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", . _"71"I- I'll',I�',tt;',,,,��-�­ f , ��, �"� �, 1, I"- ,f,'',�"'�,,i: ,if,f�j�'�'L�;:'_' , I- * , _i_,4;t,-,i I, ,� , , pi­,�"`.;�Io,i llill­,t�),A�,,,111,I ,MlYi� �� !; � .: ' � zi 't� o�' , , , : � l,, _i,fl,o� 'Irlt,I ,I , ''� I , �,� � ,':,� , .-" ­� .. ,� , � I il - f f, ( L "�t'., - I -_ i� ,­ � ��� 11'' ,, , '',' �I *, , ""Qv � '' _k I A-.;� -, � �,i," ,�,l���4,' i�� �,"I- 1, �_ ,� ��; . " . I �'� �v M�,,, �- ,�'.. ,�,�;,��-�_:i,�,!�t',�',",�.�,�� "-,PC...�: - `i' 'Tal�iv� -- ,�y"!:,!,T,����i�77,-F,%,ZT:7"-,-t l��L ,.��::��...........i ��..11, , L� ,� : . �,.�t _ � � - Otolibno�,vilovivionstaystoyolumznm,vn-wwwwu"W,�S,,1�Lr`­,,',',l_ -, ]�L�i, 1-tlu,�J, -1`TZil/i • _ . '� ,� ':.fit W .. Town of Barnstable. Zoning Board of .Appea 1 s ,;; i Variance - 1 Decision and Notice Petition: ##1990-43 Petitioner: Geraido M. :Gualberto Summary of Relief. Sought: k At a regularly. s.cheduled hearing of the Zoning Board of . Appeals, held on February 06, 1992, notice of whicF was duly published. -in the Barnstable Patriot, and notice of which was forwarded to allinterested parties pursuant to Massachusetts General .Laws Chapter 40A,- the petitioner, Geraldo M. Gualbe.rto, through Attorney Michell.e• Hi. lton, and as an Order of Remanded from Superior Court Case ##90- 1305, has petitioned fora Variance from Section 3=1 .3 (5) Bulk Regulations for compliance with the frontage and minimum area requirements setforth in'*the District. The Order of Remand recognized .additional- evidence on the application for Variance. The applicant"s site is ,shown on Assessor' siMap/Parcel tNumber 171 / 19,7 more commonly addressed •as 7`5--Et5en—Smi tFi � r ._ Road, Centervil'1e MA and is zoned RC, " Res idential—C District. The applicant's request was heard .by Board members.: Wayne., Brown, Betty Nilsson, Ron Jansson, Luke 1_611y 'and; Chairman Dexter Bliss . Summary of Evidence: The petitioner, represented' by Attorney Michelle` Hilton, submitted a memorandum to the Board and discussed the background of the petition. She also discussed that the applicant is seeking a Variance relief as to area and width of the lot. ` She .a,lso stated that abutting lots were not in contiguous ownership as evidenced by the deeds provided to the Board prior to the meeting. The Board reviewed the deeds in issue. Attorney Hilton stated that the petitioner purchased- his lot in 1989, at which time there was a Building,- Permit, in :place. When the petitioner hired an engineer to stake out the foundation,'• the. engineer realized that there' was .an, , engineering ,error between the adjacent Subdivision P1an. of Allan Sma11 and the SLS. Subdivision Plan. This error has nothing to `do with the .petitioner... She Suggested that it is this unique and peculiar- ,c i.rcumstance which has resulted. i,n ; a Lot which is uniquely different from any other on that side of the street, all other lots are equal in size. She stated that this particular error on the part of the engineer led ' to a Lot being shaped much smaller than others. Attorney Hilton further. .stated that this particular circumstance does not adversely affect generally the neighborhood. She also provided the Board an Engineering Plan showing every house in the neighborhood cited on the ground, including the proposed single-family residence of the petitioner. She stated that the plan shows clearly that there would be no adverse impact- upon the .neighborhood and also depicts the existing houses placed in such a way as to. maximize privacy that one would expect for an average 15, 000 square foot lot. Attorney Hilton stated that if relief . was not granted to the petitioner, his property will become useless and rendered worthless as well . Attorney Hilton stated that the petitioner does meet the Variance requirements and requested that the Variance be granted to Lot 164, 75 Eben Smith Road, Centerville. The Board questioned the lack of. an Order of Remand from the Court in order to provide plaintiff opportunity to present additional evidence. Attorney Hilton stated that there was a pre-trial conference in Superior Court and the Judge found that in the original decision of the Board, the Board did not mirror the requirements of the Statute. The Judge stated that additional evidence be presented to the Board., it was agreed upon by her and Assistant Town Attorney Ruth Weil to proceed in this manner. The Board ,questioned Attorney Hilton to theffact that no evidence was presented to satisfy the 'requirements for . Variance relief at. the initial hearing. Attorney Hilton discussed the initial hearing at which the Board did request several additional pieces of information, in particular, the Plan showing the homes in the neighborhood as built. This necessitated much research and time in order to compile the Plan. The Board questioned .whether the deed show that Mr.. Sollows did not own the lots jointly in 1966'. IIt has been established by Attorney HiltQ n that all the lots were owned in different trust. Ron Jansson commented that MGL , Chapter 40A, Section 10 does not talk of peculiar circumstances but refers. to "owing to circumstances that relate to soil conditions, shape of the , Lot, or topography of the. Lot Attorney- Hilton alludes to the shape of the Lof9 the 1of ``is shaped rectangular as are all other Lots in this neighborhood. Attorney Hilton responded that she is basing,'.,her argument on ' the semantics of . the word "circumstances affecting the shape . of the Lot" . At the time it was purchased; the petitioner thought he had a buildable Lot the Town also issued a Building Permit. The circumstances relating. to its shape make it unbuildable unless ,a Variance is granted. The Board discussed the° size -o.f{ fthe fl of and discrepancy in actual size The Recor.ded'• Plan Book. 306,'`Page. 2 1, show.i ng the Lot as 15,000 square feet: ' The Boar_ d re`v i ewed the Plan ' and discussed the Lot in question. No one spoke in favor of 'the petition. . A letter of opposition from'abutt`er, Manuel Psomas was <read into the record by Chairman 'B1iss Speaking in -opposition were the following: Bill Gent questioned the+ fact that no one `knew the Lot in' issue was not a ,buildable Lot . When. he purchased his ` property i n 1988 he was told, by Jeff .So 1 bows that i t' was not a buildable Lot Jim Walsh, an, abutter to the,rear., stated that he also was told by Jeff So 1 Lows in 1986 that they' wou 1 d never .bu i 1 d a 'house on the Lot in issue because it was 4, 000 square feet, too' sma11.. George Bond. reiterated the concerns.. of Jim Walsh and stated he purchased-`.his home in 1986 from the ,Babb i t. fam i 1 y who had purchased.-from Sollows with the •same representation that the Lot was unbuildable. w Richard Lamar of 45 Eben Sm'ith :Road'also expressed his oppos i t i"on to the a petit i`on. -The Board .requested the argument of Attorney Hilton for meeting the requirements of Section 10 of the. Zoning $ . Ordinance. . Attorney Hilton .rei.terated the evidence and .conditions to meet the requirements for granting of the Variance by the Board'. She stated that the peculiar .crcumstances relative ' to this part i cu l:ar s4 tuat i on, it does. not adversely affect y the neighborhood.. The,.placement of a house on the Lot is feasible. and wiil not �beYdetrimental or detract from the aesthetics of the neighborhood, etc. The Board asked Attorney Hilton to present her .arguments for topography/soil . Attorney Hilton has no argument .for those items and she believed that the test is shape. She further stated that this is an incredible hardship and loss to the petitioner if he is unable to build a home ,on his Lot. No one spoke in support or in opposition to this application. Finding of Facts: At the meeting of the Zoning Board o'f .Appeals held on February 6, 1992, the Board made the following . finding of facts as related .to Application #1990-43: I That the petitioner has not demonstrated any, circumstances relating to soil conditions , shape or topography of the land or structures especially affecting such land or structures but not affecting the Zoning District in which the property is located.. 2. That although these issues are mute that denial of the relief sought would work a substantial hardship to the petitioner. 3 . That the granting of the relief sought would not be _ substantially detrimental or in detriment to the publ.ic good, spirit or intent .of the Zoning Ordinance. NAYS: BROWN, AYES: NILSSON, JANSSON, LALLY, BLISS. Decision: Based upon the positive findings a motion was duly made; and seconded, the Board voted to deny the petitioner the relief sought pursuant to ,the Order of Remand in Barnstable Superior Court, Docket No. 90- 1305. AYES: LALLY,. BROWN, BLISS, JANSSON, NILSSON. NAYS: NONE THE PETITION IS DENIED. r 1 b 7 Z' • I Any person by this decision may appeal to the Ba—stable Sucer_or Court, as desc_'_be_ i-` Section 17 of Caancer 40n of t':e Ga_e=a1 La.s of the Co=an-zaa?chi of eassachusects by aCt.a w�Ch�a t::ency days altar the decision has been f'?e d in the off-ica of the Towm Clerk- I KCnai—nn I, Cleric of the Town of Barnstable, Barnstable County, Hassac:usects, .hereby certify .that t'-enc-y (20) days have elapsed sinca tie. Board of Appeals rendered its decision in the above entitled petition and that no appeal of said decision has been filed in the office of the Town Clerk. Signed and Sealed this day of 19 under t`_e pains and.penalt'_es of perjury. Disc_=bution: P_onert.7 OwZer Town Cler_- Tmzn Clerk Annl_canC Perscas Interested Building Inspector Publ'_c In=or---aC_on Boar-` of Anneals i i i