of having 10% housing stock being comprised of low and moderate

(“affordable”) income units, with the Town having only 5.5% its total housing units that are

affordable based upon the September 17, 2017 Subsidized Housing Inventory (“SHI”)

maintained by DHCD, which is the latest, published SHI. As the Board is aware, when a

community does not satisfy the statutory or regulatory affordable housing minima, there is a

presumption that there is a substantial regional housing need that outweighs local concerns. 760

CMR 56.07(3)(a). In such an instance, MGL c.40B requires a zoning board of appeals to grant a

comprehensive permit to allow the construction of low- and moderate-income housing and

provide relief from otherwise applicable local requirements and regulations, including but not

limited to zoning bylaws, subdivision rules and other local requirements and regulations, which

include the requirements and regulations of water and sewer district commission (“Local

Requirements”).

A zoning board of appeals may not insist upon compliance with Local Requirements unless

such compliance is “Consistent With Local Needs”; and, under G.L. c.40B, §20, Local

Requirements will be considered “Consistent With Local Needs” only if “they are reasonable in

view of the regional need for low and moderate income housing considered with the number of

low income persons in the city or town affected and the need to protect the health or safety of the

occupants of the proposed housing or of the residents of the city or town, to promote better site

and building design in relation to the surroundings, or to preserve open spaces, and if such

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requirement and regulations are applied as equally as possible to both subsidized and

unsubsidized housing.” The Applicant has worked to carefully design the Project to be

Consistent With Local Needs.

The Project will bring eleven much needed affordable rental units to the Town and the

Project has been carefully designed to mitigate Local Concerns. The Applicant believes, for all

the reasons set forth herein, that the Project meets all of the requirements for a Comprehensive

Permit under the statute and applicable state regulations, that it will be a benefit to the Town, and

a Comprehensive Permit should and is required to be issued for the Project.

PROJECT ELIGIBILITY UNDER 760 CMR 56.04:

On January 12, 2021, the Applicants received a Project Eligibility Letter (“PEL”) for the

Project from MassHousing under 760 CMR 56.04(6). A copy of the PEL is submitted herewith.

The PEL contains all of the findings required under 760 CMR 56.04(4); and, under 760 CMR

56.04(6), issuance of the PEL “shall be considered by the Board … to be conclusive evidence

that the Project and the Applicant have satisfied the project eligibility requirements of 760 CMR

56.04(1)” so as to allow the Applicant to be eligible to apply for and obtain a comprehensive

permit for the Project.

Specifically, the PEL establishes that all of the project eligibility requirements as set forth

below have been satisfied:

a) Limited Dividend Organization:

The Applicant will be a limited dividend organization and will enter into a Regulatory

Agreement to create the affordable units and maintain their affordability and limit profits as

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required. Therefore, pursuant to MGL c.40B and 760 CMR 56.04(1)(a), the Applicant is eligible

to apply for and obtain a Comprehensive Permit.

b) Project Fundability

The PEL is the required written determination of Project Eligibility by a Subsidizing Agency

required under 760 CMR 54.04(1); and, therefore, the Applicant fulfills the requirement of 70

CMR 56.04(1)(b), which states: “The project shall be fundable under a subsidizing agency under

a low and moderate income subsidy program.”

c) Control of the Land

The Applicants holds a 99-year ground lease for the Property; and, therefore, the Applicant

has the required site control of the land, as required under 760 CMR 56.04(a)(c).

DESCRIPTION OF THE PROPERTY:

The Property consists of 0.86 acres (37,601 s.f.) of land that has been improved; however, the

existing improvements will be razed and the Project will be constructed as shown on the Plans

and will be served by municipal water and a combination of private and public sewer.

FEMA Designation

According to the FEMA Flood Insurance Rate (MAP NUMBER 25007C0103J, MAP

REVISED July 20, 2016, PANEL 103 of 227) , the Property is located within a Flood Zone X,

designated as an area of minimal flood hazard.

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State-listed Rare Habitat Species

According to the most recent Natural Heritage Atlas issued by the Massachusetts Natural

Heritage & Endangered Species Program (NHESP), the site is not mapped for rare species

habitat.

Wetland Resource Areas

There are no wetlands on site or within 100 feet of the site.

DESCRIPTION OF THE PROJECT:

Building Program and Design

The proposed three story mixed-use building is designed as a series of forms, emulating the

scale and character of traditional Vineyard buildings. Retail shops will face State Road,

activating the streetscape at ground level with tall multi-pane windows. The residential entry and

lobby will be located on the south side of the front of the building, and a single driveway will

provide access to residential and retail parking spaces. Fronting onto State Road, a mansard roof

with cedar shingles comprises the retail use. As the site slopes away from State Road, residential

decks and plantings will screen a level of parking under the building. The building will be

constructed “solar ready” and may include green roof areas. The site will be designed to mitigate

runoff, including landscaped swales with native plantings.

Fifty-three (53) residential parking spaces, a ratio of almost 1:1, will be provided on site.

Covered parking for thirty-two (32) cars, including two accessible spaces will be below the

residential portion of the building. An additional fifteen (15) surface parking spaces will be in a

small lot at the rear of the site. Alongside the building, six (6) parking spaces and a loading area

will be reserved for daytime Retail use. An enclosed trash and recycling room will be provided

within the ground floor of the building. Six of the parking spaces will be reserved, during the

day, to support the retail use.

Recreational space for the residents will be provided consisting of interior bike storage and

exterior bike racks and outdoor landscaping. The proposed apartment community is located 6/10

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mile from Lake Tashmoo, 7/10 mile from John G Rogers Dog Park, 8/10 mile from Veteran’s

Memorial Park and the heart of Vineyard Haven.

The 54 rental apartment units will have a total of 75 bedrooms, as set forth in the chart

below, with a total of 4 Studio Units, 35 One Bedroom Units, 7 Two Bedroom Units and 6

Three Bedroom Units. Average apartment sizes include: Studios: 386 SF, One Bedrooms:

between 693 and 818 SF, Two Bedrooms: 983 SF and Three Bedrooms: 1,213-1,241 SF. The

building will be served by an elevator. There will be three fully handicap accessible (Group 2)

units, and all remaining apartment units will be visitable and meet MAAB Group 1 requirements.

Below is a tabulation of the units and bedrooms, including locations and unit sizes.

Parking

The Project will provide 53 residential parking spaces, including two covered handicap

parking spaces, 18 covered compact spaces, 12 covered standard/full size spaces, and 21 surface

spaces, for a parking a ratio of almost 1:1. Six of the surface spaces will be reserved during the

day (8:00 am through 6:00 pm) to support the commercial/retail portion of the building.

Level 1 Level 2 Level 3

54 Units 16 Units 19 Units 19 Units

75 Bedrooms Studios- 4

1BR – 35 2BR- 9 3BR - 6

Studio- 2 1BR - 11

2BR – 2

3BR – 1

Studio - 1 1BR –12

2BR - 4

3BR – 2

Studio- 1 1BR -12

2BR –3

3BR - 3

Unit sizes Studio: 386 SF 1BR: 693 SF 2BR: 983 SF

3BR: 1,230 SF

See Level 1 See Level 1

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Sanitary Sewer

The Project will have a combination of private septic and municipal sewer. There will an

onsite Title V advanced nitrogen removal system for 6,300 gallons per day; and there will be a

connection to the future municipal sewer line for 3,000 gallons per day, to replace the existing

sewer allotment of 600 gallons per day. The ZBA is requested to grant any required connection

permits.

Water

The Project will connect to municipal water and the ZBA is requested to grant any required

connection permit.

Green/Sustainable Design Features

The proposed mixed-use building will include individual HVAC and domestic hot water

systems in each unit, separately metered. The building will be designed to meet the

Massachusetts Stretch Energy Code and will be designed for solar PV and green roof areas.

Watersense fixtures and fittings will be used, including lavatory faucets equipped with 0.5 gallon

per minute flow restrictors, kitchen sink faucets equipped with 1.5 gallon per minute flow

restrictors and water closets with 1.28 gallons per flush limits.

High efficiency appliances will be provided, including Energy Star refrigerators, clothes

washers, and dishwashers.

An advanced lighting package will be included in the design with Energy Star labelled

lighting fixtures.

Use of environmentally preferred products such as cementitious siding, recycled resilient

flooring and cellulose building insulation will be used; and low emission products (paints,

adhesives and sealants) will be specified.

Stormwater Management

A Stormwater Management Report prepared by George Sourati, Sourati Engineering Group,

LLC dated April 2021 is submitted herewith. The stormwater infrastructure will conform to the

requirements of the Massachusetts DEP Stormwater Standards Handbook and the applicable

Town criteria.

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Low Impact Design (LID) methods and Best Management Practices (BMPs) will be utilized as

appropriate to manage and treat stormwater on site. All stormwater generated by the proposed

development, up to and including the 100-year storm, will be infiltrated on site using one

subsurface infiltration system and two surface infiltration areas. The stormwater infrastructure

will be designed to accomplish the following objectives:

Control and manage runoff from proposed development to maintain existing

runoff patterns;

Capture and treat the first 1 inch of stormwater runoff from site driveway,

sidewalk and parking impervious surfaces to address water quality for the site and

minimize the impacts of the proposed development;

Provide groundwater recharge in conformance with the MassDEP Stormwater

Management Standards groundwater recharge criteria; and

Reduce impervious cover by maximizing green space and providing minimum

driveway and parking widths and pedestrian paths while maintaining acceptable

safety requirements.

The LID elements will emphasize simple site design techniques and natural stormwater

practices to infiltrate rainwater from clean surfaces and maximize recharge to the groundwater

table. LID is a cost-effective stormwater management approach when compared to more highly

engineered structural stormwater practices. LID techniques can provide multiple function

benefits including the creation of community spaces that also treat stormwater, preserve open

space and natural landscapes and create micro-wildlife habitats.

Structural BMP’s will be utilized to provide water quality treatment and infiltration for the

site driveway, surface parking and sidewalks. The stormwater management system will exceed

the MassDEP Stormwater Management Standards requirement to remove 80% of Total

Suspended Solids (TSS).

The Applicants do not anticipate any negative stormwater impacts from the Project. All

Local Boards will have the opportunity to provide comments relating to any impact on town

services to the Zoning Board of Appeals and those comments can be addressed during the scope

of the hearing process.

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Traffic

A proposed traffic assessment scope is being developed and will be provided.

EXPERIENCE OF DEVELOPER

The development experience of the Applicant is very well established, with the Applicant having

completed the following developments:

301 G Street SW, Washington, DC (“The Kiley”). Ground-up development of 315 rental apartments.

2601 Virginia Avenue NW, Washington, DC (“Boathouse”). Conversion and expansion of existing hotel structure into 250 rental apartments and 5,000 square feet of retail space.

4000 Brandywine Street NW, Washington, DC (“The Frequency”). Conversion and expansion of existing office structure into 100 rental apartments.

15 Dupont Circle NW, Washington, DC (“Ampeer Dupont Circle”). Conversion and expansion of historic mansion into 92 rental apartments.

33 N Street NE, Washington, DC (“The Belgard”). Ground-up development of 350 rental apartments.

2900 Main Line Boulevard, Alexandria, VA (“Notch 8”). Ground-up development of 250 rental apartments and a 70,000 square-foot grocery store.

COMMUNITY IMPACT:

The Project will be an asset to the surrounding neighborhood and the Town and will

provide much needed year-round rental housing and eleven affordable dwelling units. It is well

designed both architecturally and environmentally to fit well within the context of the area in which it will

be located.

REQUESTED RELIEF FROM LOCAL BY-LAWS, RULES AND REGULATIONS:

See Requested Waivers submitted herewith.

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CONCLUSION:

For all the foregoing reasons, the Applicant respectfully submits that the relief requested should be

granted and that a Comprehensive Permit should be issued as requested in the Application, along with the

requested waivers.

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386 STATE ROAD COMPREHENSIVE PERMIT REQUESTED WAIVERS FROM LOCAL REQUIREMENTS AND REGULATIONS

APPLICANT: 386 State Road, LLC

SUBJECT PROPERTY: 386 State Road

ZONING DISTRICT: B2 Zoning District

PROJECT NAME: Island Cove Apartments

DATED: May 3, 2021

Applicant 386 State Road, LLC (“Applicant”) requests that the Tisbury Board of Appeals

(“Board” or “ZBA”) issue a Comprehensive Permit issue for the Island Cove Apartment Project,

which will consist of a single building with 54 rental units (with 25% affordable units) and 2,000

s.f. of retail space (“Project”), as shown on the proposed plans submitted herewith (“Plans”), in

lieu of any requirement that the Applicant apply to any Local Board. Under 760 CMR 56.02, the

term “Local Board” means any local board or official, including, but not limited to, any board of

survey, board of health, planning board, conservation commission, historical commission, water,

sewer or other type of board, department, commission or district, ; and any fire, police, traffic, or

other department, building inspector or similar official or board, and any select board or any

other board that performs functions usually performed by locally created boards. Waivers from

the Local Requirements and Regulations shall be acted upon accordingly by the ZBA, so that the

Applicant need not make separate applications to the individual Local Boards. Under MGL

c.40B, the comprehensive permit acts as a master permit for all local action.

The Applicant will comply with all technical local requirements related to the municipal

water and sewer systems unless a specific waiver is requested and granted. The Applicant

requests waivers for the Project from otherwise applicable local building permit and water and

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sewer fees for the affordable units. The Applicant reserves the right to amend the Requested

Waivers during the public hearing process. The Applicant hereby requests waivers to allow the

structure and uses shown on the Plans and request waivers from the ZBL for the Project from the

following Local Requirements and Regulations and requests that all of the waivers identified

herein be granted.

A. Tisbury Zoning Bylaw Provisions

As provided for under 760 CMR 56.05(7), the Applicant seeks waivers only from the

“as-of-right” zoning requirements set forth in the Tisbury Zoning By-law (“ZBL”) as set forth

below; and, the Applicant notes and emphasizes that no waiver is needed (or sought) from any

special permit requirement set forth under the Zoning Bylaws because 760 CMR §56.05(7)

expressly provides that: “Zoning waivers are required solely from the “as of right” requirements

of the zoning district where the project site is located; there shall be no requirement to obtain

waivers from the special permit requirements of the district.” The Applicant requests the

following specific waivers from the Zoning Bylaw as follows:

1. ZBL §05.00. ZBL Compliance. The Applicant requests a waiver from the requirement that no building or structure in the B2 Zoning District shall be used other than in compliance with the uses allowed under the ZB, so as to allow the proposed mixed use and the multi-unit rental use as shown on the Plans. The Project will conform to the Comprehensive Permit’s conditions.

2. ZBL §5.12. Use Special Permit for Apartments. The Applicant notes that, under 760 CMR 56.05(7), no special permit relief is required or requested

3. ZBL §05.21.02. Limit on As of Right Multiple Dwelling Units in B-2 District to 3 Units. The Applicant requests a waiver from the requirement in this provision that the number of multiple dwelling units (which includes apartments) allowed as of right in the B-2 District shall not exceed 3 units; and, instead, to allow 54 rental units as shown on the Plans.

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4. ZBL §05.22.08. Special Permit Required for 3+ residential units in the B-2 District.

The Applicant notes that the special permit requirement to site more than 3 residential units in the B-2 District does not apply to the Project as 760 CMR 56.05(7) expressly provides that special permit requirement do not apply to comprehensive permit projects. The Applicant notes the density limitation in this section (i.e., a maximum of 8 residential units when special permit relief is applicable), expressly exempts affordable housing projects; and the ZBL contemplates no density limit for affordable housing projects.

5. ZBL §05.22.08. Special Permit for Apartments: Adhere to Schedule A (ZBL §13.00 Appendices) Requirements for the R-10 District. The Applicant notes that the special permit requirements in this section do not apply to the Project as expressly provided for under 760 CMR 56.05(7). However, the Applicant notes that the dimensional requirements contemplated for affordable housing projects that obtain special permit relief are limited to the R-10 District requirements, which require: a lot area of only 10,000 s.f., a front setback of 20 feet and a side setback of only 10 feet.

6. ZBL §05.23.05. Site Plan Review Required for any special permit use set forth in ZBL §05.20 with 3,000 sf or more of GFA. The Applicant notes this is a special permit requirement and does not apply under 760 CMR 56.05(7); and the retail use (allowed as of right under ZBL §05.11 and §05.21) is 2,000 s.f. and does not trigger site plan review.

7. ZBL §05.24.01. Lot Size, Setbacks and Height shall conform to Schedule A. The Applicant requests a waiver from the requirement that the Project shall conform to Schedule A and requests the allowed dimensions to be as shown on the Plans and that waivers from Schedule A.13.02.02.B2. Multi-Unit be granted as follows:

Item Requirement Requested

Min. Lot Area: 20,000 sf/10,000 x # of units (540,000 sf) 37,601 sf

Min. Frontage: 100 feet 106 feet (Complies)

Min. Lot Depth: 100 feet 299 feet (Complies) Front Setback: 30 feet 9’ 2” Min. Side Setback: 20 feet 4’ to deck & walkway

10’ to building

Min. Rear Setback: 20 feet 5’ to deck 10’ to building

Max. Height: 35 feet 46 feet

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8. ZBL §07.07.01. General Parking Requirement for Planning Board Report. The

Applicant requests a waiver from any requirement for a report from the Planning Board as the ZBA will act as the Planning Board in this matter and the Comprehensive Permit will provide the necessary review of parking. Also, there is no site plan review by the Planning Board as there is no trigger under the ZBL for site plan review that applies to a comprehensive permit projects, as special permit requirements do not apply.

9. ZBL §07.07.03. B-2 Parking Requirements. The Applicant requests a waiver from the parking requirements in this section as follows:

Item Required Provided Waiver Requested

Dwelling Units: 2 per unit (108 spaces) 53 spaces Yes, per the Plans Retail: 1 per 150 feet (@14 spaces) 6 shared spaces Yes, per the Plans

(1 space/employee)

10. ZBL §07.11. Multi-Unit Dwelling Special Permit Determination by Planning Board. The Applicant notes that the special permit determination by the Planning Board, which that is required for more than 3 residential units (which normally require special permit relief) does not apply to a comprehensive permit application as expressly provided for under 760 CMR 56.05(7) and, so, does not apply to the Project.

11. ZBL §13.02.02. Schedule A. Residential Use Requirements in a B-2 District. The Applicant requests a waiver from the dimensional requirements in this section as set forth above.

12. ZBL §4400. Earth Removal Special Permit.

The Applicant note that this provision does not apply to the Project because all earth removal performed will be incidental to the residential construction, which is exempt from this provision; but, in any event, the Applicant notes that no special permit relief may be imposed under 760 CMR 56.05(7).

B. Tisbury Water Works Rules, Regulations & Specifications

The Applicant requests a waiver from any relief required to be obtained from Local Board Tisbury Water Works and requests the ZBA to grant any necessary relief including but not limited to permission to connect the Project to the water system, so as to allow the Project’s water main infrastructure to be installed as shown on the Plans and to provide a waiver from the connection fees.

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C. Board of Health Local Title V Requirements

The Applicant requests a waiver from any local relief required from the Board of Health under Title V, and requests the ZBA to grant any relief necessary to allow the Project’s sanitary sewer infrastructure as shown on the Plans and to provide a waiver from connection fees.

D. Department of Public Works Sewer Connection Requirements

The Applicant requests a waiver from any relief required from the DPW to connect to the municipal sewer and requests the ZBA to grant any necessary relief including but not limited to permission to connect the Project to the municipal sewer system, so as to allow the Project’s public sewer infrastructure to be connected and to provide a waiver from the connection fees.

The Project’s stormwater infrastructure and erosion controls will conform to the latest version of the Massachusetts DEP Stormwater Standards.

As noted above, the Applicant reserves the right to modify the waiver request during the public hearing.

MnssHousrNG

Massarhus€tts llausing Financr AgenryOar Bsaron Strerl, Bo:ton, tvlA 02108

Tft: 61 7.854-1000

FAX: 61 7.85,1.1091,/,.,"vv;.r?iirsrilalu-!rfl il.(\l iil

fideophone: 857-366.41 57 or Retay: 7l I

January 12,2021

Bro ok Kalzen, Princ ipalKatzen Deve lopmen t Management, LLC82 South RoadChilmark, MA 02568

Re: Island Cove ApartmentsProject Eligibility/Site ApprovalMassHousing ID No. 1090

Dear Mr. Katzen'.

This letter is in response to your application for a dctermination of Project Eligibility ("Site Approval")pursuant to Massachusetts General Laws Chapter 40B ("Chapter 40B"), 760 CMR 56.00 (the"Regulations") and the Comprehensive Permit Guidelines issued by the Depaftment of Housing andCommunity Development ("DHCD") (the "Guidelines" and, collectivcly with Chapter 408 and theRegulations, the "Comprehensive Permit Rules"), underthe New England Fund ("NI1F") Program (the"Program") of the Federal Home Loan Bank of Boston ("FHLBB").

386 State Road, LLC (the "Applicant") has applied to MassHousing pursuantto Chapter40B. Youhave proposed to sixty-two (62) units of rental housing (the "Project") on approximately 0.86 acres ofland located at 386 State Road (the "Site") in Tisbury (the "Municipality").

In accordance with the Comprehensive Pennit Rules, this letter is intended to be a wriftendetermination of Project Eligibility by MassHousing acting as Subsidizing Agency undcr thcGuidelines, including Part V thereof, "Housing Programs In Which Funding Is Provided by Other ThanA State Agency."

MassHousing has performedan on-site inspection of the Site, which local boards andofficialsr,l,ereinvited to attend, and has reviewed the pcrtinent information for the Project submitte d by the Applican!the Municipality and others in accordance with the Comprehensive Pennit Rules.

Municipal CommentsPursuant to the Comprehensive Permit Rules, the Municipality was initially given a thirty (30) dayperiod in which to review the Site Approval application and submit comments to MassHousing. At the

request of the Town Administrator, this period was extended to a total of sixty (60 ) days. The SelectBoard subrnitted a letter regarding the Project dated November I 8,2020 summarizing comments frommunicipal deparlments, boards and committees, and identifying specific concerns with the proposedProject.

Municipal concerns are outlined as follows:

Charles D. Bakrr, Goyemor Nlhhirrt J. Dirr;rnr, Chuirmon i Chrystal Kc,rntgay, Exerutivr Dirccforl(,rrrrrr F Prrlltn lt Gnwernnr p:.,, V;^ t-!,-i \/;* t-h.;. I

The Municipality expressed collcern with various aspects of the site plan. Of significantconcem was the height of the building and lack of guest parking. The Municipality also notedthat the project desigr features density levels significantly greater than those found at otherproperties located nearby.

The Municipality expressed concerns about the sufficiency and safety of the existing watersupply and encouraged the Applicant to explore other public water supply options.

The Municipality expressed concem that additional traffic generated by the Project lvouldresult in increased congestion on area roadways and pose heightened risks to drivers andpedestrians. They request that the Applicantprovide a traffic studyto allow them to fully assesspotential traffic and public safety impacts.

The Municipality requests that the Applicant provide an adequate stonnwater managementplan for thc Site, including erosion control measures du ring and after construction.

o The Munrcipality has noted the lack of any usable open space for residents and hzsrecommended that the site plan include additional areas left for open space {'eatures.

Comments Outside of the FindingsWhile Comprehensive Permit Rules require MassHousing, acting as Subsidizing ,A,gency under theGuidelines, to "accept written comments liom Local Boards and other interested parties" and to"considerany such comments priorto issuing a detemination of Project Eligibilitl,," they also limitMassHousing to specific findings outlined in 160 CMR 56.04(1) and (a). The following commentsubmitted to MassHousing identified issues that are not within the scope of our review:

o The Municipality noted that it will have to raise and appropriate significant dollars to fund newmunicipal infrastructure and services to mect thc anticipated demands fi:om the proposedProject.

MassHousing Determination and RecommendationMassHousing staff has detemrined that the Project appears generally eligible under the requirernens ofthe Program, subject to final review of eligibility and to Final Approval. I As a result of our..r'isq,, wehave made the findings as required pursuant to 760 CMR 56.04(l)and (4). Each such finding, withsupporlingreasoning, is set forlhin furlherdetail on Attachment I hereto. It is irnportant to note thatComprehensive Permit Rules limit MassHousing to these specific findings in order to dctermine ProjectEligibiiity. If, as here, MassHousing issues a determination of Project Eligibility, the Applicant mayapply to the Zoning Board of Appeals ('ZBA") for a comprehensive permit. At that time local boards,officials and members of the public are provided the opporfunity to furlher rcview the Proje ct to cnsurecompliance with applicable state and local standards and regulations.

1 MassHousing has relied on the Applicant to provide tnrthful and cornplete infonration r.vith respect to this approval, lf at anv

point prior to the issuance of a comprehensrve pelmit MassHousing determines that the Applicant ha-s lailed to disclosc anyintbrmation pcrtinent to the lindings set fot'th in 760 CMR 56.04 ol rnfbnnation recluested in the Certification and Acknowledgrnentof the Application, MassHousinglctains the right to rescind this Site Approval letter.

Based on MassHousing's site and design review, and in light of feedback received from the

Municipality, the following issues should be addressed in the application to the ZBA, and the Applicantshould be prepared to explore them more fully during the public hearing process:

Developmentofthis Site willrequire compliancewith allstate andfederalenvironmentallaws,regulations and standards applicable to existing conditions and to the proposed use related tobuilding construction, stor-rrrwater management, wastewater collection and treatment, and

hazardous waste safety. The Applicant should expect that the Municipality will requireevidence of such compliance prior to the issuance of a building permit for the Project.

The Applicant should be preparcd to provide detailed information relative to proposed watcruse and potential impacts on existing capacity.

The Applicant should be prepared to respond to Municipal concems relative to potential off-site traffic impacts on area roadways and intersections and to respondto rcasonable requestsfor mitigation.

. The Applicant should continue to engage with the Municipality in a good-faith discussionregarding design review matters and other Site-related concems raised by local boards andofficials.

A landscape plan should be provided toplanting plan as well as paving, lighting,resident and gue st parking.

address Municipal concerns, including a detailedand signage details and the location of outdoor

MassHousing has also reviewed the application for con-rpliance within the requirements of 760 CMR56.04(2) relative to Application requirements and has determined that the material provided by thcApplicant is sufficient to show compliance.

This Site Approvalis expressly lirnited to the development of no more than sixty-tw'o (62) rentalunitsunder the terms of the Program, of which not less than thirteen (13) of such units shallbe restricted as

affordable tbr low- or moderate-income persons or famrlies as required under the tenns of theGuidelines. It is not a commitment or guarantec of frnancing and does not constitute a sitc plan orbuilding design approval. Should you consider, prior to obtaining a Comprehensive Pennit, the use ofany other housing subsidy program, the consluction of additional units or a reduction in the size ofthe Site, you may be required to submit a new Site Approval application for review by MassHousing.Should you consider a change in tenure type or a change in building type or height, yolr may be requiredto submit a new Site Approval application for review by MassHousing.

For guidance on the Comprehensive Permit review process, you are advised to consult the Guidelines.Fufiher, we urge you to review carefully with legal counsel the M.G.L. c.40B Comprehensive PermitRegulations atl60 CMR 56.00.

This approval will be effective for a period of two (2) years from thc date of this letter. Should thcApplicant not apply for a Comprehensive Permit within this period this letter shall be expired and nolonger in effect unless MassHousing extends the effective period of this letter in writing. In addition,the Applicant is requircd to notify MassHousing at the follorving times throughoutthis two -year period:

(1) when the Applicant applies ro the local ZBA fbr a Comprehensive Pemit, (2) when the ZBA issues

a decision and (3) if appiicable. when any app*als are filed.

Shorild a Comprehensive Pennit bc issued, 1:iease note tl,at pnor to (i) commencement of constructionof the Project or {ii) issuance of a buiiding pennit, the Appiicant is required to submit to }lassHousinga request fbr h'inal Approval of the Project (as it niay have been amended) in accordance with theComprehensive Pennit Rules (see especially 760 CMR 56.04(07) and the Guidelines including,withor:t limitation, Parl IIi thereof concerning Afflmative Fair Housing Marketing and ResidentSelection). Final Approval r,vi1l not be issued unless lVlassHousing is able to nrake the same tindings atthe trrne of issuing Final Approval as required at Site Approval.

Please note that l,[assHousing may not issue Final Approval if fhe Comprehensive Permitcontains any conditions that are inconsistent rvifh the regulatory requirements of the Nell'England Fund Program of the FHL,BB. for lvhich N{assEousing serves as Subsidizing Agency',as rellected in the applicable regulatory documents. In the interest of providing for an ellicientreview process and in order to avoid the potential lapse of certain appeal rights, the Applicantmay wish to submit a 'olinal draft" of the Comprehensiye Permit to MassHou*ing for review.Applicanfs rvho avail themseh'es of this opportunity may avoid significant procedural delays thatcan result from the need to seek moditication of the Comprehensive Permit after its initialissuance.

If you have any que stions concerning this letter, lrlease contact Michae I Busby at (6 I 7) 354- I 219.

Jennifer Maddox. Undersecretary, DHCDThe Honorable Julian A. CyrThe Honorable Dylan A. IernandesJames J. Rogers, Chair, Selecl BoardSusan !'airtranks. Chair, Zoning Board o1'Appeals

Sincerely

C&liir M. Mclli6ceGeneral Counscl

Attachment 1.

760 CMR 56.04 Project Eligibility: Other Responsibilities of Subsidizing Agency Section (4)Findings and Determinations

Island Cove Apartments, Tisbury, MH #1090

After the close of a 30-day review period, MassHousing hereby makes the following findings, based

upon its review of the application, and taking into account information received during thc site visitand from written comments:

(u) that the proposed Project appears generally eligible under the requirements of the housingsubsidy program, subject to Jinal approval under 760 CMR 56.04(7);

The Project is eligible underthe NEF housing subsidyprogram and at least20%o of the units u,ill bcavailable to households eaming at or below 50% of the Area Median lncome, adjusted for householdsize, as published by the U.S. Department of Housing and Urban Development ("I{UD"). The mostrecentHUD income limits indicate that50oh of thc curentmedian incomefora four-personhouscholdin TisbLrry is $52,450.

A letter of interest for project financing was provided by Marlha's Vineyard Bank, a member bank ofthe Federal Home Loan Bank of Boston.

(b) that the site of tlte proposecl Projectis generally uppropriatefor residential development, tukinginto consideration information provided by the Municipali4t or other parties regurding municip ulactions previously taken to meet affirdable housing needs, suclr as inclusionury zoning, multifumilydistricts adopted uncler c.40A, and overlay districts adopted under c.40R, (such Jinding, withsupporting reasoning, to be setJbrth in reusonable detail);

Based on MassHousing staff's site inspection, internal discussions, and a thorough review of theapplication, MassHousing finds that the Site is suitable for residential r"rse and development and thatsuch use would be cornpatible with surounding uses.

The Town of Tisbury does have a DHCD-approved Housing Production Plan. According to DHCD'sChapter 40B Subsidized Housing Inventory (SHI), updated through Scptcmber 14,2020, Tisbury has106 Subsidized Housing lnventory (SHI) units (5.39% of its housing inventory), which is 9l units shortof the statutory minima of 10%.

(c) that the conceptual project design is generally appropriateJbr the site on wlich it is located,taking into consideration factors tlrat may include proposed use, conceptual site plan ancl buildingmussing, topography, environmentsl resources, and integration into existing developmentpqtterns(such fincling, with supporting reasoning, to be setJbrth in reasonable detuil);

Relationship to Adjacent Building Typology (Including building massing, site arrangement, andarchitectural details) :

The 'L' shaped building in the architecrural style of Dutch Colonial complements the vemaculararchitecture of the island, while tempering the presence of a larger building in the community. Thougfr

the building is larger than adjacent commercial and residential structures, the design is set back lromthe road to create more of an open streetscape for gathering and less of an abrupt presence.

Relationship to adjacent streets/lntegration into existing development patternsThe Site is located approxirnately one mile west of the Steamship Authority ferry tenr,inal, in a

business district that serves many of the ye ar-round residents. Businesses in the area include Cape CodFive Cents Savings Bank, Cronig's Market, Napa Auto Par1s, a veterinary office, a Truc ValucHardware Store, Island Propane, The Grain Store, The Black Dog Bakery Caf6, Eden Garden Center,a lumber yard and parking area, and several sma1l restaurants. The relationship of the proposcd Site

access and egress to State Road does not present any discemable public safety impacts. There appearto be adequate lines of sight for vehicles entering and exiting the proposed Site.

DensityThe Applicant proposes to build sixty-two (62) rental units on approximately 0.86 acres, all of whichare buildable. The resulting density is 72.09 units per buildable acre, which is acceptable given theproposed housing fype.

Conceptual Site PlanThe proposal consists of one mixed-use building including a commercial use on the ground floor and

three stories of residential above. The proposed building will be situated on the corner of State Roadand the proposed High Point Lane. The residential lobby is facing High Point Lane and locate d behindthe State Road commercial use. Both frontages have ground floor full porches or a covered passage

that leads to the residential entry and lobby. Parking is located below the building via an entrance atthe rear. A mezzanine level is located behind the High Point Lane commercial frontage and abovc thctuck under parking.

Environmental Reso urcesThe property does not contain any area of critical concefir or areas of estimated or priority habitat ofrare species, wildlife or vernalpools.

TopographyThe majority of the Site is generally level and at grade. The topography is not an impedirnent to theproposed development.

(d) that the proposed Project appears Jinancially Jbasible within the housing market in which it willbe situated (bused on contparable rentals or sales Jigures);

The App licant proposes sixty-two (62) rental apafiments to be financed under the NIIF Program. Th erc

will be forty (40) market-rate units with proposed average rent levels of $2,312 for the studio units;$2,416 forthe one-bedroom units; 52,97 4 forthe two-bedroom units; and $3,433 forthe three-bedroomunits. Thcre will be thirteen (13) affordable-rate units with proposed rent levels of $736 for studiounits, $779 for one-bedroom units, $920 for two-bedroorn units and $ 1,048 for three-bedroorn units.

MassHousing's Appraisal and Marketing (A&M) Division repofts that there is strong demand forrental housing in the area, with increasing rental and occupancy rates over the past three years.

Occupancy rates at comparable developments in the area average approximately 97oh. The locationwill attract interest given its proximity to local services, employment and shopping. The location willattract interest given its proximity to the Steamship Authority ferry terminal. A&M recommends thata rtore in depth analysis/market study be conducted at Final Approval to confirm the subject's marketarea, the depth of the target market, the preferences/demands of area renters (i.e. for the proposed unittypes, building styles and other amenities), and support for proposed rent levels.

(e) that an initiul pro forma has been reviewed, including u lqnd vahtation determination consistentwith the Department's Guidelines, and the Project uppearsfinancially feasible and consistent withthe Departrnent's Guidelines for CostExamination und Limitations on Profits and Distributions (ifupplicable) on the basis of estimated developmentcosts;

MassHousing has commissioned an as "As-Is" appraisal performed by Appraisal Company of NewEngland, which indicatcs a land valuation of $1,175,000. Based on a proposed investment of$2,1 63, 1'7 4 rn private equity, the application pro-forma appears to be financially feasible and withinthe limitations on profits and distributions.

(l) thut the Applicant is a public agency, a non-projit orgunization, or a Limited DividendOrgonixation, and it meets the generul eligibility standards o.l'the housing program; and

MassHousing finds that the Applicant must be organized as a Limited Dividend Organization.MassHousing sees no reason this requirement could not be met given information reviewed to date.The Applicant meets thc general eligibility standards of the NEF housing subsidy program and hasexccuted an Acknowledgment of Obligations to restrict thcir profits in accordance with the applicablclimited dividend provisions.

(g) that the Applicant controls the site, bused on evidence that the Applicant or a reluted entity ownstlrc site, or holds an option or contract to acquire such interest in the site, or has such other interestin the site us is deemed by the Subsielizing Agency to be sufficient to control the site,

The Applicant controls the Site through a Ground Lease entered into as of the 6th day of June 2020(the "Effective Date"), by and between Bari Boycr and Marshall Katzen (the "Landlord"), and 386STATE ROAD, LLC, a Massachusetts limited liability company (the "Tenant").

��

GROUND LEASE

THIS GROUND LEASE (this “Lease”) is made and entered into as of the 6th day of June, 2020 (the “Effective Date”), by and between Bari Boyer and Marshall Katzen (the “Landlord”), and 386 STATE ROAD, LLC, a Massachuestts limited liability company (the “Tenant”),

W I T N E S S E T H:

In consideration of the mutual covenants and agreements contained herein and intending

to be legally bound hereby, Landlord and Tenant hereby agree with each other as follows:

SECTION 1. Premises: Reference is made to that certain Purchase & Sale Agreement dated January 20, 2020, between Island Cove Miniature Golf, Inc., as seller, and Landlord (as assignee of Brook Katzen), as buyer (as same has been or may be amended or assigned from time to time, the “PSA”). Effective as of the “Time of Closing” (as defined in the PSA), Landlord hereby leases and lets to Tenant, and Tenant hereby takes and hires from Landlord, upon and subject to the terms, conditions, covenants and provisions hereof, all of that tract, piece or parcel of land, situated in Vineyard Haven, in the Town of Tisbury, County of Dukes, and Commonwealth of Massachusetts, more particularly described in Exhibit A attached hereto and made a part hereof, together with any and all improvements, appurtenances, rights, privileges and easements benefitting, belonging or pertaining thereto (all of the foregoing hereinafter sometimes referred to as the “Premises”). SECTION 2. Term:

(a) The term of this Lease shall commence on the Time of Closing (the

“Commencement Date”). In the event the PSA is terminated prior to Landlord acquiring the Premises, then this Lease shall automatically terminate concurrent with such PSA termination.

(b) The term of this Lease shall be for the period of ninety-nine (99) years beginning on the Commencement Date.

(c) Tenant agrees, upon the termination of this Lease in accordance herewith, to

execute and deliver to Landlord an instrument, suitable for recording in the Dukes County Registry of Deeds, evidencing the termination of this Lease. SECTION 3. Rent:

(a) Tenant covenants and agrees to pay to Landlord for the Premises, rent at the following rates and times, during the term of the Lease:

(1) From the Commencement Date until the last day of the calendar year in which the first (1st) anniversary of the Commencement Date occurs, Tenant shall pay rent at the rate of Two Thousand Four Hundred Seventy-Nine and 17/100 Dollars ($2,479.17)

LOCUS MAP:P

LO

TT

ED

ON

:

PROJECT TEAM:

4/1

3/2

021

2:0

7:2

4 P

M

ISLAND COVE APARTMENTS386 STATE RDVINEYARD HAVEN, MA

THE KATZEN COMPANIES 2021-04-30 ZONING SUBMISSION

COPLEY WOLFF DESIGN GROUP

10 POST OFFICE SQUARE, SUITE 1315, BOSTON, MA 02115

SOURATI ENGINEERING

PO BOX 4458 VINEYARD HAVEN, MA 02568

CIVIL ENGINEER

LANDSCAPE ARCHITECT

OWNER/DEVELOPER:

ICON ARCHITECTURE101 SUMMER STREET, BOSTON, MA 02110

THE KATZEN COMPANIES82 SOUTH ROAD, CHILMARK,MA 02535

ARCHITECT:

DRAWING LIST

SHEET NUMBER SHEET NAME

GENERAL

G-000 COVER SHEET

G-001 ASSESSOR'S & ZONING MAP

G-002 PROPOSED BUILDING VIEWS

EXISTING

EX-1 EXISTING CONDITIONS PLAN

CIVIL

C-100 SITE PLAN

C-101 GRADING & DRAINAGE PLAN

C-102 TRUCK TURNING PLAN

C-103 CROSS SECTIONS

C-104 SEPTIC PLAN

C-201 CONSTRUCTION DETAILS

C-202 CONSTRUCTION DETAILS

LANDSCAPE

L1.00 LANDSCAPE MATERIALS PLAN

L2.00 PLANTING PLAN

L3.00 LANDSCAPE DETAILS

ARCHITECTURAL

A-100 ARCHITECTURAL SITE PLAN - FOR REFERENCE ONLY

A-101 GROUND FLOOR PLAN

A-102 FLOOR PLANS

A-103 FLOOR PLANS

A-200 BUILDING ELEVATIONS

A-300 BUILDING SECTION

A-501 ENLARGED UNIT PLANS - ST & 1BR

A-502 ENLARGED UNIT PLANS - 2BR

A-503 ENLARGED UNIT PLANS - 3BR

ARCHITECT

CONSULTANT

STAMP

KEY PLAN

PROJECT NUMBER:

DRAWN BY:

CHECKED BY:

SHEET TITLE

4/2

3/2

021

3:2

0:0

6 P

M

G-001

ASSESSOR'S &

ZONING MAP

ISLAND COVE

APARTMENTS

221002

386 STATE RD

VINEYARD HAVEN, MA

THE KATZEN COMPANIES

MARK DATE DESCRIPTION

04/30/2021 ZONING

SUBMISSION

386 State Road - Island Cove ApartmentsPrepared for The Katzen Companies

Business District B2

Proposed Use: Mixed Use Multi-Unit

Zoning Dimensional Chart

13.02

Schedule A

Maximum Building Height

(Feet)Minimum Lot Size (SF)

Min. Lot Depth

(Feet)

Min. Lot

Frontage

(Feet)

Minimum

Front Yard

Setback

(Feet)

Min. Side

Yard Setback

(Feet)

Minimum

Rear Yard

Setback

(Feet)

Parking Spaces

B2

Multi-Unit

Required

35 540,000 100 100 30 20 20Retail: 15

Residential: 108

Proposed 46' 37,601 299 106 9'-2"

4' to deck

and

walkway; 10'

to building

5' to deck;

10' to

building

Proposed:

Retail: 6 Shared (Daytime)

Residential: 53

Relief Requested Requested Complies Complies Requested Requested Requested Requested

4/28/2021 * Height of Structures: The height

of a structure is the vertical

distance from the mean natural

grade to the highest point of the

roof ridge of the structure,

including the chimney

*In B2, all multi-units, including

hotels and motels, require a lot

size equal to the single family

requirement (10,000) times the

number of units. See Section

05.21.02

Required: 1 space per 150 SF for 2,000 SF

Retail: 14 parking spaces, plus one employee

parking space: 15 spaces required;

Retail parking may be used during the day,

Parking spaces may be used for residential

use overnight.

2 parking spaces required per Dwelling Unit.

54 DU = 108 parking spaces required.

SP

KH

ARCHITECT

CONSULTANT

STAMP

KEY PLAN

PROJECT NUMBER:

DRAWN BY:

CHECKED BY:

SHEET TITLE

4/2

3/2

021

3:2

0:0

9 P

M

G-002

PROPOSED BUILDING

VIEWS

ISLAND COVE

APARTMENTS

221002

386 STATE RD

VINEYARD HAVEN, MA



04/30/2021 ZONING

SUBMISSION

SP

KH

1" = 20'

1

EXISTING CONDITIONS PLAN

0 8' 16' 32'

ARCHITECT

CONSULTANT

STAMP

KEY PLAN

PROJECT NUMBER:

DRAWN BY:

CHECKED BY:

SHEET TITLE

3/18/2021 4:44:45 P

M

EX-1

EXISTING

CONDITIONS PLAN

ISLAND COVE

APARTMENTS

221002

386 STATE RD

VINEYARD HAVEN, MA

386 STATE ROAD, LLC

WPM

GS


04/23/2021 ZONING

SUBMISSION

Sourati EngineeringGroup LLC

George Sourati, P.E.

Sourati Engineering Group, LLC

107 Beach Road, Suite 202

Vineyard Haven, MA 02568

PROPOSED 3 STORY BUILDING

PROPERTYLINE

PROPERTYLINE

PROPERTYLINE

0 10' 20' 40'

ARCHITECT

CONSULTANT

STAMP

KEY PLAN

PROJECT NUMBER:DRAWN BY:CHECKED BY:

SHEET TITLE

3/18

/202

1 4:

44:4

5 PM

C-100

SITE PLAN

ISLAND COVEAPARTMENTS

221002

386 STATE RDVINEYARD HAVEN, MA

386 STATE ROAD, LLC

WPMGS

1= 20'1 SITE PLAN


04/23/2021ZONINGSUBMISSION


George Sourati, P.E.Sourati Engineering Group, LLC107 Beach Road, Suite 202Vineyard Haven, MA 02568


PROPERTYLINE

PROPERTYLINE

PROPERTYLINE

1" = 20'1 GRADING & DRAINAGE PLAN

PROP HANDICAPRAMP

ARCHITECT

CONSULTANT

STAMP

KEY PLAN


SHEET TITLE

3/18

/202

1 4:

44:4

5 PM

C-101

GRADING &DRAINAGE PLAN


221002


386 STATE ROAD, LLC

WPMGS


04/23/2021 ZONINGSUBMISSION



0 10' 20' 40'


PROPERTYLINE

PROPERTYLINE

PROPERTYLINE

1" = 20'1 SITE PLAN

ARCHITECT

CONSULTANT

STAMP

KEY PLAN


SHEET TITLE

3/18

/202

1 4:

44:4

5 PM

C-102

FIRE TRUCKTURING PLAN


221002


386 STATE ROAD, LLC

WPMGS





0 10' 20' 40'

SECTION A-A

108

110

114

118

24201612840-4

112

116

GARAGE FL = 108.0

102

104

106

EL

111.

0

2:1 2:1

BLD

G

SECTION B-B

108

110

114

22201612840-4

112

116

GARAGE FL = 108.0

102

104

106

BLD

G

2826

-1.5%

18' ROADWAY

SECTION C-C

108

110

114

118

24201612840-4

112

116

GARAGE FL = 108.0

102

104

106

BLD

G

3228

PARKING

108.3

4036 4844 5652 6460 7268 8076 84

SCALE: 1"=4'

SCALE: 1"=4'

SCALE: 1"=4'

L

30'

TOW EL = 10.5

7' PARKING

P

AS SHOWN1 CROSS SECTIONS

ARCHITECT

CONSULTANT

STAMP

KEY PLAN


SHEET TITLE

3/18

/202

1 4:

44:4

5 PM

C-103

CROSSSECTIONS


221002


386 STATE ROAD, LLC

WPMGSr





0 10' 20' 40'

ARCHITECT

CONSULTANT

STAMP

KEY PLAN

PROJECT NUMBER:

DRAWN BY:

CHECKED BY:

SHEET TITLE

C-104

SEWAGE DISPOSAL

SYSTEM

PROGRESS PLAN

ISLAND COVE

APARTMENTS

221002

386 STATE RD

VINEYARD HAVEN, MA

386 STATE ROAD, LLC

HC

GS

1= 20'

1

SITE PLAN


04/23/2021 ZONING

SUBMISSION

Vineyard Haven, MA 02568

107 Beach Road, Suite 202

Sourati EngineeringGroup

GEORGE SOURATI, P.E.

TYPICAL ROADWAY SECTION

2:1 2:1

CURB SETTING DETAIL

DRAIN TRENCH DETAIL

B

C

SECTION C-CSECTION B-B

B

DOUBLE GRATE CATCH BASIN

FRAME DETAILS

C

SECTION A-A

PLANA

A

WHEELCHAIR RAMP TYPE "B"

ARCHITECT

CONSULTANT

STAMP

KEY PLAN


SHEET TITLE

3/18

/202

1 4:

44:4

5 PM

C-201

CONSTRUCTIONDETAILS


221002


386 STATE ROAD, LLC

WPMGS

SCALE AS SHOWN1 CONSTRUCTION DETAILS 1





ARCHITECT

CONSULTANT

STAMP

KEY PLAN


SHEET TITLE

3/18

/202

1 4:

44:4

5 PM

C-202

CONSTRUCTIONDETAILS


221002


386 STATE ROAD, LLC

WPMGS





SCALE AS SHOWN1 CONSTRUCTION DETAILS 2

NORTH

1. THE CONTRACTOR SHALL REVIEW ALL DRAWINGS AND SPECIFICATIONS TO DETERMINE THE TOTAL SCOPE OF

WORK AND ALL REQUIRED COORDINATION.

2. THE CONTRACTOR IS RESPONSIBLE FOR A THOROUGH SITE EXAMINATION TO SATISFY HIM OR HERSELF AS TO

THE ACTUAL SITE CONDITIONS BEFORE SUBMISSION OF BIDS.

3. CONTRACTOR SHALL VERIFY ALL EXISTING UTILITY LOCATIONS PRIOR TO EXCAVATION.

4. CONTRACTOR SHALL ARRANGE PRE-INSTALLATION CONFERENCES AT PROJECT SITE FOR STONE WALLS AND

PAVEMENT WORK. ATTENDEES SHALL INCLUDE OWNER'S REPRESENTATIVE, LANDSCAPE ARCHITECT, GENERAL

CONTRACTOR AND ALL SUB-CONTRACTORS DIRECTLY CONCERNED WITH THE WORK.

5. CONTRACTOR SHALL PREPARE SUBMITTALS TO THE LANDSCAPE ARCHITECT FOR ALL COMPONENTS OF THE

FINISHED WORK, INCLUDING SHOP DRAWINGS, PRODUCT DATA, MATERIAL CERTIFICATIONS, MIX DESIGNS AND

SAMPLES.

6. CONTRACTOR SHALL FURNISH AND INSTALL CONSTRUCTED SAMPLES (MOCK-UPS) DEMONSTRATING ALL

COMPONENTS OF THE DESIGN, INCLUDING FINISHED EXPOSED EDGES AND SURFACES, COLORS AND JOINTING

FOR REVIEW AND APPROVAL BY THE LANDSCAPE ARCHITECT PRIOR TO CONSTRUCTING FINAL WORK. MOCK-UPS

MAY BE PART OF THE FINAL CONSTRUCTION. MOCK-UPS SHALL BE MAINTAINED AND PROTECTED THROUGHOUT

THE DURATION OF THE PROJECT AND WILL SERVE AS PROJECT STANDARD. CONTRACTOR SHALL DEMOLISH AND

RECONSTRUCT MOCK-UP UNTIL APPROVAL FROM LANDSCAPE ARCHITECT. MOCK-UPS SHALL INCLUDE: ONE FULL

HEIGHT AND WIDTH BY 6' LONG STONE WALL SECTION AND ONE 6' X 6' PANEL OF EXPOSED AGGREGATE

CONCRETE PAVEMENT.

7. THE DIMENSIONS OF PAVEMENT JOINTS AS SHOWN ON THE DRAWINGS ARE TO THE CENTER LINE OF EACH TYPE

OF JOINT EXCEPT WHERE PAVEMENT MEETS A VERTICAL FACE; AT THIS LOCATION DIMENSIONS ARE TO THE

VERTICAL FACE. THE DIMENSIONS SHOWN ON DRAWINGS SHOW DESIGN INTENT AND MUST BE FIELD VERIFIED

PRIOR TO PREPARATION OF SHOP DRAWINGS. ALL ALIGNMENTS SHALL BE INSTALLED AS SHOWN.

8. THE CONTRACTOR SHALL BE RESPONSIBLE FOR DOCUMENTING THE LOCATIONS OF ALL EXISTING SITE ELEMENTS

TO BE RESET IN THEIR SAME HORIZONTAL LOCATION.

9. THE CONTRACTOR IS RESPONSIBLE FOR ALL DAMAGE INSIDE OR OUTSIDE OF LIMIT OF WORK LINE DUE TO

HIS/HER CONSTRUCTION OPERATIONS.

10. STORAGE AREAS FOR THE GENERAL CONTRACTOR'S EQUIPMENT AND MATERIALS SHALL BE LOCATED WITHIN

THE LIMITS OF WORK AS APPROVED BY THE LANDSCAPE ARCHITECT.

11. WHERE NEW PAVING MEETS EXISTING PAVING, MEET LINE AND GRADE OF EXISTING WITH NEW CONSTRUCTION.

12. AT ALL LOCATIONS WHERE EXISTING BITUMINOUS CONCRETE PAVEMENT ABUTS NEW CONSTRUCTION, THE EDGE

OF THE EXISTING PAVEMENT SHALL BE SAWCUT TO A CLEAN SMOOTH EDGE.

LANDSCAPE MATERIAL NOTES

010'20' 20'

SCALE: 1"=20'

40'

N

1/2

7/2

02

0 2

:3

0:4

6 P

M

ARCHITECT

CONSULTANT

STAMP

KEY PLAN

PROJECT NUMBER:

DRAWN BY:

CHECKED BY:

SHEET TITLE

ISLAND COVE

APARTMENTS

386 STATE RD

VINEYARD HAVEN, MA


L1.00

Landscape

Materials

Plan

PEDESTRIAN

UNIT PAVERS

STEPS

RETAINING WALL

PLANTING BED

COMPOSITE

BOARD RAMP

RAIN GARDEN PLANTING

ST

AT

E R

OA

D

PARKING AREA

SEE CIVIL DWGS.

TRANSFORMER

SCREENING HEDGE

PLANTING BED

5' WIDE CONCRETE WALK

RAIN GARDEN PLANTING

SHARED DRIVE

AND PARKING

SEE CIVIL

PLANTING

9' TYP

8'-6"

8'-6"

9'

9'

1. IF DISCREPANCIES EXIST BETWEEN THE NUMBER OF PLANTS DRAWN ON THE

PLANTING PLAN AND THE NUMBER OF PLANTS IN THE PLANT LIST, THE PLANTING

PLAN SHALL GOVERN.

2. ALL NEW PLANT MATERIAL SHALL CONFORM TO THE MINIMUM GUIDELINES

ESTABLISHED FOR NURSERY STOCK PUBLISHED BY THE AMERICAN ASSOCIATION

OF NURSERYMEN, INC. IN ADDITION, ALL NEW PLANT MATERIAL FOR THE PROJECT

SHALL BE OF SPECIMEN QUALITY.

3. THE LANDSCAPE ARCHITECT SHALL ONLY REVIEW TREES THAT ARE IN THE

GROUND AT THE NURSERY. NO PRE-DUG TREES WILL BE ACCEPTED. THEREFORE

TIMING OF IN-GROUND REVIEWS MUST BE COORDINATED WITH EXPECTED

INSTALLATION DATES.

4. ALL NEW PLANTS TO BE BALLED & BURLAPPED OR CONTAINER GROWN, UNLESS

OTHERWISE NOTED ON THE PLANT LIST.

5. THE CONTRACTOR SHALL SUPPLY ALL NEW PLANT MATERIAL IN QUANTITIES

SUFFICIENT TO COMPLETE THE PLANTING SHOWN ON THE DRAWINGS.

6. ANY PROPOSED SUBSTITUTIONS OF PLANT SPECIES SHALL BE MADE WITH PLANTS

OF EQUIVALENT OVERALL FORM, HEIGHT, BRANCHING HABIT, FLOWER, LEAF,

COLOR, FRUIT AND CULTURE, AND ONLY AFTER WRITTEN APPROVAL OF THE

LANDSCAPE ARCHITECT.

7. ALL NEW PLANTS SHALL BE TAGGED AND APPROVED BY THE LANDSCAPE

ARCHITECT AT THE NURSERY PRIOR TO DIGGING OR DELIVERY TO THE SITE.

8. CONTRACTOR SHALL LOCATE AND VERIFY ALL EXISTING UTILITY LINES PRIOR TO

PLANTING AND SHALL REPORT ANY CONFLICTS TO THE LANDSCAPE ARCHITECT.

9. STAKE LOCATION OF ALL PROPOSED PLANTING FOR APPROVAL BY LANDSCAPE

ARCHITECT PRIOR TO THE COMMENCEMENT OF PLANTING.

10. NEW SHRUBS AND GROUNDCOVER SHALL BEAR THE SAME RELATIONSHIP TO

GRADE AS IT BORE TO PREVIOUS GRADE. TREES SHALL BE SET 3" HIGHER THAN

PREVIOUS GRADE. NO TREES SHALL BE PLANTED BEFORE ACCEPTANCE OF

ROUGH GRADING.

11. ALL PLANT BEDS TO RECEIVE UN-DYED, AGED AND SHREDDED BARK MULCH AS

PER SPECIFICATIONS.

12. ALL EXISTING TREES TO REMAIN SHALL BE PROPERLY PROTECTED DURING

CONSTRUCTION. PROTECTION TECHNIQUES SHALL BE REVIEWED AND APPROVED

BY THE LANDSCAPE ARCHITECT.

13. PRUNE TREES IN ACCORDANCE WITH THE SPECIFICATIONS.

14. ALL PLANT MATERIAL SHALL BE MAINTAINED BY CONTRACTOR UNTIL FINAL

ACCEPTANCE AND GUARANTEED FOR 1 CALENDAR YEAR.

15. CONFIRM ALL QUANTITIES AGAINST PLANTING PLANS, GRADING PLANS, AND

SPECIFICATIONS, INCLUDING SITE DISTURBANCE OUTSIDE OF THE LIMIT OF

GRADING NECESSITATED TO FACILITATE CONSTRUCTION.

16. WHERE SAND AND GRAVEL ARE SPECIFIED FOR A DRAINAGE LAYER, EXTEND

DRAINAGE LAYER TO ASSOCIATED DRAIN LINES, DRAINAGE AREAS, OR DAYLIGHT.

17. WHERE ONE SOIL TYPE MEETS ANOTHER SOIL TYPE, FORM A 1:1 SLOPED

BOUNDARY TRANSITION.

18. WHERE A SOIL PROFILE ENCROACHES WITHIN THE DRIP LINE OF EXISTING TREES,

CONSULT WITH LANDSCAPE ARCHITECT PRIOR TO COMMENCING EXCAVATION.

19. ALL EXCAVATION AND PLACEMENT OF SOILS WITHIN THE DRIP LINE OF EXISTING

TREES TO BE PERFORMED BY HAND.

20. SCARIFY SUBGRADE AS SPECIFIED BEFORE PLACEMENT OF ANY PLANTING SOILS.

21. DO NOT PLACE OR HANDLE SOILS THAT ARE WET.

22. PROTECT ALL EXISTING SOILS AGAINST COMPACTION, CONTAMINATION WITH

CONSTRUCTION MATERIALS, AND ALL DISTURBANCE.

23. CONTRACTOR IS RESPONSIBLE FOR ACTUAL SITE CONDITIONS, COORDINATION OF

SOILS PLACEMENT, AND PLANTING SUBDRAINAGE.

24. DO NOT PLACE ANY PLANTING SOIL PRIOR TO INSPECTION BY LANDSCAPE

ARCHITECT.

25. EXTENTS OF SAND BASED STRUCTURAL SOIL (SBSS) ARE APPROXIMATE. PROVIDE

A MINIMUM OF 1,000 C.F. OF SBSS FOR EACH TREE.

PLANTING AND SOIL NOTES

PLANTING SCHEDULE

1/2

7/2

02

0 2

:3

0:4

6 P

M

ARCHITECT

CONSULTANT

STAMP

KEY PLAN

PROJECT NUMBER:

DRAWN BY:

CHECKED BY:

SHEET TITLE

ISLAND COVE

APARTMENTS

386 STATE RD

VINEYARD HAVEN, MA


L2.00

Planting

Plan

PLANTING BED

RAIN GARDEN

RAIN

GARDEN

PLANTING BED

Symbol Qty

Botanical Name Common Name Size

Spacing

Comments

Shade Trees

AR Acer rubrum

Red Maple

4-4.5" CAL

B&B Matched Specimens, Headed at 8'

Ht.

QS

Quercus stellataPost Oak 4-4.5" CAL

B&B Matched Specimens, Headed at 8'

Ht.

Ornamental Trees

AL

Amelanchier laevis

Allegheny Serviceberry

8-10' HT

B&B Multi-Stem Matched Specimens,

Headed at 4' Ht.

SR

Syrninga reticulata Japanese Tree Lilac

8-10' HT

B&B Single-Stem Matched Specimens,

Headed at 4' Ht.

Shrubs - Plant in Staggered Rows

AN

Amelanchier

nantucketensis Nantucket Shadbush B & B 60" O.C. 3' - 4' Ht.

AV Azalea viscosum

Swamp Azalea

3 Gal 36" O.C. 18" - 24" Ht.

CA Clethra alnifolia

Sweet Pepperbush

3 Gal 36" O.C. 18" - 24" Ht.

DB

Daphne x burkwoodii Daphne

3 Gal 36" O.C. 18" - 24" Ht.

HA

Hydrangea arborescens Smooth Hydrangea

3 Gal 42" O.C. 18" - 24" Ht.

IG

Ilex glabra Inkberry

3 Gal 36" O.C. 18" - 24" Ht.

IVI

Itea virginica Virginia Sweetspire

3 Gal 36" O.C. 18" - 24" Ht.

IV Ilex verticillata

Winterberry

3 Gal 36" O.C. 18" - 24" Ht.

IVM Ilex verticillata 'Male'

Male Winterberry

3 Gal 36" O.C. 18" - 24" Ht.

KL Kalmia latifolia Mountain Laurel 3 Gal 42" O.C. 18" - 24" Ht.

MP

Myrica penyslvanica Northern Bayberry

B & B 60" O.C. 3' - 4' Ht.

PM Prunus maritima Beach Plum 3 Gal 42" O.C. 18" - 24" Ht.

RV

Rosa virginiana Virginia Rose

3 Gal 42" O.C. 18" - 24" Ht.

SM

Syringa meyeri Meyer Lilac

3 Gal 42" O.C. 18" - 24" Ht.

VC

Vaccinium corymbosum High Bush Blueberry

3 Gal 42" O.C. 18" - 24" Ht.

VD Viburnum dentatum Arrowwood Viburnum B & B 60" O.C. 3' - 4' Ht.

Perennials / Ornamental Grasses - Plant in Staggered Rows

AG

Andropogoon virginicus Broomsedge Bluestem

2 Gal 18" O.C.

AMI Achillea millefolium Common Yarrow 1 Gal 16" O.C.

ANB

Aster spectabilis Purple Wood Aster

1 Gal 18" O.C.

AAM

Asclepias amplexicaulis Wavy-leaved milkweed

1 Gal 18" O.C.

ATU

Asclepias tuberosia Butterflyweed

1 Gal 16" O.C.

BAU

Baptisia australis Blue Wild Indigo

1 Gal 24" O.C.

CRO

Coreopsis rosea

Tickseed 1 Gal 18" O.C.

EDU Eutrochium dubium

Joe-Pye Weed

1 Gal 18" O.C.

EPU

Echinacea purpurea Purple Coneflower

1 Gal 18" O.C.

GMA Geranium maculatum Wild Geranium 1 Gal 16" O.C.

GSA

Geranium sanguinum Bloody Cranesbill

1 Gal 16" O.C.

ICR Iris cristata Crested Iris 1 Gal 12" O.C.

LAN

Lavandula angustifolia

Lavender 1 Gal 18" O.C.

MDI

Monarda didyma

Bee Balm 1 Gal 16" O.C.

NFA

Nepeta x fassenii

Catmint 1 Gal 18" O.C.

NNI

Nipponanthemum

nipponicum Nippon Daisy

1 Gal 16" O.C.

PCA Potentilla canadensis

Dwarf Cinquefoil

1 Gal 18" O.C.

PV

Panicum virgatum Switchgrass

2 Gal 24" O.C.

SAL Sedum album

White Stonecrop

1 Gal 18" O.C.

SN

Sorghastrum nutans Indiangrass

2 Gal 24" O.C.

SS

Schizachyrium scoparium

Little Bluestem 2 Gal 24" O.C.

SSP

Solidago latissimifolia

Coastal Goldenrod 1 Gal 16" O.C.

Symbol Qty

Botanical Name Common Name Size

Spacing

Comments

Shrubs - Plant in Staggered Rows

AM

Aronia melancocarpa Black Chokeberry

3 Gal 5' O.C. 18-24" ht

CA Clethra alnifolia

Sweet Pepperbush

3 Gal 36" O.C. 18-24" ht

CP

Comptonia peregrina

Sweet-fern 3 Gal 36" O.C. 18-24" ht

CS Cornus sericea

Red Oiser Dogwood

3 Gal 36" O.C. 18-24" ht

HO Hibiscus moscheutos

Swamp Rose Mallow

3 Gal 36" O.C. 18-24" ht

IG

Ilex glabra Inkberry

3 Gal 36" O.C. 18-24" ht

IVE

Itea virginica Virginia Sweetspire

3 Gal 36" O.C. 18-24" ht

KA

Kalmia angustifolia Sheep Laurel

3 Gal 36" O.C. 18-24" ht

MP

Myrica pensylvanica Bayberry

3 Gal 36" O.C. 18-24" ht

RV

Swamp Azalea

Rhododendron

viscosum 3 Gal 36" O.C. 18-24" ht

SL

Spiraea latifolia

White Meadowsweet 3 Gal 36" O.C. 18-24" ht

Perennials/ Ornamental Grasses - Plant in Staggered Rows

AIN

Asclepisa incarnata Swamp Milkweed

1 Gal 16" O.C.

ATU

Asclepisa tuberosa Butterfly Milkweed

1 Gal 16" O.C.

CCA

Calamagrostis canadensis Canada Bluejoint Grass

2 Gal 18" O.C.

CST Carex stricta

Tussock Sedge

2 Gal 18" O.C.

CPA

Caltha palustris Marsh Marigold

1 Gal 16" O.C.

EDU

Eupatorium dubium Joe Pye Weed

1 Gal 18" O.C.

GMA Geranium maculatum Wild Geranium 1 Gal 16" O.C.

HAU Helenium autumnale Sneezeweed 1 Gal 16" O.C.

IVE Iris versicolor

Blueflag

1 Gal 18" O.C.

JEF Juncus effusis Soft Rush 2 Gal 12" O.C.

LSP

Liatris spicata Spike Gayfeather

1 Gal 18" O.C.

PV

Panicum virgatum Switchgrass

2 Gal 24" O.C.

SCO

Schizachyrium scoparium

Little Bluestem 2 Gal 24" O.C.

SSP

Solidago speciosa Showy Goldenrod

1 Gal 18" O.C.

PLANTING SCHEDULE - RAIN GARDEN

PLANTING LEGEND

EXISTING TREE

DECIDUOUS TREE

MULTI-STEM ORNAMENTAL TREE

PLANTING BED - MIXTURE OF

SHRUBS AND PERENNIALS 60%

SHRUBS 40% PERENNIALS

SHRUBS 3' O.C. #3 AVG SIZE

PERENNIALS 16" O.C. #1 AVG SIZE

RAIN GARDEN - MIXTURE OF

SHRUBS AND PERENNIALS 60%

SHRUBS 40% PERENNIALS

SHRUBS 3' O.C. #3 AVG SIZE

PERENNIALS 16" O.C. #1 AVG SIZE

010'20' 20'

SCALE: 1"=20'

40'

N

SCREENING

SHRUB HEDGE

DECIDUOUS TREE

PLANTING BED

SEE PLAN

FOR LAYOUT

6"

UNIT PAVERS, HAND TIGHT

SWEPT JOINTS 1/8" MAX.,

INCLUDING AT EDGES WHERE

PAVERS MEET CURBS AND

OTHER PAVING MATERIALS

STONE DUST

1"

CRUSHED STONE BASE

COMPACTED SUBGRADE

6"

6" MAXIMUM PONDING DEPTH

FOR BIOSWALE PLANTING SEE

DRAWINGS AND SPECIFICATIONS

30" PLANTING SOIL MIX, SEE SPECIFICATIONS

6" Ø CLEANOUT / OBSERVATION WELL

WITH REMOVABLE WATERTIGHT CAP

3:1 MAXIMUM SLOPE ON

BOTH SIDES, TYP.

8" Ø NYLOPLAST BEEHIVE GRATE. ON

OVERFLOW AREA DRAIN. RIM ELEVATION AND

MAXIMUM PONDING DEPTH, SEE CIVIL PLANS

AND SPECIFICATIONS

3:1 SLOPE

3:1 SLOPE

6" DEPTH SAND LAYER, SEE CIVIL DETAILS

AND SPECIFICATIONS

4" DEPTH DOUBLE WASHED PEA STONE LAYER,

SEE CIVIL DETAILS AND SPECIFICATIONS

6" Ø PERFORATED UNDERDRAIN IN 8" GRAVEL

JACKET, SEE CIVIL DETAILS AND SPECIFICATIONS

AVOID COMPACTION OF PARENT MATERIAL DURING

CONSTRUCTION, SEE CIVIL SPECIFICATIONS

12" GRAVEL BORROW PER CIVIL DETAILS AND

SPECIFICATIONS

PLANTING SOIL MIX BY VOLUME:

40% SAND

25% SANDY LOAM TOP SOIL

35% LEAF COMPOST

LOAM MIX BY VOLUME:

50% SAND

50% LOAM

8"

6"

2'-6

"8

"6"

4"

SECTION

1'-6

"

1" M

AX

.

PLANT SPACING NOTED

IN PLANTING SCHEDULE

BARK MULCH, INSTALL

BEFORE PLANTING:

1

2

"

TO 1" MAXIMUM DEPTH

PLANTING SOIL MIX

COMPACTED OR

UNDISTURBED SUBGRADE

SCARIFY SUBGRADE

AND BLEND WITH

PLANTING SOIL

6"

VARIES, SEE PLANTING SCHEDULE

MAINTAIN ORIGINAL

GRADE OF ROOT

FLARE AFTER

TRANSPLANTING AS

EXISTED AT THE

NURSERY

2" MULCH BED

MAXIMUM -

DO NOT BURY FLARE

LOAM IN PLANTING

AREAS, SEE SOIL

PREPARATION SPEC

ROLL BACK BURLAP

1/3 PRIOR TO

BACKFILL

PLANTING SOIL MIX

SCARIFY SUBGRADE

AND BLEND WITH

PLANTING SOIL

1'-6

"

COMPACTED OR

UNDISTURBED

SUBGRADE

1'-6

"

6"

12

"

FINISH GRADE

18" PLANT SOIL

BACKFILL MIX ABOVE

TRANSITIONAL LAYER

TRANSITIONAL LAYER

AT SCARIFIED SOIL

12" SCARIFIED SOIL

AT PLANT BEDS

COMPACTED

SUBGRADE

3" BARK MULCH

EQ.

EQUAL, 2'-0" MIN. EQUAL, 2'-0" MIN.

NEVER CUT LEADER

MAINTAIN ORIGINAL GRADE

OF ROOT FLARE AFTER

TRANSPLANTING AS

EXISTED AT THE NURSERY

KEEP MULCH FROM DIRECT

CONTACT WITH TRUNK

REMOVE ROPE AND ROLL

BACK BURLAP

1

3

PRIOR TO

BACKFILL

COMPACTED OR

UNDISTURBED

SUBGRADE

FOR ALL FALL PLANTING, WRAP

TRUNK AT 2ND LOWEST BRANCH;

REMOVE SPECIFIED TREE WRAP

THE FOLLOWING SPRING

3/4" FLAT BRAIDED CORD (TYP.),

BETWEEN 2"X2"X10' FIR STAKES,

STAINED BLACK; 3 PER TREE

EQUALLY SPACED AROUND ROOT

BALL; ALL POSTS SHALL BE

PLUMB AND HAVE SAME HEIGHT

ABOVE FINISH GRADE

PLANTING SOIL MIX

SCARIFY SUBGRADE

AND BLEND WITH

PLANTING SOIL

1/27/2020 2:30:46 P

M

ARCHITECT

CONSULTANT

STAMP

KEY PLAN

PROJECT NUMBER:

DRAWN BY:

CHECKED BY:

SHEET TITLE

ISLAND COVE

APARTMENTS

386 STATE RD

VINEYARD HAVEN, MA


L3.00

Landscape

Details

1 1/2" = 1'-0"

1

PEDESTRIAN UNIT PAVER

1/2" = 1'-0"

4

SECTION RAIN GARDEN

1 1/2" = 1'-0"

2

PERENNIAL AND GROUNDCOVER PLANTING

3/4" = 1'-0"

3

SHRUB PLANTING

1 1/2" = 1'-0"

6

SOIL PREPARATON

3/4" = 1'-0"

5

TREE PLANTING

TC(112.54)

(111.22)

(112.45)

TC(113.50)

TR:116.50

TR:119.00BR:116.50

BR:113.58

BR 114.00

TR 114.00

TREE-F

LWR

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XX

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ESC

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EXIST

EXIST

EXIST


5 PARKING SPACES

4 PARKING SPACES

6 PARKING SPACES

5 PARALLEL PARKING SPACES

1 PARALLEL PARKING SPACE

NORTH

TO BLDG

11'-6".

278'-7 3/4"

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE

PROPERTY LINEEXISTING UTILITY POLE

EXISTING UTILITY POLE

TO

DE

CK

4'-0

" .

TO

BLD

G

10

'-0".

TO DECK5'-0".

TO BLDG9'-2".

TO BLDG10'-0"

TO

BLD

G

29

'-6

".

TO

BLD

G

23

'-6

".

T

LOADING/SHORT TERM

63

'-6

".

51'-6".

23'-0".

REFER TO C-100, SITE PLAN

21 SURFACE PARKING SPACES

TO DECK5'-0".

DECK DECK DECK

DECK

DECK

DECKDECKDECKDECK

ARCHITECT

CONSULTANT

STAMP

KEY PLAN

PROJECT NUMBER:

DRAWN BY:

CHECKED BY:

SHEET TITLE

4/2

3/2

021

3:0

7:2

6 P

M

A-100

ARCHITECTURALSITE PLAN - FOR

REFERENCE ONLY


221002



1/16" = 1'-0"1

SITE PLAN



0 8' 16' 32'

SP

KH

TC(112.54)

(111.22)

(112.45)

TC(113.50)

TR:116.50

TR:119.00BR:116.50

BR:113.58

BR 114.00

TR 114.00

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LWR

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R

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SH

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SH

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SH

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SH

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ESC

XXX

-XXX

TREE-D

ESC

XXX-X

XX

TREE-D

ESC

XXX-X

XX TREE-D

ESC

XXX-X

XX

EXIST

EXIST

EXIST

A

421 5 6 7 8 9 10

B

C

E

A.3

11

1

A-300

3 12

674 SF

MEP

9 REGULAR SPACES2 COMPACT SPACES

1 REGULAR SPACE18 COMPACT SPACES

2 SPACES

50 BIKES

STAIR

4.5

8'-0"

9'-0"

18

'-0

"

VAN

18

'-0

"2

4'-0

"

CC C CC C CC C CC C CC C CC C

VESTIBULE

LOADING AREA/SHORT TERM

NORTH

18 BIKES

STAIR

PARKING

110'-6"

108'-0"

9'-0"

TRASH &

LOADING

MOVE-IN

T

COVERED PORCH @ 119'-0"

LOBBY @ 119'-0"

112'-0"

112'-0"

595 SF

RETAIL (2)

1441 SF

RETAIL (1)

RESTROOM

RESTROOM

RESTAURANT

DRY GOODS

DN

25'-7 1/4" 34'-9"

27'-9 7

/8"

18'-10 1

/4"

25'-5"

24'-8"

32 PARKING SPACES UNDER COVER

CC

22'-2"22'-0". 22'-0". 22'-0" 22'-0" 22'-0".

PAINTED STRIPES

PAINTED STRIPESPAINTED

STRIPES

21 SURFACE PARKING SPACES

DECKABOVE

DECKABOVE

DECKABOVE DECK

ABOVE

DECKABOVE

DECKABOVE

DECKABOVE

DECKABOVE

DECKABOVE

DECKABOVE

ELEV

ARCHITECT

CONSULTANT

STAMP

KEY PLAN

PROJECT NUMBER:

DRAWN BY:

CHECKED BY:

SHEET TITLE

4/2

3/2

021

5:1

0:2

6 P

M

A-101

GROUND FLOORPLAN


221002



1/16" = 1'-0"1

LEVEL 0 - PARKING



0 8' 16' 32'

SP

KH

TC(112.54)

(111.22)

(112.45)

TC(113.50)

TR:116.50

TR:119.00BR:116.50

BR:113.58

BR 114.00

TR 114.00

TREE-F

LWR

XXX-X

XX

SH

RB-D

ESC

XXX

-XXX

TREE-F

LWR

XXX-X

XX

TREE-F

LWR

XXX-X

XX

TREE-F

LWR

XXX-X

XX

TREE-F

LWR

XXX-X

XXTR

EE-FLW

R

XXX-X

XX

TREE-F

LWR

XXX-X

XX

TREE-F

LWR

XXX-X

XX

SH

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ESC

XXX

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SH

RB-D

ESC

XXX

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SH

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ESC

XXX

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SH

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EXIST

EXIST

EXIST

A

421 5 6 7 8 9 10

B

C

E

A.3

11

1

A-300

3 12

29

'-0

"6

'-0

"2

9'-0

"

172 SF

MEP

ELEV

273'-6"

4.5

6'-0

"

STAIR

STAIR

25'-6" 36'-0" 25'-6" 13'-6"

25'-6" 36'-0" 12'-0" 13'-6" 13'-6" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 29'-0"

24'-0" 24'-0" 24'-0" 24'-0"

T

STAIR

2BR 1BR

1BR+ 1BR+ 2BR

3BR2BR1BR1BRSTUDIO1BR2BR

3BR

1BR 1BR 1BR 1BR

1BR1BR

DECK DECK DECKDECK

DECK

DECKDECKDECKDECK

DECK

DECK

A

421 5 6 7 8 9 10

B

C

E

A.3

11

1

A-300

3 124.5

119'-0"

538 SF

LOBBY163 SF

PACKAGE

ROOM

78 SF

VESTIBULE112 SF

MAIL

COVERED PORCH

STAIR

T

25'-6" 36'-0" 12'-0" 27'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 29'-0"

STUDIO 1BR 1BR

1BR+ 1BR+

3BR2BR1BR1BRSTUDIO1BR

OPEN TO TRASH BELOW

2BR

1BR 1BR

1BR 1BR

119'-0"

120'-0"

UP

RETAIL @ 112'-0"

ELEV

STAIR

DECK DECK DECK

DECK

DECK

DECKDECKDECKDECK

DECKABOVE

ARCHITECT

CONSULTANT

STAMP

KEY PLAN

PROJECT NUMBER:

DRAWN BY:

CHECKED BY:

SHEET TITLE

4/2

3/2

021

3:0

7:3

7 P

M

A-102

FLOOR PLANS


221002



1/16" = 1'-0"2

LEVEL 2 & 3



0 8' 16' 32'

1/16" = 1'-0"1

LEVEL 1.1

SP

KH

421 5 6 7 8 9 10 11

1

A-300

3 124.5

GAMBREL ROOF

NORTH

SLOPE 1/4" PER 1'-0"




ROOF HATCH

ROOF HATCH

ELEVATOR OVERRUN

ACCU

CONDENSER ELECTRICAL WALL

421 5 6 7 8 9 10 11

25'-6" 36'-0" 12'-0" 27'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 29'-0"

1

A-300

3 124.5

T

ELEV

STAIR

STAIR

STAIR

1BR

1BR+ 1BR+ 2BR

3BR2BR1BR1BRSTUDIO1BR2BR

3BR

1BR 1BR 1BR

1BR1BR

3BR 1BR

DECK DECK DECKDECK

DECK

DECKDECKDECKDECK

DECK

DECK

ARCHITECT

CONSULTANT

STAMP

KEY PLAN

PROJECT NUMBER:

DRAWN BY:

CHECKED BY:

SHEET TITLE

4/2

3/2

021

3:0

7:4

0 P

M

A-103

FLOOR PLANS


221002





1/16" = 1'-0"1

ROOF PLAN0 8' 16' 32'

1/16" = 1'-0"2

LEVEL 3

SP

KH

FOUNDATION104'-0"

ROOF150'-8"

LEVEL 2130'-6"

LEVEL 3141'-0"

LEVEL 1119'-0"

LEVEL 0 -PARKING

108'-0"

LEVEL 0.25112'-0"

38

'-0

"

46

'-0

".

LEVEL 1.1120'-0"

CEDAR SHAKE ROOFING CEDAR SHAKE SIDING

CEMENTITIOUS LAP SIDING


STOREFRONT SYSTEM

FOUNDATION104'-0"

ROOF150'-8"

LEVEL 2130'-6"

LEVEL 3141'-0"

LEVEL 1119'-0"

LEVEL 0 -PARKING

108'-0"

LEVEL 0.25112'-0"

46

'-0

".

LEVEL 1.1120'-0"

46

'-0

".

5'-0

"

1'-4

"

FOUNDATION104'-0"

ROOF150'-8"

LEVEL 2130'-6"

LEVEL 3141'-0"

LEVEL 1119'-0"

LEVEL 0 -PARKING

108'-0"

LEVEL 0.25112'-0"

46

'-0

".

33

'-0

"

LEVEL 1.1120'-0"

CEDAR SHAKE SIDING


VINYL WINDOWSVINYL SLIDER

METAL RAILING

ROOF150'-8"

LEVEL 2130'-6"

LEVEL 3141'-0"

LEVEL 1119'-0"

LEVEL 0 -PARKING

108'-0"

LEVEL 0.25112'-0"

33

'-0

"

37

'-0

"

5'-0

"

LEVEL 1.1120'-0"

CEDAR SHAKE ROOFING CEDAR SHAKE SIDING VINYL WINDOWS VINYL SLIDERS CEMENTITIOUS LAP SIDING

METAL RAILING

ROOFTOP CONDENSERS

/2 A-200

/4 A-200

/1 A-200 /3 A-200

NORTH

ARCHITECT

CONSULTANT

STAMP

KEY PLAN

PROJECT NUMBER:

DRAWN BY:

CHECKED BY:

SHEET TITLE

4/2

3/2

021

3:0

8:0

7 P

M

A-200

BUILDINGELEVATIONS


221002





1/16" = 1'-0"1

NORTH ELEVATION - SKETCHUP

1/16" = 1'-0"2

EAST ELEVATION - SKETCHUP

1/16" = 1'-0"3

SOUTH ELEVATION - SKETCHUP

1/16" = 1'-0"4

WEST ELEVATION - SKETCHUP

CEDAR SHAKE SIDING

CEMENTITIOUS LAP SIDING VINYL WINDOW VINYL SLIDER

METAL RAILING


CEDAR SHAKEROOFING

VINYL WINDOW

METAL RAILING

VINYL SLIDER

ELEVATOR PENTHOUSE

SP

KH

FOUNDATION104'-0"

ROOF150'-8"

LEVEL 2130'-6"

LEVEL 3141'-0"

421 5 6 7 8 9 10 11

9'-8

"1

0'-6

"1

0'-6

"1

'-0

"1

1'-0

"

LEVEL 1119'-0"

LEVEL 0 -PARKING

108'-0"

3 12

LEVEL 0.25112'-0"

4.5

18

'-6

"

DASHED LINE REPRESENTS APPROXIMATE EXTERIOR GRADE (AT EAST DRIVEWAY)

LEVEL 1.1120'-0"

8'-3

"

1'-8

"

MAIL LOBBY

RETAIL (2)

MEP

3BR

3BR

3BR

TYPE VA CONSTRUCTION

FFE 120'-0"

112'-0"

119'-0"120'-0"

108'-0"

PARKING

TYPE IA CONSTRUCTION

ARCHITECT

CONSULTANT

STAMP

KEY PLAN

PROJECT NUMBER:

DRAWN BY:

CHECKED BY:

SHEET TITLE

4/2

3/2

021

3:0

8:1

0 P

M

A-300

BUILDING SECTION


221002



3/32" = 1'-0"1

BUILDING SECTION



SP

KH

UNITIZED MINI W/D

MINI APPLIANCES

WALL HOOKS

AHU UP HIGH ON WALL

13'-6"

9'-8 1/8"

17

'-8 1

/8"

3'-1

1 3

/8"

5'-0 1

/2"

3'-3"

12

'-0

"

7 1/8" 10'-9 3/4" 1'-2 1/4" 10'-9 3/4" 7 1/8"

24'-0"

12'-0" 12'-0"

14

'-10

"1

3'-1 1

/4"

29

'-0

"

DHW

2X5MOVABLE

5'-1

1 1

/2"

7'-2 1/2"

24'-0"

35

'-8 1

/2"

11

'-0

"4

7/8

"5

'-1

1 1

/2"

9'-6 7

/8"

4 7

/8"

7'-3 5

/8"

12'-0" 12'-0"

DHW

7 1/8" 10'-9 3/4" 1'-2 1/4" 10'-9 3/4" 7 1/8"

7'-4 7/8"

19

'-9 3

/4"

13'-6" 12'-0"

25'-6"

7 1/8" 12'-3 3/4" 1'-2 1/4" 10'-9 3/4" 7 1/8"

ARCHITECT

CONSULTANT

STAMP

KEY PLAN

PROJECT NUMBER:

DRAWN BY:

CHECKED BY:

SHEET TITLE

4/2

3/2

021

3:0

8:1

4 P

M

A-501

ENLARGED UNITPLANS - ST & 1BR


221002





1/4" = 1'-0"1

ST1/4" = 1'-0"

21BR-A1

1/4" = 1'-0"3

1BR+1/4" = 1'-0"

41BR-A1.1

SP

KH

DHW

STEEL POST

STEEL POST

STEEL BEAM

OPEN SHELF

11

'-0

"1

2'-0

"1

1'-0

"

29'-0"

10'-3 5/8"

12'-0"12'-0" 3'-1"

9'-9 5

/8"

3'-7

"

5'-5 3/8"

3'-9 5

/8"

4'-2 3

/8"

7"

34'-0"

11'-0" 12'-0" 11'-0"

7 1/8" 9'-9 3/4" 1'-2 1/4" 10'-9 3/4" 1'-2 1/4" 9'-9 3/4" 7 1/8"

13

'-1 1

/4"

6'-9

"

12

'-0

"5

'-1

1 1

/2"

DHW

11'-0" 12'-0" 12'-0"

35'-0"

7 1/8" 9'-9 3/4" 1'-2 1/4" 10'-9 3/4" 1'-2 1/4" 10'-9 3/4" 7 1/8"

ARCHITECT

CONSULTANT

STAMP

KEY PLAN

PROJECT NUMBER:

DRAWN BY:

CHECKED BY:

SHEET TITLE

4/2

3/2

021

3:0

8:1

8 P

M

A-502

ENLARGED UNITPLANS - 2BR


221002





1/4" = 1'-0"1

2BR-B11/4" = 1'-0"

32BR-B2.1

1/4" = 1'-0"2

2BR-B2

SP

KH

DHW

7'-0" 10'-0"

12

'-4 3

/4"

1'-2 1

/4"

12

'-4 1

/4"

10'-6"10'-6"

10

'-0

"

4'-5 1

/2"

3'-0"

4'-11"

10'-11"

46

'-0

"

44

'-1

1 3

/4"

25'-6"

8 1

/8"

10

'-5

"4

'-9 1

/2"

DHW

11'-4 3/4" 1'-2 1/4" 11'-9 3/4"

12

'-4 1

/8"

11'-4 3/4"

4'-1 7/8"

12'-0" 12'-0" 12'-0" 12'-0"

48'-0"

7 1/8" 10'-9 3/4" 1'-2 1/4" 10'-9 3/4" 1'-2 1/4" 10'-9 3/4" 1'-2 1/4" 10'-9 3/4" 7 1/8"

13

'-1 1

/4"

6'-9

"

2'-5 5

/8"

4'-1

"

4'-1 5/8"

11

'-0

"

2'-0

"1

2'-5 3

/4"

ARCHITECT

CONSULTANT

STAMP

KEY PLAN

PROJECT NUMBER:

DRAWN BY:

CHECKED BY:

SHEET TITLE

4/2

3/2

021

3:0

8:2

1 P

M

A-503

ENLARGED UNITPLANS - 3BR


221002





1/4" = 1'-0"1

3BR-C21/4" = 1'-0"

23BR-C1

1/4" = 1'-0"3

3BR-C3

SP

KH


PROPERTYLINE

PROPERTYLINE

PROPERTYLINE

0 10' 20' 40'

ARCHITECT

CONSULTANT

STAMP

KEY PLAN


SHEET TITLE

3/18

/202

1 4:

44:4

5 PM

C-100

SITE PLAN


221002


386 STATE ROAD, LLC

WPMGS

1= 20'1 SITE PLAN




George Sourati, P.E.Sourati Engineering Group, LLC107 Beach Road, Siute 202Vineyard Haven, MA 02568

town of tisbury zoning board of appeals - Martha's Vineyard ...

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Transcript of town of tisbury zoning board of appeals - Martha's Vineyard ...