HomeMy WebLinkAbout011-07
TOWN .OF NANTUCKET
BO.ARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:l)pll 9
,200?
To: Parties in Interest and, Others concerned with the
-- n____--])ecls ion-o-r fire BOARD OFl APPEALS in the Appl"ica tion ofoothe
-following: __, --.J
Applica tion No.: 6 II"" 0 7"~- '[g
Owner/Applicant: IIn.vn(d 1f-. () Ira flo0ho;',JI? . J,
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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. .
ATTEST: A TRUE copy
~
(#CUtCl)
1lJaJ)1(L~ J. -LQUvf.\QMJ); Chairman
NANTUCKET TOWN CLERK
cc: Town Clerk
Planning Board
Building Commissioner
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME
LIMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDING-TO NANTUCKET
ZONING BY-LAW H39-301 (SPECIAL PERMITS).; 9139-321 (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
2 FAIRGROUNDS ROAD
NANTUCKET, MASSACHUSETTS 02554
Assessors Map 42.3.2
Parcel 205
ROH
1 Gorham's Court
Plan Book 23, Page 84
Deed. Ref. 900/203
At a Public Hearing ofthe Nantucket Zoning Board of Appeals, held at 12:00
P.M., Friday, March 16, 2007, in the Conference Room, 2 Fairgrounds Road, Nantucket,
Massachusetts, on the Application ofthe HAROLD A. O'CALLAGHAN, JR.,
TRUSTEE OF GORHAM'S COURT NOMINEE TRUST, c/o Reade, Gullicksen,
Hanley & Gifford, LLP, PO Box 2669, Nantucket, MA 02584, Board of Appeals File No.
011-07, the Board made the following Decision:
1. Applicant is seeking relief by VARIANCE under Nantucket Zoning By-law
Section 139-16A (Intensity Regulations - frontage). Applicant proposes to subdivide the
lot, containing about 13,880 square feet oflot area into two separately marketable and
buildable lots. The existing Lot has a frontage of about 10.22 feet on Gorham's Court and
about 25.90 feet on Orange Street. Each new lot would contain one ofthe existing single-
family dwellings. Lot 1 would continue to have its frontage on Gorham's Court and
Orange Street and Lot 2, situated below the steep bank above Union Street and which has
no frontage on Union Street, would continue to be accessed from Union Street by way of
the existing permanent easement. As a result of the Lot being bisected by a steep bank,
the site of the dwelling on Lot 1 is over 20 feet higher than the dwelling site on Lot 2.
Other than the lack of frontage for Lot 2, both Lots I and 2 would comply with all other
dimensional zoning requirements. See also BOA File No. 004-05.
The Premises is located at 1 GORHAM'S COURT, Assessor's Map 42.3.2,
Parcel 205, Plan Book 23, Page 84. The property is zoned Residential-aId-Historic.
2. The Decision is based upon the Application and the materials submitted with it
and the testimony and evidence presented at the Hearing. The Planning Board made no
recommendation as there were no issues of planning concern. There were seven letters on
file in support from abutters. One abutter in opposition was represented by counsel at the
hearing. Attorney Hunter stated that the Applicants' situation was a self-inflicted wound
and there was no evidence of hardship. His clients were concerned about intensification
of use, traffic and parking. Ginger and Hamilton Heard, direct abutters and the owners of
,
the land across which Applicants' easement was laid out, spoke in favor and said that all
of their concerns had been met, particularly with the Applicants' agreement to limiting
both lots to one dwelling unit. Applicants' engineer Ted Burnham was present and
explained the conditions of the bank and that there was no access between the two lots by
way of the banle
3. Applicants, through counsel, represented that the property was unique in that the
principal dwelling was situated on top of a steep bank with frontage on Orange Street and
Gorham's Court and the other portion of the property, that contained a secondary cottage,
was located at the bottom of the bank with no practical direct access between them. Each
section also had its own access and parking. Applicants were asking to be able to
subdivide the top area into a separate lot from the lower area. Both lots would be
conforming as to lot size and ground cover. However, the lower lot would not have any
legal frontage and would continue to be accessed by a 20- foot wide permanent easement
to the property from Union Street. The easement was used as a driveway by both the
Applicants and the Heard family and was improved with a curb cut and surfacing. In
BOA File No. 004-05 the Applicants had asked for similar relief from this Board and in
the face of substantial neighborhood opposition at that time were denied a grant of relief.
Applicants stated that prior to this hearing they had contacted their neighbors to address
their concerns and there had been no opposition expressed based on their agreement to
restrict each lot to one dwelling unit.
Applicants also stated that it was unusual for a property along Orange Street to
contain level, buildable property at the base of the bank as all other properties along that
portion of Union Street were held in separate ownership from those properties above on
Orange Street. Applicants submitted aerial maps illustrating the separation of the lots
above and below the bank along Union Street and Orange Street. The secondary dwelling
was constructed pursuant to a validly issued building permit in 1988 with a Certificate of
Occupancy having been issued October 12, 1989. The new lots would be conforming as
to zoning requirements with parking provided on site should the lots be separated.
Applicants pointed out that when the Planning Board gave approval for the secondary
dwelling on the Union Street portion of the lot, no issue was raised as to adequate access
and found that the easement was adequate and practical.
Applicants stated that a grant of variance relief could be supported as the property
was unique as to topography and shape and there would be a financial hardship to the
Applicants in that they would not be able to sell the cottage separately in order to be able
to maintain ownership of the cottage for themselves. The property was in trust for other
family members and they were compelled to separate the two structures as a result of the
agreement among family members. Applicants stated that there would be no increase in
traffic or increase in intensity of use as the structures are single-family dwellings now and
would remain so. In fact, the intensity of use would be reduced, as vehicular traffic
between the two dwellings would be eliminated.
4. Based upon the foregoing, the Board finds that there is no support for a grant of
variance relief and that there is no evidence to support Applicants' claim of hardship
other than of the Applicants own making. The Board further finds that though there is a
topographical issue of a steep grade change separating the upper portion of the lot on
Orange Street containing the primary dwelling and the lower portion of the lot containing
,
the cottage, this fact alone did not in itself provide a sufficient basis for the Board to grant
said relief to allow the lot to be subdivided to create two separately marketable and
buildable lots, with one containing no legal frontage. The two dwelling units could
remain as currently situated in the same ownership and the locus would continue to be
conforming without the necessity of a grant of relief from this Board.
5. Accordingly, upon a motion duly made and seconded to grant the requested relief
by VARIANCE under Nantucket Zoning By-law Section 139-16A, based upon the
unique topography of the lot and subject to conditions of compliance with Exhibit A, one
dwelling unit per lot, and no increase in the ground cover ofthe Union Street lot without
further relief from this Board, there were no votes in favor and five votes in opposition
(Sevrens, Waine, Q'Mara, Koseatac, Wiley). Therefore, relief is hereby DENIED.
Dated: April ~, 2007
David Wiley
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 12:00
P.M.. FRIDAY. MARCH 16.2007. in the Conference Room, 2 FAIRGROUNDS ROAD,
Nantucket, MA, on the Application of the following:
HAROLD A. O'CALLAGHAN, JR., TRUSTEE FOR GORHAM'S COURT NOMINEE
TRUST
BOARD OF APPEALS FILE NO. 011-07
Applicant is seeking relief by VARIANCE under Nantucket Zoning By-law Section 139-16A
(Intensity Regulations - frontage). Applicant proposes to subdivide the lot, containing about 13,880
square feet of lot area into two separately marketable and buildable lots. The existing Lot has a
frontage of about 10.22 feet on Gorham's Court and about 25.90 feet on Orange Street. Each new lot
would contain one of the existing single-family dwellings. Lot 1 would continue to have its frontage
on Gorham's Court and Orange Street and Lot 2, situated below the steep bank above Union Street
and which has no frontage on Union Street, would continue to be accessed from Union Street by way
of the existing permanent easement. As a result of the Lot being bisected by a steep bank, the site of
the dwelling on Lot 1 is over 20 feet higher than the dwelling site on Lot 2. Other than the lack of
frontage for Lot 2, both Lots 1 and 2 would comply with all other dimensional zoning requirements.
See also BOA File No. 004-05.
The Premises is located at 1 GORHAM'S COURT/29 ~ UNION STREET, Assessor's
Map 42.3.2, Parcel 205, Plan Book 23, Page 84. The property is zoned Residential-Did-Historic.
~~ /G~
Nancy J. Sevre~hairman
PLEASE NOTE THE CHANGE IN TIME FROM 1:00 PM TO 12:00 PM.
TillS 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, MA 02554
CO?y
FEE: $300.00
CASE No.OII..q)
APPLICATION FOR RELIEF
Owner's name(s): Harold A. O'Callaf!han, Jr., Trustee of Gorham's Court Nominee Trust
Mailing address: 87 Bedford Road, Katonah, NY 10536
Applicant's name(s): same
Mailing address: same
Locus address: 1 Gorham's Court and 29'li Union Street Assessor's Map/Parcel: Map 42.3.2. Parcel 205
Plan Book & Page: Book 23, Paf!e 84
Date lot acquired: 05/22/86 Deed Reference: Book 249, Paf!e 220
Uses on Lot - Commercial: None ---X- Yes (describe)
Lot No.: n/a
Zoning District: ROH
Residential: Number of dwellings .l Duplex_ Apartments _ Rental Re,ms
Building Date(s): All pre-date 7/72? No~ one pre-1972~ one built in 1989 C of 0(s)1 Yes (1989 dwelliRf!)
J J
Building Permit Nos: 6525-88 (new dwellinf!) , .~
I',...;
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,
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Previous Zoning Board Application Nos.: 004-05 (relief denied)
- ) .
State be~ow or on a separate ad~endum ~pecific relief sought (Speci.al P~r~it, Varia~c~, Ap~eal), Se~ti?~ of
the Zomng By-law, and supportmg detaIls, grounds for grant of rehef, hstmg any eXlstmg nQnconformltles:
SEE ADDENDUM ATTACHED
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.
Harold A. O'Callaghan, Jr., Trustee, by his attorney
SIGNATURE: Applicant Attorney/Agent X
(If not owner or I e enclose proof of agency to bring this matter before the Board)
... . FORfiJ}A- ~FFICE USE /
Application received on:-.LI ~ I~ By: WUJ Complete:--1/ Need copies?:
Filed with Town Clerk: vrl1J!l Planning B.., d:~~ Buad;ng D.Pt.:~~k
Fee deposited with Town Treasurer:VI2Zt<J2 By: (1 aiver requested?:_Granted:_I_I_
Hearing notice posted with Town Clerk:VZZJQ)Mailed:Q2'2JQlI&M:2-L1(f]&.3J~ flf-
Hearing(s) held on:_I_I_ Opened on:_I--.!_ Continued to:_I_I_ Withdrawn?:_I_I_
DECISION DUE BY: 1 I Made: 1 I Filed wiT own Clerk: I I
--- --- ---
Mailed: I I
---
DECISION APPEALED?: I 1 SUPERIOR COURT:
---
LAND COURT
Form 4/03/03
ADDENDUM
One Gorham's Court and 291/2 Union Street
The Applicant is seeking relief by Variance under Nantucket Zoning By-
law Section 139-16A (Intensity Regulations - frontage). The Applicant owns a
very large, in-town lot improved with two dwellings. The lot runs from Orange
Street and Gorham's Court to the bottom of a steep bank on Union Street. One
dwelling is located on Orange Street; the other dwelling is located some 20 feet
below a sheer drop to Union Street. The lot contains about 13,880 square feet in a
district in which the minimum lot size is 5,000 square feet. The lot is pre-existing,
nonconforming as to frontage, with about 10.22 feet of frontage on Gorham's
Court and about 25.90 feet of frontage on Orange Street. The Union Street
dwelling has access by a twenty-foot wide right-of-way shown on a recorded
plan. The right-of-way is open and improved with pea stone for its entire width,
and it provides ample access to the Union Street dwelling for residents and
emergency vehicles.
Because the bank makes the dwellings inaccessible to each other, and the
property must be treated as separate in fact, the Applicant proposes to divide the
property into two lots with one dwelling on each lot. Other than frontage, the
proposed lots will comply with all other zoning requirements.
The steep bank that bisects the property is a soil and topographical
condition that especially affects this lot and does not affect lots in the Residential
Old Historic district generally. Other than this property, all of the land at the top
and bottom of the bank between Orange Street and Union Street are separate
lots, so providing the requested relief will be in harmony with the development
pattern of the neighborhood. The existing right-of-way provides sufficient access
and connections to utilities to the Union Street dwelling, in keeping with the
intent and purpose of the zoning by-law. The Applicant will suffer financial
hardship if he is not able to separate the dwellings.
The Applicant applied for similar relief in 2004. At the time, the Applicant
did not provide evidence that the steep bank prevented access between the
existing dwellings, and the Applicant had not considered the possible increased
intensity of use that could occur if secondary dwellings were constructed on the
newly created lots. The Applicant has submitted photographs of the lot and the
bank with this Application for relief, and the Applicant will voluntarily restrict
both of the proposed lots to one dwelling unit only.
The Premises are located at 1 GORHAM'S COURT and 291/2 UNION
STREET, Tax Assessor's Map 42.3.2, Parcel 205, Plan Book 23, Page 84. The
Premises are located in the Residential-Old Historic zoning district.
LOCUS MAP
One Gorhan's Court and 29; Union Street
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PROPOSED
SUBDIVISION PLAN
One Gorham's Court
and 29~ Union Street
Harold O'Callaghan,
Trustee
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PHOTOGRAPHS 2006
Photo of Bank
from 29~ Union St~~~
One Gorham's Court and 29~ Union Street
O'Callaghan, Trustee
Photo of Bank
from One Gorham's
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Sheer drop from
Orange Street to
Union Street
Sheer drop
from Orange Street
to Union Street
PHOTOGRAPHS 2006
One Gorham's Court and 29~ Union Street
Harold O'Callaghan, Trustee
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Nantucket MA 02554
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Ms. Judith Greenberg
P.O. Box 627
Ridgewood, New Jersey 07451
August 4, 2006
Ms. Nancy Sevrens, Chair
Nantucket Zoning Board of Appeals
Two Fairgrounds Road
Nantucket, Massachusetts 02554
Re: Variance of One Gorham's Court
Dear Ms. Sevrens:
I write in support of the application for a variance that will be filed this winter by
my neighbor Harold O'Callaghan, as Trustee of the Trust to divide his property at One
Gorham's Court and 291/2 Union Street. I own property at Two Gorham's Court.
I support Harold's variance to subdivide his land into two lots, based on the
burden of a steep bank between the dwellings that prevents the property from being
used as a single lot. I appreciate the hardship to Harold to own an oversized lot with
two houses that must be accessed from different streets that are more than one block
apart.
Harold has agreed that if the variance is granted, he will restrict both lots to one
single family dwelling only. My support of Harold's request is based in part on his
willingness to so restrict the property.
Thank you.
Sincerely,
/'
-----
Nantucket Four Chimneys, Inc.
38 Orange Street
Nantucket, Massachusetts 02554
August 3L 2006
Ms. Nancy Sevrens, Chair
Nantucket Zoning Board of Appeals
Two Fairgrounds Road
Nantucket, Massachusetts 02554
Re: Variance of One Gorham's Court
Dear Ms. Sevrens:
We write in support of the application for a variance that will be filed this winter
by our neighbor Harold O'Callaghan, as Trustee of the Trust to divide his property at
One Gorham's Court and 291/2 Union Street. We own property at 38 Orange Street.
We support Harold's variance to subdivide his land into two lots, based on the
burden of a steep bank between the dwellings that prevents the property from being
used as a single lot. We appreciate the hardship to Harold to own an oversized lot with
two houses that must be accessed from different streets that are more than one block
apart.
Harold has agreed that if the variance is granted, he will restrict both lots to one
single family dwelling only. Our support of Harold's request is based in part on his
willingness to so restrict the property.
Thank you.
Sincerely,
~Sl,~ f \=' ~
Bernadette Feeney
fLC:t;2n~ (9 ~
John Yozell and Abby P. Yozell
174 Farm Road
Sherborn, Massachusetts 01770
August l!, 2006
Ms. Nancy Sevrens, Chair
Nantucket Zoning Board of Appeals
Two Fairgrounds Road
Nantucket, Massachusetts 02554
Re: Variance of One Gorham's Court
Dear Ms. Sevrens:
We write in support of the application for a variance that will be filed this winter
by our neighbor Harold 0' Callaghan, as Trustee of the Trust to divide his property at
One Gorham's Court and 291/2 Union Street. We own property at 40 Orange Street.
We support Harold's variance to subdivide his land into two lots, based on the
burden of a steep bank between the dwellings that prevents the property from being
used as a single lot. We appreciate the hardship to Harold to own an oversized lot with
two houses that must be accessed from different streets that are more than one block
apart.
Harold has agreed that if the variance is granted, he will restrict both lots to one
single family dwelling only. Our support of Harold's request is based in part on his
willingness to so restrict the property.
Thank you.
Sincerely,
H"", 1./'..(/VI- .
Abby P. Yozell
:-.'"
August-25, 2006
Ms. Nancy Sevrens, Chair
Nantucket Zoning Board of Appeals
Two Fairgrounds Road
Nantucket, Massachusetts 02554
Re: Variance of One Gorham's Court
Dear Ms. Sevrens:
We write in support of the application for a variance that will be filed this winter
by our neighbor Harold O'Callaghan, as Trustee of the Trust to divide his property at
One Gorham's Court and 29 1/2 Union Street. We own property at -a;.. v~.-:..s-- ~,
We support Harold's variance to subdivide his land into two lots, based on the
burden of a steep bank between the dwellings that prevents the property from being
used as a single lot. We appreciate the hardship to Harold to own an oversized lot with
two houses that must be accessed from different streets that are more than one block
apart.
Harold has agreed that if the variance is granted, he will restrict both lots to one
single family dwelling only. Our support of Harold's request is based in part on his
willingness to so restrict the property.
Thank you.
Sincerely,
~. e. tlb-"J-~~
#/0,00
PHILBRICK AND AVERY LLP
. POBOX 148
. '~ERO MAIN STR~~f~~5~eOR
. NANTWCKET,
RECEIVED
BOAHD OF ASSESSORS
DEe 1 3 2006
TOWN OF
NANTua<ET. MA
Town of Nantucket
~vev9?r:hf.
em/~ ".
I~-I.J - Ob
,.~iJ?1411 .
. .
ZONING BOARD OFAPPEALS
LIST OF PARTIES fN fNTEREST IN THE MATTER OF THE PETITION OF
PROPE ~ TY 0 WN ER.:ttyJ.~{.d?.. .t?. .'C4.U:IJ-:(rl/.4J. MI.. .7'rw.~
MAILfNGADDRESS..87...8.@~.~..~P.~...!~f.-!.J;l.f!....~.V IOS 3 ~
PROPERTY LOCA TION..&N.t;;;.. .~l(...Y:1?J'r.t..~.. .~.~..... .......
ASSESSORS MAP/PARCEL. ....... .'f.~.~. ~.~.. .I.~.'!. ~.....................
APPLICANT...............S ~€......... .................................... .........
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 Ilile of owner's property, all as they appear on
[he most recent applicable tax list (M.G.L. c. 40A, Section 11 Zoning Code Chapter 139.
Section 1 39-29D (2)
UJ. .I.J;..d/1t!.?
.~..4/ibJ
DATE
-
ASSESSOR'S OFFICE
Town of Nantucket
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