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HomeMy WebLinkAboutSR-2026-008 McDonalds Corp 654 Iyannough Rd HY MODSP Town of Barnstable Planning and Development Department James Kupfer, Director Staff Report Special Permit No. 2026-008 – McDonalds Corporation Modification of Special Permit No. 2021-013 To modify Special Permit No. 2021-013 Conditions No. 2 and No. 4 Date: April 28, 2026 To: Zoning Board of Appeals From: Anna Brigham, Principal Planner Applicant McDonalds Corporation Property Location: 654 Iyannough Rd (Rt 132), Hyannis, MA Assessor's Map/Parcel: 311/086 Zoning: Highway Business (HB) Zoning District Filed: April 16, 2026 Hearing: May 13, 2026 Decision Due: July 25, 2026 Copy of Public Notice McDonald’s Corporation has applied for a modification of Special Permit No. 2021-013 Conditions No. 2 and No. 4 to construct a new McDonald’s restaurant containing 4,181 square feet, slightly larger than the previous building, due to a fire that damaged the existing building. No changes to the existing drive-through configuration or signage are proposed. The subject property is located at 654 Iyannough Road, Hyannis, MA as shown on Assessor’s Map 311 as Parcel 086. It is located in the Highway Business (HB) Zoning District. Background The subject property consists of 1.09 acres with frontage on Iyannough Rd/Rt. 132 in Hyannis, MA. According to the Assessors records, the site consists of a McDonalds Restaurant constructed in 2000 and contains 3,891 Square feet. The building was damaged by a fire recently which caused the need for a modification of the Special Permit. The building has recently been demolished. The area consists of a variety of lot sizes and substantially commercial uses. Special Permit 2021-013 Conditions: 1. Special Permit No. 2021-013 is granted to McDonalds Corporation VWM Associates, LLC, to (1) allow for the proposed drive-thru modifications, as the drive-thru use is a conditional use in the HB District, (2) allow two menu boards (20 square feet each) and two pre-browse boards (10 square feet each) where the maximum menu board shall not exceed three (3) square feet in area, and (3) to allow for the four LED menu boards, where LED signs are prohibited in the HB Zoning District located at 654 Iyannough Road, Hyannis, MA. 2. The site development shall be constructed in substantial conformance with the preliminary site plans entitled “Proposed Site Plan Documents” Sheets C-101, C-102 C-201, C-301, C-401, C-501, C-502 dated February 2, 2021, revised February 2, 2021 by Bohler. 3. The project shall comply with the Site Plan Review approval dated February 18, 2021, the conditions of which shall be incorporated as conditions of this decision. 4. No further additions or alterations to the signage or structure shall be permitted without approval from the Board. Town of Barnstable Planning and Development Department Staff Report Special Permit 2026-008 – McDonalds Corporation 2 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. Proposal & Relief Requested McDonald’s Corporation has applied for a modification of Special Permit No. 2021-013 Conditions No. 2 and No. 4 to construct a new McDonald’s restaurant containing 4,181 square feet, slightly larger than the previous building, due to a fire that damaged the existing building. No changes to the existing drive-through configuration or signage are proposed. The subject property is located at 654 Iyannough Road, Hyannis, MA as shown on Assessor’s Map 311 as Parcel 086. It is located in the Highway Business (HB) Zoning District. 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. 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. 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 has issued formal letter of approval on April 16, 2026. Suggested Special Permit Conditions Should the Board find to grant Special Permit No. 2026-008, a request to Modify Special Permit No. 2021-013 at 654 Iyannough Rd (Rt. 132) Hyannis, MA, it may wish to consider the following conditions: 1. Special Permit No. 2026-008 is granted to McDonald’s Corporation for a modification of Special Permit No. 2021-013 Conditions No. 2 and No. 4 to construct a new McDonald’s restaurant containing 4,181 square feet, slightly larger than the previous building, due to a fire that damaged the existing building at 654 Iyannough Road, Hyannis, MA as shown on Assessor’s Map 311 as Parcel 086. 2. The site development shall be constructed in substantial conformance with the plan entitled “Proposed Site Plan Documents for M (McDonalds) Proposed Restaurant W/ Drive-Thru” at 654 Iyannough Road, Hyannis, prepared by Bohler, dated April 8, 2026 Revised April 16, 2026 Town of Barnstable Planning and Development Department Staff Report Special Permit 2026-008 – McDonalds Corporation 3 Sheet C-101, C-102, C-201, C-301, C-401, C-501, C-801, C-802, C-901, C-902, C-903, L-101, and L-102. 3. The proposed development shall represent full build-out of the lot. Further changes to the lot shall be 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: Applicant (Connor Ennis, Jared Garcia, Bohler Engineering) Attachments: Application Plans