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HomeMy WebLinkAbout4860 FALMOUTH ROAD/RTE 28 ygoo' YVV �qD 1{Li I Town of Barnstable . Zoning Board of Appeals '- - -- Decision and Notice -- - - _ Bulk Variance - Minimum Lot Size Appeal No. 1993-73 SUMMARY DENIED Appeal No. 1993-73 Applicant/owner Real/Property Services, Inc., Address 95 Bedford St., Middleborough, MA 02346 Property Address: Rt 28, Cotuit, MA [Nine lots] Assessors Map/Parcel: 009-001.2 through 001.10 (nine lots) Zoning: RF - Residential F District Zoning Overlay District: GP and WP - Groundwater Protection and Well Protection "Districts Petitioners Request: Variance to Section 3-1.4 (5) Bulk Regulations, Minimum Frontage 150 feet for each of nine lots. Procedural Provisions: Section 5-3.2 3) : Variances Background: This decision concerns the petition submitted by Real Property Services, Inc., requesting a Variance to Section 3-1.4 (5) Bulk Regulations, Minimum Frontage requirement of 150 feet for each of nine lots located along Route 28 in Cotuit. This petition for a variance to the frontage requirement on each of nine lots was presented as one submission. According to the Assessor's Records the nine vacant lots are all 1.00 acre or more in area but are under the required frontage of 150 ft. A copy of the "Subdivision Land Court Plan of Land in Barnstable, Mass, owned by Mycock Family Trust", Land Court No. 34636 C, (filed Oct. 3, 1985) has been submitted with the application. Previous Zoning for this area effective up to November 7, 1983 [ATM 11/05/83 Art. B-1(d) ] 'was Bus. Ltd.- C when a specified frontage was not required. The change to Res. F District from that point forward required frontage of 150 ft. State curb cuts have been planned and permitted and installed. Procedural Summary: The application was filed in the Offices of the Town Clerk and at the Zoning Board of Appeals office on November 1, 1993. The public hearing duly noticed under M.G.L. Chapter. 40-A was. opened on December 02, 1993 and continued into 1994 to the following days, January 06, January 19, February 23, March 02 and April 13, 1994 at which time the decision was reached to deny the Variance request. The petition was heard by Board Members: Ron Jansson, Emmett Glynn, Dexter Bliss and Elizabeth Nilsson, and Gail Nightingale, Acting Chairman. 1 THE FOLLOWING IS/ARE THE BEST IMAGES FROM POOR QUALITY ORIGINALS) I A -. I m / �C(L� L DATA - G a zt o 71 l ' � `, ,� '� t �� ,� - „�, x _ .. � "� _.�, .. ,,: ... r Staff Report - Real/Property Services, Inc. Appeal No. 1993-73 Bulk variance ti Throughout the proceedings the applicant was represented by Attorney Charles Sabatt before the Board. He discussed the history of the locus and the 1985 Land Court Plan #34636C that was signed by the Town of Barnstable Planning Board as an Approval Not Requiring (ANR) under the Subdivision Control Law. The lots in question all had frontage on an existing roadway, State Highway Route 28. At the time of endorsement of the plan was grandfathered for the rezoning of the locus to RF. The plan developed utilized those dimensional requirements of the Business Limited C District and it was endorsed. As an ANR Plan, it provided for a three year grandfathering of the lots which in effect expired in 1985. Attorney Charles Sabatt, hinged his arguments for hardship and 'variance conditions on the overall grouping of the lots into two land areas separated by the Cotuit Fire District land. In capsule, the arguments were based on the opinion that; 1. to re-configure the lots would be difficult (expensive & time consuming) given that this is unregistered land, 2. the curb cuts have been approved by the state and most are in place - to readjust the division of the lots would present a hardship and that man-made feature represents a topographic condition unique to this site that is now set, and 3. the long narrow configuration of the land owned by the applicant and the fact that it is divided into 2 groups makes it impossible to readjust into new lots with proper frontage without the loss of two lots. The Board questioned if they can grant variances to individual lots based upon the fact that hardship and variances conditions are created by the overall union or grouping of those lots. The Board continued the hearing to seek to the opinion of the Legal Department on the request. The Legal Department responded to the Boards request with its Memorandum of January 05, 1994. Citing a recent case of Tsagronis v. Board of Appeals Wareham (415 Mass. 329,331 (1993) in which interpretation was made in such cases where a division of land no longer meets the minimum dimensional requirements, the hardship was solely self inflicted by the lack of development. The memorandum also stated the use of curb cuts as reasoning for hardship appeals and the location of the parcel owned by the Cotuit Fire District does not constitute a uniqueness in this case that would justifying relief. The other argument mentioned as not being met was that without this variance the applicant would be denied the reasonable use of his property. However, by the applicants own testimony, the locus maintains the right to create seven lots from the land. The applicants representative addressed the memorandum for the Board and suggested that the Legal Department had gone further than the Board had requested. And that although those cases cited in the memorandum may be applicable, the Board should reconsider those rulings and opinions. The 2 Staff Report - Real/Property Services, Inc. Appeal No 1993-73 Bulk variance applicant went on to describe the topographic slope of the land and the complication that would originate if the variance is not granted. He requested a continuance and it was granted to January 19, 1994 and then to February 23, 1994 and to March 02, 1994 and still again to April 13, 1994. The continuances were requested due to member presents and requests of the applicant to seek alternatives to the relief. Times for the decision were extended by mutual agreement of the Board and applicant. on April 13, 1994 the Board made its decision. FIND OF FACTS: Based upon the evidence submitted and the testimony given at the public hearings on Appeal No 1993-73, The zoning Board of Appeals unanimously found: 1. Appeal No 1993-73 is the subject of a nine lot division of land, Land Court Plan No. 34636 C, originally owned by Mycock Family Trust. 2. At the time the lots were created they did comply with zoning. 3. All of the lots front on to Route 28 and are now zoned RF that currently requires a minimum lot frontage of 150 feet that the lots do not meet. 4. Lots 15 through 24 do not comply with the frontage that now exists. 5. variance conditions have not been proven nor has any uniqueness been proven effecting these lots as differing from others in the district. 6. The lots are within a GP and WP, Groundwater and Well Head Protection overlay District. Conclusion: Accordingly, based upon the findings, a motion was duly made and seconded that Appeal N0.1993-73 be denied. The vote was as follows: Aye: Ron Jansson, Emmett Glynn, Dexter Bliss and Elizabeth Nilsson, and Gail Nightingale, Acting Chairman Nay: None Order: Appeal No. 1993-73 is denied. Any person aggrieved by this decision. may appeal to the Barnstable Superior Court pursuant to MGL Chapter 40A, Section 17, by bringing an action within twenty (20) days after this decision has been filed in the office of the Town Clerk. --------------- 3 Staff Report - Real/Property Services, Inc. Appeal No 1993-73 Bulk variance Ga' Nightinga e, Act' g Chairman Date Signed I Linda Leppanen, Clerk of the Town of Barnstable, Barnstable County, Massachusetts, hereby certify that twenty (20) days have elapsed since the Zoning Board of Appeals filed this decision and that no appeal of the decision has been filed in the office of the Town Clerk. Signed and sealed this day of 19 _,f under the pains and penalties of perjury. , Linda Leppanen, Town clerk Distribution: Town clerk Property owner/Applicant Building Department Persons Interested Public Information Zoning Board of Appeals 4 TOWN' ?pR�I�STABLE `'''`Zoning' Board't Appeals Application to Petition for a Variance J3 liNIO -1 All -�+ 1 Date Received For office Use only: Town Clerk office Appeal # 1 q q'� --7 Hearing Date Decision Due The undersigned hereby applies to the zoning Board of Appeals for a Variance from the zoning ordinance, in the manner and for the reasons hereinafter set forth: c/o C.M.Sabatt, Esq. Petitioner Name: Real/Property Services, Inc. Phone 508-775-3433 Petitioner Address: 95 Bedford St. , Middleborough, MA 02346 Property Location: Route 28 , Cotuit MA Property owner: Real/Property Services, Inc. Phone 775-3433 Address of owner: 95 Bedford St Middleborough, MA 02346 If petitioner differs from owner, state nature of interest: Number of Years owned: Two Years Assessors Map/Parcel Number: Map 9 , Lots 1-2 , 1-3, 1-4 , 1-5, 1-6 , 1-7, Zoning District: RF 1-8, 1-9, 1-10 Groundwater overlay District: GP and WP Variance Requested: Bulk regulations - minimum lot frontage Section 3-1. 5 Cite section & Title of the Zoning ordinance (5) Description of variance Requested: Petitioner seeks a variance from the minimur lot frontage requirements of Section 3-1. 5 (5), Required lot frontage is 150 feet. Description of the Reason and/or Need for the Variance: See attached. Discretion of Construction Activity (if applicable) : Not applicable Existing Level of Development of the Property - Number of Buildings: 0 vacant land n/a Present Use(s) : Gross Floor Area: sq.ft. Proposed Gross Floor Area to be Added: n/a Altered: Application to Petition fora Variance Is the property within a Historic District? Yes [] No $:k Is the property a Designated Landmark? Yes [] No Al For Historic Department Use Only: Not Applicable . ... . . . . . . . . . . . [] OKH Plan Review Number Date Approved Signature: Have you applied for a building permit? Not applicable Yes [] No [] Has the Building Inspector refused a permit? Not applicable Yes [] No [] All applications for a Variance which proposes a change in use, new construction, reconstruction, alterations or expansion, except for single or two-family dwellings, will require an approved site Plan (see Section 4- 7.3 of the Zoning ordinance) . That process should be completed prior to submitting this application to the Zoning Board of Appeals. For Building Department Use only: Not Required ...... . . .. .. . .. . . [] Site Plan Review Number Date Approved Signature: The followings information must be submitted with the Petition at the time of filing, without such information the Board of Appeals may deny your request: Three (3) copies of the completed Application Form, each with original signatures. Five (5) copies of a certified property survey (plot plan) showing the dimensions of the land, all wetlands, water bodies, surrounding roadways and the location of the existing improvements on the land. All proposed development activities, except single and two-family housing development, will require five (5) copies of a proposed site improvements plan approved by the Site Plan Review Committee. This plan must show the exact location of all proposed improvements and alterations on the land and to structures. See "Contents of Site Plan:" Section 4-7.5 of the Zoning ordinance, for detail requirements. The petitioner may submit any additional supporting documents to assist the Board in making its determination. Signature: Charles M. • Satatt Date: Petitioner or Agents Signature 25 Mid-Tech Dr. , Suite C Agents Address: West Yarmouth, MA 02673 Phone: 775-�4,1- Fax No. 790-4778 There are circumstances relating to the soil conditions, shape or topography of the lots at issue especially affecting such lots. A literal enforcement of the provisions of the Zoning Ordinance would involve substantial hardship, financial or otherwise to the petitioner. may A variancebe ranted without substantial y g detriment to the public good and without nullifying or substantially derogating from the intent or purpose of the ordinance. ABUTTERS LIST LOCUS: MAP 9, LOTS 1-21 1-3, 1-4, 1-51 1-6, 1-71 1-8, 1-9, 1-10 OWNER: REAL/PROPERTY SERVICES, INC. ------------------------------------------------------------------ Map Parcel Owner 2 4 Richard L. DePamphilis 4966 Falmouth Road Cotuit, MA 02635 2 8 Elizabeth Rossi C & S Trust 58 Carlotta Avenue Hyannis, MA 02601 9 1-1 Cotuit Fire District District Office 64 High Street Cotuit, MA 02635 9 2 Paul J. Hartel William W. Peters, Jr. , Trs. P & H Trust Route 28 Mashpee, MA 02649 9 3 Olive M. Johnson 326 Concord Avenue Cambridge, MA 02138 9 4 Nancy M. Phinney J & B Realty Trust 130 Captain Ellis Road Hyannis, MA 02601 9 21-1 Willowbend Development Corp. The Green Company 46 Glen Avenue Newton, MA 02159 9 21-2 „ 9 21-3 9 21-4 9 22 Walter S. Hallett, Jr. Cecelia Hallett Box 195 Cotuit, MA 02635 Map Parcel Owner 9 31 Robert L. Cabral 4748 Falmouth Road Route 28 Cotuit, MA 02635 9 1-11 Real Property Services, Inc. 95 Bedford Street Middleborough, MA 02346 ABUTTERS' LIST Map 55 MASHPEE Block Owner 5 George R. Gillmore, Jr. Eileen J. Ryan P. 0. Box 940 Cotuit, MA 02635 6 Susan Pierce Robert McNutt McNutt Family Trust P. 0. Box 52 Cotuit, MA 02635 7 Steven P. Augusta Marion A. Augusta 452 Davisville Road E. Falmouth, MA 02536 8 Merry Meadows Entertainment, Inc. Box 52 Cotuit, MA 02635 9 Pamela Terry Box 560 Mashpee, MA 02649 12 Unit 1A Daniel A. Klimczak Theodore E. Klimczak 6180 Lafayette Blvd. Independence, Ohio 44131 to 1B Patrick J. Days Eleanor C. Days 127 Spruce street Watertown, MA 02172 1D John Kryszpin Jane Kryszpin 14 Fenwick Dr. Farmington,CT 06032 2A Donald E. Wallroth Ellen G. Wallroth 8 Deer Run Lincoln, MA 01773 " 2B Linda Dexter 132 Russell Street Worcester, MA 01605 " ". 2C Nancy Jacobs 98 East side Parkway Newton, MA 02158 2D Raymond A. Chauvin Linda I. Chauvin 11 Chantilly Court Seekonk, MA 02771-4602 3A Robert B. Rogers Kathleen Rogers P.O. Box 8480 9300 Ward Parkway Kansas City, MO 64113 3B Vicki L. Harkrider 70 3B Cape Drive Mashpee, MA 02649 3C Curtis Juaire Dorothy E. DeMello 237 Menauhant Road East Falmouth, MA 02536 " 3D Carolyn E. Mahoney 70 3D Cape Drive Mashpee, MA 02649 4A George R. Costa Roberta F. Costa 98 Williams Street Mansfield, MA 02048 " 4B Raymond A. Chauvin Linda I. Chauvin 11 Chantilly Court Seekonk, MA 02771-4602 4C Kenneth M. Nilsson June R. Nilsson 60 W. 6th Street Oswego, N.Y. 13126 " 4D Michael J. Quinn Traci L. Tucker 70 4D Cape Drive Mashpee, MA 02649 5A Thomas A. Nutile, Jr. Bernadette Nutile 88 Locksley Road Lynnfield, MA 01940 r " 5B Harvey Slarskey Tobey Slarskey 32 Olean Street Worcester, MA 01602 " 5C Robert J. Tully 64 Bryant Avenue Staten Island, N.Y. 10306 " 5D Albert Wiseman Gail S. Wiseman 121 Smith Avenue Stoughton, MA 02072 " .6A John T. Olson Mary Olson P. 0. Box 1645 Conway, N. H. 03818 " 6B Gary G. Cremeans Kathleen A. Cremeans 70 6B Cape Drive Mashpee, MA 02649 6C Mesrob Magarian Rose Magarian 335 Bridge Street Salem, MA 01970 " 6D Pamela T. Conigliaro 2 Lawn Avenue E. Boston, MA 02128 7A Eugene W. Liesenfeld Veronika A. Liesenfeld A. M. Bornfeld 6C D 6384 Schmitten 7 Germany " 7B Celia Zailsky Francis Dorothy 16 Tarragon Circle Cotuit, MA 02635 7C Cheryl M. Poore P. O.Box 460 Dennis, MA 02638-0004 " 7D David Weisberg Loddy Weisberg 70 7D Cape Drive Mashpee, MA 02649 8A Howard Hashem Florence Hashem 33 Phillips Street Watertown, MA 02172 " 8B Satish Shourie 3 Harpens Hollow E. Sandwich, MA 02537 8C Michael G. DiPietro Bari-Ann DiPietro 10 Highland Way Burlington, MA 01803 If " 8D Norman Blake 8D Cape Drive Mashpee, MA 02649 " 9A Joseph J. Coletti Louise Coletti 70 9A Cape Drive Mashpee, MA 02649 If is 9B Joseph P. Gangeme 53E Harbor Drive E. Falmouth, MA 02536 " 9C Estelle G. Gibbons Alfred P. Cangeme 70 9C Cape Drive Mashpee, MA 02649 " 9D Howard S. Pepi 70 9D Cape Drive Mashpee, MA 02649 12 10A Lucas H. Freeman Ruth M. Freeman Lucas Family Trust 2902 Victoria Circle Apt. L-4 Coconut Creek, Fla 33066 10B Rev. Albert J. Ryan 10B Cape Drive Mashpee, MA 02649 " lOC Jayne L. Blitz 70 10C Cape Drive Mashpee, MA 02649 N 10D Robert P. Bonefant Mary Bonefant 13 Silver Street Salem, Ma 01970 11A Charles B. Hutchinson Mary A. Hutchinson 64 Willard Street Quincy, MA 02160 11B Steven A. Burke 440 Bolivar Street Canton, MA 02021 11C David J. Hutchinson 11 C Cape Drive Mashpee, MA 02649 " 11D Patricia C. Frazier 105 Ledgewood Road West Hartford, CT 06107 " 12A Earl H. Dion, Jr. Mary Christine 2 Kensington Road Norton, MA 02766 " 12B Arthur T. Flynn Carol L. Flynn P. 0. Box 1405 Mashpee, MA 02649 12C Selco, Inc. c/o Beverly Spencer 70 12C Cape Drive Mashpee, MA 02649 of Of 12D Gerald R. Catanzariti Kathleen T. Catanzariti 195 Falmouth Road #14B Mashpee, MA 02649 13A Jan Scott Perrin 19 Taylor Street Braintree, MA 02184 " 13B Christopher M. Tufts 70 13B Cape Drive Mashpee, MA 02649 If " 13C - Andrew Johns Sandra M. Johns 25 Claridge Road Worcester, MA 01606 ,' 13D Fulvio Fabrizi Benedetto Fabrizi 889 Watertown St. W. Newton, MA 02165-2109 of of 14A Charles R. Borgioli Mary Borgioli 84 Banks Road Swampscott, MA 01907 " 14B Howard Levy Estelle Levy 17 Edward Street Canton, MA 02024 14C Joseph G. Egan Donna M. Egan 18109 Doral Drive Fort Myers, Fla. 33912-5029 " 14D Patricia Semprucci 70 14D Cape Drive Mashpee, MA 02649 15A Susan Marquette Hardy 55 Colonial Drive Durham, ME 04222 15B Stephen J. Kelly 32 Florence Street Everette, MA 02149 15C Marjorie Driscoll 70 15C Cape Drive t Mashpee, MA 02649 } " 15D Heley Packer 411 Cotuit Bay Dr. Cotuit, MA 02635 " 16A Gail F. Ahearn 6 Taylor Road Milton, MA 02187 16B Paul J. Ritzman 44 Bodick Road Hyannis, MA 02601 16C, John C. Boniface Charles A. Boniface 96 Old Mill Road Mashpee, MA 02649 It '. 16D Dante Cornelio Anna Maria Cornelio 126 Green Street Woburn, MA 01801 It if 17A Nabil E. Basmaji Anna M. Basmaji 6 LaGrange Street Winchester, MA 01890 " 17B Joseph F. Barry Anna J. Barry 70 17B Cape Drive Mashpee, MA 02649 " 17C William E. Waterman Waterman Realty Trust 7 Indian Ridge Road South Natick, MA 01760 17D David J. McCabe Virginia M. McCabe 77 Tri Mountain Road Durham, Ct 06422 15 James R. Waskiewicz Jonathan W. Hirst c/o Seafarer et al 52 Fall Road Mashpee, MA 02649 18 Merry Meadows Entertainment, Inc. Box 52 Cotuit, MA 02635 19 Cape Cod Bank and Trust Company Att: Robert Riley, Jr. P. - O. Box 1180 South Yarmouth, MA 02664 20 " 21 Recoll Management Corp. c/o U. S. Postal Fort Point Station P. 0. Box 1438 Boston, MA 02205-9762 22 Walter Yarosh 72 Carl Landi Circle Waquoit, MA 02537-7750 23 Merry Meadows Entertainment, Inc. Box 52 Cotuit, MA 02635 24 Willowbend 100. Technology Ctr.. Dr. Stoughton, MA 02072 26 „ 27 28 THE FOLLOWING IS/ARE THE BEST IMAGES FROM POOR QUALITY ORIGINALS) I M AC(, � L DATA PAR: R002 OU8. PAR: RU02 004. PAR: R009 034. KEY: 82 TAX CODE: 200 KEY: 46 TAX CODE:200 KEY: 2419 TAX CODE:2UO ROSSI. ELIZABETH TRS DEPAMPHILIS. RICHARD L TR DEPAMPHILIS. RICHARD L C & S TRUST OSIA CAPE COD LDGE 2404 TR OSIA CAPE COD LDGE 2404 TR 53 CARLOTTA AVE 4966 FALMOUTH RD 4966 FALMOUTH RD HYANNIS MA 02601-0000 COTUIT MA 02635-0000 COTUIT MA 02635-0000 PAR: R009 033. PAR: R009 001.001 PAR: R009 002. KEY: 2400 TAX CODE:200 KEY: 373599 TAX CODE:200 KEY: 2179 TAX CODE:200 VILLANIP MICHAEL DONALD TR COTUIT FIRE DISTRICT HARTEL. PAUL J TRS & TR JOSEPH M VILLANI TRUST P 0 BOX 1475 PETERSP WILLIAM W JR 21 BEAVERBROOK RD COTUIT MA 02635-0000 P & H TRUST W YARMOUTH MA 02673-0000 ROUTE 28 MASHPEE MA 02649-0000 PAR: R009 UO3. PAR: R009 001.011 PAR: R009 021.004 KEY: 2188 TAX CODE: 200 KEY: 373580 TAX CODE:200 KEY: 390464 TAX CODE:200 JUHNSON. OLIVE M ROSS1o, JASON S WILLOWBEND DEVELOPMENT CORP 326 CONCORD AVE 297 SILVER ST XMARY LYONS CAMBRIDGE MA 02138-0000 HANOVER MA 02339—DOUD THE GREEN COMPANY INC 46 GLEN AVENUE NEWTON MA 02159-0000 PAR: ROU9 022. PAR: R009 021.003 PAR: R009 021 .002 KEY: 2357 TAX CODE: 200 KEY: 390455 TAX CODE:2UU KEY: 390446 TAX .CODE:200 HALLETT. WALTER S JR WILLOWBEND DEVELOPMENT CORP WILLOWBEND DEVELOPMENT CORP CECELIA HALLETT XMARY LYONS XMARY LYONS 8OX 195 THE GREEN COMPANY INC THE GREEN COMPANY INC CUTUIT MA 02635-0000 46 GLEN AVENUE 46 GLEN AVENUE NE6TUN MA 02159-000U NEWTON MA 02159-0000 PAR: ROU9 021 .001 KEY: 390437 TAX CODE: 20U WIILOWHEND DEVELOPMENT CORP ,> , •" , , , �,. T . ., , �. � %NARY L-YONS THE GREEN COMPANY INC 4o GLEN AVENUE NEWTON MA 02159-0000