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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
APPLICATION
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Fee: $300.00
File No.
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Owner's name(s): James R. Crane
Mailing address: c/o Reade. Gullicksen, Hanley and Gifford. LLP
Phone Number: 508-228-3128
E-Mail: SLC@readelaw.com
Applicant's name(s): Same.
Mailing Address:
6 Youngs Way. P.O. Box 2669. Nantucket. MA 02584
Phone Number: 508-228-3128
E-Mail: SLC@ReadeLaw.com
Locus Address: 6 Salt Marsh Road
Assessor's Map/Parcel: 55-296
Plan File.:
Lot A on Plan 2008-49
Deed Reference/Certificate of Ticle: 970-52_ Zoning District LUG-1
Uses on Lot- Commercial: None X Yes (describe)
Residential: Number of dwellings 1
Duplex _x_ Apartments
o
Date of Structure(s): all pre-date 7/72 or
Building Permit Numbers: 483-08 is open
Previous Zoning Board Application Numbers: None
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:
Applicant seeks relief pursuant to Nantucket Zoning Code Sections 139-18(B)(I) or
(B)(2) from the requirement of Section 139-18(A)(5) that parking be provided on the
same lot as the triggering use, and seeks relief to the extent necessary from the
requirement of Section 139-18(B)(4) that special permit relief be limited to waiver of not
more than 30% of the required parking, if applicable (Applicant asserts that section 139-
18(B)( 4) is only applicable to waived parking, not substituted parking). Applicant owns
three abutting lots and proposes to provide for the parking for middle lot, the locus, on an
abutting lot to the east, 5 Salt Marsh Road, being the combination of Lot 4 on a plan
recorded with Nantucket Deeds in Plan Book 19, Page 82 and Lot B of Plan 2008-49, by
permanent easement to be recorded, proposed language attached, and as shown on the
attached plan.
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:
SIGNATURE:
*If an Attorney or other 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 Clerk:_/ _/ _ Planning Board:_/ _/ _ Building Dept.:_/ _/ _ By:_
Fee deposited with Town Treasurer:_/ _/ _ By:_ Waiver requested:_
Granted:_1 _/ _ Hearing notice posted with Town Clerk:_1 _I _ Mailed:_1 _I _
I&M_I _I _ &_1 _I _ Hearing(s) held on:_/ _/ _ Opened on :_/ _I _
Continued to:_1 _I _ Withdrawn:_/ _I _ Decision Due By:_1 _/ _
Made:_1 _/ _ Filed w/Town Clerk:_/ _/ _ Mailed:_/ _/_
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
Town of Nantucket Web GIS - Printable Map
Page 1 of2
Town of Nantucket Web GIS
Prop 10
Address
Owner
55 296
6 SALT MARSH RD
CRANE JAMES R
1702 NORTH BOULEVARD
Sale Date
Sale Price
Book/Page
Lot Size
HOUSTON, TX 77098
07/29/2005
$7,000,000
00970/0052
2.55 acres
NOT A LEGAL DOCUM ENT
,:;:::)
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 responsibie for
determining the suitability for individual needs.
AIi information is from the Town of Nantucket
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Map Composed
http://host.appgeo.comlnantucketma/PrintableMap.aspx?Preserve= Width&Map Width= 1728... 7/3/2008
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DECLARATION OF EASEMENTS
5 and 6 Salt Marsh Way
This Declaration of Easements is made by JAMES R. CRANE being the sole owner of the real
property and structures thereon in Nantucket, Nantucket County, Massachusetts, now known as 6
Salt Marsh Road, shown as Lot A on Plan by Blackwell and Associates, Inc. dated June 9,2008
and recorded as Plan 2008-49 at the Nantucket Registry of Deeds, and by JAMES R. CRANE,
the sole owner of the real property and structures thereon in Nantucket, Nantucket County,
Massachusetts, now known as 5 Salt Marsh Road, being the combination of Lot 4 on a plan
recorded with Nantucket Deeds in Plan Book 19, Page 82 and Lot B of Plan 2008-49. The
Owners are referred to collectively herein as the "Declarants."
Recitals
A. Declarants desire by this Declaration to establish an easement for passage by
persons and vehicles, such that said Lots shall share the use of a common driveway and parking
area located within 5 Salt Marsh Way, and to establish the terms and conditions of such
easement.
B. This Agreement is to satisfy the requirements of the Nantucket Zoning Code,
Chapter 139 Section 20.1(B)(3) regarding common driveways, and a Special Permit granted by
the Nantucket Board of Appeals, recorded at Book _, Page _ at the Nantucket Registry of
Deeds, granting relief from the on-site parking requirements of Chapter 139 Section 18.
C. Declarants have caused to be prepared an Easement Plan attached hereto as
Exhibit A (the "Easement Plan").
Covenants and Grants
Declarants hereby impose the following easement upon said Lots:
1. The owners from time to time of 6 Salt Marsh Way shall have the permanent and non-
exclusive right to pass and repass by foot or motor and nonmotor vehicles, for usual and
customary driveway and parking purposes, for the benefit of themselves, and for their agents,
tenants and invitees, over that portion of 5 Salt Marsh Way designated as the Easement Area
upon the Easement Plan. Said passing, repassing, and parking of motor vehicles shall be limited
to the portions of the Easement Area labeled as "gravel" or "driveway apron" (regardless of the
actual surfacing material) and not on the portion of the Easement Area shown as grass or upon
the access path to 6 Salt Marsh Way.
2. Declarants hereby agree, for themselves and their successors in title to said Lots,
that the owners from time to time of said Lots shall share equally in all future expenses for
maintenance, repair, and reconstruction of the common apron, driveway and parking areas, and
any drainage system serving same, located within the Easement Area, including the removal of
snow and other obstructions therefrom.
3. The owner from time to time of either Lot shall have the right to unilaterally make
any repairs to the Easement Area which are reasonably necessary for safety or use or the
Easement Area under this Declaration, subject to reasonable prior notice to the other Lot owner,
and it shall be the responsibility of the other Lot owner to pay one-half of the cost of such repairs.
4. The Owner of 5 Salt Marsh Way shall have full and final authority and discretion
to determine the following:
a) the design, layout, and materials for the Easement Area, provided such determinations
are reasonable, customary, and allowable under applicable laws, rules and regulations,
and
b) the final resolution of disputes among the parties hereto concerning interpretation and
implementation of this Agreement.
5. The Owner of 6 Salt Marsh Way agrees to indemnify and save harmless the
Owner of 6 Salt Marsh Way from and against all loss, liability and expense incurred by the
Owner of 6 Salt Marsh Way by reason of the exercise of such easement by the Owner of 6 Salt
Marsh Way, or by his agents, tenants and invitees.
6. The Owners from time to time of said Lots may from time to time by joint
undertaking establish rules for the exercise of the easement created, and may amend this
agreement and the easement created hereby by written agreement executed by such owners and
duly recorded with the Nantucket Registry of Deeds.
7. The rights and obligations herein shall be appurtenant to and running with the
lands known as 5 and 6 Salt Marsh Road and this declaration shall be binding upon and shall
inure to the benefit of the Declarants, and their successors in title and interest to said Lots.
For title see deeds recorded with Nantucket Deeds in Book 970, Page 52 and Book 1022, Page
296, as affected by the Approval Not Required Plan recorded at Plan 2008-49.
2
DECLARATION OF EASEMENTS
5 and 6 Salt Marsh Way
Executed and sealed on
,2008.
James R. Crane, 5 Salt Marsh Road
James R. Crane, 6 Salt Marsh Road
STATE OF
County of
, ss.
,2008
On this day of , 2008, before me, the undersigned notary
public, personally appeared James R. Crane, owner of 5 Salt Marsh Road, proved to me through
satisfactory evidence of identification, which was , to be the person whose
name is signed on the preceding or attached document, and acknowledged to me that he signed
voluntarily for its stated purpose.
Notary Public
My commission expires:
STATE OF
County of
, ss.
,2008
On this day of , 2008, before me, the undersigned notary
public, personally appeared James R. Crane, owner of 6 Salt Marsh Road, proved to me through
satisfactory evidence of identification, which was , to be the person whose
name is signed on the preceding or attached document, and acknowledged to me that he signed
voluntarily for its stated purpose.
Notary Public
My commission expires:
3
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554 g
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Date: September ~,2008
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To: Parties in Interest and. Others concerned with the Dec~ion of
the BOARD OF APPEALS in the Application of the following:
Application No.:
047-08
Owner/Applicant:
James R. Crane
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.
~ (/ ()#t~M)
O'Mara, Chainman
Michael J.
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 55, Parcel 296
6 Salt Marsh Road
LUG-l
Plan 2009-49
Lot A
Deed Ref. Book 970, Page 52
DECISION:
I. The Nantucket Zoning Board of Appeals held a public hearing on August 8, 2008, in
the Garage Area at 2 Fairgrounds Road, Nantucket, Massachusetts regarding the application of
James R. Crane, c/o Reade, Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669,
Nantucket, Massachusetts 02584, Board of Appeals File No. 047-08. The Board made the
following Decision.
2. Applicant sought relief by SPECIAL PERMIT pursuant to Nantucket Zoning By-law
Sections 139-18(B) from the requirement of Section 139-18(A)(5) that parking be provided on
the same lot as the triggering use, and sought relief to the extent necessary from the requirement
of Section 139-18(B)( 4) that special permit relief be limited to waiver of not more than 30% of
the required parking, if applicable. The Premises is located at 6 Salt Marsh Road and is shown
on Tax Assessor's Map 55 as Parcel 296, and as Lot A on Plan 2008-49 at the Nantucket
Registry of Deeds. The property is zoned Limited Use General One (LUG-I).
3. The locus is about 111,059 SF in a zoning district where a 40,000 SF minimum lot
size is required. The locus and structures thereon are conforming in all respects to the
dimensional requirements of the Zoning By-law.
4. Applicant proposed to eliminate the parking at 6 Salt Marsh Road and to provide for
it at an abutting lot immediately to the east, 5 Salt Marsh Road, which is also owned by the
Applicant. The single dwelling on 6 Salt Marsh Road and the two dwellings on 5 Salt Marsh
Road would require a total of six conforming parking spaces. Applicant proposed to record an
easement benefiting 6 Salt Marsh Road by providing for sufficient access and parking and
running with 5 Salt Marsh Road, if necessary. Applicant also asserted that no relief was
necessary from the requirement of Section 139-18(B)( 4) that special permit relief be limited to
waiver of not more than 30% of the required parking, as that section is only applicable to waived
parking, not substituted off-site parking.
5. Our decision is based upon the application and accompanying materials, and
representations and testimony received at our public hearing. There was no Planning Board
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recommendation, as no matter of planning concern was presented. Oral and written
presentations were made by the Applicant's representative, and no opposition was presented in
writing or orally at the meeting.
6. Therefore, based upon the foregoing, the Board of Appeals finds that the proposed
use of the off-site location at 5 Salt Marsh Road to provide parking for the 5 Salt Marsh Road
requires relief, but that the limitation on waiving no more than 30% of the required parking is
inapplicable in this matter due to the substitution of the parking off-site. The Board further finds
that the use of off-site parking by ownership of the abutting land at 5 Salt Marsh Road or by an
easement binding said abutting land is sufficient for the relocation of the parking otherwise
required at 6 Salt Marsh Road. The Board notes that a grant of relief would not create any other
nonconformities, would be consistent with similar grants of relief, and would be in harmony with
the general purposes and intent of the zoning bylaw.
7. Accordingly, by a UNANIMOUS vote, the Board GRANTS the requested relief by
SPECIAL PERMIT pursuant to Nantucket Zoning By-law Section 139-18(B) from the
requirement of Section 139-18(A)(5) that parking be provided on the same lot as the triggering
use, subject to the following conditions:
a. Without additional relief from this Board, the relief is limited to two parking spaces for 6
Salt Marsh Road to be provides off-site at 5 Salt Marsh Road;
b. The owner of 6 Salt Marsh must have a right to park two vehicles on 5 Salt Marsh Road
in compliant parking spaces, either due to 5 Salt Marsh Road and 6 Salt Marsh Road
being held in common ownership, or with such rights provided for in an easement
recorded at the Nantucket Registry of Deeds or the Nantucket Registry District of the
Land Court, as appropriate; and
c. 5 Salt Marsh Road shall maintain its own parking required for its own primary or
ancillary uses, in addition to the parking spaces provided off-site for 6 Salt Marsh Road.
SIGNATURE PAGE TO FOLLOW
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Dated: q II {p , 2008
(-poor )
~ate~ {j/~
COMMONWEAL TH OF MASSACHUSETTS
Nantucket, SS. ~~.4, 2008
On this ~ day of ~~2008, before me, the undersigned Notary Public,
personally appeared 7J~ , 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 signed it voluntarily for its stated purpose.
~uq
Notary Public: t4!1U&~K~MaJYi'
My commission expires: ;'/,;,,),/13
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