HomeMy WebLinkAboutSR-2026-034 CR Southwind LLC 65 Independence Dr and 990 Iyannough Rd HY V
Town of Barnstable
Planning and Development Department
James Kupfer, Director
Staff Report
Variance No. 2026-034 – CR Southwind LLC
Section 240-35 F. (3) Groundwater Protection Overlay District Lot Coverage
Applicant seeks a Variance to allow lot coverage of 66.67% on Lot 2
Date: August 27, 2026
To: Zoning Board of Appeals
From: Anna Brigham, Principal Planner
Petitioner: CR Southwind LLC
Property Location: 65 Independence Drive and 990 Iyannough Rd Hyannis, MA
Assessor's Map/Parcel: Map 295 Parcels 015 X01, 015 X02, and Map 294 as Parcel 004
Zoning: Highway Business (HB) Business (B) and Industrial (IND) Districts
Filed: August 11, 2026 Hearing: September 9, 2026 Decision Due: November 18, 2026
Copy of Public Notice
CR Southwind, LLC has applied for a Variance pursuant to Section 240-35 F. (3) Groundwater
Protection Overlay District Lot Coverage. The Applicant filed an Approval Not Required (ANR) plan
dividing the single lot into 6 separate lots. No changes are proposed to the existing plaza, but the
separation of the single lot into 6 new lots created nonconformities for which relief is being
requested. The Applicant seeks a Variance to allow lot coverage to be increased to 66.67% on Lot
2, a presently vacant location. The subject property is located at 65 Independence Drive and 990
Iyannough Road, Hyannis, MA, as shown on Assessor’s Map 295 as Parcels 015 X01, 015 X02,
and Assessors Map 294 as Parcel 004, respectively. It is located in the Highway Business (HB),
Business (B), and Industrial (IND) Zoning Districts.
Background
The subject property is a retail shopping center called Southwind Plaza. It consists of three
buildings containing 250,834 square feet located on one lot. The Applicant filed an Approval Not
Required (ANR) Plan with the Planning Board dividing the single lot into six (6) separate lots. No
changes are proposed to the existing plaza, but the separation of the single lot into six (6) new lots
created nonconformities for which relief is being requested.
Existing Conditions Plan – Lot 2 is the location of a presently vacant building. The building has
31,907 square feet of retail space and 4,768 square feet of storage space.
Section 240-35 F. (3) limits lot coverage in the Groundwater Protection Overlay District to 50%.
Two prior zoning decisions approved increases in lot coverage to 62%. The Petitioner has filed
requests for a special permit or variance to increase the overall lot coverage on the entire
Southwind Plaza property to 64.20%. Existing Conditions Plan – Lot 2 shows Lot 2 having lot
coverage of 66.67%. The Petitioner is requesting a variance to allow lot coverage of 66.67% on
said Lot 2.
Note: If any of the six (6) new lots is sold to a different entity, the Petitioner will grant cross
easements for parking, drainage, access, and use of internal ways allowing the new owner of a lot
to use all such infrastructure on the other lots created by the Approval Not Required Plan (ANR).
Proposal & Relief Requested
Town of Barnstable Planning and Development Department Staff Report
Variance 2026-034 – CR Southwind LLC
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CR Southwind, LLC has applied for a Variance pursuant to Section 240-35 F. (3) Groundwater
Protection Overlay District Lot Coverage. The Applicant filed an Approval Not Required (ANR) plan
dividing the single lot into 6 separate lots. No changes are proposed to the existing plaza, but the
separation of the single lot into 6 new lots created nonconformities for which relief is being
requested. The Applicant seeks a Variance to allow lot coverage to be increased to 74.89% on Lot
1, the present location of the Home Depot. The subject property is located at 65 Independence
Drive and 990 Iyannough Road, Hyannis, 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
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 Findings - NEW
New analysis is whether “strict enforcement of the ordinance or by-law would result in practical
difficulty.” ZBA must weigh the benefits to the applicant and to the public interest (which includes
housing production) against the detriment to the public health, safety and welfare of the impacted
neighborhood.
ZBA may consider: (i) whether the practical difficulty relates to soil conditions, shape or
topography of the land or structure; (ii) whether strict enforcement would impose a financial
hardship on the appellant or petitioner; (iii) whether the benefit sought by the petitioner can be
achieved by some other method that is feasible for the petition to achieve; and (iv) whether the
practical difficulty was self -created.
Suggested Variance Conditions
Should the Board find to grant Variance No. 2026-034, pursuant to Section 240-35 F. (3)
Groundwater Protection Overlay District Lot Coverage to allow lot coverage to be increased to
66.67% on Lot 2, a presently vacant location. The subject property is located at 65 Independence
Drive and 990 Iyannough Road, Hyannis, MA, it may wish to consider the following conditions:
1. Variance No. 2026-034 is granted to CR Southwind, LLC pursuant to Section 240-35 F. (3)
Groundwater Protection Overlay District Lot Coverage, to allow lot coverage to be increased to
66.67% on Lot 2, a presently vacant location. The subject property is located at 65
Independence Drive and 990 Iyannough Road, Hyannis, MA.
2. The site development shall be constructed in substantial conformance with the plan entitled
“The Home Depot Expansion” Sheets 1-10 prepared by BSC Group dated September 4, 2020
and revised January 15, 2021. Also, “Approval Not Required Plan of Land” sheet ANR-1.0 and
ANR-2.0 prepared by Mallon Land Surveying LLC dated April 10, 2026. Also, 81-X Plan of
Land prepared by BSC Group dated May 1, 2007.
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. Applicant must submit a copy of the easement to the Town of Barnstable at lot transfer.
Town of Barnstable Planning and Development Department Staff Report
Variance 2026-034 – CR Southwind LLC
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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 Variance must be
exercised within two years, unless extended.
Copies: Applicant (Attorney Kenney)
Attachments: Application
Plans