Call to Order - Introduction of Board Members
02:22Notice of Recording This meeting of the Zoning Board of Appeals is being recorded and broadcast on the Town of Barnstable’s Government Access Channel. In accordance with MGL Chapter 30A §20, I must inquire whether anyone is recording this meeting and if so, to please make their presence known.
02:42Appeal No. 2024-039 25 Falmouth Rd, LLC 25 Falmouth Road LLC has filed an Appeal of an Administrative Official’s Decision in accordance with M.G.L. Chapter 40A Sections 7, 8, and 15 and Section 240-88 of the Barnstable Zoning Ordinance. The Appellant is appealing the Decision of the Building Commissioner in issuing Building Permit BLDC 22-227, dated September 17, 2024. The permit was initially denied pending the receipt of a narrative to explain the expansion of the mechanical bays on the property. The Appellant’s position is that the permit fails to take into account evidence and documentation from the town records and files, which conflict with the determination to issue the Building Permit. The subject property is located at 95 Falmouth Road, Hyannis, MA as shown on Assessor’s Map 311 as Parcel 073. It is located in the Highway Business (HB) and Residence B (RB) Zoning Districts. Continued from November 13, 2024, January 8, 2025, February 12, 2025, April 9, 2025 and October 22, 2025. Members assigned: Dewey, Bodensiek, Pinard, Webb, Alves.
03:12Appeal No. 2024-040 25 Falmouth Rd, LLC 25 Falmouth Road LLC has filed an Appeal of an Administrative Official’s Decision in accordance with M.G.L. Chapter 40A Sections 7, 8, and 15 and Section 240-88 of the Barnstable Zoning Ordinance. The Appellant is appealing the Decision of the Building Commissioner in a letter dated September 4, 2024. The Appellant believes that the determination fails to take into account evidence and documentation from the town records and files, which conflict with the determination and do not address the concerns raised as set forth in the Appellant’s enforcement letters and correspondence. The subject property is located at 95 Falmouth Road and 123 Falmouth Road, Hyannis, MA as shown on Assessor’s Map 311, Parcels 073 and 078. Lots are located in the Highway Business (HB) and Residence B (RB) Zoning Districts. Continued from November 13, 2024, January 8, 2025, February 12, 2025, April 9, 2025, and October 22, 2025. Members assigned: Dewey, Bodensiek, Pinard, Webb, Alves.
04:48Appeal No. 2025-032 WS Landing at Hyannis LLC WS Landing at Hyannis LLC has petitioned for a Variance pursuant to Section 240-65 J. Drive Up Menu Board, Quantity and Area. The Applicant seeks to install 2 signs for a drive-through window, including an approximately 35 sq. ft. menu board sign and an approximately 1.25 sq. ft. sign on the menu speaker board. The subject property is located at 790 Iyannough Road, Hyannis, MA as shown on Assessor’s Map 311 as Parcel 092. It is located in the Highway Business (HB) and the Business (B) Zoning Districts. Continued from November 12, 2025. Members assigned Dewey, Bodensiek, Alves, Hurwitz, Pittenger.
01:17:46Appeal No. 2025-035 Ashley Manor LLC Ashley Manor LLC has applied for a Special Permit pursuant to Section 240-11 C. (6) Condition Uses in the RB, RD-1, and RF-2 Districts – Bed and Breakfast. The Applicant is seeking to change the use from group home to owner-occupied bed and breakfast. The subject property is located at 3660 Main Street, Barnstable, MA as shown on Assessor’s Map 317 as Parcel 021-001. It is located in the Residence F-2 (RF-2) Zoning District.
01:19:32Appeal No. 2025-036 Sullivan William and Susan Sullivan have applied for a Modification of Special Permit No. 2006-076 pursuant to Section 240-91 H. Developed Lot Protection; Demolition/Rebuilding on a Nonconforming Lot. The Applicants are seeking modifications to approve the conversion of the existing barn into a garage with finished office, remove the existing deck and construct a 395 sq. ft. swim spa and a 23’ x 27’ patio, and revise and update lot area, lot coverage, setbacks, floor areas, and floor area ratios per engineer’s plan. The subject property is located at 990 Main Street, Cotuit, MA as shown on Assessor’s Map 034 as Parcel 034. It is located in the Residence F (RF) Zoning District.
01:44:40Correspondence • Cape Cod Commission MEMBER Workshop, 11/20/25 @ 1:00 p.m., Cape Cod Commission Office, 3225 Main Street, Barnstable • Cape Cod Commission Meeting, 11/20/25 @ 3:00 p.m., Mary Pat Flynn Conference Room, 3195 Main Street, Barnstable • Technical Bulletins Hearing, 12/4/25 @ 3:00, Virtual • Wychmere Beach Club Hotel Redevelopment, 12/16/25, @ 5:00 p.m., Harwich Community Center, 100 Oak Street, Harwich, MA 02645 • Cape Cod Commission Meeting, Thursday, December 4, 2025 – Online • Pound Pond Mitigation Hearing, Thursday, December 18, 2025 – Hybrid • Barnstable LCP Hearing, Thursday, December 18, 2025 – Hybrid • Executive Committee Meeting Agenda on Thursday, December 4, 2025 at 2:00 p.m.
02:26:21Upcoming Hearings January 14, 2026 (in person), January 28, 2026 (remote), February 11, 2026 (in person
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