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8. Directly abutting the Trustee's property on the east is the subject property at 228 <br /> Wading Place Road, Mashpee ("Property"). <br /> 9. The Property has an area of 25,000 square feet and is improved with a modest single- <br /> story one-bedroom cottage that is approximately 1,813 square feet in size, including <br /> a 280 square foot enclosed porch, a 500 square foot outdoor deck, and a 360 square <br /> foot shed. <br /> 10. The Property is situated in the R-3 Residential Zoning District and in the <br /> Popponesset Overlay District. <br /> 11. Located on and adjacent to the Property are several wetlands resources including <br /> coastal beach, coastal bank, coastal dune, and land subject to coastal storm flowage. <br /> 12. The Property is also located within flood zones and velocity zones (AE and VE). <br /> 13. On or about December 21, 2020, the Petitioner filed an application with the Board <br /> requesting a special permit under § 174-17.1 of the Mashpee Zoning Bylaw seeking <br /> permission to raze the existing single-family dwelling and to construct a new <br /> dwelling. <br /> 14. Section §174-17.1 of the Mashpee Zoning Bylaw provides as follows. <br /> No pre-existing, non-conforming single or two (2) family <br /> dwelling structures shall be torn down and rebuilt on any lot <br /> unless there is an issuance of a Special Permit from the Zoning <br /> Board of Appeals. Such a Special Permit may be granted only if <br /> the Zoning Board of Appeals finds that any changes, extensions, <br /> alterations or reconstruction of the pre-existing nonconformities <br /> are not substantially more detrimental than exists prior to <br /> removal of the existing structure and that there is adequate land <br /> 4 <br />