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Home My WebLink About9-28-2026 Planning Board Draft Mins (2) 1 Board Members Stephen Robichaud, Chair Tim O’Neill, Vice Chair Matthew Teague, Clerk Mary Barry Michael Mecenas Raymond Sexton Catherine Finkenstaedt Town Council Liaison - Betty Ludtke Planning & Development Dept. Staff Support James Kupfer, AICP, Director Kyle Pedicini, Assistant Director - kyle.pedicini@barnstable.gov Karen Pina – Principal Assistant - karen.pina@barnstable.gov Town of Barnstable PLANNING BOARD Minutes September 28, 2026 Stephen Robichaud – Chairman Present Tim O’Neill – Vice Chair Present Matthew Teague – Clerk Present Mary Barry Absent Michael Mecenas Present Raymond Sexton Absent Catherine Finkenstaedt Present Also in attendance were Planning & Development Staff; Kyle Pedicini, Assistant Director, and Karen Pina, Principal Assistant The Planning Board’s Public Hearing will be held at 7:00 p.m. by remote participation methods do to the Town Hall’s elevator repair and in compliance per the American Disabilities Act in the Commonwealth of Massachusetts. Alternative public access to this meeting shall be provided in the following manner: 1. Notice of Recording - The meeting will be televised live via Xfinity Channel 8 or high definition Channel 1072. It may also be accessed via the Government Access Channel live stream on the Town of Barnstable’s website: https://barnstable.cablecast.tv/internetchannel/watch-watch-now - The Chair must inquire whether anyone else is taping this meeting and to please make their presence known. 2. Real-time access to the Planning Board meeting is available utilizing the Zoom link or telephone number and Meeting ID provided below. Public comment can be addressed to the Planning Board by utilizing the Zoom link or telephone number and Meeting ID provided below: Link: https://townofbarnstable-us.zoom.us/j/89584599125 Meeting ID: 895 8459 9125 Phone: 888 475 4499 US Toll-free Join instructions: https://townofbarnstable- us.zoom.us/meetings/89584599125/invitations?signature=OW9C6ASrfUYMo8kxIknI- VRyZnaQisfdH_b1PO7l1Oo 3. Applicants, their representatives and individuals required or entitled to appear before the Planning Board may appear remotely and may participate through the link or telephone number provided above. Documentary exhibits and/or visual presentations should be submitted in advance of the meeting so that they may be displayed for remote public access viewing. Town of Barnstable www.barnstable.gov/PlanningBoard 2 Call to Order Introduction of Board Members Planning Board Chair Public Comment Statement General Public Comment - None Subdivisions (Public Hearing) Sub. No. 832 - Marcello Mallegni has submitted a request for a Definitive Subdivision for the properties located at; 337, 345 and 347 Main Street, Hyannis – Map 327 Parcels 111 & 112 – Plan entitled “Ocean Grove Definitive Subdivision Plan, 337, 345, and 347 Main Street in Hyannis Massachusetts (Barnstable County) Overall Lot Plan, dated August 28, 2026 Chair Stephen Robichaud entertains a motion to open the public hearing, moved by Tim O’Neill, seconded by Catherine Finkenstaedt, Roll Call Vote: Tim O’Neill - aye Michael Mecenas - aye Matt Teague - aye Catherine Finkenstaedt - aye Stephen Robichaud - aye Kyle Pedicini gives an explanation for subdivision procedure. Definitive subdivision. Preliminary was approved with comments to incorporate comments submitted from other departments. Access for streets. Lots meet minimum width. Waivers, 5 being asked for. Should make Findings as no. 4. Super majority vote. Attorney Patrick Nickerson in attendance representing the Applicant. Kieran from BSC in attendance, he gives a history of the preliminary subdivision. Waivers, a lot done by BSC previously. MGL definitive plans can trigger zoning freeze, providing preliminary approved within time frame. This is basically to get the zoning protection. Lot 2, how accessed was mentioned previously. Section 240 21.5b of zoning ordinance, uses don’t require parking at all. Section 240 24.5 7c requires that all new curb cuts require a special permit. We were here previously for this. Hoping to not file a second request for this. All the lots have frontage on each of the streets involved. Chair Stephen Robichaud comments that this looks straight forward and in order. Tim O’Neill, DPW comments? Kyle Pedicini, plan shown. Attorney Nickerson, existing building has been demolished. Plan is to redevelop the site, parking under the structure. Upper floors would be condominium units and bottom retail. One of the proposed conditions is about 347 Main Street, but not included in this. The land for Jack’s Drum shop is not part of the plan. 337 and 345 Main Street to be divided into lots 1 through 4. Chair Stephen Robichaud asks for any public comment. None. Chair Stephen Robichaud moves to close the public hearing, seconded by Tim O’Neill, Roll Call Vote: Tim O’Neill - aye Michael Mecenas - aye Matt Teague - aye Catherine Finkenstaedt - aye Stephen Robichaud - aye 3 Motion made by Tim O’Neill to approve with the Conditions, Definitive Subdivision at 337, 345 and 347 Main Stret Hyannis, MA, Subdivision No. 832, dated August 28, 2026, by BSC Group with the following Findings; 1. The Application has been submitted for Approval of Definitive Subdivision Plan (Form C) by BSC Group on September 4, 2026. 2. The Definitive Subdivision Plan is shown on, “Ocean Grove Definitive Subdivision Plan”, dated August 28, 2026, by BSC Group. 3. The Applicant has submitted a preliminary subdivision plan to the Planning Board. 4. The Applicant has requested certain waivers in order to maintain the rural character of the area. Applicant notes waivers may be required from §801-24.B(2)(c) & §801-24.C(2). 5. The Application has been submitted for Approval of Definitive Subdivision Plan (Form C) by BSC Group on September 4, 2026. 6. The Definitive Subdivision Plan is shown on, “Ocean Grove Definitive Subdivision Plan”, dated August 28, 2026, by BSC Group. 7. The Applicant has submitted a preliminary subdivision plan to the Planning Board. 8. The Applicant has requested certain waivers in order to maintain the character of the area. Applicant notes waivers may be required from §801-15, §801-18, §801-24.A(1)(a)[13], §801-24.B(2)(c) & §801-24.C(2). In accordance with Section 801.5.(A) the Board may waive strict compliance with these requirements when, in its judgment, such action is in the public interest and not inconsistent with the intent or purposes of the Subdivision Control Law. In accordance with Section 801.5.(A) of the Code of the Town of Barnstable, Waiver Criteria, the Planning Board has made the following findings: a) Granting of the waivers requested are in the best interest of the citizens of the Town. b) The plan is well designed, and in keeping with the general design principles set forth in Article VI of the Subdivision Rules and Regulations. c) There is adequate access to the lots for the uses intended thereon. d) The plan is in keeping with the character of the surrounding area, seconded by. seconded by Catherine Finkenstaedt, Roll Call Vote: Tim O’Neill - aye Michael Mecenas - aye Matt Teague - aye Catherine Finkenstaedt - aye Stephen Robichaud - aye Staff Updates Kyle Pedicini, Downtown area, two way Great Streets, contractor starting to implement, projected to be fully completed by summer 2027, at the moment. Zoning Subcommittee Updates Chair Stephen Robichaud, very close to having a draft of home occupation. Will go before Town Council and then to Planning Board. Matters Not Reasonably Anticipated by the Chair Approval of Minutes September 14, 2026 Draft Minutes Chair Stephen Robichaud entertains a motion to approve, moved by Tim O’Neill, seconded by Matt Teague, Roll Call Vote: Tim O’Neill - aye Michael Mecenas - aye Matt Teague - aye Catherine Finkenstaedt - aye Stephen Robichaud - aye Future Meetings: October 26, 2026 and November 9th, 2026 (remote meetings) 4 Adjournment Chair Stephen Robichaud entertains a motion to adjourn, seconded by Tim O’Neill, Roll Call Vote: Tim O’Neill - aye Michael Mecenas - aye Matt Teague - aye Catherine Finkenstaedt - aye Stephen Robichaud - aye The meeting adjourned at 7:27 p.m. Respectfully Submitted, Karen Pina, Principal Assistant, Planning & Development Further detail may be obtained by viewing the video via Channel 18 on demand at http://www.town.barnstable.gov