HomeMy WebLinkAbout043-07
I
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: June
, 2007
To: Parties in Interest and. Others concerned with the Decision of
the BOARD OF APPEALS In the Application of the following:
Application No.:
043-07
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Owner/Applicant: KEVIN HICKEY
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......
Enclosed is the Decision of the BOARD OF APPEALS which has~his
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day been filed with 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 a
complaint in Land 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.
~ U N (** ~ ~U f\"7\J-o
Nancy J. S ren, Chalrman
cc: Town Clerk
Planning Board
Building Commissioner/Zoning Enforcement Officer
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME LIMIT
AND WILL EXPIRE IF NOT ACTED UPON ACCORDING TO NANTUCKET ZONING
BY-LAW SECTION 139-30 (SPECIAL PERMITS); SECTION 139-32
(VARIANCES). ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD
OF APPEALS OFFICE AT 508-228-7215.
f
ZONING BOARD OF APPEALS
2 Fairgrounds Road
Nantucket, MA 02554
Assessor's Map 42.4.2
Parcel 43
Residential-Old- Historic
5 Step Lane
Plan File 03-07, Lot 1
Deed Ref. Book 1024, Page 225
At a Public Hearing of the Nantucket Zoning Board of Appeals, held at 1 :00 PM, Friday,
May 11, 2007, in the Conference Room, 2 Fairgrounds Road, Nantucket, Massachusetts 02554,
the Board made the following Decision on the application of KEVIN HICKEY, of 501 Andrews
Avenue, Delray Beach, Florida 33483, Board of Appeals File No. 043-07:
1. Applicant is APPEALING, pursuant to Nantucket Zoning By-law Section 139-31, the
decision of the Zoning Enforcement Officer ("ZEO") dated March 12, 2007, in which the ZEO
denied the Applicant's request for a building permit in order to do work on the interior of the
residential structure. In the letter the ZEO states that "duplexes are not an allowed use within the
Residential Old Historic zoning district." Applicant argues that both dwelling units contained in
the existing structure were present from a time prior to the 1972 enactment of the Nantucket
Zoning By-law and have been used continuously without abandonment for more than a period of
three years since prior to the 1972 enactment of the Nantucket Zoning By-law. Applicant is
asking the Board of Appeals to find that both dwelling units are validly grandfathered, and
overturn the ZEO's denial. In addition, the Applicant is seeking relief by SPECIAL PERMIT
pursuant to Zoning By-law Section 139-33A (alteration/expansion of a pre-existing
nonconforming use/structure) in order to be allowed to reallocate the two kitchens to different
areas ofthe interior space as part of the overall renovation of the structure. The dwelling units
would be placed so as to be side by side rather than one on the first floor and one on the second
floor. Besides the use as a duplex, the lot is nonconforming as to lot area with the lot containing
about 3,839 square feet of area in a district that requires a minimum lot size of 5,000 square feet;
as to ground cover with the lot containing about 38.4% ground cover ratio in a district that allows
a maximum ground cover ratio of 30% for lots that are undersized; as to frontage, with the lot
having about 47.57 feet along Step Lane in a district that requires a minimum frontage of 50 feet;
as to setback, with the structure being sited as close as about 0.5 feet from the easterly side yard
lot line in a district that requires a minimum side yard setback of five feet; and as to parking, with
the lot containing one on-site parking space in a district that requires two for the residential use.
The Premises is located at 5 STEP LANE, Assessor's Map 42.4.2, Parcel 43, Plan File
03-07, Lot 1. The property is zoned Residential-Old-Historic.
2. 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 as the matter presented no issues of planning concern. Other than the
presentation made by Applicant's legal counsel, contractor and designer, there was no public
comment at the Public Hearing: Applicant presented an Affidavit dated May 26, 2007, from a
member of the family that had owned the structure from prior to 1972 until 2006, when it was
sold to the Applicant. She stated that she "had personal knowledge of the premises since prior to
1972, and, more specifically, [she is] aware that the said property has two kitchens that have been
in continuous use since prior to 1972". In addition, on file was a letter dated March 25, 2007
from the lessee during the summer of 2006, which attested to the fact that her employees had
used both kitchens in the house during that time.
3. Applicant's attorney presented the case for the Applicant. He explained that a review of
the files at the Building Department conducted prior to Applicant's purchasing of the property in
May of 2006 indicated that in 2003, the predecessor-in-title obtained Building Permit No. 92-03
to do repair work to the structure. The Permit clearly stated that the structure was a "two or more
family" structure. No comment was made at the time about the grand fathered status and the work
was completed pursuant to said Permit, relying on the fact that the property had historically been
used as a duplex since a time prior to the 1972 enactment of the Zoning By-law and used
consistently without a three year gap since that time. After Applicant purchased the property in
the summer of 2006, he leased the property as two separate living units to a third party for the
summer season of 2006.
As part of an overall renovation of the structure begun in the fall of 2006, Applicant
started demolition of the interior of the structure in order to re-orient the configuration of the two
dwelling units from one on the second floor and one on the first floor, to side by side units,
without any intention of abandoning the pre-existing nonconforming duplex use in the
Residential-aId-Historic zoning district. Unfortunately, the contractor's representative filled out
the first request for Building Permit No. 1407-06 for the demolition of the interior of the
structure in December of2006, by checking the box indicating "one family" rather than the box
for "two or more family". The inadvertent discrepancy between this permit and the permit in
2003 was not noted by the Building Department at that time. Building Permit No. 66-07 was
obtained in January 2007 for further interior alterations and again the box for "one family" was
checked without comment. Only at the time a request to amend Building Permit No. 1407-06 was
made in February 2007 was the issue raised when the box for "two or more family" was finally
correctly checked. However, the Zoning Enforcement Officer ("ZEO") raised the issue when the
notation on the form stated "project is being converted from one family to two family". As there
was a question as to whether the structure was a single-family residence or a duplex, the ZEO
wrote a letter dated March 12, 2007 denying the application and stating "[ d]uplexes are not an
allowed use within the Residential Old Historic zoning district". Applicant is hereby appealing
the denial based upon the grandfathered status of the duplex as validated by the above referenced
Affidavit and other testimony. He admits that his contractor made a clerical error on the Building
Permit applications and acknowledges that the ZEO based his decision on the erroneous
information. However, Applicant's intent has always been to renovate and re-model the duplex
and there has never been an abandonment of the pre-existing nonconforming use and asks that
the Board of Appeals uphold the appeal and overturn the denial of the ZEO based upon the
information presented.
Additionally, Applicant is seeking relief by special permit, to the extent necessary, to alter
the pre-existing non-conforming duplex use by changing the configuration of the two dwelling
units. When he purchased the property there was one kitchen/dwelling unit on the first floor and
one kitchen/dwelling unit on the second floor. The new plans call for a "town-house layout"
with each dwelling unit having two floors with each kitchen located on the first floor. The
proposed layout is shown on "Sheet A2" of the design drawings, done by S.M. Roethke Design,
Inc., dated January 19, 2007, with a reduced copy attached hereto and marked as Exhibit A.
Applicant proposes no change in the footprint of the existing structure. Applicant will provide
two side-by-side off street parking spaces.
4. Therefore, based upon the foregoing, the Board finds that the nonconforming use of the
structure as a duplex pre-dated the 1972 enactment of the Nantucket Zoning By-law, and is thus
validly grandfathered as to use, with said use not having been abandoned from that time to the
present. The Board further finds that there were clerical errors made on the Building Permit
applications that caused confusion and subsequent issuance of the denial by the ZEO.
Additionally, the Board finds that the interior renovations and re-configuration of the two
dwelling units would not be substantially more detrimental to the neighborhood than the existing
nonconformity, as there are currently two dwelling units contained within the structure and there
would continue to be two units after renovation. Such a use would be in harmony with the
neighborhood, which is comprised of guesthouses and other single-family and multi-family
structures.
5. Accordingly, upon a motion to uphold the appeal, the Board, by a UNANIMOUS vote,
UPHOLDS THE APPEAL, and overturns the decision ofthe ZEO denying issuance of the
amendment to Building Permit No. 1407-06 that was based on the allegation that the duplex use
was not validly pre-existing nonconforming and thus grandfathered. In addition, by a
UNANIMOUS vote, the Board GRANTS the requested relief by SPECIAL PERMIT pursuant to
Nantucket Zoning By-law Section 139-33A to allow reconfiguration ofthe two dwelling units as
proposed. The relief is hereby conditioned upon:
a. The interior layout of the two dwelling units shall be generally as shown on
Exhibit A; and
b. Two side by side parking spaces shall be provided on site, with the Board's
acknowledgement that the spaces may be dimensionally nonconforming.
Date: June~, 2007
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PROPOSED FLOOR PLANS
5 Step Lane
5 Step Lane, Nantucket, MA. 02554
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TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
2 FAIRGROUNDS ROAD
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 !ill!!
P.M.. FRIDAY. MAY 11.2007. in the Conference Room, 2 FAIRGROUNDS ROAD, Nantucket,
MA, on the Application of the following:
KEVIN mCKEY
BOARD OF APPEALS FILE NO. 043-07
Applicant is APPEALING, pursuant to Nantucket Zoning By-law Section 139-31, the
decision of the Zoning Enforcement Officer ("ZEO") dated March 12,2007, in which the ZEO
denied the Applicant's request for a building permit in order to do work on the interior of the
residential structure. In the letter the ZEO states that "[ d]uplexes are not an allowed use within the
Residential Old Historic zoning district". Applicant argues that both dwelling units contained in the
existing structure were present from a time prior to the 1972 enactment of the Nantucket Zoning By-
law and have been used continuously without abandonment for more than a period of three years
since 1972. Applicant is asking the Board of Appeals to fmd that both dwelling units are validly
grandfathered, and overturn the ZEO's denial. In addition, the Applicant is seeking relief by
SPECIAL PERMIT pursuant to Zoning By-law Section 139-33A (alteration/expansion of a pre-
existing nonconforming use/structure) in order to be allowed to reallocate the two kitchens to
different areas of the interior space as part of the overall renovation of the structure. The dwelling
units would be placed so as to be side by side rather than one on the first floor and one on the second
floor. Besides the use as a duplex, the lot is nonconforming as to lot area with the lot containing
about 3,839 square feet of area in a district that requires a minimum lot size of 5,000 square feet; as
to ground cover with the lot containing about 38.4% ground cover ratio in a district that allows a
maximum ground cover ratio of 30% for lots that are undersized; as to frontage, with the lot having
about 47.57 feet along Step Lane in a district that requires a minimum frontage of 50 feet; as to
setback, with the structure being sited as close as about 0.5 feet from the easterly side yard lot line in
a district that requires a minimum side yard setback of five feet; and as to parking, with the lot
containing one on-site parking space in a district that requires two for the residential use.
The Premises is located at 5 STEP LANE, Assessor's Map 42.4.2, Parcel 43, Plan File 03-
07, Lot 1. The property is zoned Residential-OId-Historic.
();((!)>> (Y#.~ -0 ~J1~
Nancy J. Sevren , . rman
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, MA 02554
CASE NoOC{3-d)
FEE: $300.00
f.
Owner's name(s):_Kevin Hickey
Mailing address:_501 Andrews Avenue, Delray Beach FL 33483
Applicant's name(S):_Kevif Hickey
Mailing address:_ 501 Andrews Avenue, Delray Beach FL 33483
Locus address:_5 Step Lane Assessor's Map/Parcel:_ 42.4.2 - 43_
Land Court Plan/Plan Book & Page/Plan File No.:_Plan File 03-07 Lot No.: 1
Date lot acquired:5/30/2006 Deed Ref./Cert. of Title: Book 1024, Page 225 Zoning District:_R.O.H._
Uses on Lot - Commercial: None_ Yes (describe)
Residential: Number of dwellings_ Duplex_ Apartments_2_Rental Rooms
Building Date(s): All pre-date 7/72?_X_ or C ofO(s)?_Yes_
Building Permit Nos: 92-03 issued CO 2004-0175; BP 1169-04 issued CO 2006-0224
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:
APPLICATION FOR RELIEF
Applicant purchased the property in May of 2006. When he purchased the property, there were two
kitchens, one on the first floor and one on the second floor. It was marketed to Buyer as a pre-existing
residential structure containing two pre-existing grandfathered apartments. Applicant leased the building
during the summer of 2006 to R.J. Miller Salons, LLC. One of the principal reasons that the property was
attractive to R.J. Miller was that the building contained two separate kitchens resulting in two distinct
living units. It has always been Applicant's intention to renovate the building, upgrading both apartments
and then creating a two-unit condominium. Applicant's contractor applied for a building permit on
February 28, 2007, to renovate the structure./This application was denied by the Zoning Enforcement
Officer by letter dated March 12,2007, opy of which is attached hereto as Exhibit "A". Applicant
appeals that Decision asking the Bo of Appeals to find that Applicant is not creating a new duplex in the
ROH zone, but is rather seekin renovate a grandfathered two-unit dwelling which has existed as a two-
unit dwelling since a time pri to 1972.
Additionally, Applicant eks a Special Permit, pursuant to Ch 139, ~33(4) to allow the alteration of these
two non-conforming a artment units from their previous configuration to the layout shown on floor plans
drawn by S. M. Roet ke Design, Inc., dated January 19,2007, attached to this Application as Exhibit "B".
I certify that the i ormation contained herein is substantially complete and true to the best of my
knowledge, under he pains and penalties of perjury.
SIGNATURE: Applicant AttorneY/Agent~
(If not owner or owner's attorney, please enclose pro of agency to bring this matter before the Board)
FOR 0 FICE USE ~
_ By: Complete: Need copies?:
. /61 PI' n'!!.np Board:!JJ71b~ Buildinh D~pt.:_I_/<=---- By(
Town Treasurer: I.tJij;rzl By:~Waiver requested?:_Granted:_/_/_
Hearing notice posted with Town Clerk:~/2L{1c!l MailedH:_i~~/OI I&M:!::t2{Qt;5l & !5J~./[j:L
Hearing(s) held on:_/~_ Opened on:~~_ Continued to:_I_I_ Withdrawn?:_I_I_
DECISION DUE BY:~~_ Made:_I_I_ Filed wiT own Clerk:~~_ Mailed:~_I_
DECISION APPEALED?: 1 1 SUPERIOR COURT:
---
LAND COURT
Form 4/03/03
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Town of Nantucket Web GIS - Printable Map
Prop ID
Address
Owner
.
42.4.243
5 STEP LN
DEVINE ETHAN S
5 STEP LN
NANTUCKET, MA 02554
12/13/2002
$506,250
00791/0301
0.09 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.
Qis_claimer 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
r.:,::annr;lnhir Tnff'\rm::!ltinn <:;'\/c:::t,::am (r.:rc;) rl~t;:th;::!l::,:l
Sale Date
Sale Price
Book/Page
Lot Size
Page 1 of2
C)
~~
Town of Nantucket, Mass
Map Composed
http://host.appgeo. comlnantucketma/PrintableMap.aspx?Preserve= Width&Map Width=8 64... 4/23/2007
Town of Nantucket Web GIS - Printable Map
Page 1 of2
Town of Nantucket Web GIS
Prop ID
Address
Owner
Sale Date
Sale Price
Book/Page
Lot Size
42.4.2 43
5 STEP LN
DEVINE ETHAN S
5 STEP LN
NANTUCKET, MA 02554
12/13/2002
$506,250
00791/0301
0.09 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.
Qls.<;;laime.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
r::,:::I()f1r~nhir Tnfnrm.o:.tinn C:;\ll:;h::::am (r::TC:;~ rl~j-~h;:tc:;p
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Town of Nantucket, Mass
Map Composed
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Bl:JlliDING AND CODE ENFORCEMENT DEPT.
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. !>~...'\~MTUC#/!'~ TOWN BUILDING ANNEX
~\""o~~ 37 WASHINGTON STREET
~.:i_~ - NANTUCKET, MASSACHUSETI'S 02554
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~~ ~ _ ...d Telephone 508-228-7222
%t<>. - - - ...~ Tele Fax 508-228-7249
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March 12, 2007
Kevin Hickey
501 Andrews Ave.
Delray Beach, FL 33483
Dear Mr. Hickey:
Your request for work at 5 Step Ln. (Map# 42.4.2, Parcel# 43), has been denied for the
followingreason(s):
Duplexes are not an allowed use within the Residential Old Historic zoning district.
If you have any questions regarding this notice please call, fax or visit.
C\rectfullY, .
~ Silverstein
Zoning Enforcement Officer
Town of Nantucket
Please be advised that an appeal of this denial may be filed within 30 days of this notice with the Zoning Board of Appeals pursuant to ~139-
3IA(2) of the Town of Nantucket Zoning Code.
!'! -..-... '-'~ .
March 25th, 2007
Mr. Richard Glidden
Glidden & Glidden PC
37 Centre Steet
Nantucket, MA 02554
Dear Mr. Glidden:
The purpose of my letter is to provide you with written documentation that my
employees and independent contractors were tenants this past summer and
early fall at 5 Step Lane. During their tenure they used the kitchens on the first
and second floors of the house extensively to make their meals. One of the
reasons that we rented the property was that it provided the two kitchens, which
were very convenient for the staff.
Please let me know if you need anything else from me.
Sincerely,
,~&~
Nellie O'Gara, Owner
RJ Miller Salons, LLC
Date February 2006
Price (UF) $2,200,000
Atlantic East Real Estate
Area TOWN Address 5 Step Lane
Map/ParceI4242/43
Zoning ROH
Legal Owner
Devine
Rooms 9 BR 4 BA 5
Outside Shwr No Water Town Sewer Town
Year 1830/2003 Condition Very Good Lot Size 3,839 s.f.
Deed Bk. 791, P.301 Plan 03-07 Lot # 1
Attic Yes, large
Basement Partial
Property Description:
First floor: Gracious entry foyer, living room and dining area with fireplace, bedroom with private full bath (tub/shower), kitchen, full
bath (shower). Secondfloor: Master bedroom with large bath (claw foot tub and separate shower), siuing room with sman kitchen,
bedroom with.fUn bath (tub/shower), bedroom with.fUn bath (tub/shower) and private exterior entrance. Auic is a large open space that
runs thefulllength of the house.
Deck/Porch/Patio No
Yard Yes
Garage No
Parking Yes, 2 cars
V iews Residential
Insulation Yes Storms/Screens Yes
Heat OFHW
DHW Oil UFFI ?
Foundation Brick
Lead Paint ? Floors Pine and oak Fireplace(s) One Woodstove No
Appliances (E/G): SAvanti Elec. R GE
DW KitchenAid
Disp Yes
Washer Yes
Dryer (E/G) Yes
CATV Yes
Other
2006 Assessments:
Land $1,071,800
Buildings $923,300
Total $1,995,100
2006 Taxes $5,666.09
Easements/RestrictionlCovenants/Condominium: Pre-existing, non-conforming lot Easementforaccess on north side of property.
Excluded futures: Front door knocker, ceiling fixture in front hall, ceiling light shades in three bedrooms, cherry tree, and curtain rods.
Comments: Lovely large Greek Revival in the heart of the Old Historic District. Many possibilities: live in the property and rent three
existing guest suites out to visitors, or convert to a single family home or two condominium units. Kitchens pre,-date zoning. Recent
major renovations include new kitchens, baths, plumbing, wiring, chimney and roof.
Atlantic East Listing agent is: Penny Dey
Information contained herein is believed to be reliable but is not guaranteed
:3 \V1Ui,mls Lane. "-.anruckt't, \1.\ 02554-
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AFFIDAVIT
I, SHANE M. FORBES, formerly known as Shane Marie Devine,
depose and say as follows:
1. I am familiar with the property known as 5 Step Lane, Nantucket
Massachusetts, which is currently owned by my son. Ethan S. Devine.
2. My 80n Ethan inherited this property from his uncle, Shaun P. Devine
and his grandparents, Josephine B. Devine and Thomas J. Devine.
3. I have had personal knowledge of the premises since prior to 1972, and,
more specifically, , am aware that the said property has two kitchens
that have been in continuous use since prior to 1972.
Signed under the pains and penalties of perjury this 26th day of May,
2006.
~~
./ Shane M. orbes
COMMONWEALTH OF PENNSYLVANIA
, $S. May ~ , 2006
.~~
On this ~ day of
notary public, personally ap ,
(a) personally known to me, or me ttirough satisfactory
evidence of identification, which was Js ltype of identification) to
be the person whoae name is signed on the preceding or attached document, and
acknowledged to me that he/she signed it voluntarily for its stated purpose.
~==----_..
Notary Public
My commission expires:
\ \N9297\15M'P.DWG
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424.3-27
. N/FZA8ETH E. ROE
7H t!c ELI pG5
K. KEf DD.8K.375i6 PG.126
LOT 2/pL.BK. '
126.55'
53.84-'
,
AREA =3, 839xS.F.*
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END OF FENCE "-
EDGE BIT.
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PARKING
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~9 CENTRE ST
42.4.3-28
N/F'
BEA TRICE E. LOVELL
OO.BK.212,PG.335
PAVEMENT
'.-
57':!: TO
CENTRE ST.
---"
CURRENT ZONING: R.O,H.
MINIMUM lOT SIZE: 5,000 s.r,
MINIMUM FRONTAGE: 50 n.
FRONTYARD SElBACK: NONE
SIDE AND REAR SElBACK: 5 n.
ALlOWABlE G.C.R.: 50" *
EXISTING G.C.R.: 38.4":t :/1.475 :ts.r.
FOR PROPERlY lINE ~1lON lHIS 1'1.01 f'l.AH
RnJES ON CIIlRDIT DEEDS AIlD PlANS CF RECORD,
VERIFIfI) ITf FJ[I./) llEASURElIENlS AS SHO'Ml HEREON.
I HEREBY CER1FY 10 1HIE BEST CF IIY IOtOIUDCE
'!HAT 1HIE PREIIISES SHOWN ON 1HIS f'l.AH ME
LOCATED WIlHIH 1HIE C ZONE AS DEUNEATED
ON 1HIE "F1RII" IIAP OF COIIIIUN1Y NO. 2502JO;
IIASS. EFFEtm'IE: 7-02-92 ITf 1HIE FEDERAL
EIIERGENCY IIANAGEIIENT AGDIC'I.
N, . 1
.J;".I INN~DII~CATED DIMENSIONS DO NOT COMPlY WllH
'(: ~RENTZONING INTENSITY REGULATIONS.
MORTGAGE INSPECTION PLAN
IN
NANTUCKE~ MASSACHUSETTS
SCALE: 1'=10' DAlE: MAY 24, 2006
DEED REFERENCE: DD.8K.791,PG.J01
PlAN REFERENCE:
ASSESSOR'S REFERENCE:
MAP:42.4,2 PARCEl: 43
PREPARED FOR:
KEVIN F. HICKEY
&
NANTUCKET BANK
NANlVCKET SURVEYORS, LlC.
5 WINDY WAY
NANlVCKET, MA. 02554 N 9297
j(/9;y
Uk
-;...-:-'
0)(
A,"l~ frr~-t.~ q)O~
UILDING PERMIT NUMBER
Mp,. r'o, .
. .., 1
! '. ~
~A3
APPLICATION FOR
BUILDING PERMIT
~
F{EC-'-, "'\/E..-..- .--
.. _._.c,,~. _ D Amend
Appro;('
Plan II
Type
Buildin
,) -:3
Nf-,:', TUCKET
l I DING DEP
IMPORTANT ~ A I'
pp Icant to complete all item . S .
S 10 ectlons: 1, 2, 3, 4, and 5
OWNERS NAME (print): ~ID\ f-) t:::n A
__5: 5-t<1-~ k.nt- Las' F"s' M;ddle In;l;al
No. Street
AsseSSOrs Map No. w'l.l "\ L.l ~ lJ
---.J.#. _. AssesSo<'s Pa,eel No. --t ::)
2. TYPE AND COST OF BUILDI '
NG _ All applicants complete Parts A-E
~ TYPE OF IMPROVEMENT a.jOWNERSHIP
New BUilding ri Private
o Addition 0 Public
o ~Iteration
rd Repair, replacement
o Demolition
o Moving
1.
LOCATION
OF
BUILDING
D. DIMENSIONS
C. COST
~PROVEMENT
Dimensions of Structure
First Floor Area: I Lf 0....2_
Second Floor Area: ( l{ 06
Third Floor Area:
Total Floor Area:
Full Cellar Area:
-----
-.......,F. PROPOSED USE
Residential
Detail scope of work by floor & provide the
square footage.
o One Family
qtstudio
rtJ Two or more family - Ente~
number of units - .
o Hotel, Motel, Dormitory
enter number of units
o Second Dwelling
o Garage
o Pool
o Other - gpQcify -----
to 4,
3. SELECTED CHARACTERISTICS OF BUILDING
F. yRlNCIPLE TYPE OF fRAME
ri Wood frame
o Other - specify ----
K. ACCESSORY HEAT SOURCE
No. of fireplaces ~
No, of Wood Stoves ----
Other:
\. TYPE OF WATER SUPPLY
6PubliC
o Private (well)
l. AESIDENTIAL BUILDINGS
Number of Bedrooms ~---
Number 01 Bathrooms S---
full_______partial------------
G. PRINCIPLE TYPE OF HEATING
Q GaS 0 Electricity
rIOi\ 0 Heat pump
o Other . speci1~ ----------
J, SMOKEDETEC10AS
No, ot Detettors -------
See plan tOf location
-If / !) /J()
RECEIVED
BOARD OF ASSESSORS
APR 0 3 2007
TOWN OF
NANTUCKET, MA
Town of Nantucket
Zoning Board of Appeals
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
PROPERTY OWNER....... .~~.~.~.>;~.........~:........ .~-:.~.~ \~ .~y...............
MAILING ADDRESS.....~ .~. \........~. ~..'? :::.~ ~ .~..... ..~.~ ~... .\.. ~ ..~.\-: .~.~<f.
S ~ \" (\" '--- ~ '<'\J ~
PROPERTY LOCATION..............................................................................
'-\ 'J.... \..-\, 'J.. - (,) ~ :)
ASSESSOR MAPIPARCEL......................:.... :...............................................
~ ~ ~ L \ \() \V l^-..;
APPLICANT... .... ............ ......... .. .......... ............. ... ............... .. .. .. ............ . '"
\) c rr Ci.--\ r L G1
\
~)'--\<b)
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 11 Zoning Code Chapter 40A
Section l39-29B (2)
~ 'i doo1
A .;
~ ;}d1~
LSSESSOR'S OFFICE
Town of Nantucket
Bk: 01024 Pg: 225
1111111111
Bk: 1024 Pg: 226 Page: 1 of 2
Doc: DO 06/30/2006 03:30 PM
DEED
ETHAN S. DEVINE of 5 Step Lane, Nantucket, MA 02554, for consideration paid
and in full consideration of TWO MILLION ONE HUNDRED THOUSAND and 00/100
($2,100,000.00) DOLLARS, grant to KEVIN F. HICKEY. of 501 Andrews Avenue, Delray
Beach, FL 33483, with QUITCLAIM COVENANTS:
That certain parcel of land with all improvements thereon known and numbered
as 5 Step Lane, Nantucket Town and County Massachusetts, bounded and described
as follows:
SOUTHERL Y by Step Lane, on plan hereinafter mentioned, forty seven
and 57/100 (47.57) feet;
WESTERL Y by land now or formerly of Helen Cash, sbcty-nine and
67/100 (69.67) feet;
NORTHERLY by land now or formerly of Bertha W. Folger, fifty-three
and 84/100 (53.84) feet; and
EASTERLY by land now or formerly of Thomas J. Devine and
Josephine B. Devine, eighty-two (82) feet.
Said land is shown as Parcel 1 on a plan drawn by Nantucket Surveyors, Inc.,
dated January 7,2003, revised February 27,2003, recorded with Nantucket Registry of
Deeds on March 11, 2003 in Plan Book No. 03-07 and contains 3,839! square feet,
more or less, according to said plan.
For title reference, see Book 791, Page 301.
Bk: 01024 Pg: 226
MASSACHUSETTS EXCISE TAX
Nantucket County ROD 116 rp-
Date: 0513012006 03:30 P
Ctrll 457614 22712 0 00001857
Fee: $9,576.00 Con $2,100,000.00
WITNESS my hand and seal this .l1..- day of
1t.'J
,2006.
Et~
STATE OF NEW YORK
.N~ ~ ,ss. ~,2006
County
On this Un J. day of H ttLV' . I 20 0 Co , ~efore me, the undersigned
notary public, personally appeared-o-G/'flt:Ln S. lSii\J\-f\..e- ,
(a) '/.. personally known to me, or (b) _ proved to me through satisfactory evidence
of identification, which was (type of identification) to be the perepn
whose name is signed on the preceding or attached document, and acknowledged tome
that he signed it voluntarily for its stated purpose.,... . - "~;"j">.:'" ."
~ ch. O~~"~<",'~<': ....,:~'~;~~j;.
Notary Public -:".' {<.;:.,:', '.~, ! .,,':>)',/<~~~,
My commission expires: 11~11:;p.. ~;1<._.:.:\~';D:J/r>./-~,R' E.,.r ",
~'''''.'./..N_..-.r.. ,..
",.- SlDdraD. ... I.I:'.!:;;:';::' ../ .. ',-..
RalllJlabIIe.State ,. ""1J/fi/ I ~.:' ~
~':~~~9ecZ."<'>/;~:' ;.~
(>wmM..w. Elpi:res January :11, 20.03:. e: ~
~f
:00-'
!.l
~po
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NANTUCKET LAND "
CERTIFIC,t. TE j'i.
. fi2jPaId $ .yo I oOCJ .t:'~
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NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
CASE ~.
~:CJI
FEE: $300.00
APPLICATION FOR RELIEF
)
Owner's name(s):_Kevin Hickey
Mailing address:_501 Andrews Avenue, Delray Beach FL 33483
Applicant's name(s):_Kevin Hickey
Mailing address:_ 501 Andrews Avenue, Delray Beach FL 33483
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Locus address:_5 Step Lane
Assessor's Map/Parcel:_ 42.4.2 - 43_
Land Court Plan/Plan Book & Page/Plan File No.:_Plan File 03-07 Lot No.: 1
Date lot acquired:5/3012006 Deed Ref.lCert. of Title: Book 1024, Page 225 Zoning District:_R.O.H._
Uses on Lot - Commercial: None_ Yes (describe)
Residential: Number of dwellings_ Duplex_ Apartments_2_Rental Rooms
Building Date(s): All pre-date 7172?_X_ or C ofO(s)?_Yes_
Building Permit Nos: 92-03 issued CO 2004-0175; BP 1169-04 issued CO 2006-0224
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:
Applicant purchased the property in May of 2006. When he purchased the property, there were two
kitchens, one on the first floor and one on the second floor. It was marketed to Buyer as a pre-existing
residential structure containing two pre-existing grandfathered apartments. Applicant leased the building
during the summer of 2006 to R.J. Miller Salons, LLC. One of the principal reasons that the property was
attractive to R.J. Miller was that the building contained two separate kitchens resulting in two distinct
living units. It has always been Applicant's intention to renovate the building, upgrading both apartments
and then creating a two-unit condominium. Applicant's contractor applied for a building permit on
February 28, 2007, to renovate the structure;. This application was denied by the Zoning Enforcement
Officer by letter dated March 12,2007, opy of which is attached hereto as Exhibit "A". Applicant
appeals that Decision asking the Bo of Appeals to find that Applicant is not creating a new duplex in the
ROH zone, but is rather seeking renovate a grandfathered two-unit dwelling which has existed as a two-
unit dwelling since a time pri to 1972.
Additionally, Applicant eks a Special Permit, pursuant to Ch 139, ~33(4) to allow the alteration of these
two non-conforming a artment units from their previous configuration to the layout shown on floor plans
drawn by S. M. Roet ke Design, Inc., dated January 19,2007, attached to this Application as Exhibit "B".
I certify that the i ormation contained herein is substantially complete and true to the best of my
knowledge, under he pains and penalties of perjury.
SIGNATURE: Applicant AttorneY/Agent~
(If not owner or owner's attorney, please enclose proof of agency to bring this matter before the Board)
FOR ZBA OFFICE USE
Application received on:_/_/_ By: Complete: Need copies?:
Filed with Town Clerk:_/_/_ PlanningBoard:_/~/--,-,- Building Dept.:_/...:...::..-A.:_~ By:
Fee deposited with Town Treasurer:_/_/_ By:
Waiver requested?:_ Granted:_/_/-,-,-
Hearing notice posted with Town Clerk:-"_/_ Mailed:_/_/_ I&M:-"_/_ & _/_/-
Hearing(s) held on:_/-"_ Opened on:-"-"_ Continued to:_/_/_ Withdrawn?:-"-"_
DECISION DUE BY:-"_/_ Made:-"_/_ Filed w/Town Clerk:_/_/_ Mailed:-"-"_
DECISION APPEALED?:_/_/_ SUPERIOR COURT: LAND COURT Form 4/03/03
1ft' (I
BlfILDING AND CODE ENFORCEMENT DEPT.
"",Ill'''"
:$"\~MTUCJt;t"", TOWN BUILDING ANNEX
$,~-;~~ 37 WASHINGTON STREET
f.*'l. NANTUCKET, MASSACHUSE'ITS 02554
_ ~~/'" Telephone 508-228-7222
~~~ -- - :~~J Tele Fax 508-228-7249
. ,-",/r~O"At,9~,,~
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March 12,2007
Kevin Hickey
501 Andrews Ave.
Delray Beach, FL 33483
Dear Mr. Hickey:
Your request for work at 5 Step Ln. (Map# 42.4.2, Parcel# 43), has been denied for the
followingreason(s):
Duplexes are not an allowed use within the Residential Old Historic zoning district.
If you have any questions regarding this notice please call, fax or visit.
~ctfullY,
~ Silverstein
Zoning Enforcement Officer
Town of Nantucket
Please be advised that an appeal of this denial may be filed within 30 days of this notice with the Zoning Board of Appeals pursuant to !l139-
3IA(2) of the Town of Nantucket Zoning Code. .
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PROPOSED FLOOR PLANS
5 Step Lane
5 Step Lane, Nantucket, MA, 02554
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05 r S 5 Step Lane I h!H!!" " a
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AFFIDAVIT
I, SHANE M. FORBES, formerly known as Shane Marie Devine,
depose and say as follows:
1. I am familiar with the property known as 5 Step Lane, Nantucket
Massachusetts, which is currently owned by my son, Ethan S. Devine.
2. My 80n Ethan inherited thi8 property from his uncle, Shaun P. Devine
and his grandparents, Josephine B. Devine and Thomas J. Devine.
3. I have had personal knowledge of the premises since prior to 1972, and,
more specificaUy, I am aware that the said property has two kitchens
that have been in continuous use since prior to 1972.
Signed under the pains and penalties of perjury this 26th day of May,
2006.
~~
/' Shane M. orbes
COMMONWEALTH OF PENNSYLVANIA
, S8. May 4' , 2006
."7~
On this t).Il ,- day of
notary public, personally ap
(a) personally known to me, or
evidence of identification, which was Js (type of identification) to
be the person whose name is signed on the preceding or attached document, and
acknowledged to me that he/she signed it voluntariry for its stated purpose.
~~--
My commisaion expires:
j( /99'
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0X
Al-'l~rr~{.~ Q)03
UILDING PERMIT NUMBER
F{~-C:. '.\/E....--.
t:. _._.c." d _ 0 Amend
APPLICATION FOR
BUILDING PERMIT
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Appro,,'
Plan #
Type
.suildin
'-"'"
NFJ.; TUCKET
l I DING DEP
IMPORTANT - A r .
pp !Cant to complete all itemS in Sections' 1 2 3 4
17 . · · · · and 5
OWNERS NAME (print): ~vr .1\ ~ -e:-nt A
S ,5-t~ 4k~ La,1 Fi,,1 }Middl. Initial
No, Street
A$.osO'" Map No. '{~ lJ
A,,,esso,', Pa=1 No. ---t 3
2. TYPE AND COST OF BUILD
ING _ All applicants complete Parts A-E
A. TYPE OF .'MPROVEMENT B. }fflNERSHIP
o New BUilding ef Private
o Addition 0 Public
:l ,",teration
uI Repair. replacement
o Demolition
o Moving
1.
LOCATION
OF
BUILDING
C. COST
TO~L COST OF IMPROVEMENT
~1tOt') 0
D. DIMENSIONS
Dimensions of Structure
First Floor Area: ! '-{ 0 0
Second Floor Area: 1(./06
Third Floor Area: -----
Total Floor Area:
Full Cellar Area:
'v;. PROPOSED USE
Residential
Detail scope of work by floor & provide the
square footage.
o One Family
q;studiO
il TwO or more family - Ente~
number of units .
o Hotel. Motel. Dornillory
enter number of units
o second Dwelling
o Garage
o Pool
o Other - SpecifY -----
IN 11~T -VAL-
rill n!W Ouil~~SS add add"""" "",,,,,ele PartS D.N .
3. SELECTED CHARACTERISTICS OF BUILDING W Demo"'on. com lele on! PM 1..101 ilII9l"" ,k' 10 4.
H. TypE OF SEWAGE DISPOSAL K. ACCESSORY HEAT SQURCE
rtPub1iC No. olli,.p1aces~-
o privaIC (septic l.nk, eIG.) No. of wood Sloves --
Other:
F. yRlNCIPLE TYPE OF FRAME
ri Wood frame
o Other - Specify -------=
\. TYPE OF WATER SUPPLY
ef"public
o Private (well)
L. RESIDENTIAL BUILDINGS
Number of Bedrooms --=z.--------
Number 01 Bathrooms ~--
Full _________ partial ---
G. PRINCIPLE TYPE OF HEATING
o Gas
r:IOi\
o Electricity
o Heat pump
J. SMOKE DETECTORS
No. of Dete{;tors -----------
seePlao tor location
o Other. speci1V ----
March 25th, 2007
Mr. Richard Glidden
Glidden & Glidden PC
37 Centre Steet
Nantucket, MA 02554
Dear Mr. Glidden:
The purpose of my letter is to provide you with written documentation that my
employees and independent contractors were tenants this past summer and
early fall at 5 Step Lane. During their tenure they used the kitchens on the first
and second floors of the house extensively to make their meals. One of the
reasons that we rented the property was that it provided the two kitchens, which
were very convenient for the staff.
Please let me know if you need anything else from me.
Sincerely,
~&~
Nellie O'Gara, Owner
RJ Miller Salons, LLC
Date February 2006
Price (UF) $2,200,000
Atlantic East Real Estate
Area TOWN Address 5 Step Lane
Map/Parce14242/43
Zoning ROH
Legal Owner
Devine
Rooms 9 BR 4 BA 5
Outside Shwr No Water Town Sewer Town
Year 1830/2003 Condition Very Good Lot Size3,839 s.f.
Deed Bk. 791, P.301 Plan 03-07 Lot # 1
Attic Yes, large
Basement Partial
Property Description:
First floor: Gracious entry foyer, living room and dining area with fireplace, bedroom with private full bath (tub/shower), kitchen, full
bath (shower). Secondfloor: Master bedroom with large bath (claw foot tub and separate shower), sitting room with smon kitchen,
bedroom with.fUn bath (tub/shower), bedroom with.fUn bath (tub/shower) and private exterior entrance. Attic is a large open space that
runs thefull length of the house.
DecklPorchlPatio No
Yard Yes
Garage No
Heat OFHW
Parking Yes, 2 cars
Views Residential
Insulation Yes Storms/Screens Yes
DHW Oil UFFI ?
Foundation Brick
Lead Paint ? Floors Pine and oak Fireplace(s) One Woodstove No
Appliances (E/G): SAvanti Elec. R GE
DW KitchenAid
Disp Yes
Washer Yes
Dryer (E/G) Yes
CATV Yes
Other
2006 Assessments:
Land $1,071,800
Buildings $923,300
Total $1,995,100
2006 Taxes $5,666.09
Easements/RestrictionlCovenants/Condominium: Pre-existing, non-conforming lot Easement for access on north side of property.
Excluded fIXtUres: Front door knocker, ceiling fIXture in front hall, ceiling light shades in three bedrooms, cherry tree, and curtain rods.
Comments: Lovely large Greek Revival in the heart of the Old Historic District. Many possibilities: live in the property and rent three
existing guest suites out to visitors, or convert to a single family home or two condominium units. Kitchens pr~date zoning. Recent
mojor renovations include new kitchens, baths, plumbing, wiring, chimney and roof.
Atlantic East Listing agent is: Penny Dey
Information contained herein is believed to be reliable but is not guaranteed
\V\\'\\.:;l rL.u lU.CC;lSr[t'.L'()nl
AtlanticEast Real Estate
8 \\\lli'lms Line, '\."antucket, \1. \. 02554
T: 508-228-T(); F 5(!8n228-"~80
[9
REAlTOR .
o
Theodore J. Giletti
47 Centre Street
Nantucket, Massachusetts 02554
Nantucket Town Clerk
Town Building
16 Broad Street, 1st Floor
Nantucket, Massachusetts 02554
October 4, 2007
Dear Sirs:
Re: 5 Step lane. Nantucket Board of Appeals Application # 043-07
I have written to the HDC regarding 5 Step lane, Residential- Old Historic, Plan File 03-07, lot1, Deed
Ref. Book 1024, Page 225, Assessor's Map 42.4.2, Parcel 43. Please refer my letter to The Administrator,
Historic District Commission (see attached) regarding my submission that air conditioning compressor
units installed at the front area ofthis dwelling should be removed.
I look forward to hearing from you about this matter. Thank you.
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