HomeMy WebLinkAbout074-06
TOWN 'OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: C)c5(lv0eA ~ ' 200Ce
To: Parties in Interest and. others concerned with the
-1)ecls1on- of the BOARD OF APPEALS in the Application of the
following:
"'"
-
Application No.: Of Lf-()~
Owner/Applicant :=-~~\f\ &~. (J:eJvmrJ~ (I VlJ
~0-Y\ te.r(p C'Ql'r-()L" II
Enclosed is the Decision of the BOARD OF APPEALS which has
'. .f
this day been filed 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.
~.Anr 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
~uilding Comrnissjoner
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
Map 55
Parcel 325
Residential-1
7 West York Street
Plan Book 19, Page 5, Lot 3
Book 219, Page 348
DECISION
1. At a public hearing of the Nantucket Zoning Board of Appeals, on Friday,
September 8, 2006, at 1:00 P.M., in the Conference Room in the Town Annex Building,
2 Fairgrounds Road, Nantucket, Massachusetts, the Board made the following Decision
on the Application of RANDY R1SEBOROUGH AND DANlELLE CAMPBELL,
B.O.A. FILE NO. 074-06, with a mailing address c/o Vaughan, Dale and Hunter, P.e.,
POB 659, Nantucket, Massachusetts 02554, the Board made the following Decision:
2. Applicants are seeking reliefby V ARIANCE pursuant to Nantucket Zoning By-
law Section 139-16A (Intensity regulations - minimum lot size, frontage). Applicants are
seeking validation of a lot, part of a three-lot subdivision, which was created by
endorsement of an Approval Not Required plan in 1974 by the Planning Board. The locus
is noncomplying as to frontage, with the lot having a frontage along West York Lane of
about 38.42 feet in a district that requires a minimum frontage of 50 feet; and as to
minimum lot size with the lot containing a lot area of about 4,199 square feet in a district
that requires a minimum lot size of 5,000 square feet. The lot is improved with a pre-
existing single-family dwelling that Applicants propose to demolish and reconstruct so as
to meet all dimensional zoning requirements. See also companion BOA File Nos. 073-06
and 075-00.
The Premises is located at 7 WEST YORK LANE, Assessor's Map 55, Parcel
325; Plan Book 19, Page 5, Lot 3. The property is zoned Residential-I.
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 the presentation by the Applicants' counsel at the hearing, there was
no public comment for or against the Application. There were three letters from abutters
in support on file.
4. The Applicants, through counsel, stated that the subject Lot 3, shown on the plan
in Planning Board File No. 1326 (the "Plan"), a reduced copy of which is attached hereto
as Exhibit "A", was created by a three-lot plan endorsed by the Nantucket Planning
Board on July 1, 1974 as "Approval Not Required" pursuant to G.L. c. 41, ~ 81L ("the
Subdivision Control Law"). Each newly created lot then contained an existing single-
family home. At the time of endorsement, it is presumed that the Planning Board based
endorsement of the plan on the fact that the single, larger lot contained three separate
dwelling units that were thought to have been constructed prior to the enactment of the
Subdivision Control Law in 1955. The Locus is shown on the "Building Location Plan",
done by Charles W. Hart, licensed land surveyor, dated August 18, 2006, a reduced copy
of which is attached hereto as Exhibit "B", which also includes Lot 2, the subject of the
Application in BOA File No. 073-06. Lot 1, the subject of the Application in BOA File
No. 075-06, is shown on "Building Location Plan", done by Charles W. Hart, licensed
land surveyor, dated August 18, 2006, a reduced copy of which is attached hereto as
Exhibit "C". The presumption ofpre-1955 construction is further supported by
Nantucket Assessor's Office assessment cards stating that all three ofthe structures in
question were built no later than 1950 and, in one case, as long ago as 1940. Applicants'
attorney entered copies of these Assessor's cards into the record during the Public
Hearing.
Notwithstanding these matters, Applicants' attorney explained to the Board that
aerial photos have recently come to the attention of both the Nantucket Building
Department and Zoning Administrator showing the property in question (the lot that was
the subject of the 1974 ANR endorsement) vacant and unimproved as recently as 1956-
1957. In addition the 1957 aerial in the Town of Nantucket records shows only the single-
family dwelling on Lot 1 under construction and no such structures on Lot 2 and Lot 3.
Providing that the photos are accurate it calls into question the validity of the "Approval
Not Required" endorsement of the 1974 plan by the Nantucket Planning Board as it has
been presumed that the endorsement was given because the buildings on the lots were
constructed prior to the enactment of the Subdivision Control Law in 1955. In any case,
the ANR was endorsed in 1974, after the 1972 enactment of the Nantucket Zoning By-
law and created nonconformities that would not necessarily be protected as validly
grandfathered relative to frontage and setbacks. Said ANR did eliminate the use
nonconformity of there being three dwelling units on one lot, with a maximum allowed
on one lot being two.
Applicants' attorney argued that Lot 3 deserved the protection of the Nantucket
Zoning By-law and requested relief by variance to validate Lot 3 as separately
marketable and buildable from all adjacent parcels, particularly Lots 1 and 2 as shown on
Exhibit "A". All three lots were nonconforming as to frontage, with the subject lot having
about 38.42 feet of frontage along West York Lane in a district that now requires a
minimum of 50 feet. However, Lot 3 is nonconforming as to lot size, being undersized
with about 4,199 square feet of area in a district that requires a minimum area of 5,000,
and as to setback with the structure being sited within the required five-foot southerly
setback area, but is conforming as to ground cover with the Lot containing about 19.6%
ground cover ratio in a district that allows a maximum of 30%. The Subdivision Control
Law allowed such ANR plans to be endorsed provided there was a minimum of 20 feet of
frontage on a traveled way and made no specific comment about compliance with
dimensional requirements in 1974 ofthe Zoning By-law. However, there is a notation on
the Plan that indicated that the lots were nonconforming as to area, which was crossed out
and the word "frontage" substituted.
Applicants' counsel explained that the Applicants have treated Lot 3 as a
separately marketable and buildable lot since 1974, i.e. for more than thirty years, for all
purposes not the least of which have included family estate planning, the ability to
mortgage and encumber and with reasonable expectations of improving the lot and future
conveyance thereof. Though a single family member had owned the three lots in
common for a period of time after they were created, it was always the intent to transfer
the lots to various family members. This was done some years ago and the three lots have
been held separately for several years by family members.
Counsel stated that due to the circumstances related to its creation and its
consequential shape and size as it therefore relates to the dimensional requirements of the
By-law, said circumstances especially affecting said Lot 3 and its companion lots and not
generally affecting other lots in this Residential-l zoning district, a literal enforcement of
the Zoning By-law would result in a substantial financial and emotional hardship to the
Applicants. Furthermore, the Board's grant of relief would not result in a substantial
detriment to the public good as Lot 3 and its companion lots have been treated by the
Town of Nantucket and its immediately surrounding neighborhood as a separate lot of
record for purposes of taxation and permitting for the past 32 years. Applicants' attorney
argued that the requested relief, if granted, would simply ratify the generally accepted
status quo with respect to Lot 3 other than the proposed demolition of the existing
garage/apartment and reconstruction of a new conforming single-family dwelling that has
already received approval from the Nantucket Historic District Commission.
5. Therefore, based upon the foregoing, the Board finds that validating Lot 3 as
separately marketable and buildable from all adjacent parcels would eliminate the
possibility of Lot 3 merging with any of its companion lots as shown on Exhibit A. The
special circumstances relating to the creation, natural characteristics, shape and condition
of Lot 3 are unique and do not generally affect other lots in the Residential-l zoning
district. To deny the variance relief would cause the Applicants to suffer a substantial
fmancial and emotional hardship and there would be no remedy that would not adversely
affect other family members holding title to the other two lots. The requested relief in
this case, therefore, may be granted without a substantial detriment to the public good and
without nullifying or substantially derogating from the intent and purpose of the Zoning
By-law. The Board notes that a previous grant of relief by Variance in the Decision in
BOA File No. 011-79 related solely to Lot 1, acknowledged that there was an issue of the
lack of frontage when the Applicant sought reliefto expand the existing single-family
dwelling.
6. Accordingly, the Board of Appeals, by a UNANIMOUS vote, GRANTS the
requested relief by VARIANCE pursuant to Nantucket Zoning By-law Section 139-16A
to validate the siting of the existing structures, and allow the demolition of the existing
structure and reconstruction of a new conforming single-family dwelling, to the extent
necessary as well as validate the Premises as a separately marketable and buildable lot
apart from all adjacent parcels, upon the following conditions:
a) The dimension of Lot 3 shall remain substantially as shown on Exhibit
"B" ; and
b) Lot 3, and improvements thereon, shall be accorded all the same legal
benefits as a pre-existing, nonconforming lot of record.
(BOA File No. 074-06)
Dated: October a ,2006.
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NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
CASE No.07lfrO~
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s):
Mailing address:
Randy Riseborough and Danielle Campbell
C/O Vau~han. Dale and Hunter. P.C.. POB 659. Nantucket. MA 02554
Applicant's name(s):
Mailing address:
Locus address:
Land Court PlanlPlan Book & pagelPlan File No.: Plan Book 19. Page 5 Loft f.\lo.:
a~.,1
Date lot acquired: 3/04/84 Deed Ref.: Book 219. page348 Zoning District ;R-l
Uses on Lot - Commercial: None X Yes (describe) ~::.
r'.'
Residential: Number of dwellings: 1 Duplex Apartments_Rental Rooms );::>
23
Building Date(s): AIl pre-date 7 n2? Yos or C of 0(t)1
......
Same
C/O Vaughan. Dale and Hunter. P.C.. POB 659. Nantucket. MA 02554
7 West York Lane Assessor's MaplParcel: 55/325
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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:
Vorlance pursuant to sec. 139-32 of the Nantucket Zoning By-law from the requirements of sec. 139-16A.
Intensity regulations. Please see Addendum, attached hereto.
I certify that the info
knowledge, under th
Applicant Attorneyl Agent X
please enc 0 roof of agency to bring this matter before the Board)
FO ZBA OFFICE USE
Application received on: _ By: Complete: Need copies?: ,^" \
Filed with Town Clerk: oi~f(!Qp. . Boar -_ M-1-12By: t{/I/L/
Fee deposited with Town Treasurer: ? iuf~ By: Waiver requested?: Granted: ~ ~-
Beariag notice posted with Town ClerIc JQ~il0 Mailed: 8' i2- tI6(pr&M: 'ltl? Ifl~ & Pt3!1 ~
nearing(s) held on:-1-1- Opened on:~-1_ Continued to:~-1_ Withdrawn?:~-1-
DECISION DUE BY: 1 1 Made: 1 1 Filed wffown Clerk: 1 1 Mailed: 1 1
--- --- --- ---
DECISION APPEALED?:~~- SUPERIOR COURT: LAND COURT Form 4/03103
ADDENDUM
The Applicant, Randy Riseborough and Danielle Campbell, requests a Variance
pursuant to ~ 139-32 ofthe Nantucket Zoning By-law from the frontage and minimum lot
size requirements of g139-16A ofthe Nantucket Zoning By-law for the property located
at 7 West York Lane, Nantucket ("hereinafter Locus"). Locus is shown as Lot 3 on a
plan recorded in the Nantucket Registry of Deeds' Plan Book 19, Page 5, attached hereto
as Exhibit "A". Locus is improved by a two story wood frame garage apartment which
the applicants wish to demolish and replace with a dwelling conforming in all respects
with the requirements of the zoning by-law. Applicants have been granted a Certificate
of Appropriateness by the Historic District Commission for the construction of the new
dwelling.
Locus was created as the result of a plan endorsed in 1974 by the Nantucket
Planning Board as an "Approval Not Required" ("ANR") plan and originally consisted of
what now is shown in the Town of Nantucket Tax Assessor's book as 3, 5 and 7 West
York Lane ("Original Parcel"). The Original Parcel was submitted for endorsement by
the "Estate ofShelbv P. Campbell" and signed by the Nantucket Planning Board on July
Ca bell and Hanneke Ca bell owners 0 5 West York Lane shown as Lot 1 on
Exhibit '~". attached hereto.
It is the Applicant's belief that the 1974 Nantucket Planning Board endorsement
was then given pursuant to Massachusetts General Laws, c. 41 g 81 L, thereby creating
Lots 1,2 and 3 (aka 5, 3 and 7 West York Lane) on the aforementioned Plan because the
Planning Board and proponent believed the structures on the Original Parcel had been in
existence prior to the enactment of the Massachusetts Subdivision Control Law in 1955.
1
At the time of endorsement, the Original Parcel was located in the Residential (R-1)
Zoning District as shown on the March 19, 1973 Official Zoning Map of the Town of
Nantucket.
Locus is located in the Residential-1 (R-1) zomng district. Locus is non-
conforming with respect to frontage, with Lot 3 having frontage of thirty-eight and
42/100 (38.42') feet in a Zoning District requiring a minimum frontage of fifty (50') feet
and also non-conforming with respect to minimum lot size having a lot area of 4194+/-
square feet in a Zoning District requiring a minimum lot area of 5,000 square feet. Locus
otherwise conforms to the Nantucket Zoning By-law in all respects as shown on an As-
built Plot Plan prepared by Charles W. Hart, PLS, dated August ,2006, attached hereto
as Exhibit 'B".
The dwelling and appurtenances 7 West York Lane is owned by the Applicant
herein, Randy Riseborough and Danielle CampbelL The Applicant is seeking a Variance
to ratify the Properties as separate marketable and buildable lots of record having all the
benefits thereof.
Owing to the shape of the Properties, as well as the shape of the aforementioned
companion Lot 1, especially affecting these three lots and not affecting generally the
zoning district in which they are located, a literal enforcement of the provisions of the
Nantucket Zoning By-law with respect to the dimensional requirements will result in a
substantial financial and emotional hardship to the Applicant and a granting of the
requested Variance relief will not be a substantial detriment to the public good, nor will it
nullify the intent ofthe Zoning By-law.
2
Therefore, the Applicant respectfully requests that the Board grant the requested
relief by Variance from the dimensional requirements of ~139-16 of the Nantucket
Zoning By-law.
3
Town ot Nantucket Web (jl~ - Pnntable Map
Page I ot 'l,
Town of Nantucket Web GIS
..
Sale Date
sale Price
Book/Page
Lot Size
55 324
3 W YORK lN
CAMPBEll SHELBY C
3 W YORK LN
NANTUCKET, MA 02554
10/17/1984
$0
00219/ 348
0.08 acres
NOT A LEGAL DOCUMENT
Prop ID
Address
Owner
For general reference only: Important
caveats which must be considered when
using this data are available from the
Nantucket GIS Coordinator.
I)j?gQjmer 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
Map Composed
http://host.appgeo.comlnantucketmalPrintableMap.aspx?preserve=Width&Map Width=864... 8/23/2006
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PROf'ESSIONAL WI) S\J1M'tOR
THIS PLOT PLAN W~ ~ FOR 1Ht: TOWN
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mu: OR OWNERSHIP OF THi PROPEJnY SHOWfoI.
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2-89
NANTUCKET ZONING BOARD OF APPEALS
TOWN AND COUNTY BUILDING
NANTUCKET, MA 02554
RECEIVED
BOARD OF ASSESSORS
ASSESSOR'S LIST OF PARTIES IN INTEREST
PROPERTY OWNER:
'7 '^~ \ \, VI C. C........~ ~ U
JUL 2 5 2006
TOWN OF
NANTUCKET, MA
APPLICANT FOR RELIEF (SAME?
ADDRESS OF PROPERTY: '7
ASSESSOR'S MAP - PARCEL:
~):
~.
S5
*
*
LIST OF PARTIES INCLUDING ADDRESSES
*(OR SEE ATTACHED ~):
I certify that the foregoing (or the attached ____) llsts all persons,
natural or legal, 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 three hundred feet, of the
~roperty line of Owner's property, as they (and their address) appear on
the most recent applicable tax list [per M.G.L. c.40A, ~11 and Zoning Code
Chapter 139.' ~139-29D(2)]. ~ .. ~)
$#t-,1~ .;?MU ~ a
at / As essor's Office
Town of Nantucket
*NOTE: Applicant (Petitioner) should include with the lot for which zoning
relief is sought, any commonly-owned abutting lots which might become
involved in the zoning matter. List map and parcels for each abutter.
Submitted by Vaughan and Dale. p_ C_
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