HomeMy WebLinkAboutSR-2025-009 Loucks & Jatkola Watson 47 Warehouse Rd Unit 3 HY SP
Town of Barnstable
Planning and Development Department
James Kupfer, Director
Staff Report
Special Permit No. 2025-009 – Loucks & Jatkola/Watson
240-56 and 240-57 Schedule of Off Street Parking Requirements
To allow the reduction of required parking
Date: April 10, 2025
To: Zoning Board of Appeals
From: Anna Brigham, Principal Planner
Applicants: Kristi Louks and Ross Jatkola
Property Owner: Conrad Watson
Property Location: 47 Warehouse Road, Unit 3, Hyannis, MA
Assessor's Map/Parcel: 293/050
Zoning: Business (B) Zoning District
Filed: February 24, 2025 Hearing: April 23, 2025 Decision Due: June 4, 2025
Copy of Public Notice
Kristi Loucks and Ross Jatkola have applied for a Special Permit pursuant to Section 240-56
Schedule of Off-Street Parking Requirements and Section 240-57 Circumstances warranting
reduction of parking requirements. The Applicants are seeking relief from the parking requirements,
which would require 14 dedicated parking spaces at 47 Warehouse Road under the Ordinance.
The Applicants propose shared parking with the tenants at the jointly owned properties of 47 and
63 Warehouse Road. The subject property is located at 47 Warehouse Road Unit 3, Hyannis, MA
as shown on Assessor’s Map 293 as Parcel 050. It is located in the Business (B) Zoning District.
Background
The subject property consists of 0.42 acres located on Warehouse Road north of Route 28 in
Hyannis. According to the Assessors records, the site consists of a 10,528 square foot warehouse
constructed in 1967. The area consists of warehouses and commercial uses.
Proposal & Relief Requested
Kristi Loucks and Ross Jatkola have applied for a Special Permit pursuant to Section 240-56
Schedule of Off-Street Parking Requirements and Section 240-57 Circumstances warranting
reduction of parking requirements. The Applicants are seeking relief from the parking requirements,
which would require 14 dedicated parking spaces for their proposed use Impact Performance
Training at 47 Warehouse Road under the Ordinance. The Applicants propose shared parking with
the tenants at the jointly owned properties of 47 and 63 Warehouse Road.
According to the submitted parking analysis, the existing uses at 47 Warehouse would require 12.5
parking spaces and at 63 Warehouse would require 14 parking spaces for a total of 26.5 spaces.
The total existing parking spaces for both lots is 26. Under 240-56 Schedule of Off-Street Parking
Requirements, the proposed use would require 14 spaces.
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.
Town of Barnstable Planning and Development Department Staff Report
Special Permit 2025-009 – Loucks & Jatkola/Watson
2
1. The application falls within a category specifically excepted in the ordinance for a
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. A Site Plan has been reviewed and found approvable with conditions. Site Plan
Review Committee issued a No Detriment Letter on February 24, 2025.
Suggested Special Permit Conditions
Should the Board find to grant Special Permit No. 2025-009, a request to reduce required parking
spaces at 47 Warehouse Road, Hyannis, MA, it may wish to consider the following conditions:
1. Special Permit No. 2025-009 is granted to Kristi Loucks and Ross Jatkola for their proposed
use Impact Performance Training pursuant to Section 240-56 Schedule of Off-Street Parking
Requirements and Section 240-57 Circumstances warranting reduction of parking requirements
for relief from the parking requirements, which would require 14 dedicated parking spaces at 47
Warehouse Road, MA. The Board grants relief for a reduction of parking at 47 and 63
Warehouse Road, Hyannis. The proposed use shall use shared parking of the existing parking
spaces commonly owned at 47 and 63 Warehouse Road, Hyannis.
2. The site development shall be used in conformance with sketch plan submitted in the
application showing the square footage of the warehouse units and existing parking spaces at
47 and 63 Warehouse Road, Hyannis, MA.
3. Any additional proposed uses or changes to existing uses will require review by the Zoning
Board of Appeals.
4. This 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
Division prior to issuance of a building permit. The rights authorized by this Special Permit
must be exercised within two years, unless extended.
Copies: Applicants
Attachments: Application
Plans