HomeMy WebLinkAbout031-08 Levine, Martin
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
May 20
,2008
To: Parties in Interest and. Others concerned with the Decision of
the BOARD OF APPEALS in the Application of the following:
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Application No.:
031-08
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Owner/Applicant:
Martin Levine
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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.
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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.
NANTUCKET ZONING BOARD OF APPEALS
2 Fairgrounds Road
Nantucket, Massachusetts 02554
Assessor's Map 60.3.4, Parcel 98
45 Massachusetts Avenue, Madaket
Residential-2
Land Court Plan 2408-W
Block 17, Lots 19, 20, 21, 22
Certificate of Title No. 11076
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, May 9, 2008, at 1:00 P.M., at 2 Fairgrounds
Road, Nantucket, Massachusetts, the Board made the following
decision on the application of MARTIN LEVINE, c/o Reade,
Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669,
Nantucket, Massachusetts 02584, File No. 031-08:
2. The applicant requests a modification of the Variance
decision issued in File No. 003-08, which allowed the relocation
upon the locus of a dwelling severely threatened by continuing
coastal erosion, by (a) removing the relief granted for side yard
setback, so that the relocated dwelling will maintain the minimum
side yard setback of ten feet while rear yard setback will be 1.5
feet as permitted by the Variance, (b) by striking the condition
in Paragraph 5(a) of the decision, that no work be done between
June 15 and Labor Day, and (c) amending the condition in
Paragraph 5(c) to provide that all work shall be done in
compliance with the plan by Bracken Engineering, Inc., dated
December 20, 2007, as revised February 7, 2008. The locus is
situated at 45 Massachusetts Avenue, Madaket, Assessor's Parcel
60.3.4-98, is shown upon Land Court Plan 2408-W in Block 17, Lots
19, 20, 21 and 22, and is in the Residential-2 zoning district.
3. Our decision is based upon the application and
accompanying materials, and representations and testimony
received at our public hearing. There was no Planning Board
recommendation, on the basis that no matters of planning concern
were presented. Counsel for the direct abutter adjoining the
locus on the southeast wrote a letter in support, which was read
into the record by the applicant's counsel. No other support nor
opposition was received at the hearing, in person or by written
communication.
4. At the public hearing in File No. 003-08, the applicant
presented a revised plan dated February 7, 2008, which modified
the plan originally submitted in that case by showing that a deck
on the side of the dwelling would be removed and that the
dwelling would maintain the required ten-foot side yard setback
from the southeasterly property line. This revision was made as
a result of concerns of the abutter, who expressed support to the
1
applicant based upon this revision. However, through
inadvertence, the Board's decision as filed with the Town Clerk
referred to the original plan and allowed side yard setback of
1.5 feet. As a result, the abutter filed an appeal in Land Court
from the decision in File No. 003-08. Although the abutter's
appeal was flawed because notice thereof was not timely filed
with the Town Clerk, the applicant proceeded in good faith to
seek this modification in order to conform to the presentation in
File No. 003-08. Meanwhile, the uncertainty caused by the filing
of the appeal has delayed the applicant in proceeding with the
work, and continuing coastal erosion leaves the applicant's
dwelling in peril.
5. By unanimous vote, the Board of Appeals made the finding
that the amendment of the decision in File No. 003-08 to refer to
the revised plan of February 7, 2008, and the maintenance of the
ten-foot setback from the southeasterly property line is in exact
conformity to the presentation at the hearing in that case and
the deliberations of the Board. As to the removal, of the
condition prohibiting work between June 15 and Labor Day, the
Board, by the same unanimous vote, determined that the removal of
this condition would be justified because of the delays caused by
the appeal, the continuing erosion, and the letter from counsel
to the abutter stating that they would have no objection to the
removal of this condition.
6. Accordingly, the Board of Appeals, unanimously, voted to
grant relief by modification of the decision in File No. 003-08,
by providing that side yard setback shall be ten feet, while rear
yard setback is reduced to 1.5 feet; by striking Condition 5(a);
and by inserting in Condition 5 (b), at the end after "dated
December 20, 2007" the language "as revised February 7, 2008, a
copy of which is attached hereto as Exhibit A-I".
SIGNATURE PAGE TO FOLLOW
2
Dated:
May -tilL, 2008
"~--~
Da~~
tf'sa Bottice li
COMMONWEALTH OF MASSACHUSETTS
Nantucket, ss. ;tI~ ~V'-t< 2008
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On this~ day of May, 2008, before me, the undersigned Notary Public, personally appeared
, 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.
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My commission expires: 3- .#);./3
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
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APPLICATION
Fee: $300.00
File No.~
Owner's name(s):
Martin Levine
Mailing address:
c/o Reade, Gullicksen. Hanley & Gifford. LLP
Phone Number:
508-228-3128
E-Mail:
air@readelaw.com
Applicant's name(s):
Same
Mailing Address:
6 Young's Way. Post Office Box 2669. Nantucket. Mass. 02584
Phone Number:
E-Mail:
Locus Address: 45 Massachusetts Avenue. Madaket Assessor's Map/Parcel: 60.3.4-98
Land Court Plan: 2408-W. Block 17. Lots 19.20.21 and 22
Deed Ref.c..rcncc/Certificate of Title; 11076 Zoning District Residential-2
Uses on Lot- Commercial; None....x...- Yes (describe)
Residential: Number of dwellings 1 Duplex
Apartments
Date of Structure(s): all pre-date 7/72 or
Building Permit Numbers:
Previous Zoning Board Application Numbers: 138-86: 043-99: 003-08
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
State below or attach a separate addendum of specific special permits or variance relief applying for:
The applicant requests a modification of the Variance decision issued in File No. 003-08, by
(a) removing the relief granted for side yard setback, so that the relocated dwelling will
maintain the minimum side yard setback of 10 feet while relief for rear yard setback will
remain, with the rear setback reduced to 1.5 feet, (b) striking the condition that no work be
done between June 15 and Labor Day, and (c) providing that all work shall be done in
compliance with the plan by Bracken Engineering, Inc., dated December 20, 2007, revised
February 7, 2008, which is filed herewith.
The reason for this application is that an abutter has filed an appeal, and in fact the plan
presented at the time of the public hearing in File No. 003-08 was the version revised on
February 7, 2008, showing the relocated dwelling as maintaining the side yard setback of 10
feet. Although the appeal is fatally flawed because notice was not timely filed with the Town
Clerk, the applicant in good faith requests that the decision be modified to conform to the
plan as presented at the hearing. Because of the delay caused by the need to reapply, and
because of the continuing peril to the dwelling from erosion, the applicant requests that the
time restrictions for the performance of the work be removed.
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.
SIGNATURE: Martin Levine
By: ;{J II/'
SIGNATURE: /l/ihi1z,!, M t
Atkhur 1. Reade, Jr., Attorney
*If an }..ttomcy- or other Agent is representing the Owner or the Applicant, pkase pr(Y"l.de a signed
proof of agency.
Owner*
.L\pplicantl Attorney 1 Ageffi*
OFFICE USE ONLY
Application received on:_1 _I _ By:_ Complete:_ Need Copies:_
Filed with Town Clerk:_1 _I_Planning Board:_1 _I_Building Dept.:_1 _I _ By:_
Fee deposited with Town Treasurer:_1 _I _ By:_ Waiver requested:_
Granted:_1 _I _ Hearing notice posted with Town Clerk:_1 _I _ Mailed:_1 _I _
I&M_I _I _ &_1 _I _ Hearing(s) held on:_1 _I _ Opened on :_1 --! _
Continued to:_1 _I _ Withdrawn:_1 _I _ Decision Due By:_1 _I _
Made:_1 _I _ Filed w ITown Clerk:_1 _I _ Mailed:_1 _I _
F:\WpL\Levine\Martin\ZBA Application May 2008.docx
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
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Town of Nantucket
RECEIVED
BOARD OF ASSESSORS
. APR 0 8 2008
TOWN OF
NANTUCKET, MA
Zoning Board of AD~eals
LIST OF PARTIES IN INTEREST IN THE MA TIn OF THE PETITION OF:
PROPERTY OWNER....... DJA;H. in.... k. sl.l.~.........................., .......
MAlllNG ADORESS... .~~~~.~.t. .9~ tl~.<;'~lii~~.c.. ,ft~'mJ:~.Y...~.. ~UJ.f.9~g.L.. LLP
45 mcv>> ~ve._
fROPBRTY LOCATION............. .........................., ........... ......,....................
ASSESSOR MAPfPARCBL.......... .(!.g~1::.,..9.~~. ........"...."......... .....'.....'..
APPLICANT... .~~~~.~.!. ..~~ !.~.~.~,~~~!:.!.. .~~~.l,~X ._~,. ~.;.~.~ ~~~.~, --~~t..
SEE Al1'ACHED PAGES
. 1 certify tbt the foregoing is a list OfpcrsollS who are owner$ ohbuttiog property, owners orland
dircetly opposite on any public oc private street or way; and ab~ of the abuttCll:s !lad all other
l1Wd owners within 300 feet oCtile p~operty line of owner's property, all as they appear on the
most recent .ppli~ble tax list (M.G.L. c. 40A, Section 11 Zoning Code Chapter 40A
Section 139-29B (2)
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Town of Nantucket Web GIS
ao 1
00.3.4 8.9
59
51
Prop ID
Address
Sale Date
Sale Price
Book/Page
Lot Size
60.3.4 98
45 MASSACHUSETTS AV
03/12/1984
$135,000
COOll/076
0.21 acres
.111
60.3.4 23
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.
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
accuracy of the data. Users are responsible for
determining the suitability for individual needs.
All information is from the Town of Nantucket
Geographic Information System (GIS) database,
Town of Nantucket, Massachusetts
Map Composed
4/10/2008
Copyright 2005 Town of Nantucket, MA. All rights reserved. Developed by AppGeo
http://host.appgeo.comlnantucketma/PrintableMap .aspx?Preserve= Width&Map Width=43 2&Map... 4/1 0/2008
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Massachusetts Audubon Society
153 Hummock Pond Road
Nantucket, MA 02554
Michael R. Hehir
1 Mendall Rd
Cohasset, MA 02025
Ronald G. & Diane R. Russo
& John F, Conforti
1410 Glenwood Rd
Brooklyn, NY 11230
Town Of Nantucket
16 Broad Street
Nantucket, MA 02554
Daniel G. Crozier, Jf.
& James B. Crozier
PO Box 110
Latrobe, P A 015650
Nantucket Conservation
Foundation, Inc.
PO Box 13
Nantucket, MA 02554
Bruce Hauptman
19A Oakland Street
Lexington, MA 02420
Theodore B. & Kim M. Goodnow
32 Whitaker Ln
Princeton, MA 01541
Richard 1. Glidden, Trustee
36 Massachusetts Ave Realty Tr
37 Centre Street
Nantucket, MA 02554
James B. & John F. Rogers
PO Box 110
Latrobe, P A 15650
Frank J. & Frances H. Casey
100 Knollwood Rd
N. Quincy, MA 02171
Barbara A. Heneghan
199 Mountain Rd
N Granby, CT 06060
, I
I
Martin Levine
45 Massachusetts Avenue
6034-098
Page 1 of 1
Set 4:;J-
Donn & Eileen 0' Connell, Trustees
Unit 3-Madaket Realty Trust
66 Charles Street, Ste 200
Boston, MA 02114
John K. Pitcher
c/o Alice Pitcher
PO Box 55
Barnstable, MA 02630
Anna H. Mankovits
o
Roslindale, MA 02131
James B. & John F. Rogers
PO Box 110
1100 Ligonier St
Latrobe, PA 15650
County of Nantucket
16 Broad Street
Nantucket, MA 02554
Arthur 1. Reade, Jr.
Reade, Gullicksen, Hanley & Gifford, LLP
PO Box 2669
Nantucket, MA 02554