HomeMy WebLinkAboutSR-2026-016 Tonelli 1595 Main Street WB ADU SP
Town of Barnstable
Planning and Development Department
James Kupfer, Director
Staff Report
Special Permit No. 2026-016 – Tonelli
Section 240-47.2 Accessory Dwelling Unit
To renovate the existing barn into a 2-bedroom, 2 bath 1553 square foot Accessory Dwelling
unit and add an entry deck
Date: July 23, 2026
To: Zoning Board of Appeals
From: Anna Brigham, Principal Planner
Applicant: Edith A. Tonelli
Property Location: 1595 Main Street, West Barnstable, MA
Assessor's Map/Parcel: 197/044
Zoning: Residence F (RF) Zoning District
Filed: July 8, 2026 Hearing: August 12, 2026 Decision Due: October 16, 2026
Copy of Public Notice
Edith A. Tonelli has applied for a Special Permit pursuant to Section 240-47.2 Accessory Dwelling
Units (ADUs). The Applicant seeks to remodel the existing barn with attached workshop into a 2-
bedroom, 2 bath, 1,553 sq. ft. ADU using the existing footprint and adding an 8’ x 20’ exterior entry
deck that conforms to setback requirements. The subject property is located at 1595 Main Street,
West Barnstable, MA, as shown on Assessor’s Map 197 as Parcel 044. It is located in the
Residence F (RF) Zoning District.
Background
The subject property is 0.44 acres with a mixed use retail store facing Main Street/RTE 6A and a
barn in the rear and is located at the intersection of Route 6A and Plumb Street. The front facing
structure contains 2-stories, 4,390 gross square feet, constructed in 1880. The Assessor’s record
does not show any information for the barn. The area is mixed with non-residential and residential
uses.
Section 240-47.2 Accessory Dwelling Unit (ADU) reads:
(4) ADUs, in accordance with the definition, shall have a maximum habitable floor area that
is not larger than 1/2 of the gross floor area of the principal single-family dwelling unit
(exclusive of floor area that converted to the ADU), or 900 square feet, whichever is
smaller. ADUs with a maximum gross floor area greater than 900 square feet may be
permitted by special permit from the Zoning Board of Appeals. Garages, unfinished attics
and basements, common entries, porches and decks shall not be included in the floor area
calculations. Only existing structures with a gross floor area greater than 900 square feet
shall be considered for a special permit.
Proposal & Relief Requested
Edith A. Tonelli has applied for a Special Permit pursuant to Section 240-47.2 Accessory Dwelling
Units (ADUs). The Applicant seeks to remodel the existing barn with attached workshop into a 2-
bedroom, 2 bath, 1,553 sq. ft. ADU using the existing footprint and adding an 8’ x 20’ exterior entry
deck that conforms to setback requirements. The subject property is located at 1595 Main Street,
West Barnstable, MA.
Procedure - NEW
Town of Barnstable Planning and Development Department Staff Report
Special Permit 2026-016 – Tonelli
2
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 m atter 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 240-47.2 (4) Allows an ADU over 900 Square feet in an
existing structure.
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 was not required.
Suggested Special Permit Conditions
Should the Board find to grant Special Permit No. 2026-016, pursuant to Section 240-47.2
Accessory Dwelling Unit over 900 Square feet in an existing structure at 1595 Main St Rte 6A,
West Barnstable MA, the Board may wish to consider the following conditions:
1. Special Permit No. 2026-016 is granted to Edith A. Tonelli has applied for a Special Permit
pursuant to Section 240-47.2 Accessory Dwelling Units (ADUs) to remodel the existing barn
with attached workshop into a 2-bedroom, 2 bath, 1,553 sq. ft. ADU using the existing footprint
and adding an 8’ x 20’ exterior entry deck that conforms to setback requirements at 1595 Main
Street, West Barnstable, MA
2. The site development shall be constructed in substantial conformance with the plan entitled
“Site Plan of #1595 Route 6A West Barnstable, MA” prepared by Down Cape Engineering,
dated January 14, 2026.
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
Attachments: Application
Plans