Information Sheet
Citizens often ask us to determine the development potential of their property. However, today’s development laws are complex and issues surrounding the buildability of a lot are often not answerable with a simple yes or no. Very often we are asked questions which by their very nature cannot be answered, usually because of legal or jurisdictional constraints.
However, there are some commonly asked questions we can address. Answers to these questions can be found below.
Question 1: Is this lot a buildable lot?
This is the million-dollar question. Unfortunately, it often takes a million dollars worth of legal fees to determine. There can be all kinds of issues with zoning, wetlands, septic system, deed restrictions, etc. Although the planning office cannot make a final determination, we can discuss with you what Planning Board approvals might be necessary under the Zoning Bylaw or Subdivision Regulations.
Question 2: Is this a grandfathered lot?
This is a very complex question and often takes a great deal of research to determine. The Building Department has a very useful checklist to help determine whether your lot is grandfathered. Click here for a copy. Contact the Building Department if you have any question or need of additional information.
Question 3: Can I subdivide this property to create another lot?
If you have a plan stamped by a registered land surveyor this question is relatively easy. The amount of frontage the property has on a way the Planning Board deems adequate and the acreage are the key ingredients. However, if assessor maps are used our answer must be qualified because of the lower precision of these maps compared to a surveyed plan.
Question 4: What kind of access is necessary to build on a lot, if I don’t want to subdivide?
Currently, the Planning Board has a standard policy for access to a single lot which requires that a way be eighteen (18) feet in width and capable of allowing emergency vehicles such as a fire truck or ambulance to get to the site.
Question 5: Are there wetlands on the property?
There is no such thing as an official town "wetlands" map. The only absolute way to determine the existence of wetlands on your lot is to have a certified botanist "flag" your lot as to whether wetland vegetation exists. The Conservation Commission will review the work of the botanist and make a final determination. Contact the Conservation Commission Administrator for further details.
Question 6: Is the property in a floodplain?
The Engineering Office has the FEMA maps for the town. If you have a certified plot plan showing elevations, this question is an easy one. If you do not know the elevation of the lot than an estimate of where the property lies within the floodplain can be made. The Planning Office does not certify whether a structure is above or below base flood elevations.
If you are an appraiser doing work for a mortgage lender don’t even think about asking us this question. The bank is paying YOU to make this determination.
Question 7: What uses are allowed on my property?
The Planning Office will review the zoning of the property with you to give you an indication of the uses allowed and the permits that may be required. However, the Building Commissioner has the final word on zoning interpretation and enforcement.
Question 8: What is my property worth?
The Assessor’s Office can tell you the assessed value of a piece of property and the methods used to determine the amount. Please note: If your property is being assessed as a buildable lot that does not necessarily
mean that it is buildable under current zoning or subdivision rules.
Question 9: Should I buy this property?
Under no circumstances will we offer advice to any person regarding their real estate investment decisions.
Citizens often ask us to determine the development potential of their property. However, today’s development laws are complex and issues surrounding the buildability of a lot are often not answerable with a simple yes or no. Very often we are asked questions which by their very nature cannot be answered, usually because of legal or jurisdictional constraints.
However, there are some commonly asked questions we can address. Answers to these questions can be found below.
Question 1: Is this lot a buildable lot?
This is the million-dollar question. Unfortunately, it often takes a million dollars worth of legal fees to determine. There can be all kinds of issues with zoning, wetlands, septic system, deed restrictions, etc. Although the planning office cannot make a final determination, we can discuss with you what Planning Board approvals might be necessary under the Zoning Bylaw or Subdivision Regulations.
Question 2: Is this a grandfathered lot?
This is a very complex question and often takes a great deal of research to determine. The Building Department has a very useful checklist to help determine whether your lot is grandfathered. Click here for a copy. Contact the Building Department if you have any question or need of additional information.
Question 3: Can I subdivide this property to create another lot?
If you have a plan stamped by a registered land surveyor this question is relatively easy. The amount of frontage the property has on a way the Planning Board deems adequate and the acreage are the key ingredients. However, if assessor maps are used our answer must be qualified because of the lower precision of these maps compared to a surveyed plan.
Question 4: What kind of access is necessary to build on a lot, if I don’t want to subdivide?
Currently, the Planning Board has a standard policy for access to a single lot which requires that a way be eighteen (18) feet in width and capable of allowing emergency vehicles such as a fire truck or ambulance to get to the site.
Question 5: Are there wetlands on the property?
There is no such thing as an official town "wetlands" map. The only absolute way to determine the existence of wetlands on your lot is to have a certified botanist "flag" your lot as to whether wetland vegetation exists. The Conservation Commission will review the work of the botanist and make a final determination. Contact the Conservation Commission Administrator for further details.
Question 6: Is the property in a floodplain?
The Engineering Office has the FEMA maps for the town. If you have a certified plot plan showing elevations, this question is an easy one. If you do not know the elevation of the lot than an estimate of where the property lies within the floodplain can be made. The Planning Office does not certify whether a structure is above or below base flood elevations.
If you are an appraiser doing work for a mortgage lender don’t even think about asking us this question. The bank is paying YOU to make this determination.
Question 7: What uses are allowed on my property?
The Planning Office will review the zoning of the property with you to give you an indication of the uses allowed and the permits that may be required. However, the Building Commissioner has the final word on zoning interpretation and enforcement.
Question 8: What is my property worth?
The Assessor’s Office can tell you the assessed value of a piece of property and the methods used to determine the amount. Please note: If your property is being assessed as a buildable lot that does not necessarily
mean that it is buildable under current zoning or subdivision rules.
Question 9: Should I buy this property?
Under no circumstances will we offer advice to any person regarding their real estate investment decisions.