HomeMy WebLinkAbout2-13-2023 - Planning Board Draft Mins (2) 1
Board Members
Stephen Robichaud – Chair Robert Twiss – Vice Chair Tim O’Neill - Clerk Mary Barry Steven Costello Michael Mecenas Raymond Sexton
Mathew Levesque – Town Council Liaison
Planning & Development Dept. Staff Support
Elizabeth Jenkins, AICP, Director
Kaitlyn Maldonado, Assistant Director
James Kupfer, AICP, Senior Planner
Karen Herrand – Principal Assistant - karen.herrand@town.barnstable.ma.us
Town of Barnstable
PLANNING BOARD
Minutes
February 13, 2023
Stephen Robichaud – Chairman Present
Robert Twiss, Vice Chairman Present
Tim O’Neill – Clerk Present
Mary Barry Absent
Steven Costello Present
Michael Mecenas Present
Raymond Sexton Absent
Also in attendance via remote participation were Planning & Development Staff; Elizabeth Jenkins, Director,
Kate Maldonado, Assistant Director, James Kupfer, Senior Planner and Karen Herrand, Principal Assistant.
The Planning Board’s Public Hearing will be held at 7:00 p.m. by remote participation methods.
Alternative public access to this meeting shall be provided in the following manner:
1. The meeting will be televised via Channel 18 and may be viewed via the Channel 18 website at
http://streaming85.townofbarnstable.us/CablecastPublicSite/
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/82889357506
Phone: 888 475 4499 US Toll-free Meeting ID: 828 8935 7506
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.
Application materials may be accessed by contacting Karen.herrand@town.barnstable.ma.us or calling
508-862-4064.
Call to Order Introduction of Board Members and Staff Members
Town of Barnstable
www.town.barnstable.ma.us/PlanningBoard
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Attendance Roll Call
Bob Twiss
Tim O’Neill
Steven Costello
Michael Mecenas
Stephen Robichaud
Notice of Recording This meeting is being recorded and broadcast on Channel 18 and in accordance
with MGL Chapter 30A §20. The Chair must inquire whether anyone else is taping this meeting and to
please make their presence known.
Public Comment: General Public Comment
Laura Cronin in attendance. Would like Planning Board meetings to be live/in person. Important items.
Made comment at Town Council. All public should be able to have access.
Chair Stephen Robichaud will address later in the meeting at “Matters Not Reasonably Anticipated”
Regulatory Agreements:
Shoestring Properties, LLC seeks to enter into a Regulatory Agreement with the Town of Barnstable to
construct thirty-four (34) condominium units in two (2) buildings with associated improvements at 110
School Street and 115 School Street, Hyannis. The redevelopment consists of twenty-two (22) 3-
bedroom units and twelve (12) 2-bedroom units. A total of 70 parking spaces will be provided. (Majority
of members present and voting) continued from August 8, 2022, in order to form a sub committee and
continued from September 26, 2022, October 3, 2022, October 24, 2022, November 14, 2022, December
12, 2022 and January 23, 2023 (majority of members present and voting)
Chair Stephen Robichaud comments that some Board members are not here tonight and will not be at
next meeting either. Possibly vote on March 13th meeting so all of Board in attendance.
Attorney John Kenney in attendance. Dan Ojala, Stuart Bornstein. Geinapp Architects, all in attendance.
Nothing major changed in the draft, some minor issues addressing comments at last meeting, public
comment and addressing of. Full Board?
Chair Stephen Robichaud, March 13th if we have at least a minimum for a quorum. March 13th, should
have full Board.
Chair Stephen Robichaud, asks for new public comment only please.
Marie LeBlanc in attendance. What were the minor changes to the draft?
Jim Kupfer, inserted more specification for permitted uses, density and traffic. Downtown
implementation of regulatory agreement district/area. Existing conditions description – parking
lot/vacant lot. Documents required. Language for DPW engineer having more authority
installation/completion. More detail for affordable housing/aspects of, timing of. Extension
requirement for approvals, construction.
Attorney Kenney, affordable units has changed to 2 being at 65% of AMI. Language clarifications. More
specific of what is required from the Applicant.
Attorney David Lawler in attendance, asks about procedure of public comment and the Applicant
speaking. Concerns with changes being made. Will there be public comment at next meeting?
Chair Stephen Robichaud, no significant changes are coming from the Applicant.
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Attorney Kenney agrees, changes mostly were from Town Staff and have been on Town website. After
public comment, can respond as such.
Steven Costello, keep public hearing in open status, until all meet again. Vote on March 13th, so why not
keep it open.
Public comment
Cheryl Powell in attendance. Coming back to HHDC? Is this still a possibility?
Chair Stephen Robichaud states this waiver is in the draft regulatory agreement.
Cheryl Powell – feels should come back to HHDC. This is significantly different from what was seen by
the Commission previously.
Laura Cronin in attendance. Public comment should be extended to March 13th meeting.
Marie LeBlanc in attendance. How far is the Board from doing a vote?
Chair Stephen Robichaud, yes, we are ready for a vote. We need to move through the process. Have to
get a full Board.
Elizabeth Wurfbain, Executive Director of Main Street Business Improvement District (BID) in
attendance. Has re sent first letter and they are in support and commend the Applicant for coming back
with a better style. Appreciate efforts and all about height and density. Want to create a vibrant and
walkable downtown in Hyannis.
Felicia Penn in attendance. Project is too big, to dense, to high. Not enough public benefits.
This is 177 % higher than is allowed. No landscape buffers. The waivers would conflict with what Town
Council has approved for zoning. Full time caretaker not in language. This is not a good precedent.
Make this project comply. Keep public comment open.
Attorney Kenney. This is repetitive public comment.
Paul Grover in attendance. Real Estate broker. Downtown Hyannis and the BID, thinks project is in line
with Hyannis and what is needed. Has gotten positive feedback from others.
Roberta Mauch in attendance. How long has the Dockside been a restaurant? This is the best view of
Hyannis Harbor. People upset that the Dockside is closing. This view should not be privatized. Public
should be able to enjoy this view. Opposed.
Marty Riley in attendance. Previously represented the Applicant. Applicant has made good changes to
the original plan. This is positive for Hyannis and Hyannis Harbor. Good for this and affordable housing.
Good transformation that will bring many positive benefits. Tremendous improvement to what is there
now. A lot of homelessness in the area. A lot of new tax revenue for the Town. In support as a private
citizen.
Attorney David Lawler. New zoning was passed. Height concerns. This is inconsistent. This is the
highest point at the Harbor. Other things could be placed here, not a 4 story building. Construction
moratorium during the summer months should be addressed. Leaving public comment open until
March 13th.
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Attorney Kenney – Affordable housing has been upped to 5, 3 bedroom units. Traffic concerns were
addressed. Restaurant/Dockside no issues. Tugboats project, building is coming down, this is private
property. New sidewalks. Review of heights in the area. Minimal parcels available for redevelopment
in the area. We keep hearing the same repetitive comments.
Bob Twiss – reviewed last meeting video. Will have comments at the time of the vote.
Steven Costello – at a point to vote. Spent a lot of time and have been very thorough. Need a vote on
March 13th.
Tim O’Neill – time to move this.
Michael Mecenas – ok with all information.
Chair Stephen Robichaud entertains a motion to continue to March 13th, 2023, moved by Steven
Costello, seconded by Bob Twiss,
Roll Call Vote:
Bob Twiss - aye
Tim O’Neill - aye
Steven Costello - aye
Michael Mecenas - aye
Stephen Robichaud - aye
Subdivisions:
William Eagan has submitted an application for a Definitive Subdivision at Old Stage Road and Parker
Lane, West Barnstable, MA, Subdivision No. 827. The plan for this subdivision is entitled “Definitive
Subdivision Plan of Land on Old Stage Road and Parker Lane in Barnstable, MA”, prepared for William
Eagan, prepared by Gallagher Engineering dated October 26, 2022. The subject properties are shown on
Assessors Map 152 Parcel 005 and Map 152 Parcel 009
Motion made by Bob Twiss to open the Public Hearing, seconded by Tim O’Neill,
Roll Call Vote:
Tim O’Neill – aye
Bob Twiss - aye
Steven Costello - aye
Michael Mecenas - aye
Stephen Robichaud - aye
Motion made by Bob Twiss to continue the hearing for Definitive Subdivision at Old Stage Road and
Parker Lane, West Barnstable, MA, Subdivision No. 827 to February 27, 2023, at 7 p.m. via Zoom,
seconded by Michael Mecenas,
Roll Call Vote:
Bob Twiss - aye
Tim O’Neill - aye
Steven Costello - aye
Michael Mecenas - aye
Stephen Robichaud - aye
Staff Updates
Local Comprehensive Plan
Kate Maldonado gives update. Workshop, bringing together all of Phase I, key trends, working with
consulting team. Themes and trends. Vision for next 10 or so years. Reflecting on the values. Virtual
Feb. 28th, from 12 to 1:15 and in person, March 1, 5 to 7 p.m. this will be a friendly family participation.
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Activities for children so parents can come and learn more. Preregister for either meeting. Press
release very shortly and available on the website LCP.com
Correspondence
Chptr 91 – 153 Sea View Ave., Ost – McWilliams – stone revetment
Chptr 91 – 332 Wheeler Rd., Marstons Mills – Allen - pier
Chptr 91 – 24 Flume Ave, Marstons Mills – Matskevich/Pier
Chair Stephen Robichaud has stated to leave the 24 Flume Ave Chapter 91 item on the Agenda for next
Planning Board meeting Feb. 27th2023.
Jim Kupfer explains – Chapter 91 applications/notices go before Conservation. There was an update to
the regulation for Planning Board to review these, Planning Board may provide public comment, have 45
days to weigh in. Have had correspondence with some public concerns. Have discussion at next regular
Planning Board meeting, can invite the applicant and persons of interest. 11 standards that have to be
met. Can have conservation weigh in as well with their comments. Individual license possible.
Steven Costello – did Conservation also be asked to weigh in?
Jim Kupfer, Conservation has issued order of conditions, but can provide Planning Board with thoughts
and review of application. Will add to Feb. 27th Agenda.
Matters Not Reasonably Anticipated by the Chair
Chair Stephen Robichaud – Board had a consensus to stay virtual. We will revisit in March. Will try to
get back to in person. Virtual on February 27th and March 13th. Return on March 27th as a permanent
return to in person meeting.
Bob Twiss would like hybrid. Is ok with in person. Hard to get all members in around this time of year.
LCP meetings are in person. Do get a high volume of public input through Zoom, public does get access.
In person will not allow as many.
Tim O’Neill, would prefer hybrid permanently. A lot more public engagement with the Zoom calls from
general public. Benefit with complicated matters to be in person. Other towns allow with a more
hybrid availability.
Steven Costello, amount of participation has increased dramatically with the Zoom/remote meetings.
Some people may find technology hard. Staff has given so much for and to get information and
availability of.
Michael Mecenas, in person and Zoom, flexibility is important. Both and depending on the matter/case.
Matt Levesque, Town Councuil Liaison, participation at Town Council is very valuable. Hybrid, does have
more room for error. Limited in ability and amount of hours to make these meetings happen. Remote
is good for availability.
Approval of Minutes
January 23, 2023, draft minutes
Chair Stephen Robichaud entertains a motion to approve the draft minutes of January 23, 2023,
moved by Steven Costello, seconded by Michael Mecenas,
Roll Call Vote
Bob Twiss – aye
Tim O’Neill - aye
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Steven Costello - aye
Michael Mecenas – aye
Stephen Robichaud – aye
Future Meetings: February 27th and March 13, 2023, @ 7:00 p.m.
Adjournment
Chair Stephen Robichaud entertains a motion to adjourn, moved by Bob Twiss, seconded by Steven
Costello,
Roll Call Vote:
Bob Twiss - aye
Tim O’Neill - aye
Steven Costello - aye
Michael Mecenas - aye
Stephen Robichaud - aye
The meeting adjourned at 8:24 p.m.
Respectfully Submitted
Karen Herrand, Principal Assistant, Planning & Development
Further detail may be obtained by viewing the video via Channel 18 on demand at
http://www.town.barnstable.ma.us