HomeMy WebLinkAboutSR-2024-013 Cape Cod Hospital 27 Park St HY Signage Variance
Town of Barnstable
Planning and Development Department
Elizabeth Jenkins, Director
Staff Report
Variance No. 2024-013 – Cape Cod Hospital
Section 240-64 Signs in Downtown Hospital District
To allow three Identification/Wayfinding Signs on the new 4-story Barbey Pavilion
Date: April 23, 2024
To: Zoning Board of Appeals
From: Anna Brigham, Principal Planner
Petitioner: Cape Cod Hospital
Property Location: 27 Park Street, Hyannis, MA
Assessor's Map/Parcel: 342/001 and 039
Zoning: Downtown Hospital (DH) District
Filed: April 1, 2024 Hearing: May 8, 2024 Decision Due: July 11, 2024
Copy of Public Notice
Cape Cod Hospital has petitioned for a Variance pursuant to Section 240-64 Signs in Downtown
Hospital District. The Petitioner proposes 3 identification/wayfinding signs on the new 4-story
Barbey Pavilion under construction at the Cape Cod Hospital. The proposed signs exceed the
maximum sign quantity, sign area, height above ground, and are proposed to be illuminated with
an LED sign light strip. The subject property is located at 27 Park Street, Hyannis, MA as shown on
Assessor’s Map 342 as Parcels 001 and 039. It is located in the Downtown Hospital (DH) Zoning
District.
Background
The subject property is a 12.51-acre lot with frontage on Lewis Bay Road, Gleason Street, Willow
Street, Quinlan Way, Jeffrey Way and Park Street in Hyannis and Bay View Street in Yarmouth,
MA. The lot contains multiple parking areas, and the hospital building contains hundreds of
thousands of square feet of hospital space with numerous public entrances depending on the care
needed or service provided.
In 2022, the Hospital sought and received land use permits for the Barbey Pavilion project which is
currently under construction on the south-west side of the hospital. The Barbey Pavilion consists
of four patient floors and approximately 137,000 square feet. The project also includes upgrading
Hospital infrastructure, added parking areas, new stormwater management areas and additional
plantings and landscaping.
The property has the benefit of previous Zoning Board of Appeals actions:
Special Permit No. 1962-031 for construction of a nursing home.
Special Permit No. 1963-015 for construction of professional office.
Special Permit No. 1965-001 for construction of a nursing home.
Variance No. 1975-005 for construction of buildings in excess of allowed percentage of lot
coverage.
Variance No. 1991-043 for addition and expansion of accessory structure (parking).
Development of Regional Impact (DRI), Cape Cod Commission, 2019 for Tower
Town of Barnstable Planning and Development Department Staff Report
Appeal 2024-013 – Cape Cod Hospital
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Development of Regional Impact (DRI), Cape Cod Commission, 2022 for expansion for Barbey
Pavilion.
Proposal & Relief Requested
Cape Cod Hospital has petitioned for a Variance pursuant to Section 240-64 Signs in Downtown
Hospital District. The Petitioner proposes 3 identification/wayfinding signs on the new 4-story
Barbey Pavilion under construction at the Cape Cod Hospital. The proposed signs exceed the
maximum sign quantity, sign area, height above ground, and are proposed to be illuminated with
an LED sign light strip. The subject property is located at 27 Park Street, Hyannis, MA. The
proposed signs include:
• On the west elevation, the proposed sign identifies Cape Cod Hospital and the
Barbey Pavilion and will be 120 square feet. The center of the sign will be 49 feet
above ground.
• On the south elevation, the proposed sign will be 40.5 square feet and will provide
signage to the entrance to the Davenport-Mugar Cancer Center.
• On the west elevation that book-ends the main arrival at the Hospital, will be 69.5
square feet and will provide signage to the main entrance of the Barbey Pavilion.
Variance Findings
The statutory requirement of MGL Chapter 40A, Section 10 for granting a variance is a three-prong
test. The Board is required to find that each of the following three requirements has been met in
order to consider granting the variance:
1. owing to circumstances related to 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;
2. a literal enforcement of the provisions of the zoning ordinance would involve
substantial hardship, financial or otherwise to the petitioner; and
3. desirable relief may be granted without substantial detriment to the public good and
without nullifying or substantially derogating from the intent or purpose of the zoning
ordinance.
An application for a variance that has met all three requirements “does not confer … any legal right
to a variance.” The Board still has the discretionary power to grant or not to grant the variance.
Suggested Variance Conditions
Should the Board find to grant the Variance, it may wish to consider the following conditions:
1. Variance No. 2024-013 is granted to Cape Cod Hospital pursuant to Section 240-64 Signs in
Downtown Hospital District to install 3 identification/wayfinding signs on the new 4-story Barbey
Pavilion under construction at the Cape Cod Hospital that exceed the maximum sign quantity,
sign area, height above ground, and are proposed to be illuminated with an LED sign light strip
at 27 Park Street, Hyannis, MA.
2. The proposed signage shall be constructed in substantial conformance with the plan entitled
“Cape Cod Hospital Building Signage” by Medcom Architectural Group.
3. This 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 issuance of a Sign Permit. The rights authorized by this Variance must be
exercised within one year, unless extended.
Town of Barnstable Planning and Development Department Staff Report
Appeal 2024-013 – Cape Cod Hospital
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Copies: Applicant (Attorney Liza Cox, Nutter, McClennen & Fish)
Attachments: Application
Signage Plans