HomeMy WebLinkAbout20260929_RDA_Landing at Hyannis Phase 3_790 Iyannough Rd
The Landing at Hyannis -Phase 3
790 Iyannough Road Barnstable, MA
Request for Deter mination of
Applicability
September 14, 2026
Prepared For:
The Landing at Hyannis LLC, C/O WS
Development
Katherine Campion
33 Boylston Street, Suite 300 0 , Chestnut Hill, MA
02467
617.894.1632
Prepared By:
Tighe & Bond, Inc
88 Route 6A
Sandwich, MA
508.255.6511
88 Route 6A
Sandwich, MA 02563
T 508.255.6511
W2197-003B
September 14, 2026
Edwin Hoopes
Barnstable Conservation Commission
230 Main Street
Hyannis, MA 02601
Re: Request for Determination of Applicability
The Landing at Hyannis – Phase 3
790 Iyannough Road, Barnstable Massachusetts
Dear Administrator Hoopes and Members of the Commission:
On behalf of WS Landing at Hyannis, LLC C/O WS Development (The Applicant) Tighe and Bond respectfully
submits the Request for Determination of Applicability (RDA) for Proposed Phase 3 Site Improvements at the
Landing at Hyannis Located at 790 Iyannough Road in the Village of Hyannis, Barnstable, Massachusetts. The
proposed improvements include repaving the existing parking lot, with an overall reduction in impervious area
due to the addition of landscaped islands. The project also consists of new curb installations, minor regrading
and stormwater improvements to the commercial property.
The RDA is being filed as a small portion of the proposed work will occur within the 100- foot buffer zone of a
previously constructed stormwater management area which has been delineated as an isolated vegetated
wetland, as well as the locally regulated 0-50 foot and 50-100-foot buffer zones. The wetland was delineated by
Tighe & Bond. The proposed work within the 50’ buffer zone consists of removing bituminous asphalt and
restoring the surface to a vegetated state as show in Figure 6 and Figure 7 included in Appendix C. This area is
regulated under the Massachusetts Wetlands Protection Act (WPA, M.G.L. c. 131 §40) and/or the town of
Barnstable Wetland Protection Bylaw (Chapter 237) and implementing regulations.
All of the proposed work will occur within previously disturbed areas with no direct impacts to the jurisdictional
wetland area. The applicant respectfully requests that the Barnstable Conservation Commission make a
Negative Determination , confirming that a Notice of Intent (NOI) will not be required for the proposed work.
The RDA Application includes the Following Items:
• Appendix A – WPA Form 1
• Appendix B- Permission to Access Property-Form PA
• Appendix C – Figures
• Appendix D – Project Drawings
• Appendix E – Abutter Information
• Appendix F – Town of Barnstable Chapter 710 Checklist
The following describes jurisdictional resource areas and other existing conditions, proposed activities, and
proposed protective measures
Site Description
2
The Phase 3 Project Site consists of a paved property developed with an existing restaurant business. The site
is located in a commercial area along a highly trafficked road at the intersection of route 132 and Airport Road.
Wetland Resource Area
Site reconnaissance and wetland resource investigations of the project area were conducted by a Tighe &
Bond Professional Wetland Scientist on December 28, 2022. The reconnaissance was conducted in accordance
with the Massachusetts Department of Environmental Protection (MassDEP) guidelines, 310 CMR 10.00, and
Chapter 237. Jurisdictional resource area boundaries were surveyed using an Arrow 100® Global Navigation
Satellite System (GNSS) sub-meter unit.
TABLE 1
Summary of MA WPA Resource Areas by Flag Series
The following resource area is a manmade stormwater management feature that has been characterized in the
context of the Conservation Commission’s jurisdiction based on precedent. The detention area to the
southeast was constructed during the later part of the 1990s. All open space on the Phase 3 limit of work has
been previously disturbed.
Isolated Vegetated Wetlands
Wetland 1A can presently be characterized as a palustrine emergent (PEM) wetland at the western extent of
the project site at the intersection of Iyannough and Airport Road. The wetland was constructed as a
stormwater detention basin, and the area is landscaped and regularly maintained. Observed hydraulic
indicators include high water table, drainage patterns, and geomorphic position. Commonly identified
vegetation includes common reed (Phragmites australis; FACW), Oriental bittersweet (Celastrus orbiculatus;
UPL), and northern bayberry (Morella pensylvanica; FAC).
Bordering Land Subject to Flooding
The Federal Emergency Management Agency (FEMA) flood map (Panel No. 25001C0566J, effective July 7,
2014) was consulted to evaluate the presence of BLSF at and near the project area. The project area does not
fall within an area subject to flooding and/or inundation by the 100-year flood, and therefore is not regulated
as BLSF. See Figure 5 included in Appendix C.
Rare Species
The Massachusetts Natural Heritage and Endangered Species Program (NHESP) Atlas (15th edition, effective
August 2021) and MassGIS online mapping tool were reviewed during the preparation of this RDA. According
to these sources, the project area does not fall within Priority or Estimated Habitats of Rare Wildlife. See Figure
2 – Rare Species Habitat included in Appendix C.
Wetland ID Series Flag Numbers Resource Area Type
1 1A-1 – 1A-13 Isolated Vegetated Wetland
3
Proposed Activities
The proposed project includes renovations to the existing restaurant building and associated site
improvements, including parking, grading, landscaping, and drainage improvements, to accommodate a new
tenant. The existing restaurant building, formerly IHOP, will change over to a new tenant, but the use of the
building will remain unchanged . The existing drainage patterns will generally remain the same on-site with the
addition of deep sump catch basins, a leaching manhole, and perforated drainage pipes as an additional
measure to increase infiltration on site and provide a higher level of pollutant removal than currently exists. The
Phase 3 portion of the site will capture stormwater and convey the majority of runoff to the existing stormwater
management area (Wetland 1A) located at the intersection of Airport Road and Iyannough Road. A smaller
portion of the northeastern section of the site will continue to drain to the existing stormwater basin located at
the Northeast corner of the property. The proposed project will decrease impervious area on-site, and
therefore, there will be no increase in the rate of stormwater runoff as a result of the proposed improvements
Protective Measures
Wetland resource areas in close proximity to the proposed project area will be protected by a row of erosion
control barriers. The erosion control barriers will consist of silt socks. Additionally, inlet protection will be
installed at catch basins within the project area. The location of proposed protective measures can be found on
sheet C-301 of the Project Drawings, Details of proposed erosion control measures can be found on sheet C-
601 of the proposed Project Drawings provided in Appendix D. These measures will be installed prior to the
commencement of work and will be maintained for the duration of construction and until disturbed areas have
restored and stabilized.
Regulatory Discussion
The proposed work will result in approximately 8,913 square feet (sf) of temporary impacts and no new
impervious impacts to the 100-foot Buffer Zone. Temporary impacts consist of removing existing bituminous
pavement within the 50’ buffer, repaving existing paved areas within the 50’-100’ and grading associated with
the addition of curb and landscaped islands.
TABLE 2
Summary of Resource Area Impacts
Application Requirements
A filing fee of $175 has been submitted to the Barnstable Conservation Commission and abutters to the project
will be notified via USPS Certificates of Mailing in accordance with the Chapter 237 abutter notification
requirements. A copy of the abutter notification form and a list of abutters is enclosed in Appendix E.
Resource Area New Impervious
Impact (sf)
Temporary Impact (sf) Total (sf)
0-50-foot buffer 0 607 607
50-100 foot buffer 0 8,306 8,306
4
Summary
We look forward to having the opportunity to discuss this project with the Barnstable Conservation
Commission at the public hearing on September 29, 2026. We anticipate these materials are sufficient for the
Commission to issue a Negative Determination confirming the proposed project may proceed without the
filing of an NOI. Should you have any questions regarding this application or require any additional
information, please do not hesitate to contact me at (603)-433-8818 or at edoremus@tighebond.com
Respectfully yours,
Tighe & Bond, Inc.
Eric Doremus, PE
Project Manager
J:\W\W2197 WS Development Assoc LLC\-003B The Landing at Hyannis Phase 3\Reports\RDA\Cover Letter\Hyannis Phase 3 -RDA Cover
Letter.docx
Appendix A -WPA Form 1
wpaform1.doc • rev. 4/28/2023 WPA Form 1 – Request for Determination of Applicability • Page 1 of 3
Massachusetts Department of Environmental Protection
Bureau of Water Resources - Wetlands WPA Form 1- Request for Determination of Applicability
Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 Municipality
A.General Information
Important:
When filling out
forms on the
computer, use only
the tab key to move
your cursor - do not
use the return key.
1.Applicant:
First Name Last Name
Address
City/Town State Zip Code
Phone Number Email Address
2.Property Owner (if different from Applicant):
First Name Last Name
Address
City/Town State Zip Code
Phone Number Email Address (if known)
3.Representative (if any)
First Name Last Name
Company Name
Address
City/Town State Zip Code
Phone Number Email Address (if known)
B.Project Description
1.a. Project Location (use maps and plans to identify the location of the area subject to this request):
Street Address City/Town
How to find Latitude
and Longitude Latitude (Decimal Degrees Format with 5 digits after decimal
e.g. XX.XXXXX)
Longitude (Decimal Degrees Format with 5 digits after
decimal e.g. -XX.XXXXX)
and how to convert
to decimal degrees Assessors’ Map Number Assessors’ Lot/Parcel Number
b.Area Description (use additional paper, if necessary):
c.Plan and/or Map Reference(s): (use additional paper if necessary)
Title Date
Title Date
WS Landing at Hyannis/ CO WS Development (Katherine Campion)
33 Boylston Street, Suite 3000
Chestnut Hill MA 02467
617-232-8900
Town of Barnstable, C/O WS Asset Management, Inc
33 Boylston Street, Suite 3000
Chestnut Hill MA 02467
617-232-8900
Eric Doremus
Tighe & Bond Inc.
88 Route 6A
Sandwich MA 02563
603-433-8818 edoremus@tighebond.com
790 Iyannough Road Barnstable
41.67026 -70.29752
311 092
The Project site is located within a previously developed commercial property, please refer to cover letter, figures, and site plans for more information on project location.
The Landing at Hyannis - Phase 3 RDA Submission Plans 9/7/2026
wpaform1.doc • rev. 4/28/2023 WPA Form 1 – Request for Determination of Applicability • Page 2 of 3
Massachusetts Department of Environmental Protection
Bureau of Water Resources - Wetlands WPA Form 1- Request for Determination of Applicability
Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 Municipality
B.Project Description (cont.)
2.a. Activity/Work Description (use additional paper and/or provide plan(s) of Activity, if necessary):
b.Identify provisions of the Wetlands Protection Act or regulations which may exempt the applicant
from having to file a Notice of Intent for all or part of the described work (use additional paper, if
necessary).
3.a. If this application is a Request for Determination of Scope of Alternatives for work in the
Riverfront Area, indicate the one classification below that best describes the project.
Single family house on a lot recorded on or before 8/1/96
Single family house on a lot recorded after 8/1/96
Expansion of an existing structure on a lot recorded after 8/1/96
Project, other than a single-family house or public project, where the applicant owned the lot
before 8/7/96
New agriculture or aquaculture project
Public project where funds were appropriated prior to 8/7/96
Project on a lot shown on an approved, definitive subdivision plan where there is a recorded deed
restriction limiting total alteration of the Riverfront Area for the entire subdivision
Residential subdivision; institutional, industrial, or commercial project
Municipal project
District, county, state, or federal government project
Project required to evaluate off-site alternatives in more than one municipality in an
Environmental Impact Report under MEPA or in an alternatives analysis pursuant to an
application for a 404 permit from the U.S. Army Corps of Engineers or 401 Water Quality
Certification from the Department of Environmental Protection.
b.Provide evidence (e.g., record of date subdivision lot was recorded) supporting the classification
above (use additional paper and/or attach appropriate documents, if necessary.)
The proposed project includes renovations to the existing restaurant building and
associated site improvements, including parking, grading, landscaping, and drainage
improvements, to accommodate a new tenant. The existing drainage patterns will
generally remain the same on-site with the addition of deep sump catch basins, a
leaching manhole, and perforated drainage pipes as an additional measure to increase
infiltration on site and provide a higher level of pollutant removal than currently exists on
site.
wpaform1.doc • rev. 4/28/2023 WPA Form 1 – Request for Determination of Applicability • Page 3 of 3
Massachusetts Department of Environmental Protection
Bureau of Water Resources - Wetlands WPA Form 1- Request for Determination of Applicability
Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 Municipality
C.Determinations
1.I request the
Conservation Commission
make the following determination(s). Check any that apply:
a. whether the area depicted on plan(s) and/or map(s) referenced above is an area subject to
jurisdiction of the Wetlands Protection Act.
b. whether the boundaries of resource area(s) depicted on plan(s) and/or map(s) referenced
above are accurately delineated.
c.whether the Activities depicted on plan(s) referenced above is subject to the Wetlands
Protection Act and its regulations.
d. whether the area and/or Activities depicted on plan(s) referenced above is subject to the
jurisdiction of any municipal wetlands’ ordinance or bylaw of:
Name of Municipality
e. whether the following scope of alternatives is adequate for Activities in the Riverfront Area as
depicted on referenced plan(s).
D.Signatures and Submittal Requirements
I hereby certify under the penalties of perjury that the foregoing Request for Determination of Applicability
and accompanying plans, documents, and supporting data are true and complete to the best of my
knowledge.
I further certify that the property owner, if different from the applicant, and the appropriate DEP Regional
Office were sent a complete copy of this Request (including all appropriate documentation)
simultaneously with the submittal of this Request to the Conservation Commission.
Failure by the applicant to send copies in a timely manner may result in dismissal of the Request for
Determination of Applicability.
Signatures:
I also understand that notification of this Request will be placed in a local newspaper at my expense
in accordance with Section 10.05(3)(b)(1) of the Wetlands Protection Act regulations.
Signature of Applicant Date
Signature of Representative (if any) Date
Barnstable
Barnstable
9/14/26
9/14/26
Appendix B – Permission to Access
Property, Form PA
Adopted Mar
Property o
Applicant’
Project st
Barnstabl
Applicant’
ACCESS
As the Ow
the Mas
General
designate
purpose o
(Notice o
possible,
either wee
understan
to inspect
I/we conf
Commiss
regarding
1. F
ap
2. F
of
pr
I have rea
________
Signature
________
Represen
rch 15, 2022, effec
owner’s name
’s (Represent
reet address_
e Assessor’s
’s Contact Ph
TO PROPER
wner(s) of the
sachusetts W
Ordinances
ed staff are a
of reviewing t
f Intent or R
notice will be
ekdays or we
nd that if attem
t the outside a
firm my/our
ioners, its ag
this applicati
rom the subm
pproval of the
rom the issua
f the project a
roject.
ad the above
___________
e of property
___________
ntative’s sign
ctive April 18, 202
P
e(s): _______
tative’s) Name
___________
Map & Parce
hone Number:
RTY PERMIS
e above refer
Wetlands Prot
(Chapter 23
authorized, a
the existing c
Request for D
e provided to t
eekends as ne
mpts to conta
areas of said
understandin
gent, and its
on for the pe
mission of the
e Notice of Int
ance of the O
and the final
e and I under
____________
y owner
____________
nature
C
Office: 508-
22.
Permission
___________
e(s)________
____________
el: Map___
:
SION
renced prope
tection Act (M
37), the Bar
as a matter o
conditions an
Determination
the applicant
ecessary for t
act me are un
property unde
ng the purpo
s designated
riod as descr
e Application
tent Request
Order(s) of Co
inspection by
rstand and a
__
__
Tow
Conserv
Hyann
-862-4093
to Access P
____________
___________
____________
_______
erty, I/we have
MGL Ch 131
rnstable Con
of law, to ente
d the propos
) to the Ba
prior to the v
the Commiss
nsuccessful, t
er this applica
ose of this
d staff, to en
ibed below:
(Notice of In
or Request fo
onditions (app
y the Conser
gree to allow
____
Date
____
Date
wn of Ba
vation C
230 South
nis Massach
E-mail: con
Property
___________
___________
___________
Parcel___
e been advis
1, Section 40
nservation C
er the outsid
sed work as d
arnstable Con
visit. Visits wil
sion and its ag
the Commiss
ation.
permission a
nter the outs
ntent or Requ
or Determinat
proval for No
rvation staff to
w inspection
___________
e signed
___________
e signed
arnstab
Commi
Street
husetts 0260
___________
____________
___________
_________
sed that unde
0) and the To
ommission,
e areas of th
described in
nservation Co
l occur during
gent to exam
sioner or its a
and I/we gra
side areas o
uest for Deter
tion; and
tice of Intent)
o confirm the
s as describ
________
________
ble
ission
01
___________
___________
____________
er the provisio
own of Barns
its Agents o
he property fo
my/our applic
ommission. W
g daylight hou
ine said prop
agent may pro
ant permissi
of my/our pro
rmination) un
) to the comp
e completion
bed.
Form
_____
____
_____
ons of
stable
or its
or the
cation
Where
urs on
perty. I
oceed
on to
operty
ntil the
pletion
of the
m PA
nservation@barnstable.gov
Town of Barnstable, C/O WS Asset Management, Inc
Eric Doremus | Tighe & Bond, Inc.
790 Iyannough Road
311 092
(603) 433-8818
9/14/26
9/14/26
Appendix C - Figures
FIGURE 1 -SITE LOCATION MAP
THE LANDING AT HYANNIS - PHASE 3
BARNSTABLE, MA
SCALE:
DATE:
FIGURE:Tighe & Bond, Inc. J:\W\W2197 WS Development Assoc LLC\-003B The Landing at Hyannis Phase 3\Drawings\AutoCAD\Sheet\W2197-003B-C-FIG.dwgSep 03, 2026-2:37pm Plotted By: MFillion9.15.2026
1
00 2000'4000'
SCALE: 1" = 2000'
N
PROJECT
LOCATION
AS SHOWN
9.14.2026
FIGURE 2 - RARE SPECIES
HABITATS
THE LANDING AT HYANNIS - PHASE 3
BARNSTABLE, MA
SCALE:
DATE:
FIGURE:Tighe & Bond, Inc. J:\W\W2197 WS Development Assoc LLC\-003B The Landing at Hyannis Phase 3\Drawings\AutoCAD\Sheet\W2197-003B-C-FIG.dwgSep 03, 2026-11:42am Plotted By: MFillion9.15.2026
2
00 250'500'
SCALE: 1" = 250'
N
PROJECT LIMITS
AS SHOWN
LEGEND
NHESP PRIORITY HABITATS OF RARE SPECIES
9.14.2026
FIGURE 3 - PRIORITY
RESOURCES
THE LANDING AT HYANNIS - PHASE 3
BARNSTABLE, MA
SCALE:
DATE:
FIGURE:Tighe & Bond, Inc. J:\W\W2197 WS Development Assoc LLC\-003B The Landing at Hyannis Phase 3\Drawings\AutoCAD\Sheet\W2197-003B-C-FIG.dwgSep 03, 2026-2:25pm Plotted By: MFillion9.15.2026
3
00 2000'4000'
SCALE: 1" = 2000'
N
PROJECT LIMITS
AS SHOWN
500' RADIUS
0.5 MILE RADIUS
L e g e n d
NHESP Certified Vernal Pools
NHESP Potential Vernal Pools
Non-Landfill Solid Waste Sites
Proposed Well
Emergency Surface Water
Community Public Water Supply - Surface Water
Community Public Water Supply - Groundwater
Non-Community Non-Transient Public Water Supply
Non-Community Transient Public Water Supply
Limited Access Highway
Multi-Lane Highway, NOT Limited Access
Other Numbered Route
Major Road - Arterials and Collectors
Minor Street or Road
Aqueducts
Hydrologic Connections
Stream/Intermittent Stream
Powerline
Pipeline
Track or Trail
Trains
Public Surface Water Supply Protection Area (Zone A)
DEP Approved Wellhead Protection Area (Zone I)
DEP Approved Wellhead Protection Area (Zone II)
DEP Interim Wellhead Protection Area (IWPA)
Protected and Recreational Open Space
Solid Waste Landfill
Area of Critical Environmental Concern (ACEC)
NHESP Priority Habitats for Rare Species
NHESP Estimated Habitats for Rare Wildlife
EPA Designated Sole Source Aquifer
Major Drainage Basin
Sub Drainage Basin
MassDEP Open Water
MassDEP Inland Wetlands
MassDEP Coastal Wetlands
MassDEP Not Interpreted Wetlands
Public Surface Water Supply (PSWS)
Water Bodies
Non-Potential Drinking Water Source Are
Non-Potential Drinking Water Source Area - High Yield
Non-Potential Drinking Water Source Area - Medium Yield
Potentially Productive Medium Yield Aquifer
Potentially Productive High Yield Aquifer
County Boundary
Municipal Boundary
USGS Quadrangle Sheet Boundary
LEGEND
9.14.2026
FIGURE 4 -
ORTHOPHOTOGRAPH
THE LANDING AT HYANNIS - PHASE 3
BARNSTABLE, MA
SCALE:
DATE:
FIGURE:Tighe & Bond, Inc. J:\W\W2197 WS Development Assoc LLC\-003B The Landing at Hyannis Phase 3\Drawings\AutoCAD\Sheet\W2197-003B-C-FIG.dwgSep 03, 2026-3:12pm Plotted By: MFillion9.15.2026
4
00 100'200'
SCALE: 1" = 100'
N
AS SHOWN
LEGEND
50' BUFFER
100' BUFFER
ISOLATED WETLAND
WETLAND 1A
PROJECT LOCATION
132
9.14.2026
National Flood Hazard Layer FIRMette
0 500 1,000 1,500 2,000250
Feet
Ü
SEE FIS REPORT FOR DETAILED LEGEND AND INDEX MAP FOR FIRM PANEL LAYOUT
SPECIAL FLOOD
HAZARD AREAS
Without Base Flood Elevation (BFE)
Zone A, V, A99
With BFE or Depth Zone AE, AO, AH, VE, AR
Regulatory Floodway
0.2% Annual Chance Flood Hazard, Areas
of 1% annual chance flood with average
depth less than one foot or with drainage
areas of less than one square mile Zone X
Future Conditions 1% Annual
Chance Flood Hazard Zone X
Area with Reduced Flood Risk due to
Levee. See Notes.Zone X
Area with Flood Risk due to Levee Zone D
NO SCREEN Area of Minimal Flood Hazard Zone X
Area of Undetermined Flood Hazard Zone D
Channel, Culvert, or Storm Sewer
Levee, Dike, or Floodwall
Cross Sections with 1% Annual Chance
17.5 Water Surface Elevation
Coastal Transect
Coastal Transect Baseline
Profile Baseline
Hydrographic Feature
Base Flood Elevation Line (BFE)
Effective LOMRs
Limit of Study
Jurisdiction Boundary
Digital Data Available
No Digital Data Available
Unmapped
This map complies with FEMA's standards for the use of
digital flood maps if it is not void as described below.
The basemap shown complies with FEMA's basemap
accuracy standards
The flood hazard information is derived directly from the
authoritative NFHL web services provided by FEMA. This map
was exported on 8/25/2026 at 2:30 PM and does not
reflect changes or amendments subsequent to this date and
time. The NFHL and effective information may change or
become superseded by new data over time.
This map image is void if the one or more of the following map
elements do not appear: basemap imagery, flood zone labels,
legend, scale bar, map creation date, community identifiers,
FIRM panel number, and FIRM effective date. Map images for
unmapped and unmodernized areas cannot be used for
regulatory purposes.
Legend
OTHER AREAS OF
FLOOD HAZARD
OTHER AREAS
GENERAL
STRUCTURES
OTHER
FEATURES
MAP PANELS
8
B 20.2
The pin displayed on the map is an approximate
point selected by the user and does not represent
an authoritative property location.
1:6,000
70°18'2"W 41°40'25"N
70°17'24"W 41°39'58"N
Basemap Imagery Source: USGS National Map 2023
24" RC
P
ELECTRICELECTRICELECTRICELECTRICELECT
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CTR
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ELECTRICELECTRIC
ELECTRIC
ELECTRIC
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APPROXIMATE LIMIT OF
WORK (TYP.)
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APPROXIMATE LIMIT OF
WORK (TYP.)
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CHECKED BY:
DRAWN BY:
FILE:
DATE:
APPROVED BY:
PROJECT NO:
MARK DATE DESCRIPTION
W2197-003B_C-DSGN.dwg
09/15/2026
W2197-003B
SCALE:Plotted On:Sep 03, 2026-5:48pm By: MFillionLast Saved: 9/3/2026Tighe & Bond:J:\W\W2197 WS Development Assoc LLC\-003B The Landing at Hyannis Phase 3\Drawings\AutoCAD\Sheet\W2197-003B_C-DSGN.dwgDESIGNED BY:
88 Route 6A
Sandwich, MA 02563
T 508.255.6511
WS Landing at
Hyannis, LLC
C/O WS
Development
MKF/JRB
JRB/EGD
EGD
JMP
THE LANDING AT
HYANNIS -
PHASE 3
Iyannough Road
Barnstable,
Massachusetts
00 30'60'
GRAPHIC SCALE
WETLAND BUFFER AREA
EXHIBIT
Figure 6
AS SHOWN
N
Impervious Surface Within Buffer Area
Local Wetland Buffer
Setback
Impervious Surface
Existing Condition Proposed Condition
0 - 50 FT 217 SF 0 SF
50 - 100 FT 7,881 SF 6,918 SF
Total Impervious
Surface 8,098 SF 6,918 SF
Net Impervious
Surface -1,180 SF
EXISTING WETLAND BUFFER IMPERVIOUS SURFACE
SCALE 1" = 30'
PROPOSED WETLAND BUFFER IMPERVIOUS SURFACE
SCALE 1" = 30'
THE LANDING AT HYANNIS - PHASE 3
790 IYANNOUGH ROAD
BARNSTABLE, MASSACHUSETTS
WETLAND BUFFER IMPERVIOUS
SURFACE EXHIBIT
100' BUFFER
50' BUFFER
100' BUFFER
50' BUFFER
09/14/2026
24" RC
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ELECTRICELECTRIC
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ELECTRIC
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ELECTRIC
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A
S
APPROXIMATE LIMIT OF
WORK (TYP.)
24" RC
P
ELECTRICELECTRICELECTRICELECTRICELECT
RIC ELE
CTR
IC
ELECTRICELECTRIC
ELECTRIC
ELECTRIC
ELECTRIC
ELECTRIC
ELECTRIC ELECTRIC2" G
A
S
APPROXIMATE LIMIT OF
WORK (TYP.)
5'
CHECKED BY:
DRAWN BY:
FILE:
DATE:
APPROVED BY:
PROJECT NO:
MARK DATE DESCRIPTION
W2197-003B_C-DSGN.dwg
09/15/2026
W2197-003B
SCALE:Plotted On:Sep 03, 2026-5:46pm By: MFillionLast Saved: 9/3/2026Tighe & Bond:J:\W\W2197 WS Development Assoc LLC\-003B The Landing at Hyannis Phase 3\Drawings\AutoCAD\Sheet\W2197-003B_C-DSGN.dwgDESIGNED BY:
88 Route 6A
Sandwich, MA 02563
T 508.255.6511
WS Landing at
Hyannis, LLC
C/O WS
Development
MKF/JRB
JRB/EGD
EGD
JMP
THE LANDING AT
HYANNIS -
PHASE 3
Iyannough Road
Barnstable,
Massachusetts
00 30'60'
GRAPHIC SCALE
WETLAND BUFFER AREA
EXHIBIT
Figure 7
AS SHOWN
N
EXISTING WETLAND BUFFER IMPERVIOUS SURFACE
SCALE 1" = 30'
PROPOSED WETLAND BUFFER IMPERVIOUS SURFACE
SCALE 1" = 30'
THE LANDING AT HYANNIS - PHASE 3
790 IYANNOUGH ROAD
BARNSTABLE, MASSACHUSETTS
WETLAND BUFFER SURFACE
COVER EXHIBIT
100' BUFFER
50' BUFFER
100' BUFFER
50' BUFFER
IMPERVIOUS AREA
MAINTAINED GRASS/LAWN COVER
LEGEND
100' Buffer Proposed Surface Cover Summary
Existing Area Proposed Area
Impervious 8,098 SF
Maintained Grass/Lawn 815 SF 1,995 SF
Surface Cover
6,918 SF
Total Area:8,913 SF
Change
-1,180 SF
1,180 SF
09/14/2026
Appendix D – Project Drawings
*
*
*
*
*
*
*
*
*
*EXCLUDED FROM RDA FILING WITH THE TOWN OF BARNSTABLE
Appendix E – Abutter Information
REQUEST FOR DETERMINATION OF APPLICABILITY
ABUTTER NOTIFICATION LETTER
DATE:
RE: Upcoming Barnstable Conservation Commission Public Hearing
To Whom It May Concern,
As an immediate abutter of a proposed project, please be advised that a Request for Determination
application has been filed with the Barnstable Conservation Commission.
APPLICANT:
PROJECT ADDRESS OR LOCATION:
ASSESSOR’S MAP & PARCEL: MAP PARCEL
PROJECT DESCRIPTION:
________________________________________________________
APPLICANT’S AGENT:
PUBLIC HEARING: WILL BE HELD REMOTELY VIA ZOOM
See agenda posting on Town Clerks website available at least 48 hours in advance of the meeting for
details.
DATE: / /
TIME: P.M.
NOTE: Plans and applications describing the proposed activity are on file with the Conservation
Commission at
https://itlaserfiche.town.barnstable.ma.us/WebLink/Browse.aspx?id=825530&dbid=0&repo=TownOfBarns
table, by email to Kimberly.Cavanaugh@town.barnstable.ma.us or by calling (508-862-4093)
09/14/2026
WS LANDING AT HYANNIS, LLC
C/O WS DEVELOPMENT
790 IYANNOUGH ROAD
BARNSTABLE, MA
The proposed project includes renovations to the existing
restaurant building and site improvements, including parking,
grading, landscaping, and drainage improvements, to
accommodate a new tenant. The existing drainage patterns will
generally remain the same on-site with the addition of deep
sump catch basins, a leaching manhole, and perforated pipes as
an additional measure to increase infiltration on site and provide
a higher level of pollutant removal than currently exists on site.
092
Eric Doremus | Tighe & Bond, Inc.
edoremus@tighebond.com
(603) 433-8818
09/29/2026
6:30
311
7,800.00
Conservation Request for Determination (RDA) Abutter Map for Subject Parcel 311092
This map is for illustration
purposes only. It is not adequate
for legal boundary determination
or regulatory interpretation. This
map does not represent an
on-the-ground survey. It may be
generalized, may not reflect
current conditions, and may
contain cartographic errors or
omissions.
Legend
Property owners actually touching on the subject parcel upon which work is proposed.
Parcel lines shown on this map are
only graphic representations of
Assessor’s tax parcels. They are
not true property boundaries and
do not represent accurate
relationships to physical objects
on the map such as building
locations.
325
Town of Barnstable
GIS Unit
650
9/3/2026
gis@town.barnstable.ma.us
Printed on:
0
ft.650
Subject Parcel
Abutters
ft.
1 inch = approx.
Parcels
Town Boundary
Railroad Tracks
Roads
Paved Road
Unpaved Road
Bridge
Paved Median
Water Bodies
Conservation Request for Determination (RDA) Abutter List for Subject Parcel 311092
Property owners actually touching on the subject parcel upon which work is proposed.
Parcel ID Owner 1 Owner 2 Address Line 1 Address Line 2 City State Zip
294016001 PJJM LP 10 PINE ST YARMOUTH PORT 02675MA
294016002 ELLIS, JOHN P & LAURIE J TRS ECA REALTY TRUST 81 PLANT ROAD HYANNIS 02601MA
294016006 PATEL, MANGAL J TR MJPB REALTY TRUST 145 HARRINGTON ROAD WALTHAM 02154MA
29401600A PATEL, MANGAL J TR MJPB REALTY TRUST 145 HARRINGTON ROAD WALTHAM 02154MA
29401600B PATEL, MANGAL J TR MJPB REALTY TRUST 145 HARRINGTON ROAD WALTHAM 02154MA
29401600C PATEL, MANGAL J TR MJPB REALTY TRUST 145 HARRINGTON ROAD WALTHAM 02154MA
29401600D PATEL, MANGAL J TR MJPB REALTY TRUST 145 HARRINGTON ROAD WALTHAM 02154MA
29401600E PATEL, MANGAL J TR MJPB REALTY TRUST 145 HARRINGTON ROAD WALTHAM 02154MA
29401600F PATEL, MANGAL J TR MJPB REALTY TRUST 145 HARRINGTON ROAD WALTHAM 02154MA
29401600G PATEL, MANGAL J TR MJPB REALTY TRUST 145 HARRINGTON ROAD WALTHAM 02154MA
29401600H PATEL, MANGAL J TR MJPB REALTY TRUST 145 HARRINGTON ROAD WALTHAM 02154MA
29401600I PATEL, MANGAL J TR MJPB REALTY TRUST 145 HARRINGTON ROAD WALTHAM 02154MA
29401600J PATEL, MANGAL J TR MJPB REALTY TRUST 145 HARRINGTON ROAD WALTHAM 02154MA
29401600K PATEL, MANGAL J TR MJPB REALTY TRUST 145 HARRINGTON ROAD WALTHAM 02154MA
29401600L PATEL, MANGAL J TR MJPB REALTY TRUST 145 HARRINGTON ROAD WALTHAM 02154MA
9/3/2026 3:17 PMReport Generated On:Page 1 of 3 34Total Number of Abutters:
This list by itself does NOT constitute a "Certified List of Abutters" and is provided only as an aid to the determination of abutters. If a Certified Abutter List is required, you must contact the Assessing Division to
have this list certified.
Parcel ID Owner 1 Owner 2 Address Line 1 Address Line 2 City State Zip
29401600M PATEL, MANGAL J TR MJPB REALTY TRUST 145 HARRINGTON ROAD WALTHAM 02154MA
29401600N PATEL, MANGAL J TR MJPB REALTY TRUST 145 HARRINGTON ROAD WALTHAM 02154MA
29401600O PATEL, MANGAL J TR MJPB REALTY TRUST 145 HARRINGTON ROAD WALTHAM 02154MA
29401600P PATEL, MANGAL J TR MJPB REALTY TRUST 145 HARRINGTON ROAD WALTHAM 02154MA
29401600Q PATEL, MANGAL J TR MJPB REALTY TRUST 145 HARRINGTON ROAD WALTHAM 02154MA
29401600R PATEL, MANGAL J TR MJPB REALTY TRUST 145 HARRINGTON ROAD WALTHAM 02154MA
29401600S PATEL, MANGAL J TR MJPB REALTY TRUST 145 HARRINGTON ROAD WALTHAM 02154MA
29401600T PATEL, MANGAL J TR MJPB REALTY TRUST 145 HARRINGTON ROAD WALTHAM 02154MA
29401600U PATEL, MANGAL J TR MJPB REALTY TRUST 145 HARRINGTON ROAD WALTHAM 02154MA
29401600V PATEL, MANGAL J TR MJPB REALTY TRUST 145 HARRINGTON ROAD WALTHAM 02154MA
29401600X ODAMS, CHARLES L & CHARLES L
JR
P O BOX 75 HYANNIS 02601MA
311011 T-TIME LLC 686 IYANNOUGH ROAD ROUTE 132 HYANNIS 02601MA
311092 BARNSTABLE, TOWN OF (ARP)C/O CAPE TOWN PLAZA LLC C/O WS ASSET
MANAGEMENT INC
33 BOYLSTON ST SUITE
3000
CHESTNUT HILL 02467MA
312001 BARNSTABLE, TOWN OF (ARP)BARNSTABLE MUNICIPAL AIRPORT 480 BARNSTABLE RD,
2ND FLR
HYANNIS 02601MA
31202100A ALL CAPE PROPERTIES LLC 993 SHOOTFLYING HILL
ROAD
CENTERVILLE 02632MA
31202100B TWO BEES DEVELOPMENT LLC PO BOX 2453 HYANNIS 02601MA
9/3/2026 3:17 PMReport Generated On:Page 2 of 3 34Total Number of Abutters:
This list by itself does NOT constitute a "Certified List of Abutters" and is provided only as an aid to the determination of abutters. If a Certified Abutter List is required, you must contact the Assessing Division to
have this list certified.
Parcel ID Owner 1 Owner 2 Address Line 1 Address Line 2 City State Zip
312022 63 CIT LLC 10 PINE STREET YARMOUTH PORT 02675MA
312023 68 CIT HYANNIS LLC 68 CIT AVENUE HYANNIS 02601MA
329003 BARNSTABLE, TOWN OF (ARP)BARNSTABLE MUNICIPAL AIRPORT 480 BARNSTABLE RD
2ND FL
HYANNIS 02601MA
9/3/2026 3:17 PMReport Generated On:Page 3 of 3 34Total Number of Abutters:
This list by itself does NOT constitute a "Certified List of Abutters" and is provided only as an aid to the determination of abutters. If a Certified Abutter List is required, you must contact the Assessing Division to
have this list certified.
Appendix F – Town of Barnstable
Chapter 710 Checklist
CHAPTER 710
GUIDELINES FOR SUBMITTING A REQUEST FOR DETERMINATION OF APPLICABILITY
(RDA) APPLICATION
NOTE: Request for Determination of Applicability applications will not be accepted more than 18
days before the hearing date.
A. The Request for Determination of Applicability is typically used for minor projects. Advance
consultation with Conservation Division staff is encouraged.
B. Complete the Request for Determination of Applicability application (WPA Form 1)
https://www.mass.gov/doc/wpa-form-1-request-for-determination-of-applicability-fillable-
pdf/download and attach the following to it:
1. A signed “Permission to Access Property – Form PA”. The form must be signed by the
property owner, or legal representative, and submitted with the RDA application.. Form
PA is available at https://barnstable.gov/departments/Conservation Do not send abutter
letters out until Form PA is signed and submitted to the Conservation Division office.
2. Your sketch of the project on an existing engineering plan , GIS plan or aerial image.
The sketch or plan shall be drawn to approximate scale and shall depict both the project
footprint and the offset distances to a wetland resource area (i.e. wetlands, coastal banks,
dunes, etc.) The sketch shall also be signed and dated by the preparer . GIS plan may be
obtained in Conservation.
3. A copy of the locus map may be obtained from Conservation. Indicate project site with
an arrow and write the word LOCUS.
4. A list of direct abutters and Assessors map of their location. These are available on the
town web site at town.barnstable.gov or you may request assistance from Conservation
staff. Under Chapter 237, Wetlands Protection, of the General Ordinances of the Code of
the Town of Barnstable, property owners actually touching on the subject parcel upon
which work is proposed shall be notified.
5. A copy of the abutter notification letter. Complete the letter supplied to you. The staff
will issue you a date and time the public hearing will be held when the application is
ready to be submitted. The notification letter should be sent by certified mail, the same
day the application is submitted. Please plan on attending the hearing.
6. A completed copy of this checklist.
C. Email RDA application and all associated materials in PDF format to
Kimberly.Cavanaugh@barnstable.gov and Edwin.Hoopes@barnstable.gov
All attachments must be named with the hearing date (year first), type, name, address.
Examples 20220301 RDA Smith 21 Main Street or 2022031 RDA Plan Smith 21 Main Street. It
is recommended that the email is sent for review in advance of submitting the paper
portion of the filing to ensure it will be accepted.
Town of Barnstable
Conservation Commission
230 South Street, Hyannis, MA 02601
E-mail: conservation@barnstable.gov
Office: 508-862-4093
x
x
x
x
x
x
x
D. Make 10 copies of the application with items 1-6 attached. Submit the original plus 8 copies to
the Conservation office along with the filing fee. Send 1 copy to MassDEP, 20 Riverside Dr.,
Lakeville, MA 02347-1676. MassDEP also recommends applicants send their applications by
email to SERO_NOI@mass.gov.
E. Town filing fee is $175 (except $225 for vista pruning or $400 for wetland delineation
confirmation). Fees shall be doubled for after-the-fact filings. Please make check payable to
“Town of Barnstable”.
F. Have project staked (structure corners, resource areas and buffers) by Tuesday 8:30 A.M.,
one week prior to public hearing to facilitate field review of your project.
G. Conservation will submit the legal ad for publication in a local newspaper. The applicant or
his/her agent is responsible for payment of the legal ad fee prior to the hearing. The exact
amount of the fee will be pre-calculated and posted on the Conservation Commission agenda
on the Town Clerks website the Thursday before the hearing. Payment of the legal ad fee
must be made by check (payable to the Town of Barnstable) and delivered to the
Conservation office either by hand-delivery or by mail (Barnstable Conservation, 230 South
Street, Hyannis, MA 02601).
Submitted this ____________ day of ______________ in the year ___________ in accordance with the Town
of Barnstable Chapter 710 Guidelines for Sumitting a Request for Determination of Applicability by:
_______________________________________ ______________________________
Print Name Owner/Applicant Signature
Owner’s Authorized Agent Signature
x
x
x
Katherine Campion
14 September 2026