HomeMy WebLinkAbout059-04
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
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Date: I[k~M( t , 200'{-
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To: Parties in Interest and. Others concerned with the
Decision of .the BOARD OF APPEALS in the Application of the
following:
Application No.:
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c\Aovldfe .-Sn-h& .froSbD'!'
Owner/Applicant:
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Enclosed is the Decision of the BOARD OF APPEALS ~hich has
this day been filed in the office of the Nantucket Town
Clerk.
An Appeal from this Decision may be taken pursu,ant to
Section 17 of Chapter 40A, Massachusetts General Laws.
Any action appealing the Decision must be brought by
filing an complaint in court within TWENTY (20) days after
this day's date. Notice of the action with a copy of the
complaint and certified copy of the Decision must be given
to the Town Clerk so as to be received within such TWENTY
(20) days.
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vr~()S J Cha irman
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Planning Board
Building Commissloner
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PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES ~AVE A~~IME
LIMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDING" TO N~TUCKET
ZONING BY-LAW ~139-30I (SPECIAL PERMITS); ~139-32I (VA~ANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS .~_
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NANTUCKET ZONING BOARD OF APPEALS
One East Chestnut Street
Nantucket, Massachusetts 02554
Assessor's Map 38, Parcell
195 Eel Point Road
Limited Use General-2
Land Court Plan 12330-A
Lot A
Certificate of Title No. 8042
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, September 10, 2004, at 1:00 P.M., in the
Conference Room, in the Town Annex Building, 37 Washington
Street, Nantucket, Massachusetts, the Board made the following
decision on the application of CHARLOTTE SANFORD MASON, c/o
Reade, Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669,
Nantucket, Massachusetts 02584, File No. 059-04:
2. The applicant is seeking relief by SPECIAL PERMIT
pursuant to Nantucket Zoning By-law ~139-33.A(8), to authorize
the change in boundaries of her pre-existing, nonconforming lot,
without creating any new nonconformity nor increasing any
existing nonconformity. The locus has lot area of about 60,029
square feet, of which about 37,368 square feet constitute
uplands, and is situated in a zoning district in which the
minimum lot area is 80,000 square feet, of which at least 72,000
square feet must be uplands; frontage of 126 feet upon Eel Point
Road, with the minimum in this zoning district being 150 feet;
and a regularity factor (from which the locus is now exempt as a
lot in existence prior to the insertion of the regularity factor
in the By-law) of 0.52, with the minimum required under the By-
law being 0.55. The applicant proposes to acquire land from an
abutter and combine it with the locus, resulting in an increase
in area to about 71,589 square feet, of which about 42,960 square
feet would be uplands; frontage of 126 square feet would remain
unchanged; and the regularity factor would increase to 0.53. The
locus is situated at 195 EEL POINT ROAD, Assessor's Map 38,
Parcell, is shown upon Land Court Plan 12330-A as Lot A, and is
situated in a Limited Use General-2 zoning district.
3. Our decision is based upon the application and
accompanying materials, and representations and testimony
received at our public hearing. There was no Planning Board
recommendation. Except for the presentation by the applicant's
counsel, there was no support nor opposition presented at the
public hearing.
4. As presented by counsel, the locus pre-exists the
Nantucket Zoning By-law as a lot in separate ownership from all
adjoining land, and is nonconforming as to lot area, frontage and
1
regularity requirements under By-law ~139-16. The applicant
proposes to acquire land from an abutter (shown as "Lot 1" and
"Lot 2" upon the site plan attached hereto as Exhibit A), and to
merge it with the locus to form a single lot for zoning purposes.
The effect of this will be to reduce the nonconformities as to
lot area and regularity, as set forth in Paragraph 2, while
frontage will remain unchanged. As represented by the
applicant's counsel, the adj oining land from which "Lot 1" and
"Lot 2" will be conveyed to the applicant, which consists of the
remainder of Lots Band C on Land Court Plan 12330-A, will
continue to be a valid, conforming lot as to all dimensional
zoning requirements; in any event, that land is not before the
Board of Appeals in this application.
5. Under By-law ~139-33.A(8), the boundaries of pre-
existing nonconforming lots may be changed pursuant to the
issuance of a Special Permit, based upon a finding that the
change will not be substantially more detrimental to the
neighborhood than the existing nonconformity, and further
provided that no such Special Permit shall create a new
nonconformity or increase an existing nonconformity.
6. Based upon the fact that the proposed change in the
boundaries of the locus would reduce certain existing
nonconformities and not increase any nonconformity nor create any
new nonconformity, together with the absence of any opposition to
the requested relief, the Board of Appeals, by UNANIMOUS vote,
made the finding that the change would not be substantially more
detrimental to the neighborhood, and, also by UNANIMOUS vote,
GRANTED relief by SPECIAL PERMIT under By-law ~139-33.A(8), to
authorize the change in boundaries of the locus by the addition
of "Lot 1" and "Lot 2", to be merged with the locus as a single
lot for zoning purposes as shown on Exhibit A.
Dated: December </ , 2004
tJC( V\J
Nancy J.
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TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
PHONE 508-228-7215
FAX 508-228-7205
NOTICE
A Public Hearing ofthe NANTUCKET ZONING BOARD OF APPEALS will
be held at 1:00 P.M., FRIDAY, SEPTEMBER 10,2004, IN THE CONFERENCE
ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
Massachusetts, on the Application ofthe following:
CHARLOTTE SANFORD MASON
BOARD OF APPEALS FILE NO. 059-04
Applicant is seeking relief by SPECIAL PERMIT pursuant to Nantucket Zoning
By-law Section 139-33A(8) to authorize the change in boundaries of her pre-existing,
nonconforming lot without creating any new nonconformity nor increasing any existing
nonconformity. The Locus has a lot area of about 60,029 square feet, of which about
37,368 square feet constitutes uplands, and frontage of about 126 feet, in a district that
requires a minimum lot size of 80,000 square feet (of which at least 72,000 square feet
shall be uplands) and minimum frontage of 1 50 feet. Applicant proposes to acquire land
from an abutter and combine it with the Locus, resulting in the increase in area to about
71,589 square feet, of which about 42,960 square feet would be uplands; the frontage
would remain unchanged. The Locus is said to be currently exempt from the regularity
factor requirement of a minimum of 0.55, but has a regularity factor of about 0.52; the
reconfigured Locus would have a regularity factor of 0.55 and thus would conform to that
requirement, decreasing the nonconforming nature of the Lot.
The Premises is located at 195 EEL POINT ROAD, Assessor's Map 38, Parcel
1, Land Court Plan 12330-A, Lot A. The property is zoned Limited-Use-General-2.
P~~~f2:~~~
Nancy J. Sevrens, C . '
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
CASENO.~
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s):
Mailing address:
Applicant's name(s):
Mailing address:
Locus address:
Charlotte Sanford Mason
c/o Reade. Gullicksen. Hanley & Gifford. LLP
Same
6 Young's Way. Post Office Box 2669. Nantucket. Massachusetts 02554
195 Eel Point Road
Assessor's Map/Parcel:
38-1
Land Court Plan No,:
12330-A
Lot No.:
A
Date lot acquired: 9/15/77
Cert. of Title:
8042
Zoning District: LUG-2
Uses on Lot - Commercial: None-L Yes (describe)
Residential: Number of dwellings -L Duplex _ Apartments_Rental Rooms
Building Date(s): All pre-date 7/72?_x_ or
Building Permit Nos:
Previous Zoning Board Application Nos.:
State below or on a separate addendum specific relief sought (Special Permit, Variance, Appeal), Section of
the Zoning By-law, and supporting details, grounds for grant of relief, listing any existing nonconformities:
C of O(s)?
See attached addendum.
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I certify that the information contained herein is substantially complete and true to the bes~of my]
knowledge, under the pains penalties of per'ury. 0
SIGNATURE: Applicant Attorney/Agent J
(If not owner or owner. a torney, please roof of agency to bring this matter before the Board)
o flJ F B OFFICE USE /
Application received on:~/ I ~ By: Complete: V Need copies?: .
Filed with Town Clerk: ZIZ71(lj Pia Board: 1 ng . CtJ20
Fee deposited with Town Treasurer: g &d) By: (j2,JXJ,Jvaiver requested?:_Granted:_I_I_
Hearing notice posted with Town Clerk: }?/'Z;1;oi.Mailed: ~~tJi I&M: >?1Z{p.J)j& $.2dQ..5t
Hearing(s) held on:_I_I_ Opened on:---.!_I_ Continued to:_I_I_ Withdrawn?:_I_I_
DECISION DUE BY: 1 1 Made: 1 1 Filed w/Town Clerk: 1 1 Mailed: 1 1
--- --- --- ---
DECISION APPEALED?: 1 1 SUPERIOR COURT: LAND COURT Form 4/03/03
---
ADDENDUM TO APPLICATION OF CHARLOTTE SANFORD MASON
The applicant requests a Special Permit under Nantucket Zoning
By-law ~139-33.A(8), to authorize the change in boundaries of her
pre-existing, nonconforming lot without creating any new
nonconformity nor increasing any existing nonconformity. The
locus is a pre-existing, nonconforming lot of record with lot
area of 60,029 square feet, of which 37,368 square feet
constitutes uplands, and frontage of 126.00 feet, in the Limited
Use Ganeral-2 zoning district in which minimum lot size is 80,000
square feet (of which at least 72,000 square feet shall be
uplands) and minimum frontage is 150 feet. The applicant
proposes to acquire land from an abutter and combine it with the
locus, resulting in the increase in area to 71,589 square feet,
of which 42,960 square feet would be uplands; the frontage would
remain unchanged. The locus is at present exempt from the
regularity factor of a minimum of 0.55, but is nonconforming with
this requirement, having a regularity factor of 0.52; the
reconfigured locus would have a regularity factor of 0.53 and
thus would be less nonconforming with that requirement.
P,\WpM\MASON\Charlotte\ZBA APP.doc
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Town of Nantucket
WNING BOARD OF APl'EALS
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REC~~
BOARD OF ASSESSORS
JUL 1.4 2004
TOWN OF
NANTUCKET, MA
LIST OF PARTIES IN INTEREST IN nm MATTER. OF TH~ PETITION OF .
PROPERTY OWNER.. .....~~,~~.. ..L.~r., .~.~ .~:.,.. ............. ...,.
1-.1 ^J L fNO AOQRESS...." '. , ,~~,. "~~. .I:fYr., , ... " , ", "', .. ... ..,... ,., '" ", ..
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PROPERTY LOCA TION..I.~.?~ .I.~.CJ.. ..., ~...~:.. .~..,""
3~V:7?' 3&- 34~iq,
A.SSESSORS MA?/PA ReEL.............~,.....,.;..............:-:........... '...........
APPLlCA NT. .tf:4.A,. ~~ .';:t{~.. ..iil., fh:,!/. 4-LI"
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SEE ATTACHED PAGES
I CCl'lify lhat the foregoing is. li$l of persons who are ownen ofaounUls property, oWne~ of'
land direclly opposite: on any public Or private street or way; and Ibune:n ofthc abUtler3 and all
other land.Qwners Within )00 feet of the property line of owner's property, all as lhey "ppe.. on
the: mosl reeenl applicable tax lis' (MO,L, e, 40A, Section 11 Zoning Code Chaplc:r 139,
Section I )9.29D (2) .
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ASSESSOR'S OFFICE
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Neil C. Krauter, Trustee
Point of View Nominee Trust
25 Prospect Avenue
Montclair, NJ 07042
Neil C, & Leslie M. Krauter
25 Prospect Avenue
Montclair, NJ 07042
Charlotte Sandford Mason
115 Sargent Road
Brookline, MA 02445
William J. & Susan L. Vareschi
4731 Bonita Bay Blvd #150
Bonita Spring, FL 34134
Mary Keith Kipper, Trustee
Still Waters Assoc Nom Trust
2 Blueberry Lane
Easthampton, MA 01027
Neil C. Krauter, Trustee
Point of View Nominee Trust
25 Prospect Avenue
Montclair, NJ 07042
Neil C. & Leslie M. Krauter
25 Prospect Avenue
Montclair, NJ 07042
Charlotte Sandford Mason
115 Sargent Road
Brookline, MA 02445
William J. & Susan L. Vareschi
4731 Bonita Bay Blvd # 150
Bonita Spring, FL 34134
Mary Keith Kipper, Trustee
Still Waters Assoc Nom Trust
2 Blueberry Lane
Easthampton, MA 01027
Nantucket Islands Land Bank
22 Broad Street
Nantucket, MA 02554
Judith K. Atwood, Trustee
JK.A Revocable Trust
149 Limekiln Road
Redding, CT 06896
Nantucket Islands Land Bank
22 Broad Street
Nantucket, MA 02554
Judith K. Atwood, Trustee
JK.A Revocable Trust
149 Limekiln Road
Redding, CT 06896
Neil C. Krauter, Trustee
Point of View Nominee Trust
25 Prospect Avenue
Montclair, NJ 07042
Charlotte Sandford Mason
115 Sargent Road
Brookline, MA 02445
William J. & Susan L. Vareschi
4731 Bonita Bay Blvd #150
Bonita Spring, FL 34134
Judith K. Atwood, Trustee
JKA Revocable Trust
149 Limekiln Road
Redding, CT 06896
Town of Nantucket
16 Broad Street
Nantucket, MA 02554
Mary Keith Kipper, Trustee
Still Waters Assoc Nom Trust
2 Blueberry Lane
Easthampton, MA 01027
Neil C. Krauter, Trustee
Point of View Nominee Trust
25 Prospect Avenue
Montclair, NJ 07042
Charlotte Sandford Mason
115 Sargent Road
Brookline, MA 02445
William J. & Susan L. Vareschi
4731 Bonita Bay Blvd # 150
Bonita Spring, FL 34134
Judith K. Atwood, Trustee
JKA Revocable Trust
149 Limekiln Road
Redding, CT 06896
Town of Nantucket
16 Broad Street
Nantucket, MA 02554
Mary Keith Kipper, Trustee
Still Waters Assoc Nom Trust
2 Blueberry Lane
Easthampton, MA 01027
Town of Nantucket
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[\C" ;f! ASSESSORS
ZONING BOAR!) OF APPEALS
LIST OF PARTIES IN INTEREST IN TIIE MATTER OF THE PETITION OF .
JUl 1 4 2004
i OWN OF
rx. ,,'HUCKET, MA
u,cvr-I~ masC7Y1
PROPE.RTY OWNER,....,.,.,..",..,..,.."........ ........,. ................"....,.....
MAILING ADQRESS..,."... .~.., ..~~.-H.~,........ .......... .....,..........
PROPERTY LaCA TION,.,. ..!.1~...~~~., .~.~.':':t.::~. '...........
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ASSESSORS MAP/PARCEL....."....,....,.... ...,...,...... .... no..,........,.........
AP'LICANT.....&~,..q"'~';::I{"".,.<.~.(~#
SEE ATTACHED PAGES
r cenify that the foregoing is a list of penollS wbo are Olll1lers of abuning' propen)', owners of '
lar.d directl)' opposite on any public or private street or way; and abuneIl of the abutlen &lid all
other land..:>wners within 300 feet orlhe property line of owner's property, alllS they appear on
the most recent applicable lax list eM.G.L. c. 40A, Section 11 Zoning Code Chapter 139.
Section 139.29D (2)
~..g9;..;?,..qC?y
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Neil C. Krauter, Trustee
Point of View Nominee Trust
25 Prospect Avenue
Montclair, NJ 07042
Joan Koller Wheeler, Tr.
K -6 Realty Trust
200 Painted Cliffs Dr.
Sedona, AZ 86336
William J. & Susan L. Vareschi
4731 Bonita Bay Blvd #150
Bonita Spring, FL 34134
Lewis Lubar, Tr.
c/o Mason & Martin LLP
160 Federal Street
Boston, MA 02110-1700
Neil C. Krauter, Trustee
Point of View Nominee Trust
25 Prospect Avenue
Montclair, NJ 07042
Joan Koller Wheeler, Tr.
K -6 Realty Trust
200 Painted Cliffs Dr.
Sedona,~ 86336
William 1. & Susan L. Vareschi
4731 Bonita Bay Blvd #150
Bonita Spring, FL 34134
Lewis Lubar, Tr.
c/o Mason & Martin LLP
160 Federal Street
Boston, MA 02110-1700
Neil C. & Leslie M. Krauter
25 Prospect Avenue
Montclair, NJ 07042
Laurie A. Margolies
& Fernando C. Colon Osorio
185 Maple Street
Stow, MA 01775
Nantucket Conservation
Foundation, Inc.
Post Office Box 13
Nantucket, MA 02554
Nantucket Islands Land Bank
22 Broad Street
Nantucket, MA 02554
Judith K",Atwood, Trustee
JKA Revocable Trust
149 Limekiln Road
Redding, CT 06896
Charlotte Sandford Mason
115 Sargent Road
Brookline, MA 02445
Neil C. & Leslie M. Krauter
25 Prospect Avenue
Montclair, NJ 07042
Laurie A. Margolies
& Fernando C. Colon Osorio
185 Maple Street
Stow,MA 01775
Nantucket Conservation
Foundation, Inc.
Post Office Box 13
Nantucket, MA 02554
Nantucket Islands Land Bank
22 Broad Street
Nantucket, MA 02554
Judith K. Atwood, Trustee
JKA Revocable Trust
149 Limekiln Road
Redding, CT 06896
Charlotte Sandford Mason
115 Sargent Road
Brookline, MA 02445
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