HomeMy WebLinkAboutSR-2025-010 1185 Main St LLC et al 3224 Main St BARN SP
Town of Barnstable
Planning and Development Department
James Kupfer, Director
Staff Report
Special Permit No. 2025-010 – 1185 Main St LLC et al
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
Applicant/Owner: 1185 Falmouth Rd LLC et al
Property Location: 3224 Main Street, Barnstable, MA
Assessor's Map/Parcel: 299/029
Zoning: Village Business-A (VBA) and Residence F-2 (RF-2) Zoning District
Filed: March 26, 2025 Hearing: April 23, 2025 Decision Due: July 4, 2025
Copy of Public Notice
1185 Falmouth Road LLC et al has applied for a Special Permit pursuant to Section 240-57
Circumstances Warranting Reduction of Parking Requirements. The Applicant is seeking relief
from the parking requirements to convert 2 existing parking spaces into an outdoor patio for The
Buttercup Café. There are 14 existing parking spaces on the property, and 413 parking spaces
located within 300 feet of the property. The required parking under the ordinance is 35 parking
spaces. The subject property is located at 3224 Main Street, Barnstable, MA as shown on
Assessor’s Map 299 as Parcel 029. It is located in the Village Business A (VB-A) and the
Residence F-2 (RF-2) Zoning Districts.
Background
The subject property consists of 0.38 acres located on Main Street/Route 6A in Barnstable Village.
The plaza consists of several offices and retail establishments with a total of 5,652 gross square
feet. The subject business is The Buttercup Café.
This property currently has the benefit of Variance No. 1980-087 which allowed the construction of
an addition of a walk-in cooler which encroached into the setback.
Proposal & Relief Requested
1185 Falmouth Road LLC et al has applied for a Special Permit pursuant to Section 240-57
Circumstances Warranting Reduction of Parking Requirements. The Applicant is seeking relief
from the parking requirements to convert 2 existing parking spaces into an outdoor patio for The
Buttercup Café. There are 14 existing parking spaces on the property, and 413 parking spaces
located within 300 feet of the property. The required parking under the Ordinance is 35 parking
spaces. The subject property is located at 3224 Main Street, Barnstable, MA.
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.
1. The application falls within a category specifically excepted in the ordinance for a
grant of a special permit.
Town of Barnstable Planning and Development Department Staff Report
Special Permit 2025-010 – 1185 Falmouth Road LLC et al
2
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 issued an approval letter on April 3, 2025.
Suggested Special Permit Conditions
Should the Board find to grant Special Permit No. 2025-010, a request to reduce required parking
spaces at 3224 Main Street, Barnstable, MA, it may wish to consider the following conditions:
1. Special Permit No. 2025-010 is granted to 1185 Falmouth Road LLC et al pursuant to Section
240-57 Circumstances Warranting Reduction of Parking Requirements for relief from the
parking requirements to convert 2 existing parking spaces into an outdoor patio for The
Buttercup Café. There are 14 existing parking spaces on the property, and 413 parking spaces
located within 300 feet of the property. The required parking under the ordinance is 35 parking
spaces. The subject property is located at 3224 Main Street, Barnstable, MA.
2. The site development shall be constructed in substantial conformance with the plan entitled
“Centercorp 3224 Main Street Barnstable, MA Layout Plan and Parking Plan” Sheet No. 2 and
3 by Kelly Engineering Group dated March 10, 2025.
3. The proposed development shall represent full build-out of the lot. Further changes to the
parking area is prohibited without prior approval from the Board.
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