HomeMy WebLinkAboutSR-2026-018 Lorusso 205 Little River Rd COT ADU SP
Town of Barnstable
Planning and Development Department
James Kupfer, Director
Staff Report
Special Permit No. 2026-018 – Lorusso
Section 240-47.2 Accessory Dwelling Unit
To establish an ADU in the detached carriage house constructed in 2007 and contains 933
square feet
Date: July 23, 2026
To: Zoning Board of Appeals
From: Anna Brigham, Principal Planner
Applicants: Joseph P. and Carolyn H. Lorusso
Property Location: 205 Little River Road, Cotuit, MA
Assessor's Map/Parcel: 054/002-004
Zoning: Residence F (RF) Zoning District
Filed: July 10, 2026 Hearing: August 12, 2026 Decision Due: October 18, 2026
Copy of Public Notice
Joseph P. Lorusso and Carolyn H. Lorusso have applied for a Special Permit pursuant to Section
240-47.2 Accessory Dwelling Units (ADUs). The Applicants seek to establish an ADU in the
detached carriage house, which was constructed in 2007 and contains a total of 933 sq. ft. The
subject property is located at 205 Little River Road, Cotuit, MA, as shown on Assessor’s Map 054
as Parcel 002-004. It is located in the Residence F (RF) Zoning District.
Background
The subject property is 1.36 acres with a single family dwelling containing 3,348 square feet of
living area (6,496 gross), 3-bedrooms, constructed in 2006. The Assessors records do not include
information regarding the detached carriage house. The area is residential with a mix of different
sized lots.
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
Joseph P. Lorusso and Carolyn H. Lorusso have applied for a Special Permit pursuant to Section
240-47.2 Accessory Dwelling Units (ADUs). The Applicants seek to establish an ADU in the
detached carriage house, which was constructed in 2007 and contains a total of 933 sq. ft. The
subject property is located at 205 Little River Road, Cotuit, MA.
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
Town of Barnstable Planning and Development Department Staff Report
Special Permit 2026-018 – Lorusso
2
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 ne w
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. 2026-018, pursuant to Section 240-47.2
Accessory Dwelling Unit over 900 Square feet in an existing structure at 205 Little River Road,
Cotuit MA, the Board may wish to consider the following conditions:
1. Special Permit No. 2026-018 is granted to Joseph P. and Carolyn H. Lorusso pursuant to
Section 240-47.2 Accessory Dwelling Units (ADUs) to establish an Accessory Dwelling Unit
(ADU) in a existing detached carriage house containing 933 square feet at 205 Little River
Road, Cotuit, MA
2. The site development shall remain “as is” and in substantial conformance with the original plan
entitled “Proposed 3 Bedroom Dwelling and Pool” prepared by Pesce Engineering dated March
7, 2006.
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 (Attorney Michael Schulz)
Attachments: Application
Plans