HomeMy WebLinkAboutSR-2025-011 Doud 29 Lafayette Ave, Hyannis Mod SP
Town of Barnstable
Planning and Development Department
James Kupfer, Director
Staff Report
Special Permit No. 2025-011 – Doud
Modification of Special Permit No. 2023-023
To allow the modification of Special permit No. 2023-023 for an addition of a deck and
relocation of a bulkhead
Date: April 10, 2025
To: Zoning Board of Appeals
From: Anna Brigham, Principal Planner
Applicant: Michael and Florence Doud
Property Location: 29 Lafayette Avenue, Hyannis, MA
Assessor's Map/Parcel: 287/045
Zoning: Residence F-1 (RF-1) Zoning District
Filed: March 31, 2025 Hearing: April 23, 2025 Decision Due: July 9, 2025
Copy of Public Notice
Michael & Florence Doud have applied for a Modification of Special Permit 2023-023. The
Applicants are proposing an addition of a 12 ft. by 16 ft. first floor deck, a 12 ft. by 12 ft. second
floor deck, and relocation of a bulkhead as required by a condition of the building permit. The
subject property is located at 29 Lafayette Ave, Hyannis, MA as shown on Assessor’s Map 287 as
Parcel 045. It is located in the Residence F-1 (RF-1) Zoning District.
Background
The subject lot is 0.21 (9,600 square feet) and developed with a two structures: one dwelling of
2,151 square feet of living area (3,586 gross square feet) 4-bedrooms constructed in 1900. The
accessory structure is nonconforming as to the required setback but square footage and date of
construction is unknown. The area is residential with a variety of lot sizes.
Special Permit No. 2023-023 was granted to Michael and Florence Doud in accordance with
Section 240-92 B., Nonconforming buildings or structures used as single- and two-family
residences to renovate the preexisting nonconforming structure by adding 1,940 sq. ft. for a total
proposed gross floor area of 4,435 sq. ft. on the principal dwelling at 29 Lafayette Ave, Hyannis,
MA.
Proposal & Relief Requested
Michael & Florence Doud have applied for a Modification of Special Permit 2023-023. The
Applicants are proposing an addition of a 12 ft. by 16 ft. first floor deck, a 12 ft. by 12 ft. second
floor deck, and relocation of a bulkhead as required by a condition of the building permit. The
subject property is located at 29 Lafayette Ave, Hyannis, 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. Section 240-125 allows for a modification of a Special Permit.
Town of Barnstable Planning and Development Department Staff Report
Special Permit 2025-011 - Doud
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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 is not required.
Further Section 240-94 B. requires the Board to find that:
4. Any proposed expansion of the use shall conform to the established setbacks for the
zoning district in which it is located, or such greater setbacks as the Zoning Board of
Appeals may require due to the nature of the use and its impact on the neighborhood
and surrounding properties.
5. The proposed use and expansion is on the same lot as occupied by the
nonconforming use on the date it became nonconforming.
6. The proposed new use is not expanded beyond the zoning district in existence on
the date it became nonconforming.
7. At the discretion of the Zoning Board of Appeals, improvements may be required in
order to reduce the impact on the neighborhood and surrounding properties
including but not limited to the following:
(a) Greater conformance of signage to the requirements of Article VII;
(b) The addition of off-street parking and loading facilities;
(c) Improved pedestrian safety, traffic circulation and reduction in the number and/or
width of curb cuts;
(d) Increase of open space or vegetated buffers and screening along adjoining lots
and roadways. The applicant shall demonstrate maximum possible compliance with
with § 240-53, Landscape Requirements for Parking Lots, Subsection F, if applicable.
Suggested Special Permit Conditions
Should the Board find to grant, a request to proposing an addition of a 12 ft. by 16 ft. first floor
deck, a 12 ft. by 12 ft. second floor deck, and relocation of a bulkhead as required by a condition of
the building permit, at 29 Lafayette Ave, Hyannis, MA, it may wish to consider the following
conditions:
1. Special Permit No. 2025-001 is granted to Michael and Florence Doud for a 12 ft. by 16 ft. first
floor deck, a 12 ft. by 12 ft. second floor deck, and relocation of a bulkhead as required by a
condition of the building permit at 29 Lafayette Ave, Hyannis, MA.
2. The site development shall be constructed in substantial conformance with the plan entitled
“Doud Residence Addition and Renovations” by Bruce A. Peterson dated September 23, 2024.
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.
Town of Barnstable Planning and Development Department Staff Report
Special Permit 2025-011 - Doud
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5. 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: Applicant
Attachments: Application
Plans