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HomeMy WebLinkAboutMemo from Att Kenney MEMORANDUM TO: Zoning Board of Appeals FROM: John W. Kenney, Esq. APPEAL NO.: 2022-013 HEARING DATE: April 13, 2022 APPLICANTS: Bryan Scarpellini/Copland Subaru of Hyannis PROPERTY: 95 and 123 Falmouth Road (Route 28) and 172 and 180 Walton Avenue Hyannis, MA ASSESSOR'S MAP: Map 311, Parcels 073, 078, 084, and 083 LOT SIZE: 143,144 Sq. Ft. ZONING DISTRICT: HB & RB GROUNDWATER OVERLAY DISTRICT: GP-Groundwater Protection RELIEF REQUESTED: Applicants are seeking a Variance pursuant to Section 240- 35F.(2) a Groundwater Protection Overlay District and Section 240-1IA. RB Residential District 1 i I I BACKGROUND The Applicant leases the properties at 95 and 123 Falmouth Road. The properties are used for automotive repair and service and display/sale of cars. The Applicant also leases the properties at 172 and 180 Walton Avenue from the same Lessor. The Applicants were using the two lots on Walton Avenue for display/sale of cars in connection with the business being conducted on the two Falmouth Road lots until the Landlord was served with a Notice of Zoning Violation(s) and Order to Cease, Desist and Abate the use of the Walton Avenue lots (see copy attached as Exhibit 1). The Applicant immediately complied with the Cease, Desist and Abate order. The Applicant then had a Site Plan prepared showing the existing business use at 95 and 123 Falmouth Road and showing the lots at 172 and 180 Walton Avenue to be added to said use. At the initial Informal Site Plan Review, discussion centered on the problems created by keeping the four lots as separate lots. The lot lines within the perimeter of the four parcels created a need for variances for setbacks. It was suggested that the four parcels be combined as one and zoning relief be requested to add the 172 and 180 Walton Avenue lots to the use. Attached hereto as Exhibit 2 is a copy of the Site Plan combining the four lots. ZONING BACKGROUND The lots located at 95 and 123 Falmouth Road are located within the Highway Business Zoning District. The lots located at 172 and 180 Walton Avenue are split zoned in the Highway Business and Residence B Zoning Districts (see copy of Assessors Map 311 attached hereto as Exhibit 3). Section 240-25B.(23) of the HB Business District allows as a principal permitted use retail and wholesale uses. The display/sale of cars is an allowed use in the district. Section 240-6 C (3) of the Zoning Ordinance allows for the extension of a use authorized on the less restricted area of a lot split by a zoning district line up to 30 feet into the more restricted area of the lot. The RB Residential District (Section 240-11 of the Zoning Ordinance) does not allow business uses within the district. The GP Groundwater Protection Overlay District regulations prohibit any use prohibited in the underlying zoning district (see Section 240-35F(2)(a)). 2 ARGUMENT Massachusetts General Laws Chapter 40A § 10 and Section 240-126 of the Zoning Ordinance of the Town of Barnstable authorize the Zoning Board of Appeals to grant a variance from the provisions of the Zoning Ordinance if the Zoning Board"specifically finds that owing to circumstances relating to the soil conditions, shape, or topography of such land or structures and especially affecting such land or structures but not affecting generally the zoning district in which it is located, a literal enforcement of the provisions of the ordinance or by-law would involve substantial hardship, financial or otherwise, to the petitioner or appellant, and that desirable relief may be granted without substantial detriment to the public good and without nullifying or substantially derogating from the intent or purpose of such ordinance or by-law." The HB Business District extends from the sideline of Falmouth Road back 300 feet. Lot lines of properties within the HB District were not taken into consideration. The result is some lots within the HB District were split into two zoning districts. This method of implementation of the HB District lines is the topographical feature especially affecting the lots at 172 and 180 Walton Avenue which does not affect generally the zoning district in which it is located. A literal enforcement of the provisions of the ordinance would involve substantial hardship to the Applicant. Car display/sales is an allowed use in the portions of the lots located in the HB District. The same use is not allowed in the portions of the lots located in the RB Residence District and is therefore also banned by the Groundwater Protection District. The Applicants lease the Walton Avenue parcels. They have to pay to lease the entire parcels, not just the portions of the parcels zoned HB. A literal enforcement of the provisions of the ordinance would create substantial financial hardship for the Applicants. Desirable relief can be granted without substantial detriment to the public good and without nullifying or substantially derogating from the intent or purpose of the ordinance. A large portion of the Walton Avenue properties is located within the HB District which allows the proposed use as a principal permitted use. Section 240-6C(3) of the Zoning Ordinance allows for the extension of the use for display/sale of cars 30 feet into the portions of the lots zoned Residence B. The extension of the use into the Residence B District leaves only a small portion of the property which cannot be used without a variance. The granting of the requested relief for the small portion of the property needing relief would have no detriment to the public good. The relief can be granted without nullifying or substantially derogating from the intent or purpose of the ordinance as the ordinance already allows for the extension of the use into the Residence B District as of right. 3 i CONCLiJSION Based upon the foregoing, I submit to this Board that the Applicant has established that they meet the requirements for the granting of a Variance pursuant to Massachusetts General Laws 40A§10 and Section 240-126 of the Town of Barnstable Zoning Ordinance. We respectfully request that you vote in favor of granting the Applicant a variance to allow the Applicant to use the lots shown at 172 and 180 Walton Avenue for display/sale of cars so that they can combine those lots with the parcels at 95 and 123 Falmouth Road to create one lot as the home campus for Copeland Subaru of Hyannis. Respectfully Submitted, John W. Kenney, Attorney for Bryan Scarpellini/Copeland Subaru of Hyannis 1550 Falmouth Road, Suite 12 Centerville, MA 02632 508-771-9300 E-mail:john@jwkesq.com 4 Exhibit 1 4 Town of Barnstable Budding Department Services Brian Florence,CBO Budding Commissioner MEMBLE 2 Hyannis,MA 02601 { wwwAvaiLbarastablemaus Office:505®562-4038 Fax:508-7 0 Notice of Zoning Violation(s)and Order to Cease, Desist and Abate: Troy Wood and all persons having notice of this order: As property owner of the properties located at 172& 180 Walton Av rs Map 311 Parcel 084 and Map 311 Parcel 093 respectively and known as commercial you are hereby notified that you are in viobdion of the Zoning Ordinance of the Town of Barnstable Chapter 240 Section 25(C)and Chaptcr 240 Section 101(13) and are ORDERED thie daft 1 to:CEASE ARID DESIST°all fimctions associated with the following violation(s)on or at the above mentioned premises: Summary of Violation: On or about 2/23/2021 this office observed a violation of the Zoning Ordinance of the Town of Barnstable Chapter 240 Section 25(C)and Chapter 240 Section 101(B);specifically,property being utilized for business purposes(storage of vehicles)without the required conditional use special permit from the Zoning Board of Appeals and site plan approval by the Building Commissioner. Summary of Action to Abate Violation: In order,to abate this violation and to avoid farther enforcement action by this office,commence immediately upon receipt of this notice the following action:cease use of the properties for business purposes and remove all equipment and materials associated with business. And if aggrieved by this notice and order,to show cause as to why you should not be required to do so,by filing a notice of appeal within thirty days in accordance with Massachusetts General Law 40A Section 1S. By Order, Wr4e9vy L Lauzon Chief Local Inspector (508)8624034 jeffrey.lauzon@town.barnstable.ma.us `J Exhibit 2 LEGEND _ PARKING ZONING SUMMARY ?r a X aa, ps _qaF¢N. MSPIAY SPICES: 210 offLOVEE PAANKG ]5 AECUAID: 143.1 :G: PPOPOST_D: Iv' 'I —t'q— f_,s_ PI HAROCAP SPAC ' 4 VII.LOT SZE 15.0°O S.F. 143.141 SFS 143,1i1 SF.} COSID-m PARXI G, 29 l^L LOT FRU'RAGE 20' 730.79' 730.79' 6i.J vv..=•m g�T u. TOTAL m 20'! Irtl.LOT WOTH TOO, 360• Jsof ! IL'!.FRO'4T SETJAC( 'ZO' 4i.2' 44.2' rH irsi wZ[ VH. _'OE S_( Aa q 10' 229' 2L9' g MT.REAR SE7uAIX 20, IUY 6V{D NG HpCdfT 30' R v:lm Fu VAL LOT COVERACE 3.1 0.4z 14% O �A,zu •40'FRGYT SET9PIX ALONG P001E 22IS �� c"ca S11E-LOCATED tTTTtIHAS T4E%NATURAL S4 PPOTEC11G4 Ot£RIAY)ISTR%CT i+lp1F -Er]STNIO 91E NAS I6f.NATURAL STATE c- p A-= LOCUS MAP VIN. rt n,rrc+r.T. RR n�cm�. p,4'LOT FRO 43.550 EF. SCAE 1'-20004 6 V1'.LOT WDTLI GE 20' O - -`° V N. LOT tr_ 200' ASSE550P5 11PP 311 PPRCIlS A,]d 83 It 04 =c-µR.rcaAu+t; V!L _RE_EEA9 To' wl. REE SET9ACR 1o' / —mcNs pared 114. REAR SEIBAG( 10' IIAfL 6V+l'NC HOCNT 20' I PROPOSER LAND 5C�E 151.56 SLAF NOTES osE 5 1.°pnv¢ va.n I ICY IMro L ,,,A O.-,L��A,T Io 2SZGKw Li V E_VSJ Fhl 1➢T IRS ST.o°Cj'If � S S �I 2 Iw.nw a LLL I>ocscw.n.0'.-:�c vlvrs RQ fl� flJll^!-S A°5 Mq'S TO mxN s:a. 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