HomeMy WebLinkAboutSR-2025-040 WS Landing at Hyannis LLC 790 Iyannough Rd HY Mod V
Town of Barnstable
Planning and Development Department
James Kupfer, Director
Staff Report
Appeal No. 2025-040 – WS Landing at Hyannis LLC
Modification of Variance No. 2023-022
Request the addition of one additional 35 sq ft free-standing sign without any increase to the
total sign area previously approved
Date: January 15, 2026
To: Zoning Board of Appeals
From: Anna Brigham, Principal Planner
Petitioner: WS Landing at Hyannis, LLC (Attorney Liza Cox)
Property Location: 790 Iyannough Road, Hyannis, MA
Assessor's Map/Parcel: 311/092
Zoning: Highway Business (HB) and Business (B)
Filed: December 18, 2025 Hearing: January 28, 2026 Decision Due: March 29, 2026
Copy of Public Notice
WS Landing at Hyannis LLC has petitioned for a Modification of Variance No. 2023-022, which
adopted site-wide criteria governing signage for The Landing at Hyannis. The proposed
modification seeks the addition of one additional 35 sq. ft. free-standing sign without any increase
to the total sign area approved for the site. The subject property is located at 790 Iyannough Road,
Hyannis, MA as shown on Assessor’s Map 311 as Parcel 092. It is located in the Highway
Business (HB) and Business (B) Zoning Districts.
Background
The subject property is a 25.88 acre lot with frontage on Iyannough Road and Airport Road in
Hyannis, MA. The lot contains six buildings containing a total of 193,785 gross square feet of
commercial use originally built in 1973 but currently under complete renovation.
The property has the benefit of many previous Zoning Board of Appeals actions:
Special Permit 1973-045 allowed the Family Entertainment Center.
Special Permit 1974-009 Family Entertainment Center change of hours of operation.
Special Permit 1975-032 allowed change of use to three movie theatres.
Special Permit 1976-023 allowed the Family Entertainment Center use on Sunday.
Variance 1989-013 allowed construction of a bank with drive through.
Special Permit 1989-014 allowed new bank building smaller in size.
Variance 1987-096 for setbacks.
Special Permit 1990-048 for Filenes Basement Signage
Special Permit 1996-003 for Medical Use
Special Permit 2001-072 for Voicestream Wireless
Special Permit 2002-047 for Filenes Homestore
Special Permit 2012-057 for Old Navy
Town of Barnstable Planning and Development Department Staff Report
Variance No. 2025-040 – WS Landing at Hyannis LLC
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Special Permit 2015-026 for Famous Footwear
Special Permit 2016-034 for Sleep Number
Special Permit 2023-021 for reduction in parking
Variance 2023-022 for Comprehensive Signage package
Variance No. 2023-022, a request pursuant to Section 240-65 A. through E. and H. Signs in
B, UB, HB, HO, S&D, and SD-1 Districts to establish a comprehensive site-wide tenant
building and pylon signage criteria to regulate total allowable signage area, location, and
illumination for “The Landing at Hyannis” at 790 Iyannough Road, Hyannis, MA.
Special Permit 2024-047 for two drive-throughs
Proposal & Relief Requested
WS Landing at Hyannis LLC has petitioned for a Modification of Variance No. 2023-022, which
adopted site-wide criteria governing signage for The Landing at Hyannis. The proposed
modification seeks the addition of one additional 35 sq. ft. free-standing sign without any increase
to the total sign area approved for the site. The subject property is located at 790 Iyannough Road,
Hyannis, MA as shown on Assessor’s Map 311 as Parcel 092. It is located in the Highway
Business (HB) and Business (B) Zoning Districts.
Procedure - NEW
A complete application has been received and as such the Board shall open the hearing by vote of
the Board. The Board shall then assign members and hear the matter before them. If the Board
needs additional information the Board may continue this matter to a date certain. Once the Board
has exhausted their review the Board shall motion to close the public hearing. At this time no new
information or public comment is to be accepted by the Board. The Board shall now deliberate
render a decision. When rendering a decision, a motion shall be made to (approve, approve with
conditions, or deny) with the following findings and conditions. The Board shall state findings and
may state or reference proposed conditions. Once findings and conditions are completed, a second
is called for. The Chair then asks for any discussion on the motion made prior to calling for a vote.
Lastly a vote is then called for.
Variance Modification Findings
The Board may wish to consider the following draft Finding:
1. Variance No. 2025-040 is seeking to modify only the addition of one (1) single free-standing
sign within the approx.. 27-acre parcel, which is necessary to promote public safety. It will
not increase the total allowable signage area for the site. All other conditions are in effect.
Suggested Variance Conditions
Should the Board find to grant the Variance, it may wish to consider the following conditions:
1. WS Landing at Hyannis LLC has petitioned for a Modification of Variance No. 2023-022,
which adopted site-wide criteria governing signage for The Landing at Hyannis. The
proposed modification seeks the addition of one additional 35 sq. ft. free-standing sign
without any increase to the total sign area approved for the site. The subject property is
located at 790 Iyannough Road, Hyannis, MA.
2. The site development shall be constructed in substantial conformance with the plan entitled
“The Landing at Hyannis” Barnstable, MA – proposed pylon & Freestanding signs” dated
December 17, 2025.
3. The proposed development shall represent full build-out of the lot signage. Further addition
of signage is prohibited without prior approval from the Board.
Town of Barnstable Planning and Development Department Staff Report
Variance No. 2025-040 – WS Landing at Hyannis LLC
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4. The 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 the issuance of a building permit. The rights authorized by this
variance must be exercised within one year, unless extended.
Copies: Applicant (Attorney Liza Cox)
Attachments: Application
Plans