HomeMy WebLinkAbout092-06
TOWN .OF NANTUCKETc-~<-
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BOARD OF APPEALS
.06 NOV -6 P 3 :47
NANTUCKET, MASSACHUSETTS 02554
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Date: )Jdt;-egn&<?i (p, 200(/
To: Parties in Interest and others concerned with the
- --"jjecislonof the BOARD OF APPEALS in the Application of the
following:-
Owner/Applicant:
~
Application No.:
Enclosed is he Decision of the BOARD OF APPEALS which has
this daybeegFfiled in the office of the Nantucket Town
Clerk.
An Appeal from this Decision may be taken pursuant to
Section 17 of Chapter 40A, Massachusetts General Laws.
,.Any action appealing the Decision must be brought by
fiiing an complaint in court within TWENTY (20) days after
this day's date. Notice of the action with a copy of the
com~laint and certified copy of the necision must be given
to the Town Clerk so as to be received within such TWENTY
(20) days.
cc: Town Clerk
Planning Board
.Bui 1ding CornrnissJoner
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PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME
LIMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDING' TO NANTUCKET
ZONING' BY-LAW 9139-301 (SPECIAL PERMITS); 9139-321 (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
2 Fairgrounds Road
Nantucket, Massachusetts 02554
14 Hinckley Lane, Nantucket
Assessor's Map 30, Parcels 229 & 232
Residential-2
Lot A-2, Land Court Plan No. 12257-B
Lot A-8, Land Court Plan No. 12257-C
Certificate of Title No. 21,897
DECISION:
1. At public hearing of the Nantucket Zoning Board of Appeals, on
Friday, October 13,2006, at 1:00 P.M., in the Conference Room in the Town
Building at 2 Fairgrounds Road, Nantucket, Massachusetts, the Board made the
following Decision on the Application in BOA File No. 092-06, of DOUGLAS
ABBEY AND NANCY ABBEY, TRUSTEES OF ISHMAEL REALTY TRUST, of
3020 Pacific Avenue, San Francisco, CA 94115, in connection with property
known as 14 Hinckley Lane, Nantucket, Massachusetts.
2. Applicants are seeking relief by SPECIAL PERMIT pursuant to
Nantucket Zoning By-law section 139-33A(8). Applicants, in cooperation with
the abutting property owners, are seeking to modify a "way" that benefits and
burdens their respective properties. Applicants also wish to convey a portion of
their property to the Butman family for combination with the Butman's land (see
Application No. 091-06). Relief is sought to permit the reconfiguration of lot
lines in order to merge Lots A-2 and A-8 into a single lot still without frontage,
and transfer a portion of Lot A-2 to the abutter (the Butman family's land). The
access to Lots A-2 and A-8 would shift slightly to the south. The relocated access
easement and the reconfiguration of the lot lines to merge the remainder of Lot
A-2 with Lot A-8 would not create any new nonconformity or increase the
existing nonconformity with respect to frontage.
The Premises is located at 14 HINCKLEY LANE, Assessor's Map 30,
Parcel 229 and 232, Lot A-2 on Land Court Plan No. 12257-B and Lot A-8 on
Land Court Plan 12257 -C. The property is zoned Residential - 2.
3. Our decision is based upon the application and accompanying
materials, and representations and testimony received at our public hearing. The
Planning Board made no recommendation, finding that the application did not
present any issues of planning concern. Other than Applicants' counsel there
was no public comment at the public hearing. There were no letters on file.
4. The Applicants, through counsel, stated that Lots A-2 and A-S have
existed without frontage since a time prior to the 1972 adoption of the Nantucket
Zoning By-law. The plans that created the lots were recorded in 1929 and 1935,
respectively. Access to Lots A-2 and A-S is by easement over the "way" shown
on those plans. As part of a cooperative effort involving several property
owners in the immediate neighborhood and many years of negotiations, the
Applicants have been working to gain the legal right and easement to utilize the
existing driveway which lies slightly to the south of the "way" shown on the
Land Court Plans. The existing driveway crosses property known as 10
Hinckley Lane (owned by Marcia Butman, et aI, and shown as Lot A-5 on Land
Court Plan 12257B) and 16 Hinckley Lane (owned by Elizabeth Coolidge,
Trustee of the Coolidge Family Trust and shown as Lots A-4 on Land Court Plan
12257-B and Lot B on Land Court Plan 12257-A). The Coolidge property at 16
Hinckley and the Butman property at 10 Hinckley Lane are not affected by this
decision, other than to recognize that the legal access to Lots A-2 and A-8, once
reconfigured, will, by easement, cross those properties in a location slightly to
the south of the existing" way" shown on the plans. This new easement will also
provide access to the Butman property at 12 Hinckley Lane which is the subject
of the companion application in BOA File No. 091-06.
5. The Applicants stated that they have also entered into an
agreement to transfer Lot A on the "Site Plan of Land", prepared by Charles W.
Hart, registered land surveyor, done on September 12, 2006, a reduced copy of
which is attached hereto as Exhibit A, to their abutter. This land is a portion of
Lot A-2 on Land Court Plan No. 12257-B. When the land designated as Lot A is
conveyed to the abutter, the balance of Lot A-2 will be merged with Lot A-8 on
Land Court Plan No. 12257-C to result in the parcel shown as Lot B on the plan
attached hereto as Exhibit A. No new building lots will be created and no new
nonconformities will be created. This lot line adjustment decreases the size of the
Applicants' property but does not affect its non-conformity - the lack of frontage.
The size of the resulting lot will still be well in excess of the zoning requirements
as it will contain approximately 65,000 square feet when only 20,000 square feet
of area is required in this zoning district. The 30-foot front yard setback
applicable to the new lot shall be measured along its easterly boundary, which
boundary is adjacent to the new legal access to the property.
7. Therefore, based upon the foregoing, the Board finds that this
change in the size and shape of Lots A-2 and A-S and the access to the new "Lot
B" over the slightly relocated easement would not be substantially more
detrimental to the neighborhood than the existing configuration of Lots A-2 and
A-S without frontage, and that no new nonconformities are created, and the
existing nonconformity is not increased.
2
S. Accordingly, by a UNANIMOUS vote, the Board GRANTS the
requested SPECIAL PERMIT pursuant to Nantucket Zoning By-law Section 139-
33A(S) to permit the reconfiguration of the lot lines for Lots A-2 and A-S into one
separately marketable and buildable lot having the status under zoning as a lot
of record without frontage, which reconfigured lot shall be substantially the
same as the parcel shown as Lot B on the plan attached hereto as Exhibit A with
access to it over the new easement to be created as shown on the plan.
Dated: November 0 ,2006
~l1~ki~
ancy J. ens
Kerim Koseatac
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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 of the NANTUCKET ZONING BOARD OF APPEALS will be held at
1:00 P.M.~ FRIDAY. OCTOBER 13.2006 in the Conference Room, 2
FAIRGROUNDS ROAD, FORMERLY KNOWN AS THE NANTUCKET
ELECTRIC COMPANY BUILDING, WITH AN ENTRANCE FROM OLD
SOUTH ROAD, FIRST RIGHT AFTER FAIRGROUNDS ROAD COMING
FROM TOWN WITH ENTRANCE FROM THE FRONT OF THE BUILDING,
Nantucket, Massachusetts, on the Application of the following:
DOUGLAS ABBEY AND NANCY ABBEY, TRUSTEES OF ISHMAEL REALTY
TRUST
BOARD OF APPEALS FILE NO. 092-06:
Applicants are seeking relief by SPECIAL PERMIT pursuant to Nantucket Zoning By-
law Section 139-33A(8). Applicants, in cooperation with the abutting property owners,
are seeking to modify the ''way'' that benefits and burdens their respective properties.
Applicants also wish to convey a portion of their property to the Butman family for
combination with the Butman's land (see Application No. 091-06). Relief is sought to
permit the reconfiguration of lot lines in order to merge Lots A-2 and A-8 into a single lot
still without frontage, and transfer a portion of Lot A-2 would be conveyed to the abutter
(the Butman family's land). The access to Lots A-2 and A-8 would shift slightly to the
south. The relocated access easement and the reconfiguration of the lot lines to merge the
remainder of Lot A-2 with Lot A-8 would not create any new nonconformity or increase
the existing nonconformity with respect to frontage.
The Premises is located at 14 HINCKLEY LANE, Assessor's Map 30, Parcels
229 and 232, Land Court Plan 12257-B, Lot A-2 and Land Court Plan 12257-C, Lot A-8.
The property is zoned Residential-2. /1.
(J ~-
Nancy 1. Sevre s, Chairman
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
~E: $300.00
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
APPLICATION FOR RELIEF
CASE NO. 0C{l~
Owner's name(s): Dongbs Abbey and Nancy Abbey, Trnstees oflsbmael Realty Trnst
Mailing address: 3020 Pacific Avenne, San Francisco, CA 94115
Applicant's naIlle(s): same
Mailing address: same
Locns address: 14 Hincklev Lane Assessor's MaplParcel: 30/229 & 232
Lot and Plan No.: Lot A-2 on Land Conrt Plan 12257-B and Lot A-8 on Land Conrt Plan No. 12257-C
Date lot acqnired: 8/26/05 Cert.ofTitle: 21897 Zoning District: R-2
Uses on Lot _ Commercial: None_X_ Yes (describe)
Residential: Nnmber of dwellings -L Dnplex _ Apartments_Rental Rooms
Building Date(s): All pre-date 7/72? J _ or C of 0(s)7
Building Permit Nos:
Previous Zoning Board Application Nos.:
-=
S tate below or on a separate addendum specific relief sougb t (Special Permit, Variance, Ai!!!eal), Section of
tbe Zoning By-law, and sup po rting details, grounds for grant of relief, listing any existing n onconf~wities:
i:~ '-i'
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none
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See attached addendum
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I certify tbat tbe information contained b. erein is substantially comPlete~.. true to the best of my
knowle ge, under ~ ~n;.r~e~~11(~I~_ "/If.
SIGNATU . ~,.",..(f ft<.- ~cant Attorney/Agen;X
(If not owner or owner's attorney, P ase enclose roof ofagency to bring this matter before tb e Board)
~ FOR ZBA 0 FICE USE /'
Application received on:~iJ1lj{iQBy: ~l} comPlete:f/ Need copies?: ~
Filed with Town Clerk:::t/~la":iBg --.. .--1_1- &U1l 109 "ep;.:_~y:Jffi!:!I:!-
Fee deposited with Town Treasurer:~~By:1OJU)waiver requested?:. Granted:--1-'-
Hearing notice posted witb Town Clerk:'jJ~alled:3,J~&M:'1-Zfl2fQ_& /()/~ di.
Hearing(s) held on: --1--1- Opened on: --1--1- Continued to: --1--1- Withdrawn?: -'--1-
DECISION DUE BY: { 1 Made: { { Filed wrrown Clerk: 1 1 Mailed: 1 I
--- --- --- ---
DECISION APPEALED?: --1_1- SUPERIOR COURT: LAND COURT Form 4103/0,
Addendum A
The Applicants, in conjunction with the Butman and the Coolidge families, seek
to modify the ways that benefit and burden their respective properties and wish
to convey a portion of their property to the Butman family for combination with
the Butman's land (currently shown as Lot 36 on Land Court Plan 12022-L).
The Abbey family therefore requests a Special Permit pursuant to Section 139-
33A(S) to permit the reconfiguration of Lots A-2 and A-S into a single lot as
shown on the attached plan without adequate frontage. The portion of Lot A-2
shown as parcel',* on the attached plan will be conveyed to the abutter (the
Butman family's Lot 36), and the access to Lots A-2 and A-S shifted slightly to the
south as described in the attached Easement Agreement which will be recorded
if this relief is granted. Lots A-2 and A-S depend on the way shown on Land
Court Plan 12257B across Lot A-4, a copy of which is attached. The way shown
on the Land Court Plan has served as the approximate location for the driveway
to the house on Lot A-S since a time prior to 1972, but does not provide adequate
frontage for both Lots A-2 and A-S as required in the current By-law. The
relocated access easement and the reconfiguration of the lot lines to merge the
remainder of Lot A-2 with Lot A-S do not create any new non-conformity or
increase the existing non-conformity with respect to frontage.
4V>'YU ur Nantucket Web GIS ~ Printable Map
Prop 10
Address
Owner
30 232
14 HINCKlEY lN
ISHMAEL TRUST
3020 PACIFIC AVE
SAN FRANCISCO, CA
94115
08/26/2005
$2,200,000
C0008348
1.41 acres
Sale Date
Sale Price
Book/Page
Lot Size
Page 1 of2
Town of Nantucket Web GIS
,'l .?i "',;'
-9
NOT A LEGAL DOCUMENT
For general reference only: Important
caveats which must be considered when
using this data are available from the
Nantucket GIS Coordinator.
Disclaimer The information diSPlayed on this Or
any other map produced by The Town of
Nantucket is fOr reference purposes only. The
Town of Nantucket does not guarantee the
aCCUracy of the data. Users are responsible for
determinIng the SUitability fOr individual needs.
All information is from the Town of Nantucket
Town of Nantucket, Mass
lp:I/hOst.appgeo.comlnantuCketmalPrintab1eMap.asPX?PreserveeWidth&MaP Widthe 172... 9/21/2006
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Map Composed
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Town of Nantucket
RECEIVED --
r. .~:;Fo7::o:0R$
, TOWN OF.
NANTUCKET; MA
ZONING BOARD OF APPEALS
LIST OF PARTIES fN fNTEREST IN THE MATTER OF THE PETITION OF
PROPERTY OWNER....])~J.~.+.f....~~5...
MAILiNG ADDRESS....... .~...... ~.............:..... .~.~...d~..
. .' Ii I L c,~~,~ I
PROPERTY LOCATION........... .. ..:!11~.. "~a"h..~.~................
ASSESSORS MAP/PARCEL...... ]p./~Cj.-:'.. .~3.Z.......... ..................
~
A P P L I C A NT.. . . .. . .. .. . . .. . . .. .. . . .. . . . . . . .. .. . . . . .. . _.. .. . . .. .. .. '" .. .. . .. . . .. .. . . . . .. .. .. . . .
PHILBRICK AND AVERYLLP
P.O. BOX 148
ZERO MAIN STREET, 2ND FLOOR
NANTUCKET, MA 02554
SEE ATTACHED PAGES
I certify that the foregoing is a list of 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, all as they appear on
the most recent applicable tax list (M.G.L. c. 40A, Section II Zoning Code Chapter 139.
Section 139.29D (2)
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Town of Nantucket
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