HomeMy WebLinkAboutSR - SP 79 Center StreetTown of Barnstable
Planning & Development Department
Staff Report
Special Permit Application No. 2025-002
Barnstable Black Belt LLC
79 Center Street, Hyannis, MA
Date: June 9, 2025
To: Stephen Robichaud, Chair, Planning Board
From: Planning & Development Department Staff
Applicant: Barnstable Black Belt LLC
Property Address: 79 Center Street, Hyannis, MA
Assessor’s Map/Parcel: 327/065
Zoning District: Downtown Main Street
Background
The applicant proposes to construct a new multifamily building containing nine (9) two-bedroom apartments
with associated ten parking spaces, landscaping, utilities and related infrastructure. Three (3) apartments will
be located on the primary ground story.
Applicant’s Relief Requested
The applicant, Barnstable Black Belt LLC, has requested relief from section 240-24.1.6(B)1 and Table 3 relative
to the minimum requirement of fenestration on the primary ground story. The applicant is proposing 36.43%
where 60% is required. The subject property is located at 79 Center Street, Hyannis.
Other Approvals
The Applicant filed an application for Site Plan Review and obtained approval at the November 7, 2024 Formal
Site Plan Review meeting.
Staff Comments
Per section 240-24.1.6(B)2(c), relief from minimum primary ground fenestration requirements may be
granted by the Planning Board.
In the Board’s discretion to approve or deny a special permit authorizing relief from the minimum
fenestration requirements, the Planning Board shall consider, as specified in the ordinance, “The Special
Permit Granting Authority may provide relief from the façade buildout requirements; The Board must find the
issuance of the special permit is consistent with the design and infrastructure plan”.
The Design and Infrastructure Plan states a recommended strategy of “Provide housing that supports a mix
of income levels and provides both ownership and rental housing.”
Decision
If the Board needs additional information for consideration the Board may make a motion to continue SP
2025-002 79 Center Street, Hyannis to June 23, 2025 at 7:00 PM.
If the Board has exhausted their review the Board may close the hearing.
After Board deliberation a motion may be made: To (approve, approve with conditions, or disapprove) Special
Permit 2025-002 79 Center Street, Hyannis.
Planning & Development Staff Report
Special Permit No. 2025-002 79 Center Street
2
Prior to second please list applicable findings. If with conditions please reference the conditions prior to the
second.
Draft Findings
1. The property location is 79 Center Street, Hyannis, Hyannis is shown on Assessor’s Map 327 Parcel
065 in the Downtown Main Street zoning district.
2. The Applicant, Barnstable Black Belt LLC, seeks a Special Permit pursuant to 240-24.1.6(B)2(c). The
applicant is proposing 36.43% primary ground floor fenestration where 60% minimum is required
3. The Planning Board finds that the issuance of the Special Permit is consistent with the Design and
Infrastructure Plan and that the development meets the following criteria:
a. Provide housing that supports a mix of income levels and provides both ownership and rental
housing.
4. The application falls within a category specifically excepted in the ordinance for a grant of a Special
Permit. Section 240-24.1.6(B)2(c) allows the Planning Board to provide relief on façade buildout
requirements by Special Permit.
5. 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.
6. An application for this project has been approved by Formal Site Plan on November 7, 2024.
7. Lesser primary ground floor fenestration is shown to be adequate given special circumstances
including:
a. Use of primary ground floor space as residential units.
8. The proposed repairs, alterations and/or expansion are not substantially more detrimental to the
surround neighborhood.
Draft Conditions
Should the Board find to grant the Special Permit for the requested relief, it may wish to consider the
following conditions:
1. The relief granted shall be substantially in conformance with the record plans entitled “Proposed Site
Plan at 79 center Street” dated May 23, 2024, by Pesce Engineering & Associates, Inc.
2. This Special Permit shall apply to 79 Center Street, Hyannis, MA, Barnstable Black Belt LLC, Map 327
and Parcel 065.
3. This Special Permit Modification shall allow for the reduction of primary ground fenestration. The
applicant shall provide 36.43% primary ground floor fenestration, where 60% is required.
4. Informal and Formal Site Plan Review conditions of approval are hereby incorporated into this
Decision.
Planning & Development Staff Report
Special Permit No. 2025-002 79 Center Street
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5. The proposed redevelopment shall represent full build-out of the lot. Further expansion of the
structure is prohibited without prior approval from the Board.
6. This Decision shall be recorded at the Barnstable County Registry of Deeds and copies submitted to
the Planning Board and Building Division prior to the issuance of any building permit and
commencement of use.
7. The rights of this Special Permit must be exercised within 2 years from the date it is filed with the
Town Clerk’s Office.