Memo 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
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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)).
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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.
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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
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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
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Exhibit 2
LEGEND
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