HomeMy WebLinkAboutAP-2025-026 One Hundred Three Long Beach Road LLC - 103 Long Beach Road CV SP BUZZARDS BAY NANTUCKET MANSFIELD
49 Herring Pond Rd 19 Old South Rd 905 S. Main St.
Buzzards Bay, MA 02532 Nantucket, MA 02554 Mansfield, MA 02048
TEL: (508) 833-0070 TEL: (508) 325-0044 TEL: (508) 618-3029
www.BrackenEng.com FAX: (508) 833-2282
August 26, 2025
Hand Delivery & Email
Zoning Board of Appeals
Town of Barnstable
367 Main Street
Hyannis, MA
RE: Special Permit Request
103 Long Beach Road (Map 205, Parcel 17)
Dear Members of the Board:
On behalf of the owners/applicants, One Hundred Three Long Beach Road, LLC, please accept this letter as a
request for a Special Permit to construct a detached Accessory Dwelling Unit (ADU) and for renovations to an
existing single-family dwelling. Attached with this letter you will find the Proposed Site Plan, Stamped Floor
Plans, Project Narrative, Locus Deed and the current FEMA Flood Insurance Rate Map (FIRM).
The proposed project is a raze/rebuild of an existing, non-conforming detached garage with ADU, and renovations
to a single-family dwelling located within The Craigville Beach District (CBD) & the Long Beach / Short Beach
Overlay District. The applicants have received approval from the Conservation Commission at the August 6th
Public Hearing and are currently awaiting the issuance of an Order of Conditions.
Thank you for your time and consideration on this matter. We look forward to reviewing this project with the
Board at the next available Public Hearing. Should you have any questions regarding this project or require any
further information please contact the undersigned at either 508-833-0070 or zac@brackeneng.com
Sincerely,
BRACKEN ENGINEERING, INC.
__________________________ ___________________
Zachary L. Basinski, P.E., CFM Jason P. Heyer, CFM
Senior Project Manager Project Designer
PROJECT NARRATIVE
103 Long Beach Road
Map 205 Parcel 17
On behalf of the Owners / Applicants, One Hundred Three Long Beach, LLC, Bracken Engineering, Inc.
submits this Special Permit Request for work on an existing non-conforming lot with an existing non-
conforming detached garage and single-family dwelling. The proposal is to raze the existing detached
garage and rebuild a new flood compliant detached garage with Accessory Dwelling Unit above and to
make renovations to the single-family dwelling.
The lot is in the Craigville Beach Zoning District (CBD) and within the Long Beach / Short Beach overlay
district, which requires 87,120 square feet (sf) of area. The existing single-family dwelling and garage
were constructed in 1948 per available assessor records. The lot has a total of 99.43’ of frontage along
Long Beach Road. The existing single-family dwelling is conforming in regards to lot setbacks. The
existing detached garage is setback 1.1’± from the side property boundary and 4.2’± from the street line.
The Applicants propose to raze the non-conforming garage and rebuild a new detached garage with
Accessory Dwelling Unit above, the new garage location will be conforming to required front yard setback
and located 6.0’± from the side yard. An improvement over the existing conditions.
This proposal will also seek to increase the Gross Floor Area up to 6.7% over the existing conditions per
240-131.4(D)(2)(4). Interior renovations are proposed to the existing single-family dwelling per the Floor
Plans attached with this Application.
Renovations to the existing single-family dwelling, and the reconstruction and relocation of the detached
garage shall not be more detrimental to the neighborhood and shall not result in an increase in the use
intensity, (4) bedrooms existing to (4) bedrooms proposed. The garage structure will be constructed within
compliance with all applicable FEMA Floodplain construction requirements and state building code
requirements. The structure will not direct floodwaters towards abutting properties. The project will result
in improved yard setbacks, and floodplain compliance over the existing conditions.