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HomeMy WebLinkAboutSR - SP 160 Bassett LaneTown of Barnstable Planning & Development Department Staff Report Special Permit Application No. 2024-02 Independence House Inc 160 Bassett Lane, Hyannis, MA Date: September 19, 2024 To: Stephen Robichaud, Chair, Planning Board From: Planning & Development Department Staff Applicant: Independence House Inc. Property Address: 160 Bassett lane, Hyannis Assessor’s Map/Parcel: 309/232 Zoning District: Downtown Hyannis Village, Aquifer Protect Overlay District Background and Relief Requested The Owner Independence House Inc proposes to construct a new principal building at 160 Bassett Lane, Hyannis. The property is in the Downtown Hyannis Village and Aquifer Protection Overlay District. The Owner seeks a Special Permit pursuant to Section 240-24.1.7, Façade Buildout Requirements which requires a minimum of 80 percent façade buildout where 77.45 percent is proposed. Relief may be granted by Special Permit if the Planning Board determines that the issuance of a Special Permit is consistent with the Design and Infrastructure Plan. Other Approvals The Owner filed an application for Site Plan Review. The August 20, 2024 Site Plan Review Letter indicated relief was necessary from the Planning Board. Due to the request for zoning relief, the Building Commissioner shall require Formal Site Plan review and may conditioned the approval on the receipt of a special permit from the Planning Board among other conditions. Staff Comments The Applicant seeks to add a new principal structure within the existing campus of Independence House. Multiple principal structures are allowed in the Downtown Village District. In the Board’s discretion to approve or deny a special permit authorizing relief, the Planning Board must find the issuance of the special permit is consistent with the design and infrastructure plan. Decision If the Board needs additional information for consideration the Board may make a motion to continue SP 2024-02 160 Bassett Lane to October 28, 2024 at 7:00 PM. If the Board has exhausted their review the Board may close the hearing. After Board deliberation a motion may be made: To (approve, approve with conditions, or disapprove) Special Permit 2024-02 160 Bassett Lane. Prior to second please list applicable findings. If with conditions please reference the conditions prior to the second. Planning & Development Staff Report Special Permit No. 2024-02 – 160 Bassett Lane 2 Draft Findings 1. The property location is 160 Bassett Lane, Hyannis, MA, Hyannis is shown on Assessor’s Map 309 Parcel 232 in the Downtown Village Zoning District and Aquifer Protection Overlay District. 2. The Applicant/Owner, Independence House, Inc seeks a Special Permit pursuant to Section 240- 24.1.7, Façade Buildout Requirements which requires a minimum of 80 percent façade buildout where 77.45 percent is proposed by Special Permit. 3. The Planning Board finds that the despite the requested relief the issuance of the Special Permit is consistent with the Design and Infrastructure Plan and that the development meets the following criteria: a. Provide driveway interconnections between adjacent properties where feasible to avoid short trips and conflicts on the main road. b. Provide shared driveways where feasible. c. Reduce impervious surface and improve perimeter landscaping and stormwater management. d. No parking area shall be designed such that parking is within the required front yard setback. 4. The application falls within a category specifically excepted in the ordinance for a grant of a Special Permit. Section 240-24.1.7, Façade Buildout Requirements allows the Planning Board to grant the dimensional relief by Special Permit. 5. After an evaluation of all the evidence presented, the proposal fulfills the spirit and intent of the zoning ordinance and would not represent a substantial detriment to the public good or the neighborhood affected. 6. A Site Plan has been reviewed and approved by the Site Plan Review Committee. The conditions of Informal and Formal Site Plan Review shall be incorporated by reference as conditions of this Special Permit. Draft Conditions Should the Board find to grant the Special Permit for the requested relief, it may wish to consider the following conditions: 1. The relief granted shall be substantially in conformance with the record plans entitled “Proposed Office Building” dated July 19, 2024, prepared for Independence House, Inc., by Bracken Engineering, Inc. 2. This Special Permit shall apply to 160 Bassett Lane, Hyannis, MA, Applicant Independence House, Inc., Map 309 Parcel 232. 3. This Special Permit shall allow a façade buildout of 77.45 percent. 4. Site Plan Review conditions of approval are hereby incorporated into this Decision. Planning & Development Staff Report Special Permit No. 2024-02 – 160 Bassett Lane 3 5. The proposed redevelopment shall represent full build-out of the lots. Further expansion of the structures is prohibited without prior approval from the Board. 6. This Decision shall be recorded at the Barnstable County Registry of Deeds and copies submitted to the Planning Board and Building Division prior to the issuance of any building permit and commencement of use. 7. The rights of this Special Permit must be exercised within 2 years from the date it is filed with the Town Clerk’s Office.