HomeMy WebLinkAbout003-06
TOWN .OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
JC\hU~ ;'(.0 , 200(0
To: Parties in Interest and. Others concerned with the
-DeelS-lon- of the BOARD OF APPEALS in the Application of the
following:
Application No.: OCJ~-'3 --0 Co
Owner/Applicant: l,itrir1 (;, (.J.) '~/7-ecu~kl 'ond
. 7CJ (Un cJ p AJo n We k-E:JI
Enclosed is the Decision of the BOARD OF APPEALS which has'
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.
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
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
Building Commissioner
40;
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
1 East Chestnut Street
Nantucket, Massachusetts 02554
6, 34 and 35 Saccacha A venue, Nantucket
Assessor's Map 82, Parcels 329, 330, and 336
LUG-2 Zoning District
Plan Book 1, Page 95
Plan File 41-G
Deed Book 81, Page 510
Deed Book 662, Page 3
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals, on
Friday, January 6, 2006, at 1:00 P.M., in the Conference Room in the Town Annex
Building, 37 Washington Street, Nantucket, Massachusetts, the Nantucket
Zoning Board of Appeals made the following Decision on the Application (003-
06) of LINDA C. WISNEWSKI and the TOWN OF NANTUCKET, of 227
Temple Street, Newton, MA 02465 and 16 Board Street, Nantucket, MA 02554,
respectively, in connection with three parcels of land known as 6,34, and 35
Saccacha Avenue, Nantucket, Massachusetts.
2. Applicants are seeking relief by SPECIAL PERMIT under
Nantucket Zoning By-law Section 139-33A(8) (configuration change to a pre-
existing, non-conforming lot). Applicant (Wisnewski) proposes to acquire two
adjacent vacant parcels of land (shown on Assessor's Map 82, Parcels 329 and
330), located to the northwest of the subject lot, from the Town of Nantucket.
The Town awarded the parcels to the Applicant through the Town-sponsored
"Nantucket Yard Sale" program and the Applicant proposes to combine them
with her lot. Applicant's lot currently contains about 71,874 square feet of lot
area and the two parcels combined contain about 7,986 square feet of lot area for
a total new lot area once the three lots are combined of about 79,860 square feet
in a district that requires a minimum lot size of 80,000 square feet. Applicants'
lot is improved with a conforming single-family dwelling. The new lot would be
less nonconforming but would continue not to meet minimum lot size
requirements. The Locus is conforming to all other Zoning By-law requirements.
The Premises are located at 6, 34 and 35 SACCACHA AVENUE,
Assessor's Map 82, Parcels 336, 329 and 330, Plan File 41-G, Lots 30-33 and 41-54,
Plan Book 1, Page 95, Lots 34 and 35. The property is zoned Limited-Use-
General-2.
3. The Decision of the Board is based upon the Application and
accompanying materials, representations and testimony received at the public
hearing. The Planning Board made no recommendation as there was no
Planning Board meeting that was held in a timely manner to render a
recommendation. Other than the presentation by the Applicant's counsel there
was no comment at the public hearing from abutters and the Board received no
letters regarding the requested relief.
4. Applicant, through counsel, stated that she had purchased the
Locus in 1999, which was improved with a conforming single-family dwelling
constructed pursuant to a duly issued 1992 building permit. A certificate of non-
contiguous ownership, certifying that the Locus is a pre-existing, nonconforming
lot of record, is filed in the Building Department file for the Locus. The Locus
consists of about 71,874 square feet of lot area in the LUG-2 zoning district that
requires a minimum of 80,000 square feet. The Locus and the dwelling comply
with all other requirements of the Nantucket Zoning By-law. Applicant
proposes to purchase two adjacent parcels of vacant land from the Town of
Nantucket. Applicant was awarded these parcels as part of the "Nantucket Yard
Sale" program, in which Town-owned undersized vacant parcels are conveyed
to abutters provided the abutters obtain special permit relief pursuant to
Nantucket Zoning By-law section 139-33A(8) where applicable. The Town of
Nantucket as owner of the adjacent parcels has joined in this Application for
relief and submitted a letter into the file supporting the relief.
5. Applicant stated that the total lot area of the combined vacant
parcels is about 7,986 square feet. Because the Locus and the adjacent vacant
parcels are nonconforming as to the area requirements of the Zoning By-law,
once purchased by the Applicant and held in common ownership the parcels
would automatically merge together as one single lot for zoning purposes. The
merged parcel would have a total new lot area of 79,860 square feet, which
would be about 140 square feet less than the minimum lot size required in the
LUG-2 zoning district. Under Nantucket Zoning By-law Section 139-33A(8), the
change in lot lines of a pre-existing nonconforming lot may only be done
pursuant to a special permit issued by the Board of Appeals, based upon a
finding that the change in lot lines would not be substantially more detrimental
to the neighborhood than the existing nonconformity, and provided that no such
special permit shall be granted which would create any new nonconformity or
increases any existing nonconformity.
6. Therefore, based upon the foregoing, the Board finds that the
proposed reconfiguration of the lot lines of the Locus to allow the merger of the
two vacant parcels into a single lot reduces the lot size zoning nonconformity of
the Locus and the nonconformity of the adjacent parcels. The Board further finds
that such reconfiguration of the lot lines would not be substantially more
detrimental to the neighborhood than existing nonconformity. In addition, the
Board finds that the merger of the Locus and adjacent vacant parcels does not
create any new nonconformity or increase any existing nonconformity.
7. Accordingly, by a UNANIMOUS vote, the Board of Appeals
GRANTS the requested SPECIAL PERMIT relief under Nantucket Zoning By-
law Section 139-33A(8), to allow the reconfiguration of lot lines of the Locus by
merging the two immediately adjacent vacant parcels with the Locus once those
parcels have been acquired by the Applicant based upon the following
condition:
. .
(003-06)
a. The new lot shall be comprised of the parcels as shown on
the "Plot Plan to Accompany Application for Special
Permit," drawn by Nantucket Surveyors, LLC, dated
January 4, 2006, a reduced copy of which is attached hereto
as Exhibit A; and
b. The Locus and the two vacant lots shall be merged for
zoning purposes into one buil e lot.
-
Dated: January dO , 2006
v
Nancy J. Sevrens
Edward Murphy
~
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N/F NANTUCKET ISLANDS
LAND BANK
324/128
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N/F RICHARD M. EVERETT III
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LOT TO BE ACQUIRED
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PLOT PLAN TO ACCOMPANY
APPLICATION FOR SPECIAL PERMIT
IN
NANTUCKET,MASSACHUSETTS
SCALE: 1" = 60' DATE: JANUARY 04, 2006
DEED REFERENCE: BOOK 622, PG 3
PLAN REFERENCE: PLAN FILE 41- G
PROP. PL BK 1, PLAN 95
ASSESSOR'S REFERENCE:
MAP: 62 PARCEL: 336, 329 & 330
PREPARED FOR: LINDA C. WISNEWSKI
NANTUCKET SURVEYORS, LLC
5 WINDY WAY
NANTUCKET, MA 02554
50&-228-0240
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NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
CASE NO. ({) 3-0 (p
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s): Linda C. Wisnewski and the Town of Nantucket
Mailing address: 227 Temple Street, Newton, Massachusetts 02465, and
16 Broad Street, Nantucket, Massachusetts 02554
Applicant's name(s): same
Mailing address: same
Locus address:
6 Saccacha Avenue
Assessor's Map 82, Parcel 336
Assessor's Map 82, Parcels 329 and 330
(TON):34 and 35 Saccacha Avenue
Land Court PlanlPlan Book & Page/Plan File No.:
Plan File 41-G
Lot: Lots 30-33 and 41-54
Lots 34 and 35
LUG-2
(TON):Plan Bk 1, Pg 95
Date lot acquired: 5/14/1999 Deed Ref.: 62213 Zoning District:
(TON):1/17/1899 Deed Ref: 81/510
Uses on Lot - Commercial: None _X_ Yes (describe)
Residential: Number of dwellings_l_ Duplex_ Apartments_ Rental Rooms_
Building Date(s): All pre-date 7/72? no
Building Permit No: 8675-92
Previous Zoning Board Application Nos.: none
State below or on a separate addendum specific relief sought (Special Permit, Variance, Appeal), Section of
the Zoning By-law, and supporting details, grounds for grant of relief, listing any existing nonconformities:
C ofO(s)? yes
See Attached
I certify that the information contained herein is substantially complete and true to the best of my
knowledge, und r t pains d penalties of perjury.
SIGNATURE: Applicant_X_Attorney/Agent X
(If not owner tt ey roof of agency to bring this matter before the Board)
l2, ( r- FO OFFICE USE
Application received on:_/~/O~ By: Complete: Need copies?:~
Filed with Town Clerk: 1'VJ~ ~ PIa Board: .: By~
Fee deposited with Town Treasurer:l1J~~ By: aiver requested?:_Gr ted:_I_I_
Hearing notice posted with Town Clerk:WJ$o-L Mailed:I'uiJ.~JI&M:JblU1f:& J& 12.-?/2L
Hearing(s) held on:_/~_ Opened on:~_I_ Continued to:_I_I_ Withdrawn?:_I_I_
DECISION DUE BY: 1 1 Made: 1 1 Filed wffown Clerk: 1 1
Mailed: 1 1
---
ADDENDUM TO APPLICATION
Applicant is seeking a Special Permit under Nantucket Zoning By-Law
Section 139-33A(8) (change in size of a pre-existing nonconforming lot). The
property is a pre-existing, nonconforming lot, having a total area of 71,8742:. square
feet in the LUG-2 zoning district that has a minimum lot size of 80,000 square feet.
The lot and structures conform to all other the requirements of the LUG-2 zoning
district. Applicant proposes to acquire two vacant parcels from the Town of
Nantucket that the Town awarded to the Applicant through the Town-sponsored
"N antucket Yard Sale" program, The total area of the parcels to be acquired is
7,9862:. square feet. Applicant's resulting lot would be 79,8602:. square feet.
Acquisition of the parcels will not create any new nonconformity nor increase any
existing nonconformity.
The property is located at 6 Saccacha Road, Tax Assessor's Map 82, Parcel
336. The property to be acquired is located at 34 and 35 Saccacha Road, Tax
Assessor's Map 82, Parcels 329 and 330. The property is zoned LUG-2.
Town and County of Nantucket
Board of Selectmen. County Commissioners
(C (Q) fP 1r
Michael A. Glowacki. Chairman
Douglas L. Bennett
Brian J. Chadwick
Bruce L. Watts
Whitey Willauer
16 Broad Street
Nantucket. Massachusetts 02554
Telephone (508) 228-7255
Facsimile (508) 228-7272
www.nantucket-ma.gov
C. Elizabeth Gibson
Town & County Administrator
August15,2005
Linda Wisnewski
227 Temple Street
Newton, MA 02465
Dear Ms. Wisnewski:
Please be advised that on August 3, 2005, the Board of Selectmen of Nantucket determined you
to be the most advantageous proposer and awarded you the surplus property located at 34,35
Saccacha Avenue as part of the Nantucket Yard Sale program.
The Town will forward your proposal to our counsel to begin the preparation of legal documents
necessary to convey the property. As stated in the Request for Proposals you will be required to
pay for these legal costs, as well as arrange the surveying and other permit applications
necessary to combine the surplus parcel into your existing lot.
We will be contacting you in the next several weeks with more information on the procedure for
conveyance. If you have a local attorney, who will be acting on your behalf in this matter, we
would appreciate knowing who that representative is. The Town would also suggest that
securing the services of a surveyor at this time might expedite the Zoning Board of Appeals and
Planning Board filings that will be necessary in the near future,
If you have any questions, please contact Projects Administrator, Colleen Donnelly at 508-228-
7256 or at cdonnelly@nantucket-ma.Qov. Please also provide Colleen with the name of your
local attorney. Thank you.
Sincerely,
e.~
C. Elizabeth Gibson
Town Administrator
pc: Town Counsel
Phillbrick & Avery LLP
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SURVEYORS www.nantucketsurveyors.comnsi@nantucket.net
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P,O. Box 937, Nantucket, Massachusetts 02554
Tel. (508) 228-0240 Fax (508) 228-9856
parcel name: LOCUS
North: 5408.1716 East: 3331.0517
Line Course: N 67-42-04 W Length: 560.00
North: 5620.6570 East: 2812.9302
Line Course: N 25-41-31 E Length: 100.00
North: 5710.7708 East: 2856.2834
Line Course: S 67-42-04 E Length: 120.00
North: 5665.2382 East: 2967.3095
Line Course: N 25-41-31 E Length: 100.00
North: 5755.3520 East: 3010.6627
Line Course: S 67-42-04 E Length: 160.00
North: 5694.6419 East: 3158.6974
Line Course: S 25-41-31 W Length: 100.00
North: 5604.5281 East: 3115.3442
Line Course: S 67-42-04 E Length: 280.00
North: 5498.2854 East: 3374.4050
Line Course: S 25-41-31 W Length: 100.00
North: 5408.1716 East: 3331.0517
perimeter: 1520.00 Area:[71,873.78 sq.ft:Jl.65 acres
---------------------------------------------------------------------------
Parcel name: TOWNLOTS
North: 5695.5933 East: 2893.2921
Line Course: N 25-41-31 E Length: 100.00
North: 5785.7071 East: 2936.6453
Line Course: S 67-42-04 E Length: 80.00
North: 5755.3520 East: 3010.6627
Line Course:S 25-41-31 W Length: 100.00
North: 5665.2382 East: 2967.3095
Line Course: N 67-42-04 W Length: 80.00
North: 5695.5933 East: 2893.2921
Peri meter: 360.00 frea: 7,985.98 sq. f.:} 0.18 acres
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OFFICES AT 5 WINDY WAY
Aerial. Construction · Engineering · Geodetic · Hydrographic · land · Marine. Topographic Surveys
lOwn 01 Nantucket web Ul~ - PrIntable Map
Page I ot 1.
Town of Nantucket Web GIS
8223
8231
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Prop ID
Address
Owner
82 336
6 SACCACHA AV
WISNEWSKI UNDA C
227 TEMPLE STREET
NEWTON, MA 02465
05/14/1999
$1,175,000
00622/0003
1. 65 acres
NOT A LEGAL DOCUMENT
C)
Sale Date
Sale Price
Book/Page
Lot Size
For general reference only: Important
caveats which must be considered when
using this data are available from the
Nantucket GIS Coordinator.
[)js<:laimer 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
~~
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Town of Nantucket, Mass
r"'.....""....._.....ro.h:.... T.........._~_t-:........ C"..~t-............. Ir-TC"\ A.............h-,.........
Map Composed
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lOwn ot Nantucket Web Ul~ - Pnntable Map
Page 1 ot2
Town of Nantucket Web GIS
Prop ID
Address
Owner
Sale Date
Sale Price
Book/Page
Lot Size
82 336
6 SACCACHA AV
WISNEWSKI UNDA C
227 TEMPLE STREET
NEWTON, MA 02465
05/14/1999
$1,175,000
00622/0003
1.65 acres
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.
Di~<::lajm~r 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
o
~~~
Town of Nantucket, Mass
http://host.appgeo.com/nantucketma/PrintableMap.aspx?Preserve= Width&Map Width=67... 12/12/2005
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Town of Nantucket
ZONING BOARD OF APPEALS
LIST OF PARTIES IN INTEREST IN THE MATIER OF THE PETITION OF
PROPE~ TY OWNER.k.~.ot?. Q.,..W .1.SN. ~.f1.).~, ~!... ,i... J9.~N.. Q.(. ,ut:l tJTv~,
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SEE ATIACHED 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 11 Zoning Code Chapter 139.
Section 139-29D (2)
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