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'4 . -.,. • F '� xtl 1 'i 1f�ii S: .: c z _ y � z , t M1r# rl • e, .. i .,4! 1 r f of • sY 4. r .#Y- k . #, do •iq" it nK. '� " lip 4 i,. F - n. Yi .. 4�1: 1 t, f " _ r+� *bw^'rznr .. 1 t r . ) , ap tME Tp� N • BARNSTABLE, MA99. i63q. ,0� Town of Barnstable Zoning Board of Appeals Notice - Withdrawn Without Prejudice Appeal No. 1997-49 Lewis Variance Pursuant to Section 3-1.3(5) -Bulk Regulations Summary Withdrawn Without Prejudice Applicant: Marilyn Lewis Property Address: 1550 Hyannis Rd., Barnstable Assessor's Map/Parcel Map 298, Parcel 104 Area .32 ac. Zoning: RF-1 Residential F-1 Zoning District Groundwater Overlay: GP Groundwater Protection District Background: • The property that is the subject of this appeal is a .32 acre vacant lot in the village of Barnstable. This property is located in the RF-1 Residential F-1 Zoning District where there is a minimum area requirement of one acre and minimum frontage of 20'. This lot was previously owned in common with an adjacent lot shown as Map 298, Parcel 21, which contains 1.62 acres. The applicant is seeking to make the smaller parcel a separate buildable lot. Procedural Summary: This appeal was filed at the Town Clerk's Office and at the Office of the Zoning Board of Appeals on March 26, 1997. A public hearing before the Zoning Board of Appeals was duly advertised and notices sent to all abutters in accordance with MGL Chapter 40A. The hearing was opened May 14, 1997, and continued to June 25, 1997, at which time the applicant requested and the Board granted a withdrawal without prejudice. Board Members hearing this appeal were Elizabeth Nilsson, Gene Burman, Ron Jansson, Richard Boy, and Chairman Gail Nightingale. Attorney Colleen Kramer represented the applicant, Marilyn Lewis, who was present. Hearing Summary: Attorney Kramer addressed the issue of standing by explaining that Ms. Lewis inherited the property on January 15, 1981, however, Ms. Lewis is not yet listed as the record owner at the Registry of Deeds. Ms. Kramer submitted documentation including; the will of Laura B. Dixon; the bond of executrix, a copy of the death certificate, and a copy of the deed. The Board determined Ms. Lewis has standing and allowed Attorney Kramer to continue. The petitioner inherited Lot 104 and no other lots have merged with this one. As history, Mr. Dixon (Marilyn Lewis' father) has owned land in this area since 1911. In 1972, the son (Hale Dixon) owned Lot 21. Later in 1972, he sold all the lot with the exception of a small portion of land. That portion is Lot 104. At that time, the zoning requirement was one acre and this lot is .32 acres. Attorney Kramer is in agreement that the lot is not a pre-existing nonconforming lot. Regarding variance conditions, the property is a small, narrow lot with a very steep slope. It is divided from the next lot by a double stone wall. There is a depression that appears to have once been a driveway. Photographs of the property were submitted. On the hardship issue, Ms. Lewis is now renting a Town of Barnstable-Zoning Board of Appeals-Notice-Withdrawn Without Prejudice Appeal No. 1997-49 Lewis-Variance to Section 3-1.3(5)-Bulk Regulations home and it has always been her intention to built a home on this property that was left to her by her parents. Ms. Lewis is planning on building a small, one-bedroom home. The Board reviewed the plot plan which shows that the neighboring home seems to be on the boundary line of this property. That home was once the"family home" but has now been sold to Mr. Healy. The Board asked if there have been any offers to sell this land to the neighboring lot in view of the • encroachment. Ms. Lewis indicated that she has not tried to sell the land because she has always wanted to build a home and personally live on this lot. Ms. Lewis has not looked into the possibility of"swooping" a piece of the neighboring lot with this lot to try to elevate the encroachment and try to make her lot larger and more conforming. Public Comments: No one spoke in favor or in opposition to this appeal. The Board Members further discussed this appeal. There is a problem regarding this lot since the neighboring house encroaches on this land. The Board suggested the applicant look into the different options available to try to resolve the encroachment and try to swap/acquire land to make this lot more conforming. The Attorney agreed to continue this appeal to allow time for the applicant to view the options available to her. The hearing was continued to June 25, 1997. At the continuance, a letter was presented to the Board requesting a Withdrawal Without Prejudice. The Board discussed the issue of the withdrawal. Various motions were made, seconded, voted and ultimately withdrawn. A final motion was made to allow the appeal to be withdrawn without prejudice. (See Zoning Board of Appeals Minutes.) Motion: A motion was duly made and seconded to permit the Petitioner to Withdraw the appeal Without Prejudice. The Vote was as follows: AYE: Elizabeth Nilsson, Gene Burman, Ron Jansson, Richard Boy, and Chairman Gail Nightingale NAY: None Order: Appeal Number 1997-49 has Withdrawn Without Prejudice Appeals of this decision, if any, shall be made to the Barnstable Superior Court pursuant to MGL Chapter 40A, Section 17, within twenty(20) days after the date of the filing of this decision in the office of the Town Clerk. , 1997 Gail Nightingale, Chairman Date Signed I Linda Hutchenrider, 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 1997 under the pains and penalties of perjury. Linda Hutchenrider, Town Clerk 2 V�' ,4?b ( Town of Barnstable A Planning Department a Staff Report Appeal.No. 1997-49 Lewis Variance Pursuant to Section 3-1.3(5) -Bulk Regulations Date: May 7, 1997 To: Zoning Board of Appeals From: Approved By: Robert P. Schernig, Director Reviewed By: Art Traczyk Principal Planner Drafted By: Laura Harbottle, Associate Planner Applicant: Marilyn Lewis Property Address: 1550 Hyannis Rd., Barnstable Assessor's Map/Parcel Map 298, Parcel 104 Area .32 ac. Zoning: RF-1 Residential F-1 Zoning District Groundwater Overlay: GP Groundwater Protection District Filed,March 26, 1997 Public Hearing,May 14, 1997 Decision Due,July 3, 1997 Background: The property that is the subject of this appeal is a .32 acre vacant lot in the village of Barnstable. This property is located in the RF-1 Residential F-1 Zoning District where there is a minimum area requirement of one acre and minimum frontage of 20'. This lot was previously owned in common with an adjacent lot shown as Map 298, Parcel 21, which contains 1.62 acres. The applicant is seeking to make the smaller parcel a separate buildable lot. From a GIS map(see attached), it can be seen that a neighbor's driveway crosses this lot. The GIS map also shows a hilly area to the front of the lot and vegetation on a large part of the lot. Standing: - The applicant will need to show standing before the Board. The tax records show the property in the name of Laura Dixon, who has owned the property since 1961 according to their records. The lot is shown on an ANR plan endorsed by the Planning Board in 1989. This plan refers to a probate case which apparently relates to creation of the lot and may relate to the applicant's ownership. Variance: In consideration for the Variance, the applicant must substantiate those conditions unique to this lot that justify the granting of the relief.being sought. Staff Review: • Map 298 Parcel 104 is shown on Assessor's maps beginning in 1977. However because of the probate case it is possible the lot may have been created prior to that time. The zoning in this area has been one acre since 1973. This lot at.32 acre is undersized but it is not clear if it was a legal size when it was first created. More information is needed about how and why this lot was created in this size. The applicant should be prepared to provide additional background on the probate case or other information relating to the creation of this lot which would show . variance conditions. It should be determined whether this lot can be connected to town sewer. The parcel is located in the GP Groundwater Protection District and conditions on building in that district which address runoff should also apply. Because of the small size of the lot, it is recommended that no more than two bedrooms be permitted. T. Town of Barnstable-Planning Department-Staff Report Appeal No. 1997-49-Lewis Variance to Section 3-1.3(5)-Bulk Regulations The adjacent house (on Lot 21) is shown on the lot line between Lots 104 and 21 on the Preliminary Plan. On the GIS plan it is shown as entirely on Lot 21 but the neighbor's driveway is on Lot 104. The property should be surveyed to determine the correct location of the lot, house, and neighbor's driveway. If the house is indeed on the lot line, this is a pre-existing situation which cannot be easily remedied. Because of the location of both neighboring homes it is strongly recommended that any construction on this lot be set back 150' from the street line. This will position the new house in the rear part of the lot so it does not interfere with light or otherwise impact both houses that are already there. It is also desirable to leave a 50' natural buffer to the front of the lot to maintain the streetscape on Hyannis Rd. and prevent erosion of the slope. If the driveway is located on Lot 104, the applicant should investigate whether the neighbor has an easement or other agreement to use the driveway as located on this property. Except where this drive is located, the land across the front of the lot slopes steeply along the length of the lot. It is strongly recommended that some agreement be worked out so this existing driveway can remain, but also be used by the applicant. Staff Recommendation: If the Board finds to grant the relief requested, they may wish to consider the following conditions: 1. All uses of this lot must conform to uses permitted in the RF-1 Residential F-1 Zoning District. 2. No more than two bedrooms shall be permitted in connection with residential use of this lot. 3. Construction shall conform to all setbacks and other bulk requirements of the RF-1 Residential F-1 Zoning District, except that any construction shall be set back a minimum of 150'from the front lot line. 4. All requirements of the Building Division, Health Division, Conservation Division and the Fire District must be met. 5. Any home constructed on this lot must be connected to town sewer. 6. No more than fifty percent(50%) of the total upland area of this lot shall be made impervious by the installation of buildings, structures, and paved surfaces. 7. A minimum of thirty percent(30%) of the total upland area of this lot shall be retained in its natural state. This shall include a 50' buffer along Hyannis Rd. This shall not prevent the removal of dead, diseased or damaged trees. 8. All runoff must be contained on the lot. 9. The property shall be accessed either from the existing driveway, or from the driveway used by Parcel 21 (#1534 Hyannis Rd.) Attachments: Applications Assessor Map Plan Reduction copies: Applicant/Petitioner Building Commissioner ti t. ` TOWN OF BARNSTABLE Zoning Board of Appeals ) r--•. Application to Petition--.for ai'j Variances'. : Date Received - r e Use only: Office ?: a. Appeal 1911 - ` 1 Town Clerk - MAR 2 6 7 '97 .-. 26 r. ? :22 Searing Date 5.14- 11 Decision Due 3 El i..1SY The undersignedn!here�by�aptes to' the Zoning Board of Appeals for a Variance from the Zoning Ordinance, in t1 e- manner and for the reasons hereinafter set f oath: Petitioner Name: 14,1RiL%VW 4-4.-A , Phone 3 J Yk y Petitioner Address: fly d' i i t 1.�., a►_.� ! .-c*1 Property Location: Z -6 t 1-1`fo►Puhi4 - 1F7AzoifirriaLe. • AO. Property Owner: *AWL , Phone Address of Owner: 4tiu.0 If petitioner differs from owner, state nature of interest: Number of Years Owned: gZ Ye- Assessor's.Map/Parcel Number: 2t .- to 4 Zoning District: Rf-1 Groundwater overlay District: A?. Variance Requested: 3-1.3 (5) MILK Resu{. -rioPS - M .. Lk' kiptiLA. cite Section & Title of the Zoning Ordinance Description of Variance Requested: 10 ligtoect A 1d'i' of 151Z-60 yq. cT. $ti 60*;)eit.ep 15LsildAP rif Z PJ PJ wposE 7 . Description of the Reason and/or Need for the Variance: ? - Discription of Construction Activity (if applicable) : Co.&S 'PwC* A 41 wqtiz- f -11, t i • Existing Level of Development of the Property - Number of Buildings: d Present Use(s) : VAGj.0T , Gross Floor Area: sq.ft. Proposed Gross Floor Area to be Added: , Altered: Is this property subject to any other relief (Variance or special Permit) from the Zoning Board of Appeals? Yes [] No [] If Yes, please list appeal numbers or applicant's name Application to Petition for a Variance Is the property within a Historic District? Yes No [] Is the property a Designated Landmark? Yes [] No For Historic Department Use Only: Not Applicable [] ORE Plan Review Number Date Approved Signature: Have you applied for a building permit? Yes [] No Has the Building Inspector refused a permit? 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. 1.� 4.�. faudti Date: ilto oc t Signature. )614? Petitioner or gent's Signature Agent's Address: Phone: Fax No. • l 1 I n I II I I ZONING I DISTRICT CODE 'SP-DISTS.I DATE PRINTED I CSTATE I pCS I NBHD PARCEL 1QFNTIFICATION NUMBER KEY.N( 1550 HYANNIS—BARN. RD 04 RF-1 100 04BA LASS I 07/09/95 13U1 • 00 74AC R298 104. 2107; Land 8,,t6AND/OTHER FEATURES DESCRIPTION ADJUSTMENT FACTORS I s,ee D,mene,on V UNIT ADJ•D.UNIT ACRES/UNITS VALUE Description DIXON; L AUR A B MAP— CD. FF.Deplh,Acres LOC./YR.SPEC.CLASS ADJ. COND. PF PRICE PRICE #L A N D 1 19.800 — CARDS IN ACCt1UNT L 13 1VAC. SIT 1 X .32 =100 206 29999.9c 61799.99 .32 19800 #PL HYANNIS RD BARNSTABLE 01 OF 01 • A #RR 0752 0052 COST 198U1 N MARKET •1090I D • INCOME A • • USE APPRAISED VALUE A 19.800 A U PARCEL' SUMMARY' T S LAND 19800 A T BLDGS T O—IMPS • F E TOTAL 19800 E N N CNST T DEED REFERENCE Ty, DATE Q R.core.E P R I O R YEAR VA L U A Book Page Inst. Mo. Yr.D Sole.Prat. LAND 1 9 8 00 • T S • BLDGS S R • TOTAL 19800 E BUILDING PERMIT S LAND L ANDADJ INCOME Number Date Type Amount USE SP FEATURES BLD—ADDS UNITS 19800 • Class I I Uonits I Units I Base Rate I Adj.Rate I A N:lr I Ett. I Age Deer I Cone. I CND I .Lot I kb R.0 I Repl Cost New •I Adj Repl Value Stones I Height Rooms IBed Rmal Baths I I FN. I Parry/wall F.. 0 • • Description Rate Square Feel• Repl.Cost MKT.INDEX: IMP.BY/DATE: / SCALE: ELEMENTS CODE CONSTRUCTION DETAIL S T • R . U • C • T U R • A - L E Total Areas !Aux_ Base- T BUILDING DIMENSIONS - • • • • L QEI&tt30RHtTOD` 7- AC EARNSTABLE- ' LAND TOTAL MARKET.' PARCEL 19800 , 19800 AREA' 22497 • • VARIANCE . +0. +0 STANDARD 25 RESIDENTIAL PROPERTY MAP NO. LOT NO. FIRE DISTRICT SUMMARY STREET Hyannis Road Barnstable r 298 101E B• 77 LAND 3�5 BLDGS. OWNER01 TOTAL 1 LAND RECORD OF TRANSFER DATE BK PG I.R.S. REMARKS: BLOCS. • Dixon, Laura B. 5-12-61 Probate 38500 TOTAL C./ .32a LAND rO JF4,11',C? ' 1 EQ,, l-I1C'_ 1,4 �• (]G LIA3C.Olt):.1 1'N..c) BLOCS. 01 ,•\{: I Imo\-a_ ' , .� ftri 1 " TOTAL LAND • BLDGS. . " TOTAL LAND BLDGS. " TOTAL LAND BLOCS. TOTAL LAND BLDGS. " TOTAL LAND INTERIOR INSPECTED: • rn %BLOCS. DATE: TOTAL Was part of 298-21 LAND' ACREAGE COMPUTATIONS ���`''; (f'°,o- a..,( l �'I r r<<:f `.=- U 01 BLDGS. LAND TYPE # OF ACRES PRICE TOTAL DEPR VALUE TOTAL HOUSE LOT 1- X . a /'7,�<7c) .,c(o.:�):) /�/S �17_4 57) LAND CLEARED FRONT - a, BLDGS. REAR " TOTAL WOODS&SPROUT FRONT LAND REAR BLDGS. WASTE FRONT TOTAL REAR LAND BLDGS. 01 " TOTAL LAND • • a BLDGS. LOT COMPUTATIONS LAND FACTORS TOTAL FRONT DEPTH STREET PRICE DEPTH %FRONT FT. PRICE TOTAL DEPR. COR. INF. VALUE HILLY TOWN SEWER LAND _ s__C-� ' ROUGH TOWN WATER Cr) BLOCS. HIGH GRAVEL RD. " TOTAL -, LOW DIRT RD. LAND SWAMPY NO RD. BLDGS. - " TOTAL Tr,\AIAI r%r O A In N ICC A PYI r IA A CC • RESIDENTIAL PROPS: MAP NO.. LOT NO. FIRE DISTRICT SUMMARY STREET 1534 Hyannis Rd. Barnstable /rydv LAND 298 21 OWNER B �3 BLDGS. / 38SD. TOTAL �j 6 7 SO ', RECORD OF TRANSFER DATE BK PG I.R.S. REMARKS: unnumb. BLDGC,7 LAND /� �I, ?3'o " ai Dixon, Laura B. 5 1Vol R _ sTAL Zs-/f.7 0 A01-!- . AL,2,a. {j/ LAND /'1Z6�D~` '— coral-4i @-ge— F 7 f.7'7�21.... -1 „2755 :,.:- a� BLDGS. 3 y.5 o DCICO, RiDGr ie c-". • „ ••• TOTAL / 00 1 i "xba L. ram _ id? s� 0 Cel-by;d©hn-• :- 4 -Golbyl ranc-is.:-J.,- a---.,r„—, a 2. ) TOTAL /6 , 0 c LAND Healy, Leonard D. $ . Bonnie E . . : 0 3106 1 '. 100 ,i'vdt6 FoR Fy/7J- To /1;100 rn J OC I< rJf04� ,.AD E R ID.d r7 Hov,SF vA,✓o,iL.iz'r, ,'/74 .9' t& Foe Fy77 pw�Ly G.000 -(fo /9,iv) , 4`1 ra.( ) I') 1‘", t'Ap. 0 Qf?n I CJN MOTE* /9sk,Ny 2.4,7el &6 TOrhN7F Ol DINS' • /O.- 3 —/EJQ/I .t xt , /' RNt I Z.2./ (� Vi" r' , coin—. i/./r , GI L s Tn LN �,i/er/ TOTAL LAND • INTERIOR INSPECTED t ..,‘._CL, -)Q ,1:214 `-' rn DATE: -5-9..2— , ACREAGE COMPUTATIONS BLDGS. R .6 LAND TYPE # OF ACRES PRICE TOTAL DEPR. VALUE Nlr� A�CEAe C7Jri� 01" TOTAL V.s'C.tc,�,rn! Pcorra Fo �9 7 7 HOUSE LOT h6-14-- x.9P- 2-! LAND CLEARED FRONT .32 a.- 2 9 8-/O 4- Ina.,/4 $ D i*ON Cr) , REAR " TOTAL WOODS&SPROUT FRONT LAND REAR r-"� /I f d --- e-0-- 0) BLDGS. WASTE FRONT 1 REAR rn v LOT COMPUTATIONS I LAND FACTORS " TOTAL FRONT DEPTH STREET PRICE DEPTH % FRONT FT. PRICE TOTAL DEPR. COR. INF. VALUE HILLY TOWN SEWER ' p2.A ROUGH TOWN WATER 0) BLDGS. ,. . . HIGH GRAVEL RD. ' • LOW DIRT RD. LAND - SWAMPY NO RD. rn BLDGS. • TOTAL ic.Walls ✓ V Fin.Bsmt.Area Bath Room t� Base /` U "'�" ' SLOG.COST ic.Blk.Walls ✓ Bsmt.Rec.Room ✓ St. Shower Bath Bsmt. • C.Slab • Bsmt.Garage St. Shower Ext. \ PURCH. DATE Walls PURCH. PRICE . :k Walls Attic Fl.&Stairs 'Toilet Room \// Roof R ' ENT ne Walls. Fin.Attic Two Fist. Bath. Floors. - a INTERIOR FINISH Lavatory Extra 0 it.: - 0- t/. `1' 2 3 Sink 0 IA 14 Plaster 7/ '�, Water Clo. Extra Attie • • • • • • • • • • • • • (±1. • j • • • XTERIOR WALLS ' Knotty Pine Water Only � •5 ble Siding Plywood No Plumbing Bsmt.Fin. �'� Ile Siding Plasterboard .. Int. Fin. • • !/ di, IciJ,;1 • A�tl Shingles I/. . • ay•• � TILING //��— �8 :.Blk. G F P Bath Fl. Heat _- 7•�0 ��j r Brk.On Int.Layout //, Bath Fl.&Wains. Auto Ht.Unit -f- 3V O • • •/Sfe-!'i� -1 L Veneer Int.Cond. / iS/ v Bath Fl.&Walls Fireplace Brk.On HEATING Toilet Rm. Fl. Plumbing /L f Com.Brk. Hot Air . tf.h9 4••••••-- Toilet Rm.Fl. &Wains. Tiling Steam Toilet Rm. Fl.&Walls iket Ins. A/O Hot Water St. Shower , `Ins.: Air Cond. Tub Area Total Floor Furn. ROOFING . /Z..A/e �....-. COMPUTATIONS r.Shingle. r/ Pipeless Furn. • d_Shingle No Heat y y S.F.S. F. ' /jlk/ WE Dp 7s'�{/%'/�1pi7� (] h`4/� co�r1p Shingle Oil Burner d// ✓ S U ' SO //J ,3 3 (Q S.F. /-r- /p // 7 3 K • w,g//l.e/ .-C,-v-rj 6N4 --D �. -.',r s Coal Stoker a �- �r- -�. r� �7- i Kgt4iNf S.F. 5/2.9/&4 i I Gas ROOF TYPE Electric S. F. OUTBUILDINGS e _:✓ Flat S.F 1 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 MEA D . Mansard FIREPLACES S.F. Pier Found. Floor Czi brel Fireplace Stack Afd Wall Found. 0.H. Door -- —--— - -- d/ FLO RS Fireplace Sgle.Sdg. Roll Roofing LISTED e • �/ LIGHTING -- 0; No Elect. Dbie.Sdg. - Shingle Roof %�\ ��' , Shingle Walls Plumbing DATE 1 iwood ROOMS'/ Cement Bik. Electric S{/2st-I I.Tile._ ;:,.. Bsmt. 1st 7v�Q TOTAL /, ? 9 ? Brick Int.Finish "PRICED I le az 2nd 3rd FACTOR 4 REPLACEMENT C i/f a OCCUPANCY CONSTRUCTION SIZE AREA CLASS AGE REMOD. COND. REPL. VAL. Phy.Dep. PHYS. 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