HomeMy WebLinkAboutSR-2025-013 Wilkens Lane Properties LLC 35 Wilkins Lane BARN SP
Town of Barnstable
Planning and Development Department
James Kupfer, Director
Staff Report
Special Permit No. 2025-013 – Wilkens Lane Properties LLC
240-125 C. (1)-(3) Zoning Board of Appeals Powers and
240-38.1 (F) Multi-Family Dwellings
To allow the construction of 5 residential apartment buildings (total of 320 units) and
outbuildings and garages
Date: May 15, 2025
To: Zoning Board of Appeals
From: Anna Brigham, Principal Planner
Applicant/Owner: Wilkins Lane Properties LLC
Property Location: 35 Wilkens Lane, Barnstable, MA
Assessor's Map/Parcel: 296/039-001
Zoning: Industrial (IND), Residence-G (RG) and Business (B) Zoning Districts
Filed: April 25, 2025 Hearing: May 28, 2025 Decision Due: August 3, 2025
Copy of Public Notice
Wilkens Lane Properties, LLC has applied for a Special Permit pursuant to Section 240-125 C. (1)-
(3) Special Permit Provisions and 240-38.1 F. Mixed-Use Subzone of Medical Services Overlay
District. The Applicant seeks to construct 5 residential apartment buildings containing a total of 320
units, which will be served by a combination of surface parking and detached garages. The
proposal also includes one single-story clubhouse/leasing building and residential amenities such
as a pool, courtyards, outdoor seating areas, grills, and a dog run area. The subject property is
located at 0 Wilkens Lane, Hyannis (Barnstable), MA as shown on Assessor’s Map 296 as Parcel
039-001. It is located in the Industrial (IND), Residence G (RG), and Business (B) Zoning Districts,
and Medical Services Overlay (MSO), Mixed Use Subzone of the (MSO), and GP & AP Overlay
Districts.
Background
The subject property consists of 17.24 acres located near the intersection of Wilkens Lane and
Attucks Lane in Barnstable (Hyannis). The area consists of uses commonly found in industrial
districts such as large retail, medical, industrial, and office use.
On April 22, 2025, Site Plan Review issued a letter of approvability for the project subject to
conditions and concerns from several departments. There were outstanding sewer collection
system concerns from DPW and the Department requested the Sewer Connection Plan to include
a long list of items. The Barnstable Water Department sought confirmation that water must be
shown to be sufficient. Other conditions include off-site pedestrian improvements such as sidewalk
connections, street lights, and Pedestrian and Railroad Flashing Beacons where appropriate to
enhance multi-modal opportunities (See Site Plan Review letter dated April 22, 2025).
The subject property is subject to terms of an amended and restated Development Agreement
dated July 5, 2022. Under the terms, the Cape Cod Commission approved the existing 23,500
square foot outpatient medical facility on the Hospital property, and future phases of mixed-uses
development on the property. The Applicant has partnered with Hanover Company to develop the
next phase of the approved project on the 15.1-acre portion of the property. The current proposal
is for 320 units (13% affordable) across five buildings set back from Wilkens Lane. On February
Town of Barnstable Planning and Development Department Staff Report
Special Permit 2025-013 – Wilkens Lane Properties LLC
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2025, the Cape Cod Commission issued a Development of Regional Impact approval with
conditions.
Proposal & Relief Requested
Wilkens Lane Properties, LLC has applied for a Special Permit pursuant to Section 240-125 C. (1)-
(3) Special Permit Provisions and 240-38.1 F. Mixed-Use Subzone of Medical Services Overlay
District. The Applicant seeks to construct 5 residential apartment buildings containing a total of 320
units, which will be served by a combination of surface parking and detached garages. The
proposal also includes one single-story clubhouse/leasing building and residential amenities such
as a pool, courtyards, outdoor seating areas, grills, and a dog run area. The subject property is
located at 0 Wilkens Lane, Hyannis (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.
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 22, 2025.
4. Under Section 240-38.1 C. The principal permitted uses allowed in the Mixed-Use Subzone
shall include all uses permitted in the Medical Services Overlay District, which include all
uses permitted in the underlying IND District (including, without limitation, any use permitted
in the B and S&D Districts). Additionally, multifamily dwellings (apartments) on a lot within
1,000 feet of Kidd's Hill Road within the Mixed-Use Subzone shall be permitted subject to
the following provisions in lieu of the requirements set forth in § 240-21A(9)(a) through (i) or
240-38F, or any other provisions as may be set forth in this chapter:
(1) The minimum lot area ratio shall be 1,500 square feet of lot area per each apartment
unit for new multifamily structures.
(2) The maximum lot coverage shall be 25%.
(3) The maximum height shall not exceed 35 feet. [NOTE: Except that for multifamily
structures on a lot not less than 10 acres, the maximum building height shall be not more
than four stories which shall not be more than 55 feet in height measured to the highest
point on the roof (not including antennas or similar roof structures).]
(4) The minimum front yard setback shall be 60 feet.
(5) The minimum side and rear yard setbacks shall be 30 feet.
(6) The maximum floor area ratio shall be 0.75.
(7) A perimeter green space of not less than 20 feet in width shall be provided, such space
to be planted and maintained as green area and to be broken only in a front yard by a
driveway.
(8) No living units shall be constructed or used below the ground level.
Town of Barnstable Planning and Development Department Staff Report
Special Permit 2025-013 – Wilkens Lane Properties LLC
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(9) Multifamily dwelling units shall be leased for a term of not less than 12 months;
provided, however, that up to 10% of the units in a multifamily dwelling development in the
Mixed-Use Subzone may be leased for a term of less than 12 months but not less than six
months.
Suggested Special Permit Conditions
Should the Board find to grant Special Permit No. 2025-013, a request to construct 5 residential
apartment buildings containing a total of 320 units, which will be served by a combination of
surface parking and detached garages with one single-story clubhouse/leasing building and
residential amenities such as a pool, courtyards, outdoor seating areas, grills, and a dog run area
at 0 (35) Wilkens Lane, Hyannis (Barnstable), MA, it may wish to consider the following conditions:
1. Special Permit No. 2025-013 is granted to Wilkens Lane Properties, LLC for a Special Permit
pursuant to Section 240-125 C. (1)-(3) Special Permit Provisions and 240-38.1 F. Mixed-Use
Subzone of Medical Services Overlay District to construct 5 residential apartment buildings
containing a total of 320 units, which will be served by a combination of surface parking and
detached garages including one single-story clubhouse/leasing building and residential
amenities such as a pool, courtyards, outdoor seating areas, grills, and a dog run area at 0 (35)
Wilkens Lane, Hyannis (Barnstable), MA.
2. The site development shall be constructed in substantial conformance with the plan entitled
“Conceptual Site Plans Hanover Hyannis II by TetraTech Sheets C-1 thru C-36 but specifically
related to Zoning Board of Appeals Sheets C-8 thru C-12 Site Layout Plans dated August 2,
2024 with a last revision date of April 16, 2025.
3. The proposed development shall represent full build-out of the lot. Further changes to the site
are 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 (Attorney Mike Ford)
Attachments: Application
Plans