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HomeMy WebLinkAboutSR-2025-008 Noelle 34 Short Beach Rd CENT DCPC SP Town of Barnstable Planning and Development Department James Kupfer, Director Staff Report Special Permit No. 2025-008 – Noelle Section 240-131.4 D. (2) (a) Craigville Beach District, Long Beach/Short Beach To increase height in connection with demolition and construction of a new dwelling Date: March 27, 2025 To: Zoning Board of Appeals From: Anna Brigham, Principal Planner Applicant: Randolph J. and Barbara G. Noelle Property Address: 34 Short Beach Road, Centerville, MA Assessor's Map/Parcel: 206/041 Zoning: Craigville Beach District (CBD) and Long Beach/Short Beach (LBSB) Neighborhood Overlay Zoning District Filed: March 6, 2025 Hearing: April 9, 2025 Decision Due: June 14, 2025 Copy of Public Notice Randolf J. and Barbara G. Noelle have applied for a Special Permit pursuant to Section 240-131.4 (D)(2(a) Change, Expansion, Alteration of structures. The Applicants are seeking to increase the height of the structure from 14.9 feet to 16.28 feet in connection with the demolition and construction of a dwelling in accordance with the plans by Sullivan Engineering & Consulting, Inc and James Phillip Golden Architect. The subject property is located at 34 Short Beach Road, Centerville, MA as shown on Assessor’s Map 206 Parcel 041. It is located in the Craigville Beach District – Long Beach Short Beach (CBD-LBSB) in the District of Critical Planning Concern (DCPC). Background The subject property consists of .27 acres and is located on Short Beach Road overlooking the Centerville River, Centerville. The area is single family residential with a mixture of lot sizes and dwelling sizes. According to the Assessors records, the lot is currently developed with one single family dwelling containing 2-bedrooms, 1,098 square feet of living area (1,242 gross), and constructed in 1948. The property is within the Craigville Beach District, an area designated by the Cape Cod Commission as a District of Critical Planning Concern. The Craigville Beach DCPC was initiated by village residents concerned with the changing character of the area and adverse impacts to the Centerville River. The DCPC addresses issues related to natural and ecological resources; cultural, historic and architectural resources; natural hazards; wastewater management; and waterfront management. The regulations contained in Section 240-131 are the adopted DCPC implementing regulations. These implementing regulations are the means by which all development is regulated within the district; grandfathering provisions and/or nonconforming rights conferred by M.G.L. Chapter 40A do not apply within the Craigville Beach District. Proposal & Relief Requested Randolf J. and Barbara G. Noelle have applied for a Special Permit pursuant to Section 240-131.4 (D)(2(a) Change, Expansion, Alteration of structures. The Applicants are seeking to increase the height of the structure from 14.9 feet to 16.28 feet in connection with the demolition and construction of a dwelling in accordance with the plans by Sullivan Engineering & Consulting, Inc and James Phillip Golden Architect. The subject property is located at 34 Short Beach Road, Centerville, MA. Town of Barnstable Planning and Development Department Staff Report Special Permit No. 2025-008 – Noelle 2 Procedure - NEW A complete application has been received and as such the Board shall open the hearing by vote of the Board. The Board shall then assign members and hear the matter before them. If the Board needs additional information the Board may continue this matter to a date certain. Once the Board has exhausted their review the Board shall motion to close the public hearing. At this time no new information or public comment is to be accepted by the Board. The Board shall now deliberate render a decision. When rendering a decision, a motion shall be made to (approve, approve with conditions, or deny) with the following findings and conditions. The Board shall state findings and may state or reference proposed conditions. Once findings and conditions are completed, a second is called for. The Chair then asks for any discussion on the motion made prior to calling for a vote. Lastly a vote is then called for. Proposed Special Permit Findings For all Special Permits, the Board is required to make general findings pursuant to § 240-125(C). The Board should review the evidence presented by the Applicant, staff, and members of the public and, after weighing such evidence, is encouraged to articulate if and how the evidence contributes to each of the required findings. Suggested findings are as follows: 1. The application falls within a category specifically excepted in the ordinance for a grant of a special permit. Section 240-131.4 D. (2) allows for the grant of a Special Permit. 2. After an evaluation of all the evidence presented, the proposal fulfills the spirit and intent of the Zoning Ordinance and would not represent a substantial detriment to the public good or the neighborhood affected. 3. The single-family nature of the property and of the accessory nature of the detached structure are preserved. Suggested Conditions Should the Board find to grant the Special Permit No. 2025-008, it may wish to consider the following conditions: 1. Special Permit No. 2025-008 is granted to Randolf J. and Barbara G. Noelle for a Special Permit pursuant to Section 240-131.4 (D)(2(a) Change, Expansion, Alteration of structures to increase the height of the structure from 14.9 feet to 16.28 feet in connection with the demolition and construction of a dwelling in accordance with the plans by Sullivan Engineering & Consulting, Inc and James Phillip Golden Architect at 34 Short Beach Road, Centerville, MA. 2. The site development shall be constructed in substantial conformance with the plan entitled “Site Plan Proposed Improvements at 34 Short Beach Road Barnstable (Centerville) Mass” by Sullivan Engineering & Consulting, dated February 13, 2025. 3. The proposed development shall represent full build-out of the lot. Further expansion of the dwelling or construction of additional accessory structures is prohibited without prior approval from the Board. 4. All mechanical equipment associated with the dwelling (air conditioners, electric generators, etc.) shall be screened from neighboring homes and the public right-of-way. 5. The decision shall be recorded at the Barnstable County Registry of Deeds and copies of the recorded decision shall be submitted to the Zoning Board of Appeals Office and the Building Town of Barnstable Planning and Development Department Staff Report Special Permit No. 2025-008 – Noelle 3 Division prior to the issuance of a building permit. The rights authorized by this special permit must be exercised within two years, unless extended. Copies: Applicant (c/o Attorney Michael Schulz) Attachments: Application Plans