The URL can be used to link to this page

Home My WebLink AboutSR-2023-013 Simpson 531 South Main St CENT Mod of SP Town of Barnstable Planning and Development Department Elizabeth Jenkins, Director Staff Report Special Permit No. 2023-013 – Simpson, Trustee Modification of Special Permit No. 2021-065 To modify Special Permit No. 2021-065 to allow site changes from the approved plan Date: June 27, 2023 To: Zoning Board of Appeals From: Anna Brigham, Principal Planner Applicant: Terry L. Simpson, Trustee of the Blumist Trust Property Address: 531 South Main Street, Centerville, MA Assessor's Map/Parcel: 206/069 Zoning: Craigville Beach District (CBD) Centerville River North Bank (CRNB) Filed: June 1, 2023 Hearing: July 12, 2023 Decision Due: September 9, 2023 Copy of Public Notice Terry L. Simpson has applied to modify Special Permit No. 2021-065 to allow for certain site alterations. The Applicant proposes to increase the size of the pool cabana by 250 square feet (from 1,542 square feet to 1,792 square feet), add 128 square feet to the rear deck, and modify a portion of the paved driveway to gravel. The subject property is located at 531 South Main Street, Centerville, MA as shown on Assessor’s Map 206 as Parcel 069. It is located in the Craigville Beach District (CBD) and the Centerville River North Bank (CRNB) Overlay Zoning District. Background The subject property is a 0.93 +/- acre lot located on South Main Street with marshes to the rear. According to the Assessors Records, the lot is improved with a residential dwelling with five - bedrooms, containing 2,932 square feet of living area (5,929 gross square feet) and constructed in 1850. The lot is partially located in the FEMA AE 100-year flood Zone and the 2% Annual Chance of Flood. At the hearing on January 12, 2022, the Board unanimously granted Special Permit 2021-065, a request to remodel the dwelling and garage with an apartment to include replacing windows and roofing, re-siding shingles, interior work, and increase floor area with covered porches. The property is within the Craigville Beach District, an area designated by t he Cape Cod Commission as a District of Critical Planning Concern (DCPC). The Craigville Beach DCPC was initiated by village residents concerned with the changing character of the area and adverse impacts to the Centerville River. The DCPC addresses issues related to natural and ecological resources; cultural, historic and architectural resources; natural hazards; wastewater management; and waterfront management. The regulations contained in Section 240-131 are the adopted DCPC implementing regulations. These implementing regulations are the means by which all development is regulated within the district; grandfathering provisions and/or nonconforming rights conferred by M.G.L. Chapter 40A do not apply within the Craigville Beach District. Proposal & Relief Requested Terry L. Simpson has applied to modify Special Permit No. 2021-065 to allow for certain site alterations. The Applicant proposes to increase the size of the pool cabana by 250 square feet (from 1,542 square feet to 1,792 square feet), add 128 square feet to the rear deck, and modify a portion of the paved driveway to gravel. The subject property is located at 531 South Main Street, Town of Barnstable Planning and Development Department Staff Report Special Permit No. 2023-013 – Simpson, Trustee 2 Centerville, MA as shown on Assessor’s Map 206 as Parcel 069. It is located in the Craigville Beach. Proposed Special Permit Findings For all Special Permits, the Board is required to make general findings pursuant to § 240-125(C). The Board should review the evidence presented by the Applicant, staff, and members of the public and, after weighing such evidence, is encouraged to articulate if and how the evidence contributes to each of the required findings. Suggested findings are as follows:  Whether or not the application falls within the category specifically excepted by this chapter.  An evaluation of all the evidence presented at the public hearing by the petitioner and interested parties as it relates to the fulfillment of the spirit and intent of this chapter without substantial detriment to the public good or the neighborhood affected. Further, §240-131.4 of the Craigville Beach DCPC ordinance states that in granting a special permit, the Board shall find that:  The proposed alteration/expansions are not substantially more detrimental to the environment, community and/or historic character of the neighborhood than the existing building or structure. This proposal is consistent with the purpose and intent of the Craigville Beach District, which is to guide development pursuant to the Guidelines of Barnstable County Ordinance 09-10 to ensure that development and redevelopment meets the following standards:  Contributes to and respects the character and historic development patterns of the area and minimizes inconsistent redevelopment impacts to the historic and community character resources in this area.  Protects and preserves scenic views and vistas and ways to the water.  Protects and improves natural resources, including but not limited to the barrier beach and groundwater and coastal water quality and minimizes development and redevelopment impacts to the natural resources and ecosystems in this district.  Protects human life and property from the hazards of periodic flooding.  Preserves the natural flood control characteristics and the flood control function of the floodplain. This proposal is consistent with the general performance standards and design guidelines Centerville River North Bank neighborhood as follows:  The subject structure is not within a FEMA designated flood zone. Suggested Conditions Should the Board find to grant Special Permit 2023-013, the modification of Special Permit No. 2021-065, it may wish to consider the following conditions: 1. Special Permit No. 2023-013 is granted to Terry L. Simpson, Trustee of the Blumist Trust, to modify Special Permit No. 2021-065 to allow for certain site alterations. The Applicant seeks to increase the size of the pool cabana by 250 square feet (from 1,542 square feet to 1,792 square feet), add 128 square feet to the rear deck, and modify a portion of the paved driveway to gravel at 531 South Main Street, Centerville, MA. Town of Barnstable Planning and Development Department Staff Report Special Permit No. 2023-013 – Simpson, Trustee 3 2. Special Permit No. 2021-065 has been modified to grant the alterations to the site as proposed. All other conditions shall remain in full force and effect. 3. The site development shall be constructed in substantial conformance with the plan entitled “Site Plan Proposed Improvements of 531 South Main Street Barnstable (Centerville) Mass” by Sullivan Engineering & Consulting, Inc. dated October 15, 2021 with a last revision date of May 31, 2023. 4. The proposed development shall represent full build-out of the lot. Further site changes are prohibited without prior approval from the Board. 5. All mechanical equipment associated with the dwelling (air conditioners, electric generators, etc.) shall be screened from neighboring homes and the public right-of-way. 6. The 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 the issuance of a building permit. The rights authorized by this special permit must be exercised within two years, unless extended. Copies: Applicant (c/o Attorney Ted Shilling) Attachments: Application Plans Special Permit No. 2021-065