HomeMy WebLinkAboutPlanning Board Staff Report - January 21, 2010_201402051007252846
STAFF REPORT
Date: January 15, 2010
To: Planning Board
From: Leslie Woodson Snell, AICP
Re: January 21, 2010 Agenda
Minutes:
January 11, 2010
Please contact staff prior to the meeting with any comments or questions.
Second Dwelling:
27 Pilgrim Road, Robin Nydes (Map 41 Parcel 615), continued to 020119
Public Hearings:
#7263 Reed Pond Properties Subdivision, 129 & 137 Cliff Road, action deadline 01-31-2010 (Note:
Draft decision)
A draft decision dated January 21, 2010 is included in your packet.
#7264 Bunting Lane Subdivision, 116 Old South Road, 68 Pine Tree Road, 2, 8 & 14 Macy’s Lane,
action deadline 03-31-2010 (Note: Draft decision)
A draft decision dated January 21, 2010 is included in your packet.
Other Business:
41-81I Cliff Road Bike Path County of Nantucket
Easement plans for the extension of the Cliff Road Bike Path have been included in your
packet for endorsement. These plans are required to be endorsed by the Planning Board
and the Country Commissioner’s prior being recorded at the Registry of Deeds. Staff
recommends endorsement.
Reminder Planning Board Meeting on Monday, February 1, 2010 has been rescheduled to 6:00PM
Warrant Articles for the 2010 Annual Town Meeting
▪ Article 37 – Zoning Change: Split District Corrections – Various Locations
The purpose of this article is to correct the zoning district boundary in locations where it
does not follow property lines. All of the parcels included in this article are included in two
(2) zoning districts. In selecting which zoning district to place the entire parcel, staff
examined the percentage of the lot in each district and then compared the characteristics of
each individual to the two zoning districts and selected the best match. It is the opinion of
staff that this article is essentially a “housekeeping” effort.
▪ Article 38 – Zoning Change: Eel Point Road
The purpose of this article is to further the policies outlined in the Master Plan including,
but not limited to: matching zoning districts to the existing character of an area, protecting
natural resources, and mitigating development in the Country Overlay District (COD).
Although there are some privately (owned by individuals) owned parcels included in the
article, staff selected parcels that would conform to the LUG-3 standard or would be very
minimally impacted by this zoning change from LUG-2 to LUG-3. Most of the parcels
included in this article are owned by conservation agencies are utilized for open space.
▪ Article 39 – Zoning Change: Appleton Road
The purpose of this article to rezone two (2) parcels from RC-2 to either LUG-3 to VTEC.
The Implementation Element of the Master Plan includes a “Zoning District
Implementation Schedule” which identifies the RC-2 zoning district as being phased out by
2020. In addition, policies of the Master Plan included making the distraction between
“Town” and “Country” and to match zoning to existing development patterns. The two (2)
lots included in this article are in the COD and are nearly surrounded by preserved open
space parcels located in the LUG-3 district. LUG-3 is primarily a residential district. VTEC
allows for some commercial activity and has a slightly higher ground cover.
▪ Article 40 – Zoning Change: Fairgrounds Road, Old South Road, and Tom’s Way
This article has three (3) parts:
1. To rezone parcels owned by the Town of Nantucket from RC-2 to R-5 and
CN. The Town properties proposed to be rezoned to R-5 have been
designated for a future housing development. The Town properties proposed
to be rezoned to CN include the Sublic Safety Building and the 2 Fairgrounds
Road office building. All current and designated future uses of this Town
owned site are compatible with the zoning districts proposed.
2. To rezone parcels along Old South Road, between the 2 Fairgrounds site and
Amelia Drive, from RC-2 to CN. The parcels included are currently a mixture
of residential and commercial uses. Based on research completed to date, the
uses currently permitted on the parcels are uses permitted in the CN district.
Rezoning this section of Old South Road will create a continuous CN district
from Fairgrounds Road to Amelia Drive.
3. To rezone parcels along Tom’s Way from RC-2 to R-5, CN, or CTEC. Staff
has received many phone calls and e-mails from the property owners on
Tom’s Way. At this time, we suggest that the Board table this portion of the
article to a future Town Meeting to allow staff time to work with the property
owners to reach an amicable solution.
▪ Article 41 – Zoning Change: West Miacomet Road and Somerset Road
The purpose of this article is to rezone parcels currently in the RC-2 district to the R-10
district. The parcels included in this article are residential in character and the lot sizes and
ground cover ratios are consistent with the R-10 district. Rezoning these parcels will
complete the RC-2 phase-out for residential properties in this area. The Nantucket Islands
Land Bank may have a concern regarding three (3) parcels they own that are included in this
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article. Staff will make an oral report on this article at the meeting after more discussions
with their Director.
▪ Article 42 – Zoning Change: Miacomet Golf Club
The Director of the Nantucket Islands Land Bank notified staff this week of some concerns
regarding this article. Staff will make an oral report on this article at the meeting after more
discussions with their Director.
▪ Article 43 – Zoning Change: Surfside Area Plan – Surfside West
This article has two (2) parts, both of which were recommendations of the Surfside Area
Plan:
1. To place parcels currently located in the LUG-2 district in the LUG-1 district.
The parcels included are also located in the Country Overlay District. This
rezoning will allow for some expansion and possible subdivision potential.
Staff will provide more detailed information at the meeting.
2. To place parcels currently located in the LUG-2 district in the R-40 district.
The parcels included are also located in the Town Overlay District. This
rezoning will allow for some expansion and possible subdivision potential.
Staff will provide more detailed information at the meeting.
▪ Article 44 – Zoning Change: Surfside Area Plan – Surfside South
This article includes five parts, the most significant of which is a rezoning from LUG-2 to
LUG-1 for parcels located in the vicinity of Pochick Avenue, Boulevard, Okorwaw Avenue,
Irving Street, Weweeder Avenue, Nobadeer Avenue, and Adams Street. The majority of the
parcels included in this rezoning more closely conform to the LUG-1 intensity standards
than the LUG-2. This rezoning would allow for modest ground cover expansion on most of
the parcels included and a maximum of eight (8) new lots could be created.
▪ Article 45 – Zoning Change: Somerset Road and Somerset Lane
The Planning Board received a request from the property owners in this area to rezone their
parcels from LUG-2 to R-40. These parcels are included in the TOD, which better matches
R-40 than LUG-2. If rezoned, the modest ground cover increased may be possible, as well
as some subdivision potential through the Approval Required (AR) process. Staff will
provide more detailed information at the meeting.
This article also includes a “Town and Country Designations” map change for three (3)
parcels not included in the proposed zoning change. Since they are remaining in the LUG-2
district, they should be removed from the TOD and placed in the COD.
▪ Article 46 – Zoning Change: Monomoy
Five (5) parcels are included in this article to change the zoning from LUG-1 to VR. This
change will extend the VR district in Monomoy that was created at the 2009 ATM. If
changed to VR, only very modest ground cover expansions would be able take place and one
(1) new lot could be created.
▪ Article 47 – Zoning Bylaw Amendment: Intensity Regulations – Residential 5 (R-5)
An amendment to the ten (10) foot side yard setback for the R-5 district is proposed. This
amendment would allow a reduction to five (5) feet under two (2) conditions:
(a) Where a secondary dwelling or other accessory structure is located within twenty-feet
of the rear property line.
(b) Where a common driveway of at least ten-feet in width is provided to allow access to
two or more lots.
▪ Article 48 – Zoning Bylaw Amendment: Secondary Dwellings (Citizen Article)
The purpose of this article is to reduce the separation between primary and secondary
dwellings. Currently, the minimum separation is twelve (12) feet. Two (2) options are
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included in the article: to reduce the separation to ten (10) feet or to eliminate the separation
requirements completely. Either option also requires an amendment to the definition of
breezeway, which is also included in the article.
▪ Article 49 – Zoning Bylaw Amendment: Residential Districts/Exceptions (Citizen Article)
The purpose of this article is to modify the open space requirement for Major Residential
Developments (MRD’s). A new standard for selecting the portion of the lot to be
designated as open space is added in addition to creating a minimum upland requirement to
the requirements for open space. It is the opinion of staff that the proposed percentages are
too high and would be overly restrictive. We suggest that the Planning Board discuss
lowering the percentages with the proponent of the article or tabling the article while staff
drafts substantial revisions to this section of the Bylaw.
▪ Article 50 – Zoning Bylaw Amendment: Residential Districts/Exceptions (Citizen Article)
The purpose of this article is to modify the open space requirement for Cluster
developments. A new standard for selecting the portion of the lot to be designated as open
space is added in addition to creating a minimum upland requirement to the requirements
for open space. It is the opinion of staff that the proposed percentages are too high and
would be overly restrictive. We suggest that the Planning Board discuss lowering the
percentages with the proponent of the article or tabling the article while staff drafts
substantial revisions to this section of the Bylaw.
Executive Session:
The members will be polled to go into Executive Session to review an on going litigation and not to
reconvene in open session. Executive session will be limited to the five (5) elected members.
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