Condos Planned For Sundae School Site

HARWICH PORT– A 28-unit condominium complex is being proposed on the lot that now contains the Sundae School ice cream shop along Route 28. The ice cream shop structure is proposed to be razed.

 The planning board will hold a public hearing on the application filed by SS HPORT LLC, which names Rob DeMarco as manager, on Tuesday, May 13 at 6:30 p.m. The applicant is seeking a site plan review special permit for gross floor area over 7,500 square feet and a multifamily use special permit. 

 The proposal seeks to build a single structure on the 76,226-square-foot lot next to Ember Coal Fired Pizza. The Sundae School structure has a footprint of 1,868 square feet, and the condominium building would have a footprint of 21,927 square feet. The plans call for 68 parking spaces with some of the parking located under the building and the remainder at the rear of the lot.

The front of the building would face Route 28. According to the narrative accompanying the application, the proposed structure’s height would be modulated, with each street-facing wing not to exceed two stories, with the center portion three stories. The plan is to keep the existing stone wall facing Route 28 and most of the trees in the front yard.

The property is now owned by DeMarco and Michael Kelly, business partners in Campanelli Companies in Braintree.They purchased the Sundae School ice cream businesses in both Harwich Port and Dennis two years ago. As teenagers, both Kelly and DeMarco worked summers for the former owners of Sundae School, the Endres family. They purchased the property in Harwich Port in May 2023 for $1,525,000.

The proposal has already sparked opposition.

“The scale of this building on 1.75 acres is staggering and not in keeping with the look and feel of our village and Cape Cod in general,” Harwich Port resident Jean Foran wrote in an email to The Chronicle. “Look at the rendering and you will see that it takes up the entire lot of land. It also has an underground parking garage. I cannot think of any place on Cape Cod that has an underground parking garage.  The 28 condos are approximately 2,000 square feet each and the density of this on 1.75 acres is concerning.”

Both the existing and proposed structures conform to height limits, with the proposed structure at 39.7 feet where 40 feet is allowed, according to the narrative. Site coverage for both the existing and proposed structures are comparable due to the existing  paved parking area. Seventy percent site coverage is proposed, while 80 percent is allowed for multifamily use under town zoning, according to the narrative prepared by the Law Office of Singer and Singer.

 The applicant seeks approval of the project under the Residential Medium District and the Commercial Village District provisions of the zoning bylaw. Both districts allow multifamily use by special permit, allowing for 3.5 stories, a 40-foot maximum height and 25-foot front, rear and side setbacks. 

 A new septic system will be installed meeting all Title 5 standards and will have sufficient capacity for the 28 units, according to the narrative. 

 As for the parking, while the existing parking is as close as 3.5 feet from property lines, proposed parking will be conforming to 10-foot setbacks and a vegetated buffer will be added. The applicant will be seeking a waiver with regard to the landscaped parking island requirements. A landscape plan has been provided for the project. 

 The condominiums would be for sale, according to the narrative.