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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
June 12 ,2008
Date:
To: Parties in Interest and. Others concerned with the Decision of
the BOARD OF APPEALS in the Application of the following:
Application No. :
028-08
Owner/Applicant:
Theodore L. Cross and Mary S. Cross
Enclosed is the Decision of the BOARD OF APPEALS which has this
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.
~(dd ~m/Lu- (ItA)
Michael J. O'Mara, Chairman
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.
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
2 FAIRGROUNDS ROAD
NANTUCKET, MA 02554
Assessor's Map: 29
Parcels: 18, 19
R-l
39 and 41 Hulbert Ave.
Land Court Plan 11129-C, Lot 6
Certificate of Title No. 14593
At a Public Hearing of the NANTUCKET ZONING BOARD OF APPEALS held at 1 :00
p.m., Friday, May 9,2008, in the Garage Area, 2 Fairgrounds Road, Nantucket, Massachusetts
02554 on the Application of Theodore L. Cross and Mary S. Cross, of 233 Carter Road,
Princeton, NJ 08540, Board of Appeals File No. 028-08, the Board made the following decision:
1. Applicants are seeking Variance relief pursuant to Nantucket Zoning Bylaw Section 139-
16 (intensity regulations - side yard setback) and Section 139-7 A(2)(b) (twelve foot scalar
separation between principal and secondary dwellings) because Applicant proposes to relocate
the property line between 39 Hulbert Avenue and 41 Hulbert Avenue. Relocating the property
line will result in the side yard setback being reduced to 1.4 feet on 3 9 Hulbert Avenue and 3.1
feet on 41 Hulbert Avenue. Additionally, the primary and secondary dwellings on 41 Hulbert
Avenue will be sited closer than twelve (12) feet from each other. The sites are located at 39 and
41 Hulbert Avenue, are shown on Nantucket Tax Assessor's Map 29 as Parcels 19 and 18, and
are registered as Land Court Certificate 14593 and Land Court Document No. 82546.
2. The Decision is based upon the Application and the material submitted with it and the
testimony and evidence presented at the Hearing. The Planning Board made no
recommendation, as the matter was not of planning concern. There were no letters on file in
favor of or in opposition to the Application. No opposition was expressed at the Hearing.
3. The Applicants currently own two (2) parcels of land located on Hulbert Avenue - 39
Hulbert Avenue and 41 Hulbert Avenue. 39 Hulbert Avenue consists of two (2) buildings, a
dwelling and a garage/boat house that also contains an existing dwelling unit. 41 Hulbert
Avenue consists of one (1) building, a dwelling that was constructed in 2006. The Applicants
request to relocate the property line between 39 and 41 Hulbert Avenue so that 39 Hulbert
Avenue will consist of one (1) building and 41 will consist of two (2) structures.
By relocating the property line, the Applicants will no longer conform to the regulations
of the Zoning Bylaw. Specifically, the applicant will violate the required five (5) foot side yard
setback. By relocating the lot line, the dwelling on 39 Hulbert Avenue will be as close as 1.4 feet
to the side lot line. Additionally, the Applicant will be in violation of the required twelve (12)
foot scalar separation between dwellings on a lot. By relocating the lot lines, the dwellings on 41
Hulbert Avenue will be as close as 9.8 feet to each other.
4. At the hearing, the Zoning Enforcement Officer expressed his reservations with this
application. The Zoning Enforcement Officer's contention was that granting the requested
variance would be contrary to the requirements necessary for a finding for a variance in the
Zoning Bylaw as the hardship has been self-imposed because of the Applicant's desire to
relocate the lot lines. The Board agreed that the difficulty in granting the requested variance is
that the hardship and the non-conformities have been created by the Applicant and, but for the
Applicant's desire to relocate the lot lines, there would be no need for zoning relief.
5. Accordingly, at the hearing on April 11, 2008, a motion to approve the requested
relief and grant the requested Variance to allow the dwelling on 39 Hulbert Avenue to be as
close as 1.4 feet from the lot line in a zoning district that requires a five (5) foot side yard setback
and for the required twelve (12) foot scalar separation between dwellings on the same lot be
reduced to 9.8 feet was made based on the finding that owing to circumstances relating to the soil
conditions, shape or topography of such land or structures and especially affecting such land or
structures but not affecting generally the zoning district in which it is located, a literal
enforcement of the provisions of this chapter would involve substantial hardship, financial or
otherwise, to the applicant, and the granted relief would not cause substantial detriment to the
public good and would not substantially derogate from the intent of the bylaw and duly
seconded. Upon a motion duly made and seconded to grant the requested relief by VARIANCE
pursuant to Nantucket Zoning Bylaw Section 139-16 and Section 139-7A(2)(b), there were no
votes in favor and five (5) votes in opposition (Botticelli, Tupper, Wiley, Koseatac, Waine).
Therefore, Variance relief is hereby DENIED.
SIGNATURE PAGE TO FOLLOW
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DATED:
June _, 2008
Nantucket, Massachusetts
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Dave Wiley
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COMMONWEALTH OF MASSACHUSETTS
Nantucket, ss. June / J ,2008
On this / J. day of Uu.11..( ,2008, before me, the undersigned Notary Public,
personally appeared ~YY" Ttt .J"~ , who is personally known
to me, and who is the person whose name is signed on the preceding or attached document, and
who acknowledged to me that he/she signed it voluntarily for its stated purpose.
~~~
Notary Public: ~;1t" s-sA-K.H R/)Y'-f'
My commission expires: /'14;-d1 ,7~ ,;01 J.
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA02554
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APPLICATION
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Fee: $300.00
File No. O~t.. DV
Owner's name(s):
Mailing address:
Phone Number: (212) 399-1080
Theodore L. & Mary S. Cross
233 Carter Road, Princeton, N.J. 08540
E- Mail:
Applicant's name(s):
Theodore L. & Mary S. Cross
Mailing Address:
233 Carter Road, Princeton, N.J. 08540
Phone Number;
(212)399-1080
E- Mail:
Locus Address: #39/#41 Hulbert Ave.Assessor's Map/Parcel: 29/19-29/18
Land Court Plan/Plan Book &Page/Plan File No.: L. C. Pl. #11129-C
D d R fL. C I. eeC. # 14 , 5..&3. I L . c. Doc. .8 2 546 . .
ee e erence rtulCate ot TIt e: Lonmg DIstnct R-l
Uses on Lot- Commercial: None~ Yes (describe)
Residential: Number of dwellings 3 Duplex
#39
#41
, Apartments
Predates 7/72
2006
Date of Stmcrure(s): all pre-date 7172 or
Boat House 1979
BuildmgPerrllitNumbe~: (#41 No. 1431-05 C.O. OP-2007-0444) #39 No. 223-07 Open
Previous Zoning Board Application Numbe~:
None on record
2 Fairgrounds Road Nantucket Massachusetts 02554
5 0 8 . 2 2 8 . 7 2 1 5 tel e p h 0 n e 5 0 8 . 22 8 . 7 2 9 8 fa c s i mil e
St~te below or attach a separate addendum of specific special permits or variance relief applying for:
VARIANCES REQUIRED
1. Sect. 139-16 Sideyard Setback 5' to 1.4'
2. Sect. 139-7.A.(2) (b) 12' Scalar Separation12' to 9.8'
See addendum attached hereto.
I certify that the information contained herein is substantially complete and true to the
best of my knowledge, under the pains and penalties of pe~ury.
SIGNATURE:
SIGNAT~~~
Owner':-
Applicant! Attomey/ Agent'<
'!-If an Agent is representing the Owner or the Applicant, please provide a signed proof of agency.
OFFICE USE ONLY
Application received on:_/ _/ _ By: _ Complete:_ Need Copies:_
Filed with Town Oerk: _/ _/ _ Planning Board;_/ j _ Building Dept.:j _/ _ By:_
Fee deposited with Town Treasurer:j j _ By: _ Waiver requested:_
Granted;_/ _/ _ Hearing notice posted with Town Oerk:_/ _/ _ Mailed:_/ _/_
I&M _/_/ _ &_/ _/ _ Hearing(s) held on:_/ _/ _ Opened on :_/ _/ _
Continued to:_/ _/ _ Withdrawn:_/ _/ _ Decision Due By: _/ _/ _
Made: / / Filed w/Town Oerk: / / Mailed: / /
2 Fairgrounds Road Nantucket Massachusetts 02554
5 0 8 . 2 2 8 - 7 2 1 5 t e Ie p h 0 n e 5 0 8 - 2 2 8 - 7 2 9 8 fa c s i In i I e
Addendum
Variance request #39 & #41 Hulbert Avenue.
Theodore L. & Mary S~ Cross currently own two (2) parcels ofland located on Hulbert
Avenue. #39 Hulbert Avenue consists of two (2) buildings, a dwelling and a garage/boat
house that also contains an existing dwelling unit. #41 Hulbert Avenue consists of one (I)
building, a dwelling that was constructed in 2006. The applicant is requesting permission
to relocate the property line between #39 and #41 so that #39 will consist of only one (1)
building and #41 will consist oftwo (2) dwellings. Both lots will conform to all aspects
of the R-1 Zoning District with the exception of the following:
Section 139-16
Section 139-7 .A.(2)(b)
Sideyard Setback
12' Scalar Separation
The applicant respectfully submits that due to topographic location of the existing
structures on the subject land and especially affecting such land or structures but not
affecting generally the zoning district in which it is located, a literal enforcement of the
provisions of this chapter would involve substantial hardship, financial or otherwise, to
the petitioner or appellant, and the desirable relief may be granted without substantial
detriment to the public good and without nullifying or substantially derogating from the
intent or purpose of such by-law. The relocation of the property line is simply a
relocation of the fee interest in each parcel. The property will continue to exist in the
same manner as it does today.
MARY S. CROSS
1 Campbelton Circle
Princeton, NJ 08540
April 3, 2008
Re: 39 Hulbert Avenue, Nantucket, MA
To Whom It May Concern:
I hereby grant authorization for Mr. Bo Wilson and Nantucket
Surveyors, Inc. to act as my representatives at the upcoming Zoning
Board hearing regarding my request to reallocate the property lines
of my property at the above referenced location.
Sincerely,
~~
Mary dros:
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Prop ID
Address
Sale Date
Sale Price
Book/Page
Lot Size
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Town of Nantucket Web GIS
107ft
2918
41 HULBERT AV
11/03/1998
$0
C0014/ 593
0.19 acres
For general reference only: Important
caveats which must be considered when
using this data are available from the
Nantucket GIS Coordinator.
Disclaimer The Information displayed on this or
any other map produced by The Town of
Nantucket Is for reference purposes only. The
Town of Nantucket does not guarantee the
I accuracy of the data. Users are responsible for
I determining the suitability for Individual needs.
! All Information Is from the Town of Nantucket Map Composed
! Geographic Information System (GIS) database. , 4/3/2008
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Copyright 2005 Town of Nantucket, MA. All rights reserved. Developed by AppGeo
Town of Nantucket, Massachusetts
http://host.appgeo.comlnantucketma/PrintableMap.aspx?Preserve=Scale&Map Width=864&... 4/3/2008
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Prop ID
Address
Sale Date
Sale Price
Book/Page
Lot Size
Town of Nantucket Web GIS
2919
39 HULBERT AV
11/03/1998
$0
C0014/ 593
0.4 acres
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NOT A LEGAL DOCUMENT
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For general reference only: Important
caveats which must be considered when
'I; using this data are available from the
I Nantucket GIS Coordinator.
I Disclaimer The Information displayed on this or
i any other map produced by The Town of
Nantucket Is for reference purposes only. The
Town of Nantucket does not guarantee the
I accuracy of the data. Users are responsible for
I determining the suitability for Individual needs. !
All Information Is from the Town of Nantucket '! Map Composed
, Geographic Information System (GIS) database. , 4/3/2008
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Copyright 2005 Town of Nantucket, MA. Ail rights reserved. Developed by AppGeo
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http://host.appgeo.com/nantucketma/PrintableMap.aspx?Preserve=Scale&Map Width=864&... 4/3/2008
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ZONING BOARD OF APPEALS
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RECEIVED.
BOARD .OF ASstssORS
MAR 2 7 2008
TOWN OF'
NANTUCKET, MA
.'
Town ofNaIitucket
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF
NAN1'"1J C,1Lb'I :I<7l...A^H:> f("1.01'~tz:T i e-s, L1.. c. &.
P R0PER.TY OWN ER. .~~N:t~f.~f.r.. t':'~.~~~ .i.,~r.~~T,I:~:=?. ~~~............
MAfLfNG ADDRESS..~/':'.T~.~~~..~~?I..~~.i?,..~~~.:..~r~. ~t.,"Ntu) Yorz..IL I Ny 1001'1
PROPERTY LOCATION... :~.q. :t. .4!.... f:h~).?~t ..~.Y~.:.....................
ASSESSORS MAP/P ARCEL..~~.:-:. .'.~.... ~..?-~.:-:-. .l.?:?............................
APPLICANT.... .~~~:r:~~.l.~~.::.. .?'!.'::.\(~.~.~.~.!. .~.~........................
SEE ATTACHED PAGES
1 cenify thaI 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
olher land owners within 300 feet of the prop~rty line of owner's propeny, all as they appear on
lhe most recent applicable lax liSl (M.G.L. c. 40A. Section II Zoning Code Chapter 139.
Section 139.29D (2)
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DATE
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ASSESSOR'S OFFICE
Town of Nantucket
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NS9166
Scanlon, Joseph
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Constable Jmnes W
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Sager, Lois G ETAL TRS C/O Gibbons
Kathryn
183 Horton St
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Petrie, Robert HI Trustee Kodi Nominee
Tmst C/O Sally S Lochner
699 Lake Ave
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Freytag, Elizabeth R Trustee
7955 Riverside Drive
Dublin,OH 43017
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Freeman, Joseph S
346 Lee St
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Hulbert A venue Real Estate Tru, C/O
Christina Moore
P.O. Box 689
Nantucket. l\olA 02554
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Coffin, Philip T Jr. & Louise F
179 Boxfield Rd
Pittsburgh, PA 15241
NS9166
Reade, Arthur I Jr TRST Walsh Trust
P.O. Box 2669
Nantucket, MA 02584
NS9166
Coffin, Louis D
P.O. Box 277
Marion, MA 02738
Etiquettes faciles a peler
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NS9166
Cafritz, Carter & Melissa D
1660 L Street STE 300
Washington, DC 20036
NS9166
Nantucket Is,land Propeliies TC. Nantucket
Harbor Properties &
200 W 57th St
New York, NY 10019
NS9166
Reade, Arthur I Jr 'fRSI' Ilulbert Avenue
2004 Nom Trst C/O Crosby Advisors L Stark
P.O. Box 55159
Boston,MA, 02205-5159
NS9166
Gerster, John W TRST ET AL
51 Cherry Valley Road
Greenwich, CT 0683 I
NS9166
Bolling. Lea H Trustee Johnson Bolling
Lea
17 Forty Oaks Rd
White Hse Station. NJ 08889
NS9166
Freeman, 101 Crowell Jr.
83 Academy Rd.
N. Andover, [vIA 01845
NS9166
Craig, Joan P TRST
2 Netherwood Rd
Windham, NH 03087
NS9166
Warburton, Richard H Sr Tmstee C/O
Kevin Najarian
41 Howard St
Milford, MA 01757
NS9166
Jackson, Richard M Jr. & Ann H
P.O. Box 522
Dorset, VI' 05251
...
Sens de chal'gement
NS9166
Wetherill, David C TR A C Wetherill
Income TR
P.O. Box 63
Ardsley-Hudson, NY ] 0503
NS9166
Sawyer, Fanette & Charles Trsts C/O
Sawyer Charles
95 Oxford lwe
Cambridge, MA 02138
NS9166
Ellis, Marian C Trustee C/O Ellis George
Dr
1185 Park Ave APT 6C
NewYork,NY 10128
NS9166
Rein, Harry T & Susan D
174 Turtleback Road
New Canaan, CT 06840
NS9166
Wynterwade Association L P, C/O Lytle
Gretchen
16 Ches111ut ST
Rhinebeck. NY 12572
NS9166
Lowe, Sheron C
22 Adenas Walk
Glastonbury, C1' 06033-1693
NS9166
Selkoe, Polly
166 Moss Hill Rd
Jamaica Plain, MA 02130
NS9166
Daunis, Alexander B & Diana L C/O Angell
St Management
11 S. Angell St Suite 330
Providence, RI 02906-5206
NS9l66
McGovern, Robert J & Nancy B
5 Masters Court
Potomac, MD 20854
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