4-22-2024 Planning Board Draft Mins (2) 1
Board Members
Stephen Robichaud – Chair Robert Twiss – Vice Chair Tim O’Neill - Clerk Mary Barry Michael Mecenas Raymond Sexton Matthew Teague
Felicia Penn – Town Council Liaison
Planning & Development Dept. Staff Support
Elizabeth Jenkins, AICP, Director
James Kupfer, AICP, Assistant Director
Kaitlyn Maldonado, Senior Planner
Karen Pina – Principal Assistant - karen.herrand@town.barnstable.ma.us
Town of Barnstable
PLANNING BOARD
Minutes
April 22 , 2024
Stephen Robichaud – Chairman Present
Robert Twiss, Vice Chairman Present
Tim O’Neill – Clerk Present
Mary Barry Absent
Michael Mecenas Present
Raymond Sexton Present
Matthew Teague Present
Also in attendance were Planning & Development Staff; James Kupfer, Assistant Director and Karen Pina,
Principal Assistant.
Notice of Recording The meeting will be televised live via Xfinity Channel 8 or high definition Channel 1072.
It may also be accessed via the Government Access Channel live stream on the Town of Barnstable’s website:
http://streaming85.townofbarnstable.us/CablecastPublicSite/watch/1?channel=1
Call to Order Introduction of Board Members
Attendance Roll Call
Ray Sexton
Tim O’Neill
Stephen Robichaud
Bob Twiss
Michael Mecenas
General Public Comment - None
Approval Not Required Plans
Guy Patston has submitted an Approval Not Required Plan entitled “0 Phinney’s Lane, Barnstable
Massachusetts (Parcel located within C-O-M-M & Hyannis Fire Districts) Plan of Land” dated April 12,
2024
Jim Kupfer - there is a note “not a building lot”. Made for conveyance purposes. Does not meet
acreage , this is not for new building lots.
Ray Sexton, confirms
Town of Barnstable
www.town.barnstable.ma.us/PlanningBoard
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Jim Kupfer, converts for future to convey.
Chair Stephen Robichaud entertains a motion to approve/endorse, moved by Ray Sexton to endorse
the plan entitled “0 Phinney’s Lane, Barnstable Massachusetts (Parcel located within C -O-M-M &
Hyannis Fire Districts) Plan of Land” prepared for Guy Patston, prepared by Cape and Islands
Engineering, dated April 12, 2024 as an Approval Not Required Plan and It does not constitute a
subdivision because each of the lots have the minimum required frontage on an existing way having
suitable grades, and adequate construction to provide for the needs of vehicular traffic in relation to
the proposed use and for the installation of municipal services to serve such use or has been labeled
as “not a building lot”; and all materials and conditions of Chapter 801, Article IV Approval Not
Required Plans, have been submitted and are in full compliance, s econded by Tim O’Neill,
Roll Call Vote :
Ray Sexton - aye
Tim O’Neil - aye
Bob Twiss - aye
Mchael Mecenas - aye
Stephen Robichaud - aye
Subdivisions
Preliminary Sub. No. 830. Grander Capital Partners, LLC a/k/a GCP Main LLC has submitted a Preliminary
Subdivision application for review for 201 Main Street, Hyannis, MA, Assessors Map 327 Parcel 150
Jim Kupfer, gives an explanation of the preliminary subdivision submission – purpose to enable applicant
and Board to identify before next step of a definitive plan. The proposed subdivision creates three
residential lots primarily accessed by a new 24’ wide paved dead-e nd road. Each lot having a minimum
lot width greater than the required 30 feet. Waiver being requested by the Applicant. §801-26C(4) –
Dead-end streets shall be constructed all the way to the property line and shall be designed and located
so as to allow them to continue to abutting property.
John McElway in attendance. 1.88 acres, proposing 3 lots and drainage. Lots conform to the zoning in
this area. Will have town water and sewer.
Ray Sexton, any issue with depth of the proposed dead end street?
Capt. Tim Landan from Hyannis Fire Dept. Prevention Division in attendance. Here to get more
information. Don’t see a lot of new subdivisions coming into Hyannis. Holding off on comments at this
time. Confirms that would rely on Fire Dept. fire hydrants being proposed?
Jim Kupfer, none at this time being proposed.
Chair Stephen Robichaud entertains a motion to approve preliminary subdivision 830, moved
by Mi chael Mecenas to continue Preliminary Subdivision Number 830 to May 13, 2024 –
motion is amended – Bob Twiss moves to approve Preliminary Subdivision Plan Number 830,
201 Main Street Preliminary Plan, dated April 9, 2024, by Coastal Engineering Co. with
following findings: Staff Report dated April 17, Pg. 2;
1. The Application for Tentative Approval of Preliminary Plan (Form B) was submitted by Tighe
and Bond, Derek Redgate dated April 9, 2024.
2. The Preliminary Subdivision Plan is shown on the plan entitled “201 Main Street Preliminary
Plan”, dated April 9, 2024, by Coastal Engineering Co..
3. The Applicant has requested a waiver from the Subdivision Rules and Regulations. In
accordance with Section 801.5.(A) the Board may waive strict compliance with these
requirements when, in its judgment, such action is in the public interest and not inconsistent
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with the intent or purposes of the Subdivision Control Law. In accordance with Section
801.5.(A) of the Code of the Town of Barnstable, Waiver Criteria, the Planning Board has made
the following findings:
a) Granting of the waivers requested are in the best interest of the citizens of the Town.
b) The plan is well designed, and in keeping with the general design principles set forth in
Article VI of the Subdivision Rules and Regulations.
c) There is adequate access to the lots for the uses intended thereon.
d) The plan is in keeping with the character of the surrounding area.
Se conded by Mi chael Mecenas,
Roll Call Vote:
Ray Sexton - aye
Tim O’Neill - aye
Bob Twiss - aye
Michael Mecenas - aye
Stephen Robichaud - aye
General Correspondence
Chapter 91 Notice – 40 Hayward Rd., Centerville – Town of Barnstable – Maintenance, Centerville River
Staff Updates
Jim Kupfer - LCPC met in several other villages. Going to Osterville Wed night. Also W est Barnstable
April 29th and finish on April 30th, at the A dult Community Center and will meet up to get all comments
reviewed.
Weekly Recap
Jim Kupfer – Planning Dept. has been busy setting up for Marston Mills School re use master plan at
Liberty Hall in Marston Mills also Zoom link available. Site walk at old school – early public comment for
future. Climate risk assessment from the state to focus on sea level rise, flooding. Talks about town as a
whole and also working on Harbor master plan. Wood s Hole group working with as well for Harbor.
Public meeting in middle to late May. Osterville playground committee, draft plan for future site at 99
West Bay Rd. will be presented to the public for feedback.
Ray Sexton – progress of affordable/attainable housing. Making some headway. Are any affordable
units available in back of Home Depot?
Jim Kupfer, yes, 13%.
Ray Sexton, have more in pipeline, good to keep updated.
Chair Stephen Robichaud, got update with the trust from CPC, possibly make the presentation, maybe
schedule for a future meeting? Town Council has initiated a sub committee for housing.
Tim O’Neill, form based code, is P lanning Board keeping track overall?
Jim Kupfer, yes, we have since 2017, multi family residential report updated monthly. 191 total units
being reviewed for permitting, beginning initial review. Some approved prior to new zoning.
Tim O’Neill, does include by right as well?
Jim Kupfer, yes take from Site Plan review committee, any multi family comes throu gh Site Plan review.
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Matters Not Reasonably Anticipated by the Chair
Future Meetings: May 13th and June 10th 2024 @ 7:00 p.m.
Adjournment
Chair Stephen Robichaud entertains a motion to adjourn, moved by Bob Twiss,
Roll Call Vote :
Ray Sexton - aye
Tim O’Neill - aye
Bob Twiss - aye
Michael Mecenas - aye
Stephen Robichaud - aye
Th e meeting adjourned at 7:27 p .m.
Respectfully Submitted
Karen Pina, Principal
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