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Home My WebLink AboutPlanning Board Staff Report - December 13, 2010_201402051007156127 STAFF REPORT Date: December 13, 2010 To: Planning Board From: John Brescher, ZBA Administrator Re: December 13, 2010 Minutes:  October 18, 2010  November 15, 2010 Please inform the Staff ahead of time if you have any corrections to the minutes. ANR:  #7315 Barry Evans Paulson, 25 South Shore Road (aka 2 South Pasture Lane) (Map 80 Parcel 297.2) This is an application to allow the Applicant to divide the Locus into two lots. Approval is not required as every lot on the plan has the requisite frontage in the Zoning District in which it is located (100 feet - LUG – 1). Staff recommends endorsement.  #7316 The Breas, LLC, 23 Baxter Road (Map 49.2.3 Parcel 12) This is an application for a perimeter plan. Staff recommends endorsement.  #7317 North Bluff Holdings, LLC, 25 Baxter Road (Map 49.2.3 Parcel 11) This is an application for a perimeter plan. Staff recommends endorsement.  #7318 Susan E. Thurston, 24 Ticcoma Way & Tom’s Way (Map 67 Parcel 50) This is an application to allow the Applicants to divide the Locus into four lots. Approval is not required as every lot on the plan has the requisite frontage in the Zoning District in which it is located (40 feet – RC-2). Staff recommends endorsement.  #7319 Quaker Hoops LLC, 14 Sheep Pond Road (Map 63 Parcel 29) This is an application to allow the Applicants to divide the Locus into two lots. Approval is not required as every lot on the plan has the requisite frontage for the Zoning District in which it is located (150 feet – LUG – 2). Staff recommends endorsement.  #7320 Town of Nantucket, 4 Nobadeer Avenue (Map 80 Parcel 37) This is a an application to create parcels for future conveyances, pursuant to Articles 76 and 77 of the 2010 Annual Town Meeting. Staff recommends endorsement. 2 Second Dwellings:  80 North Liberty Street, S. Nantucket, LLC (Map 41 Parcel 132)  5 Warren Street, Joseph and Barbara McKee (Map 55.4.1 Parcel 93)  3 Marbleway & 7 Sleepy Hollow, Blackfin LLC, Lugosch (Map 66 Parcel 445.2) Please see the reports issued by Venessa Moore. Previous Plans:  #12-09 Butnell Corporation, FYI Attached in your packets is a letter and photographs from Gerald Buzanoski of Ducharme & Dillis. The photographs show the porous asphalt mix being applied to the Locus.  #01-99 and #09-02 White Elephant Resort, minor modification discussion Attached in your packets is a letter from the Applicant requesting a minor modification to the White Elephant Resort MCD decision. The Applicant is requesting to release some of the larger guest rooms at the White Elephant from the double occupancy restriction in order to accommodate more families with young children. The Applicant proposes to release 30 of the 54 guest rooms of the double occupancy restriction and instead implement a restriction through its reservations policy that occupancy of the suites may not exceed two adults and two children under the age of 14. The Applicant believes this modification will enable the White Elephant to respond to a demand in the market and accommodate family business in a more comfortable and hospitable manner. While the rate structure is such that it does not attract groups of college students and young adults, implementing an occupancy restriction of two adults and two children under age 14 will ensure that. Accordingly, the parking requirement for the Applicant will not change due to this minor modification. Staff recommends approving the requested relief as the proposed modification will not materially affect the intent or findings upon which the Planning Board based its original decision.  91 Low Beach Road, discussion regarding maintenance In December, 2006, the Planning Board issued a secondary dwelling approval to the former owner of the Locus, which included conditions requiring improvements to the surface of Low Beach Road and cutting of vegetation along Low Beach Road. A building permit was issued and construction upon the site is still in progress under this permit. Based upon recent conversations with the Planning Director, the Applicant has learned that the Town is in negotiations with the United States Coast Guard for the acquisition of an easement through the Coast Guard property for the maintenance of Low Beach Road in its present location. The Applicant is therefore requesting that the approval later dated December 12, 2006 be modified to provide that the obligations of the applicant with regard to the surface of Low Beach Road and adjoining vegetation be limited to the portion of Low Beach Road lying between the westerly boundary of the property of the United States of America and the westerly boundary of the Locus. Staff recommends approving the requesting relief. Sketch Plans:  15 & 17 Head of Plains Road (Map 63 Parcels 55 and 56) The Applicant is requesting the Board’s input regarding the construction of a minor subdivision road to provide frontage to 2 existing building lots. There is a plan for your review that proposes construction of a new 12 foot wide gravel road along the southern property line which would extend to the southeast where it would connect to Sheep Pond Road. The length of the proposed 3 road would vary between 700 and 800 feet, depending on where the final connection to Sheep Pond Road occurs. The road would include 1 foot shoulders on each side for a total passable width of 14 feet and will also have a turnaround at the end of the road. The road is proposed at the minimum length necessary to provide the required frontage. Please review the plan and let the Applicant know if you have any concerns or questions.  50 & 56 Cato Lane (Map 55 Parcels 108 and 111) The Applicants are requesting the Board’s input regarding their plan to create a 4 Lot subdivision. There is a warrant article for the Locus to be hooked up to Town Sewer. On the provided sketch plan, Lots 1 & 3 will be restricted to 1 dwelling and because Lots 2 & 4 are oversized, they will be able to have second dwellings. Staff recommends the Board discuss the type of road surface proposed by the Applicant. Public Hearings:  #7273 Hither Creek Boatyard, Inc. (AR-2 lots), 20 North Cambridge Street, action deadline 12-30-2010 The Applicant is requesting to subdivide the Locus into two lots. However, an updated plan has been submitted wherein the Applicant is requesting to subdivide the Locus into four lots. Staff expects that the Applicant will request an extension form at the hearing.  #7313 Hither Creek Boatyard, Inc. (AR-4 lots), 20 North Cambridge Street, action deadline 02-27-2011 The Applicant is requesting a subdivision of the Locus into 4 lots. As proposed, there will be 2 dwellings – one on Lot 1 and one on Lot 2. By submitting this subdivision plan, the Applicants are effectively freezing the RC zoning on the Locus for 8 years. Because of the work done by the Madaket Area Workgroup and the votes at Town Meeting to rezone the area to VTEC, the neighbors feel as though this zoning freeze is going against the wishes of the community. Staff also believes that allowing this subdivision as proposed will be antithetical to the Master Plan and the efforts of the community. At the last hearing, the Board requested the Applicant to come back with additional information. To date, Staff has not received any additional information from the Applicant, just a letter from an abutter in opposition to the Application. Staff expects that the Applicant will provide the Board with a list of uses the Locus will be limited to, as well as further information regarding the Application.  #7321 White Whale Lane Subdivision (AR-5 lots), 76 Cato Lane, action deadline The Applicant is applying for a 5-lot definitive subdivision. The project will consist of subdividing the property located at 76 Cato Lane into 5 building lots and 1 roadway lot. The Board previously reviewed and approved this subdivision as a Preliminary Subdivision Plan on February 25, 2008. The definitive subdivision application before the Board has been prepared in accordance with the ten recommendations provided in the Preliminary application approval (which is attached in your packets). Please review the plans and let the Applicant know if you have any comments or concerns regarding the Application.  #7322 Philip and Anna Dickey Subdivision (AR-3 lots), 73 Hooper Farm Road, action deadline The Applicants are applying for a 3-lot definitive subdivision. The project will consist of subdividing the property located at 73 Hooper Farm Road into 2 building lots and 1 roadway lot. The little strip on the plan was added so that there would be adequate frontage for the two Lots. The Applicants have been before the Board before with a sketch plan regarding this proposal and the concept of the plan was approved on February 1, 2010. Also, there is a letter in opposition to this Application attached in your packets. 4 Please let the Applicant know if you have any comments or concerns with this Application. Other Business:  Response letter to James Grieder Please check your packets a memo from the Planning Office regarding this matter.  Discussion of letters from Advisory Committee of Nonvoting Taxpayers Please check your packets for this information.  Town Meeting/Zoning discussion Please check your packets for information regarding potential Warrant Articles for 2011 Annual Town Meeting.