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HomeMy WebLinkAbout01-19 43A Union Street^ n xl �> RMAI TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MA 02554 APPLICATION Fee: $450.00 By DECHERT E os znia h File No. -19 Owner's name(s): Steven W. Russo, as Trustee of 43A Union Street Trust Mailing address: c/o Reade, Gullicksen, Hanley & Gifford, LLP 6 Young's Way, Post Office Box 2669, Nantucket, Massachusetts 02584 Phone Number: 508-228-3128 E -Mail: air@readelaw.com .Applicant's name(s): Same Mailing Address: Same Phone Number: Same Locus Address: 43A Union Street E -Mail: Same Assessor's Map/Parcel: 42.3.2-29.1 Plan No. 2017-98 Lot B Deed Reference Book 1673, Page 236 Zoning District Residential -Old Historic (ROH) Uses on Lot- Commercial: None Yes (describe) Residential: Number of dwellings' Duplex Apartments Date of Structure(s): all pre -date 7/72 Yes or Building Permit Numbers: Previous Zoning Board Application Numbers: 2 Fairgrounds Road Nantucket Massachusetts 02554 508-228-7215 telephone 508-228-7298 facsimile r:\wpK\bwrrHEw3\Havey\a3 voton\ZBA app to= 1-2019.ao= State below or attach a separate addendum of specific special permits or variance relief applying for: The locus was created by the division of a tract of land containing two pre - 1955 structures into two lots, each of which contained one of the pre -1955 structures, by virtue of the exception from subdivision control requirements contained in M.G.L., c. 41, § 81L. Accordingly, locus, which contains 926± square feet in lot area, with 5,000 square feet being the minimum in this ROH zoning district, has the status of a pre-existing, nonconforming lot, and the existing pre -1955 garage structure upon locus has the status of a pre-existing, nonconforming structure, by virtue of Nantucket Zoning By-law § 139-33.A(3). The applicant proposes to alter and expand the pre-existing, nonconforming garage, converting it into a single-family dwelling. The existing southeasterly side yard setback distance of 0.1± foot at the closest point will remain, although the portion of the footprint within the side yard setback will be reduced. The structure will comply with all other dimensional zoning requirements, including setbacks and ground cover. Accordingly, the applicant requests a Special Permit under By-law § 139- 33.A, for the alteration of a pre-existing, nonconforming structure without creating any new nonconformity. The applicant further requests Special Permit relief from the requirement to provide one on-site parking space, pursuant to By-law § 139-18.D, because the provision of a conforming on- site parking space would be physically impossible, even if the size of the dwelling were to be reduced from the proposed 463± square feet of ground cover, because of the location of a large, mature elm tree. I certify that the information contained herein is substantially complete and true to the best of my knowledge, under the pains and penalties of perjury. SIGNATURE: Steven W. Russo, Trustee Owner* By: SIGNATURE: / Apphe&nt/Attomey/Agent Arthur I. Reade, Jr. OFFICE USE ONLY Application received on:_/_/_ By: Complete: Need Copies: Filed with Town Clerk:_/_/_ Planning Board:_/_/_ Building Dept-:-/-/- By:_ Fee deposited with Town Treasurer:_/_/_ By:_ Waiver requested: g Granted:_/_/_ Hearin notice _ posted with Town Clerk:_/_/_ Mailed:_//_ I&M_/_/_ &_/_/_ Hearing(s) held on:_/_/_ Opened on :—/—/— Continued to:_/_/_ Withdrawn:_/_/_ Decision Due By:—/—/— Made:—/—/— Filed w/Town Clerk:—/—/— Mailed:— / -/- 2 Fairgrounds Road Nantucket Massachusetts 02554 508-228-7215 telephone 508-228-7298 facsimile r:\WpM\M TTID;W9\H—Y\13 Onion\L app £oz 1-2019.d.— Town and County of Nantucket, MA December S. 2018 Cr �' Mr 46 " r ♦ R$ + y 38 X42.3.2 8 42.3. 3 t .2 148'" 7 { y •` + + 2-93 r� w 42!3.°2 94' 42. >3 3= 4-2,2.330 t sr" r .; 42.2.3 42.2.3 29 ��``��,. 21 r� t 44 3. S 4, s. 4212.328 M 4232 32;•x' �3 / r 42%2.3 ., 4is 20 47 �s w 55,1.1 80 55.4.121- 56, 5.4.121. H *�' c � �s' rte. S �, � .�•' , it 5541 132 .5.4+ 4 _ 1,. = 62 ft Property Information Property ID 42.3.2 29.1 Location 43 A UNION ST Owner MATTHEWS WHITNEY Hzg MAP FOR REFERENCE ONLY NOT A LEGAL DOCUMENT Town and County of Nantucket, MA makes no claims and no warranties, expressed or implied, concerning the validity or accuracy of the GIS data presented on this map. Geometry updated 11/13/2018 Data updated 11/19/2018 CURRENT ZONING CIA,SInCATION: Reeidrntial Old Historic (R—OH) QQSTTNc: MINIMUM LOT SIZE: SOW S.I". @28 S.F.f MINIMUM FRONTAGE: 5U fT. "EE PUN FRONT YARD SETBACK: SEEP UN REAR/SIDE SETBACK: 5 FT. SEE PIAN GROUND COVER F 50% 20.5% f M EXIST. GATE AND ARBOR — I PF -J 42.3.2-29 WHITNEY MATTHEWS Deed: 1343/286 Plan No, 2017-98, LOT A #43 UNION STREET Ei._ DEN FOUND DENOTES EXIST. VERTICAL GRAMT< CURB UNION PUBLIC—VARIABLE WID'T'H STREET EXIST. EDGE OF PAVEMENT EXISTING ----r CURB CUT 14. EXIST, 12'58 30" ELM (TRUNK) I \ \ EXIST. 1 STY W.F. STRUCTURE 190± S.F. Platy. No. 20f7-98 #43 UNION S(REET o LOT B rn 9261 S.F. \ N EXISTING 5' FENCE 28.66' RE -BAR 42.3.2-31 FD GEORGE ZALOOM, TRUSTEE MULBERRY HILL TRUST Deed Bk./Pg.: 1572/195 Plan No. 2012-43 #3 MULBERRY STREET ORIGINAL SIGNED AND STAMPED COPIES OF THIS PLAN MAY BE PHOTOCOPIED BY THE BOARD OF APPEALS OR THE NANTUCKET REGISTRY OF DEEDS FOR RECORDING PURPOSES. IN CASES OF DISCREPANCIES REGARDING INFORMATION CONTAINED HEREON AND UNAUTHORIZED PHOTOCOPIES OF THIS PLAN, ONLY ORIGINALLY STAMPED AND ENDORSED COPIES SHALL BE ACKNOWLEDGED BY THE CERTIFYING LAND SURVEYOR. THIS INSPECTION PLAN WAS PREPARED TO ACCOMPANY AN APPLICATION TO THE NANTUCKET BOARD OF APPEALS AND IS NOT TO BE CONSIDERED ALL INSTRUMENT SURVEY. THIS PLAN SHOULD N4T L USED TO STAB ISH PROE'.ERUIL-UNU, FENCES, HEDGES OR ANY ANCILLARY STRUCTURES ON 11HE PREMISES. THE PROPERTY LINES SHOWN RELY ON CURRENT DEEDS AND PLANS OF RECORD. THIS INSPECTION PUN IS NOT A CERTIFICATION AS TO THE TITLE OR OWNERSHIP OF THE PROPERTY SHOWN. OWNERS OF ADJOINING PROPERTIES ARE SHOWN ACCORDING TO CURRENT TOWN OF NANTUCKET ASSESSOR RECORDS. THIS PLAN SHALL NOT BE USED FOR ANY OTHER PURPOSE OTHER Ti1AN ITS INTENDED USE STATED ABOVE. ! CURRFNT ZONING CLISSIFICATKIN: Residential OW Nietoric (R—ON) EXISTING PROPOSED, [RE—MR ID O DENOTES RLW FOUND MINIMUM LRT SIZE: 5000 S.F. 428 PLAN SEE S.FPLAN VGC DENOTES EXIST VERTICAL GRANITE CURB MINIMUM FRONTAGE: 50 FT' SEE PLAN SEE PLAN FRONT YARD SET6ACK: none SEE PUN 5FF. PLAN REAR/SIDE SETBACK: 5 FT, SEE PLAN SEE PIAN GROUND COVER X : so% 20.5x t 50% UNION PUBLIC -VARIABLE. WIDTH STREET EXIST, EDGE OF PAVEMENT EXISTING --- CURB CUT 1 14.95' EXIST. 30" ELM (TRUNK) I� o 0 Y cD V O —j 42.3.2-29 WHITNEY MATTHEWS Deed: 1343/286 I Plan No. 2017-98, LOT A #43 UNION STREET !; 1 Q ! I ! L ZONING S PROPOSED DWELLING 12.58' l� c Li LINE OF EXISTING BLDG ! i ! I !Y ! U m I 4 cD I z 1N I ! I i ! < 28.66' RE—BAR 42.3.2-31 FD GEORGE ZALOOM, TRUSTEE MULBERRY HILL TRUST Deed Bk./Pg.: 1572/195 Plan No. 2012-43 #3 MULBERRY STREET ORIGINAL SIGNED AND SIAMPED COPIES OF THIS PLAN MAY BE PHOTOCOPIED BY THE BOARD OF APPEALS OR THE NANTUCKET / �{ 0 l '� REGISTRY OF DEEDS FOR RECORDING PURPOSES_ IN CASES OF DISCREPANCIES REGARDING INFORMATION CONTAINED fp HEREON AND UNAUTHORIZED PHOTOCOPIES JEFFREY L. OF THIS PLAN, ONLY ORIGINALLY STAMPED BLA KWE � sLACKWELL m� AND ENDORSED COPIES SHALL BE ACKNOWLEDGED BY THE \U CERTIFYING LAND SURVEYOR. yyI THIS INSPECTION PLAN WAS PREPARED TO ACCOMPANY AN APPLICATION TO 114E NANTUCKET .2 �,.\•pFstfl�p¢ / BOARD OF APPEALS AND IS NOT TO BE CONSIDERED A LULL. INSTRUMENT SURVEY. THIS PLAN '�� SU SHOULD NOT BE USED 10 t-TABLISH PROPERLY LINU FENCES, HEDGES OR ANY ANCILLARY STRUMRES ON THE PREMISES. THE PROPERTY LINES SHOWN RELY ON r CURRENT DEEDS AND PLANS OF RECORD, THIS INSPECTION PLAN IS NOT A CERTIFICATION AS TO THE TITLE OR OWNERSHIP OF THE PROPERTY SHOWN. OWNERS OF ADJOINING PROPERTIES ARE SHOWN ACCORDING TO CURRENT TOWN OF NANTUCKET ASSESSOR RECORDS. THIS PLAN SHALL NOT BE USED FOR ANY OTHER PURPOSE OTHER THAN ITS INTENDED USE STATED ABOVE. (O Blackwell & A5sociates Inc. TALEO 25 JOB 75 V:\D'RAWFILES\B8437\ZBA.dwq 12/5/2018 2:14;44 PM EST 33.33' TO CNR OF WALL LOW CONCRETE RETAINING WALL 4't W z U MARYE P.FfERS Deed Bk,/ .: 496/332 Plan: Non Found REF.: Deed Bk./Pq. 106/353 X145 UNION STREET <08, -0 Proposed Conditions Site Plan to Accompany Zoning Board of Appeals Application in Nantucket, Mass. SCALE: 1"= 4' DATE: December D5, 2018 STEVEN W. RUSSO TRUSTEE owners: .43A_ UNION, STREkT. _TRUST . LOT B Deed Bk./Pg.: 1673/236 Plan Bk./Pg.:2017-96 Tax Map—Parcel: . . .42:3:2-29. ' 1 . Locus: , 43A UNION STREET.. BLACKWELL & ASSOCIATES, Inc. Professional Land Surveyors 20 TE,ASDALE CIRCLE NANTUCKET, MASS. 02554 (508) 228-9026 B8437 C�s Town of Nantucket Zoning Board of Appeals ao1,o11-c,/` DSC© qss� S�A� s LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF: PROPERTY OWNER. Steven W. Russo, Trustee of 43A Union Street Trust .....................................I........... MAILING ADDRESS ...... c/o Reade, Gullicksen, Hanley & Gifford, LLP ................................................ PROPERTY LOCATION... 43A Union Street ............. .............. ASSESSOR MAP/PARCEL. Map 42.3.2, Parcel 29.1 ............................. ..... ...................... SUBMITTED BY ..... .....-Reade., .Gull.icksen.,..Hanley...& .Gifford . ., . LLP. . ................................... SEE ATTACHED PAGES I certify that the foregoing is a list of all persons who are owners of abutting property, owners of land directly opposite on any public or private street or way; and abutters of the abutters and all other land owners within 300 feet of the property line of owner's property, as they appear on the most recent applicable tax list (M.G.L. c. 40A, Section 11 and Zoning Code Chapter 40A, Section 139-29B (2)• t2-5-/6 DATE -Fuk T 1 ASSESSOR'S O FICE TOWN OF NANTUCKET V Z H E-4 W H H a� aU W H E z E F F N N N E E E F O O F E F N y m N N N N VFi Em' F y w cn w F E m H F F E N O E F N E+ F F N N N F F E N N N F E N N N C7 c7 N z Z w W Z N Z N N F E+ F N N N F N N N N F N N N W W W Z Z N a a 0 0 H F 0 O a N N N W Z Z Z Z Z N w U w z Z z Z F F F a .i W W F H F E Z �+ Z a a C7 O Z O O O O Z Z C7 Z Z Z Z V' D Z 2 F U O O O E E E S x W U❑❑ U' Z W w Z O Z O lw a w a 2 z O z Z z Z 0 0 Zg 2 0 0 0 0 T Z a 0 0 N Z W w W N N❑ Z a Q z 0 i+ >' O O m LLL a O U D w w w a a£ E E m [a.. o a U❑ m D O O 0 0 0 0 O v D 0 0 m P r Ol rl N Q N M ti N M M N O t0 m o 0 0 o N Ol m b M N r P O r O Z O N P r r N N � N 1p P P �D M P .-1 P Ol P m P m ill P O O P N P Ol 'i P O N t0 P N N �O P m r1 N M r N rl t0 P ill �Il il1 �l1 .-1 M N O O N N ill O ill l0 O O N P P Y] r N N M u7 S O N Ul N w O ul M O r r M N N Y1 111 lff O ill �fl ill •'� N S M ill u1 rl � „'� 1!) 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Buckley and David J. Buckley, Trustees, 8R Nobska Way Realty Trust, u/d/t dated March 27, 2017 and recorded at the Nantucket Registry of Deeds at Book 1584, Page 281 Property Description: 8R Nobska Way Map 67 Parcel 101.1 Enclosed is the Decision of the Zoning Administrator which has this day been filed with the office of the Nantucket Town Clerk. An Appeal from this Decision to the Zoning Board of Appeals may be taken pursuant to Nantucket Zoning Bylaw Section 139-29.C.(3) Any action appealing the Decision must be brought by filing a notice of appeal, specifying the grounds thereof, with the Town Clerk, pursuant to Nantucket Zoning Bylaw Section 139-29.C.(6) Eleanor Weller Antonietti, Zoning Administrator cc: Town Clerk Building Commissioner/Zoning Enforcement Officer TOWN OF NANTUCKET NANTUCKET ZONING ADMINISTRATOR 2 Fairgrounds Road Nantucket, Massachusetts 02554 Assessor's Map 67 Parcel 101.1 8R Nobska Way Residential 5 (R-5) DECISION: Book 1584, Page 285 Book 1584, Page 288 Lot 14 on Plan No. 2017-15 1. Upon review of the application submitted by the Owner/Applicant for the above - referenced property, it was determined by the Zoning Administrator pursuant to Nantucket Zoning By -Law Section 139-33.A(3) that the proposed alteration to the pre- existing nonconforming lot will neither increase an existing nonconformity nor create a new nonconformity and, as such, is not substantially more detrimental to the neighborhood. 2. The Locus, known as 8R Nobska Way, is a pre-existing nonconforming lot having been created as a separate buildable lot by virtue of endorsement and recording of that certain plan recorded at the Nantucket Registry of Deeds on February 27, 2017 as Plan No. 2017-15 and the execution and delivery of the following instruments, each of which was recorded at the Nantucket Registry of Deeds on March 27, 2017: (i) a Deed from Preston D. Buckley and Mary E. Buckley conveying a portion of the property commonly known as 10 Nobska Way to the Owner/Applicant (see Book 1584, Page 285); (ii) a Deed from David J. Buckley and Rachael A. Balestra conveying a portion of the property commonly known as 8 Nobska Way to the Owner/Applicant (see Book 1584, Page 288); and (iii) a Declaration of Restriction to Merge Lots for Building and Zoning Purposes (see Book 1584, Page 290). 3. The Locus, shown as Lot 14 on Plan No. 2017-15, currently contains approximately 8,625 square feet and has forty (40) feet of frontage on Nobska Way. At the time of its creation, the Locus was a conforming lot located in the Residential Commercial Two (RC -2) zoning district, which, among other things, provides for a minimum frontage requirement of forty (40) feet. However, by virtue of passage of Article 55 at Nantucket's 2017 Annual Town Meeting ("ATM"), the zoning district for the Locus was changed to Residential Five (R-5), which provides for a minimum frontage requirement of fifty (50) feet (i.e., the zoning change increased the minimum required frontage by ten feet). As a result of the zoning change from RC -2 to R-5 at the ATM, the Locus was rendered a pre-existing, nonconforming lot as to frontage. 4. The Locus is an oversized lot, currently having a lot area of approximately 8,625 sq. ft., where minimum lot size in the R-5 zoning district is 5,000 sq. ft. The Owner/Applicant has subdivided Lot 14 into two lots shown as "Lot 14X" and "Remainder Lot 14" upon an Approval Not Required Plan ("ANR") plan entitled "Plan of Land (Being a 2 Subdivision of Lot 14, Plan No. 2017-15)"; #8R Nobska Way in Nantucket, Massachusetts", dated December 31, 2018, and prepared for the Owner/Applicant by Nantucket Surveyors, LLC. The ANR plan, endorsed by the Planning Board (File #8318) on January 24, 2019, shows "Lot 14A" having an approximate lot area of 179 sq. ft. (consisting solely of a narrow 2.24 foot by 80.00 foot strip of land at the rear of the Locus) and "Remainder Lot 14" having an approximate lot area of 8,446 sq. ft. The Owner/Applicant proposes to convey the undersized, separately unbuildable "Lot 14X" to the northerly abutter for the purposes of merging and combining with the abutter's existing property at 7 Salros Road, shown as Lot 8 on a plan filed in Plan Book 22, Page 63. Upon completion of the proposed alteration, the Locus (i.e., "Remainder Lot 14") would contain approximately 3,446 sq. ft. in excess of the minimum required lot size for the R-5 zoning district. 5. While the result of the proposed alteration will decrease the lot area of the Locus from approximately 8,625 sq. ft. to approximately 8,446 sq. ft., the re -configuration of the Locus into "Remainder Lot 14" will neither increase the nonconforming nature of the Locus nor create any new nonconformities. 6. Based upon the foregoing, the Zoning Administrator finds that the Locus, to be altered as proposed, resulting in the newly created "Remainder Lot 14" as shown on the above - referenced ANR plan, shall retain its status as a pre-existing nonconforming lot with respect to frontage but will not be made more nonconforming and, furthermore, the proposed alteration will not result in a new nonconformity. Accordingly, the proposed re -configuration of the Locus may be allowed by virtue of the determination that it will not be substantially more detrimental to the neighborhood. Eleanor Weller Antonietti Zoning Administrator COMMONWEALTH OF MASSACHUSETTS Nantucket, sg,, On the day of VAayCv-,\ 2019, before me, the undersigned notary public, personally appeared Eleanor Weller Antonietti, the above-named Zoning Administrator of Nantucket, Massachusetts, personally known to me to be the person whose name is signed on the preceding document, and acknowledged that she signed the foregoing instrument voluntarily for the purposes therein expressed. No Publ' My Commi on Exf res: zU ¢� MEGAN TRUDEL Notary Public CCMMONWEALTH OF MASSACHUSETTS My Commission Expires On May 08, 2020 Print F 7 N C% r, TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MA 02554 WITHDRAWAL FORM File No. 0l -19 Map 4232 Parcel 29.1 APPLICANT(S): STEVEN W. RUSSO, TRUSTEE of 43A Union Street Trust 43A Union Street SPECIAL PERMIT UPON THE REQUEST OF THE APPLICANT(S) MADE: mom.; PRIOR TO r AFTER PUBLICATION OF NOTICE OF A PUBLIC HEARING ON THE ABOVE CAPTIONED APPLICATION, WE, THE NANTUCKET ZONING BOARD OF APPEALS: ?{ ACKNOWLEDGE AS A MATTER RIGHT AND WITHOUT PREJUDICE APPROVE WITHOUT PREJUDICE APPROVE, BUT WITH PREJUDICE THE WITHDRAWAL: X _- r IN FULL OF THE SAID APPLICATION OF SO MUCH OF SAID APPLICATION AS: The Zoning Board of Appeals DATED• Eleanor Weller Antonietti, Zoning Administrator 2 Fairgrounds Road Nantucket Massachusetts 02554 508-228-7215 telephone 508-228-7298 facsimile