<div dir="ltr"><div><div class="gmail_default" style="font-family:tahoma,sans-serif;font-size:large;color:rgb(0,0,0)"> I don't see why ZBA would be engaged prior to a Planning Board reviewing an ANR under subdivision control. Either the ANR doesn't meet the zoning requirements or is subject to subdivision control. As for the variances, I wholeheartedly agree with Doug; the owner is creating a hardship so shouldn't receive any variances. </div><br clear="all"></div><div><div dir="ltr" class="gmail_signature" data-smartmail="gmail_signature"><div dir="ltr"><div><br></div><font color="#a64d79" face="tahoma, sans-serif"><b><img width="96" height="95" src="https://ci3.googleusercontent.com/mail-sig/AIorK4wpRW2a9qK3yohcVl8OLpDR5WPmCKvT_Utzp-iPHtbc0ISA-0rA52TtmHmfQ4mE9c96SDKtnuE"></b></font><div><font face="tahoma, sans-serif" color="#000000">Michelle R. Tyler</font><div><font face="tahoma, sans-serif" color="#000000">Director of Planning</font></div><div><font face="tahoma, sans-serif" color="#000000">Town of Randolph</font></div><div><font face="tahoma, sans-serif" color="#000000">41 South Main Street</font></div><div><font face="tahoma, sans-serif" color="#000000">Randolph, MA 02368</font></div><div><font face="tahoma, sans-serif" color="#000000">P: 781-961-0936</font></div></div><div><font face="tahoma, sans-serif" color="#000000"><br></font></div><div><span style="color:rgb(34,34,34)"><i><font size="1">Please be advised that the Massachusetts Secretary of State considers e-mail to be a public record, and therefore subject to the Massachusetts Public Records Law, M.G.L. c. 66 § 10.</font></i></span><font face="tahoma, sans-serif" color="#0000ff"><b><br></b></font></div></div></div></div><br></div><br><div class="gmail_quote"><div dir="ltr" class="gmail_attr">On Fri, Jun 6, 2025 at 10:55\u202fAM Edgartown Planning Board via MassPlanners <<a href="mailto:massplanners@masscptc.org" target="_blank">massplanners@masscptc.org</a>> wrote:<br></div><blockquote class="gmail_quote" style="margin:0px 0px 0px 0.8ex;border-left:1px solid rgb(204,204,204);padding-left:1ex"><div dir="ltr"><div>IMHO: No.<br><br></div><div>The ANR - all variations that you describe - created a zoning violation by reducing the existing house lot to less than what was required by zoning bylaw.</div><div>They need to file an amended ANR making the existing house-lot whole again, or they need to take down the house.</div><div>The ANR could not be withheld by the PB for the reasons you state; however, the applicant should have been warned that they were creating a zoning violation, and would have to tear down the existing house.</div><div><br></div><div>And, no, they would not qualify for a variance, as the hardship is self-created. There are several cases dealing with this sort of thing:<br><br><a href="http://masscases.com/cases/app/76/76massappct513.html" target="_blank">Lamb et al v. Zoning Board of Appeals of Taunton, 76 Mass. App. Ct. 513</a></div><div><br></div><div><a href="http://masscases.com/cases/app/22/22massappct343.html" target="_blank">ANNETTE GORDON vs. ZONING BOARD OF APPEALS OF LEE & others, 22 Mass. App. Ct. 343</a></div><div><br></div><div>And a few others. There's an appeal that I saw first hand, made by a member of the Deerfield Planning Board (acting on his own), appealing a decision of the Deerfield Zoning Board of Appeals to grant a variance on a case nearly identical to what you describe. I'm not finding it at the moment... Happened back in 2012-2015 or so...</div><div><br></div><div>- Doug.<br></div></div><br><div class="gmail_quote"><div dir="ltr" class="gmail_attr">On Fri, Jun 6, 2025 at 10:32\u202fAM Michael McCarthy via MassPlanners <<a href="mailto:massplanners@masscptc.org" target="_blank">massplanners@masscptc.org</a>> wrote:<br></div><blockquote class="gmail_quote" style="margin:0px 0px 0px 0.8ex;border-left:1px solid rgb(204,204,204);padding-left:1ex"><div>
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<p class="MsoNormal"><span style="font-size:11pt">Hi Amy,<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:11pt"><u></u> <u></u></span></p>
<p class="MsoNormal"><span style="font-size:11pt">I think the 10k lot would need a variance for lot size or it would be out of compliance with zoning and subject to enforcement. I believe this would only \u201ckick in\u201d as enforceable once the abutting lots are
sold and there is no longer common ownership, so they can\u2019t be considered merged for zoning, but that might depend on your ordinance.
<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:11pt"><u></u> <u></u></span></p>
<p class="MsoNormal"><span style="font-size:11pt">I have seen this occasionally and we usually require/suggest the applicant bring the ANR plan to the ZBA for variance approval and revise the plan to reference the recorded variance decision prior to endorsement.<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:11pt"><u></u> <u></u></span></p>
<p class="MsoNormal"><span style="font-size:11pt">Mike McCarthy<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:11pt">Asst. City Planner<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:11pt">New Bedford<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:11pt"><u></u> <u></u></span></p>
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<p class="MsoNormal"><b><span style="font-size:11pt;font-family:Calibri,sans-serif">From:</span></b><span style="font-size:11pt;font-family:Calibri,sans-serif"> MassPlanners <<a href="mailto:massplanners-bounces@masscptc.org" target="_blank">massplanners-bounces@masscptc.org</a>>
<b>On Behalf Of </b>Amy via MassPlanners<br>
<b>Sent:</b> Friday, June 6, 2025 10:11 AM<br>
<b>To:</b> Mass Planners <<a href="mailto:massplanners@masscptc.org" target="_blank">massplanners@masscptc.org</a>><br>
<b>Subject:</b> [EXTERNAL] [Massplanners] ANR Question<u></u><u></u></span></p>
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<p class="MsoNormal"><u></u> <u></u></p>
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<p class="MsoNormal"><span style="font-size:1pt;color:white">Say your town requires 20K sq ft lots and 100 feet of frontage. There is currently a home on a 70K lot. To make it easy, lets picture a rectangular lot and the
house is all the way on the left side of the lot and currently meets all zoning regulations,<u></u><u></u></span></p>
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<p class="MsoNormal"><span style="font-size:12pt;font-family:Arial,sans-serif;letter-spacing:-0.25pt"> </span><span style="font-size:12pt;font-family:Arial,sans-serif"><u></u><u></u></span></p>
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<p class="MsoNormal"><span style="font-size:12pt;font-family:Arial,sans-serif;letter-spacing:-0.25pt">Say your town requires 20K sq ft lots and 100 feet of frontage. There is currently a home on a 70K lot. To make it easy, lets picture a rectangular lot
and the house is all the way on the left side of the lot and currently meets all zoning regulations, all the land to the right side is wooded and buildable.</span><span style="font-size:12pt;font-family:Arial,sans-serif"><u></u><u></u></span></p>
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<p class="MsoNormal"><span style="font-size:12pt;font-family:Arial,sans-serif">The owner brings forth an ANR splitting the one lot into 4. The 3 new lots (to the right) meet current zoning, 20k lot size and 100 feet of frontage. The original lot with
the house is now only 10k. but meets the 100 ft frontage requirement. The engineer just stamps "unbuildable lot" on the lot with the original house. This lot already has a house so they don\u2019t care. Is this allowed?<u></u><u></u></span></p>
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<p class="MsoNormal"><span style="font-size:12pt;font-family:Arial,sans-serif"><u></u> <u></u></span></p>
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<p class="MsoNormal"><span style="font-size:12pt;font-family:Arial,sans-serif">What if it was reduced to 10K and the frontage also fell under the required 100 ft, would this be allowed if stamped "unbuildable"?<u></u><u></u></span></p>
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<p class="MsoNormal"><span style="font-size:12pt;font-family:Arial,sans-serif"><u></u> <u></u></span></p>
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<p class="MsoNormal"><span style="font-size:12pt;font-family:Arial,sans-serif">Thanks for your input.<u></u><u></u></span></p>
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<p class="MsoNormal"><span style="font-size:12pt;font-family:Arial,sans-serif"><u></u> <u></u></span></p>
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<p class="MsoNormal"><span style="font-size:12pt;font-family:Arial,sans-serif">Amy Poretsky<u></u><u></u></span></p>
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</div></blockquote></div><div><br clear="all"></div><div><br></div><span class="gmail_signature_prefix">-- </span><br><div dir="ltr" class="gmail_signature"><div dir="ltr"><div>The Edgartown Planning Board</div><div>PO Box 5130</div><div>Edgartown, MA 01027<br>413-627-6170</div></div></div>
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