HomeMy WebLinkAbout004-05
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: r::eforv{j('1 I
, 200.s-'
To: Parties in Interest and Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Owner/Applicant:
--
I Y()';tee-
cx:YI-- 00-
HoYrlrfJ If. () t Cal(aj~CJ'r))u 12..
6{:- ~)vn!5 COtYf- I'LtmI/;pe Tnsr
Application No.:
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 witn a copy of the
complaint and certified copy of the necision must be given
to the Town Clerk so as to be received within such TWENTY
(20) days.
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 9139-301 (SPECIAL PERMITS); 9139-321 (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
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 of the Nantucket Zoning Board of Appeals, held at 1 :00 P.M.,
Friday, January 7, 2005, in the Conference Room, Town Annex Building, 37 Washington
Street, 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. 004-05, the Board made the following Decision:
1. Applicant is seeking relief by V ARlANCE under Nantucket Zoning By-law
Section 13 9-16A (Intensity Regulations - frontage). Applicant proposes to subdivide his
lot, containing about 13,880 square feet 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, below the steep bank above Union Street, which has no frontage on
Union Street, would continue to be accessed from Union Street by way of the existing
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 zoning requirements.
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-Old-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. There was one letter on file in opposition from an abutter, who was also
represented by counsel at the Hearing. There were several other abutters and two separate
attorneys representing other abutters at the Hearing all in opposition. The opposition
expressed concerns about intensification of use, traffic and parking. Abutters also stated
that they preferred to have the property remain in the Applicant's control as they
considered him a "good neighbor" and that there was no hardship for the Applicant to
support a grant of relief by variance. Two of the opposing counsels present stated after
testimony was received that they did not object to the proposal provided that no
additional dwelling units would be constructed on either lot.
3. Applicant, 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.
Applicant was asking to be able to subdivide the top area into a separate lot from the
lower area, with both lots being conforming as to lot size. However, the lower lot would
not have any legal frontage and would continue to be accessed by a permanent easement
to the property from Union Street. Applicant also stated that it was unusual for a property
along Orange Street to contain buildable property at the base of the bank as all other
properties along that portion of Union Street were separated from those properties on
Orange Street. The secondary dwelling was constructed pursuant to a validly issued
building permit in 1988 with the Certificate of Occupancy having been issued October
12, 1989 and would continue to be conforming as to zoning requirements with parking
provided on site should the lots be separated. Applicant 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 Applicant in that he would not be able to sell
the cottage separately in order to be able to maintain ownership of the principal structure.
Applicant stated that there would be no increase in traffic or increase in intensity of use
as the structures are single-family dwelling 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 fmds that there is no support for a grant of
variance relief and that there is no evidence to support Applicant's claim of hardship. The
Board further finds that though there was an issue of a steep grade change in the lot with
both dwelling units being situated at substantially different elevations, that did not in
itself provide sufficient support 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, there were no votes
in favor and five votes in opposition (Sevrens, O'Mara, Loftin, Toole, Wiley). Therefore,
relief is hereby DENIED.
Dated: FQ brWrr; 1,2005
hcX~ \\~
MiChae~~~
Edward Toole
,
I
'J
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 1:00 P.M., FRIDAY, JANUARY 7, 2005, IN THE CONFERENCE
ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
Massachusetts, on the Application of the following:
HAROLD A. O'CALLAGHAN, JR., TRUSTEE FOR GORHAM'S COURT
NOMINEE TRUST
BOARD OF APPEALS FILE NO. 004-05
Applicant is seeking relief by V ARIANCE under Nantucket Zoning By-law
Section 139-16A (Intensity Regulations - frontage). Applicant proposes to subdivide his
lot, containing about 13,880 square feet 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, below the steep bank above Union Street, which has no frontage on
Union Street, would continue to be accessed from Union Street by way of the existing
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 zoning requirements.
The Premises is located at 1 GORHAM'S COURT, Assessor's Map 42.3.2,
Parce1205, Plan Book 23, Page 84. The property is zoned Residential-Old-Historic.
{.2~~~--
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, MASSACHUSETTS 02554
CASE NO.{bi -05
FEE: $300.00
Owner's name(s):
Mailing address:
Applicant's name(s):
Mailing address:
Locus address:
APPLlCA nON FOR RELIEF
Harold A. O'Calla2:han. Jr.. Trustee of Gorham's Court Nominee Trust
clo Reade. Gullicksen. Hanlev & Gifford. LLP
Same
6 Youn2:'s Way. Post Office Box 2669. Nantucket. Massachusetts 02584
1 Gorham's Court Assessor's Map/Parcel: 42.3.2-205
LaRd Court PlaR/plan Book & Page/Plao File No.: 23-84 Lot No.:
Date lot acquired: 6130'04 Deed Ref.lCert. of Title: 900-203 Zoning District: ROH
Uses on Lot - Commercial: None-L Yes (describe)
Residential: Number of dwellings-L Duplex Apartments_Rental Rooms
Building Date(s): All pre-date 7172? No or One ore-1972: one. 1989 C ofO(s)? Yes (1989 dwellin2:)
Building Permit Nos: 6525-88 Previous Zoning Board Application Nos.:
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:
The applicant requests a Variance from the frontage requirement of 50 feet in the
Residential Old Historic zoning district under Nantucket Zoning By-law ~139-16.A (Intensity
Regulations), in order to divide his lot containing about 13,880 square feet, having
frontage of about 10.22 feet on Gorham's Court and about 25.90 square feet on Orange
Street, into two lots, on each of which a dwelling now stands, as shown upon the plan by
John J. Shugrue, Inc., dated November 30, 2004, submitted herewith. Lot 1, with about
8,846 square feet, has the frontage on Gorham's Court and Orange Street as aforesaid; Lot 2
has no frontage and receives its access by an easement from Union Street. As a result of
the locus 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, and it is impossible to travel between these
dwellings except by use of public roads. An existing garage on Lot 1 lies along a lot
line, with zero setback; although this line abuts another lot, it is parallel to Orange
Street, and therefore constitutes front yard setback. Both Lot 1 and Lot 2 will comply
with all other zoning requirements.
I certify that the information contained herein is substantially complete and true to the best of my
knowledge, under the p~~ ~~penalties of perjury.
SIGNATURE: ~ I ~t... Applicant Attorney/Agent x
(If not owner or ow.{er's attorney, pllase enclose prod{ of agency to bring this atter before the Board)
ricO Fq& ~L\ qffICE USE
Application received on: \ 2,,-, u~ By: LX)lAYJ Complete: Need copies?: \
Filed with Town aerla JZ~/llt~. Plaaninl! Beard, ~ BaildiBg a_pL. --' _ f:;2 By: 6l!X.i)
Fee deposited with Town Treasurer:1Y ~'clBy: aiver requested?: Granted:_'-'_
Hearing notice posted with Town aerk: 1"4~:f Mailed:1 L/ZO dtI&M:j L /2 '3e1 & (4P t!f-
Hearing(s) held on:-'_'_ Opened on:-'-'_ Continued to:-'-'_ Withdrawn?:_'_'_
DECISION DUE BY:-'_'_ Made:-'_I_ Filed wrrown Clerk:-'-'_ Mailed:-'-'_
DECISION APPEALED?:-'-'_ SUPERIOR COURT: LAND COURT Form 4103'03
Z' ,
/,,-
l'O!
.'
1-..
~,..'UC,,(f
1'0",11
tz
1: ~
!tIGISnlt[O lAND SyltVEYOltS:: g Z
... ,...... IT" .'.Tue,., MU' ~ ~ 32
'''''''''''' " m =~o
~/"'.-\%~ f: ~ ~~~
~ \.;' ".."-}" 111 i~_~~. ~:;) ~
'~ .,;,," ~~.
-------.---
------_. --_.
~j
(/)
...J
<[
W
Q...
Q...
<[
4- <[
0
0 Q::l
0 M
('U
~ ~ (X)
<[ W ('U
0 Q::l #
Q::l :L
:::)
uf- Z
Ow
W~ W w
>U f-. ...J
0:::) <[ .....
~f- 0 w..
Q...Z
Q...<[
<[Z
~\)~<'v\O;"
\) ~ '<- Sa0CO
S"\ ~0<O \)~
\),
~
-
V>v> ('U
~- .-<
v> .-- ~L
~.lS. 'V
\ --Y'/~ -~ -(~
\ ~~, O~.~ C!<;,
\ ~t>-~ ~ ~
1)-( '''0. '1 '?-s- .
/ ..9/> \ ~ V _"t
('U " v \ _- .-<
- ''''<" \ ,/- 7",
ac: \ / ~
~J"l \ \
Hl~DN
,,(X)
" .-<
"
"
(X)
.-<
a
('U
"
"
,," ('U
"('U
/ ......./ "t
// /' C\J
/ / " \0
....... ....... /' ~~(\J
/" / / ~,/ cP
/ / /~C\.l ,,- /{\J
/ / / -/ a
I / / ?' ..(U /M
I / // /"'f1n,..q;...~ ('U
1 1 I / /"" ~ -M
' U / I / / ,,/ CO ...--__ "t
I,[) <[ 1 / "///" :z ~-M\O
1 I / _ _
'" L.. , 'I 1 / ~~ _.- _- M
o / //" ~ ~...-- rY'>
- .,- , 'I I ,/ / ,~
" >- '" 'I '/, / / / ('1
~- - / / I / I / / / _
,- - r-, / I I / I " I, / ..0
"'0 "',,1'" .-.,-
<[ 1///1/11/ /
"" // / / / / / / /
..L____ I / / / / /
----~- ------- I / I" / 1 1 /
--- , / 'I /, '" ,
- L:l ~" "" " / / 1 1 1 OS
o W - /' / /'" " / 1 / Ojw T S
O"-a::----_ -- -- /0/" / I / / 0 VS-l-. L~a
a _____ - . _ __ / __ , " , '" '
~ 0 ___ ~ __ / / __ , ,
(\J (\J ? co-_. ...--- .-.- --4 / /, ,
ru--oo ------- ----- "&u.... ,/ .- / / /
('IS -- ---- ___- J,. ~~Co" o"o" I
"t__-- - ---- ---- _---;;.- t _~ .."./ //
(\J If], --- ----- ..-- __ "',e,~ / ,
\0 --- --- _- _-- :tr-~ _- o"_ //
(\J ..:.. - .- _--- __--:/' ,/ ,/
00 _--- CO _--:_--- _--- __-
('Ua_-_~ _---:::._-- _--- _---
M -~--_ -cr;--:---- _--- _-----
M \15::0:>- ~_---- _------
_.fV'i J:::-.- C\.l _ _ _-
W '-- C\.l .-.. _--
M st---
--
0--
"t
.-<
.3
,
"-
"t"
t-..
o
.
~ --t;)
Z
('U
~"'.........
.....................
.........
L...,
(/)
.-<
\0
f-"t
000
...J -
(X)
>-.
OJ
C
........ .f;
...~
U'.............
w
W
l-
V>
::)
0::
I-
CJ
0::
W
~
Z
W
W
0::
CJ
I
I-
.....
~
::)
")
~
-
0::
W
CJ
..J
<t
.r:
u
L
o
Q.
in
~
\0
~
-
i~
~~
~?" ~'
S0 ?,,\)'?
,22'01
l1uSI,OE:. '/7 IS
~
o
f-
U
<[
w..
>-,-....
f-('U
(;2..q
<[a
...J
:::)
L:l
w
~
~
6
o
<J>
~
&
&
~
(p~
\0~
... ~
~\0
a
o
CO
V>
,
1
I
,
I
I
I
(',., I
OJ\,) I
~, II~
,tr::s
a\<:J/
I"l..\ I
S..J a ..-(
"t S\
\~<:;
S
Q...
>-
Q::l...J
Q::l...J
<[w
oC5t:J
z>-
I
o
-,
ct-.
60
\Y~
'\;>0
~~
~~
~~
%0
~~'~'
Z
<[
I
<[
...J
...J
<[
U
o
"t
a
a .-< "t
('UUcootn ~
Z.-<<[tn 0
- ..... ('U
~ XOa ~
C(/) WO~ <[
.- (/) ~ :::) Q::l <i I
o <[ W C5 2= :L ~ w.:
:L Q::l W \.AJ 0
~ - <=> :L ~ 8 ~L-:~
...J f- ('U w> (/) w.. (/) W I >-
W II w.. ~oo f-
w.. ~ ~ 0 -) DO U('U ~
o U .. Z ...J :::) ('U W
:::) W.. f- 0 f- I Q...
Z f- ...J W Z (/) Zoo 0
<[ Z <[ f- I 0,-.... <[a ~
...J <[ U ~ ~ Q... LJ") Z In Q...
CLZ(/).....
\..l.-
I
<t
0::
<t
V>
w..
(/)
aI-WI-
ow.. Z w..~
Io 0 0
o -0 Z tntn
~lf)lf)
--uW~~D
~~L:lUU~
..........<[<[<[<[
Z(/)f-Q::lt:Q~
o Zf-f-
Nf-oww~
O~(/)(/)W
...Jw.. >
ow
:L:L~OO
:::):::) <[Vi U
~~>- 0
ZZI-0C5Z
;:;:a~~
~<[~
w..wL:l
~
a
"t
~""",~",::
"""'-~~"",
+'
OJ
OJ
4-
C
OJ
o
U
V'I
tn
a
('U
o
Z
...J
W
U
~
<[
Q...
('U
M
('U
"t
Q...
<[
:L
(/)
~
o
(/)
(/)
W
(/)
(/)
<[
3t/5,oo
Town of Nantucket
RECEIVED
BOARD OF ASSESSORS
SEP 2 3 2004
TOWN OF
NPtNTUCKET, MA
ZONING BOARD QF APP~ALS
LIST OF PARTIES IN r?-.'TERESi IN TItE MATT'ER OF THE l'ETITIO'N OF
PROPERTY OWNER . .4~. .11:... g'.<:.q,.fr. tJ.~,J..(.
MAILiNG .'.DqRESS., f.-.t.9. ,~.~~9.e.,...9~P.~~.~~~.... ,~.~~~.*7y...~, .~.~~~,<?~~.~. LLP
PROPERTY Lec.'. TION............ J. .....~Q,cb~.~.... .(;~,C!:.r1:.....
ASSESSORS MAP/PARCEL..". ... o~l..~:'~"-:-:"'~'~"'" .........
A PPLlCANT. .~~a,4!':L.91:1)'Mcks.~r/ .H~f,1~~L~.q~.~~?~.~.....~~~... '........."
SEE AITACH'ED PAGES
I e~nify that l~~ foregoing is a list ofpc:rsor.s who are OWIjI:I1 ofabuning prop<:l'ty, OWnen of .
land directly opposite on MY public Or privale street or way; and aburtel'3 or tnl; lbullen and all
olher land,llwr,ers .....ithin :l00 feet ofth~ property line of owner's property, all as they appe&l on
the' mOSt recent appliclble tax lisl (M.O.L e. 40A, Section 1\ Zoning Code: Chapter J 39.
Section I )9.29D (2)
,~, ~~,,(i?~tJt/
t/-J--' ' /) ~
r~,;
DATE'
ASSESSOR 'S OFFICE
Town of NUHUcke!
......OO"..~(D...CD.." .. " ,"'0'" CO CD CD""
U'lU'lO\t"'IlDU'lONIIl""V'lN ,...l.DOOIOMM('I"j1ll
Q.1IlU'l....U'llDU'l""IIll""''OO 00",,",""""10
..... NNlDCDNNNON"NO \DNM....NNNNN
W OOOO~OO"OOO" OO"~OOOOO
~~~:;~~~~~~~:;~:;~~~:;~~:z:;;: ~
~:~~g~~g~g~~:~gg:~~~:~:: to
N"OONOONO\DO"OO""OOOO"OO P.
~ ~ i t ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ t ~ ~ ~ ~ ~ ~ ~ ~ ~ i ~ ~ ~ g ~ ~ g ~ ~ ~ ~ t ~ ~ ~ t ~ ~ ~ ~ t ~
~5 g" ~ 0
~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ N ~ ~ ~ E ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ 0 i
~ i i i Iii i~ i II ~ ii ull i 11111 i Iii IIU U! I i ~ ~ 1111 i I!
~ ~
'"
.
.
j
~ ~
~ ~
'" '"
.... ....
'"
c
..
....
...
:2
~ ~
~ ~
.. ..
.. ..
... ...
.. ..
lli 5 ~
5 ti ~ pl ~5!a~ ~~
i ~ ~ g ~ ~ E ~ ~ ~ ~ ! 8 ~ ~ : ! g ~ ~ ~ ~ = ~ ~ ~ ~ !
Ii: .... ~ !:l .. : ~ E .... 51 .. ~ ~ ~ 5 iC ~ ~ ~ E E t: ~ ~ ~ : CD ~ I ~ ~ ti ~ ~ ~ ~ ~ ~ m ~ ;: a ~ ~ ~ i
o & ~ ~ 0 ~ ~ ~ ~ ..... .... ~ w ~ ~ .. ~ ~ ~ ~ a ~ ~ 2" B; u ~ ~ ~ CD .. .. ~ i
: ii:~i~~;i!~a~~~~;~iii~i~~~i;~!:g~~i~I~~a~aa~:
j := 2 ~ : 2 ~ := ::1 2 '" ~ P1 :;: :;; = .. ::1 ~ :;: :;: :;: ~ 2 ;:! ~ : 2 ::; ~ ~ ~ :'l ;:! ::1 ::: :;: ~ " " ~ 2 ~ ~ ~ ~ :i:
~
..
N rl ~ ~ ~
.. ..
i .. .. ~ ~
~ ~ ~
I~ ~
t!l ~ ~ ~ .. N N ; a N
~~ .. .. .. ~ tl tl
~ ~ ~ ~ a a i I
UI N ~ ~ I .. a a I
i ~
H ~ tl ~ N a ! ~ ~ ~ ~ ~
Hf< ~ a a i I .. ..
rQB .... .... a
. .... .. ~ ~ i
I ~ 0:
.. a ~ N ~ .. ..
i~ . ~ 2 ; ~
~ .... ~ B B !i! ~
I 0 ~ 0 .... ~ 0 0
~ ~ ~ ~
0 ..... ... ..... u ~ ~ ..... .....
u u .. u .. u u
~
~ 0 a ~: ~ a ~ a ~ ~ ~
~ ~ a a i ~. > ~ ; ~ i; i i N iC.~ j ~ ~ ~
~ .. ~ ~ ~ e ~ i ~ i'i ~ ;l ;l ;l: i i E E : ~ ~ ~ a a:: : g
.. ~ ~.. ~ ~.. I!l I ~ ~ ~ .. Q Q 0: ~ ~.... 0 t
~ ~.. 2 iC 0 N .. = 0: ~ ~ ~ NNW n ~ ~ ~ ~ 0: i'i i'i ~ ~ = iC ~ ~ I!l ~ .. ~ I!l 9
N ~ W ~ ~ .. ~ .. ~ N N ~ iC iC iC a .... 0: 0 ~ u ~ ~ ~ ~ ~ 2 ~ ~
~ ~ a Z iC fi ~ S ~ ~ a ~ ~ iC ~ ~ ~ 3 ~ ~ ~ f a ~ ~ ~ ~ a ; : ~ ~ .. ~ ~ a ~ ~ ~ ~ ~ a ~ ~ ~ ~
! ~ ~ ~ a ~ iC ~ i ~ ~ ~ ~ g i ~ e ~ ~ ~ ~ ~ ~ ~ ~ 0: a ! ~ ~ ~ $ f ~ a ~ ~ I ~ ~ g ~ ~ ~ ~ I ..
~ Bo:o: t ~ 5 ~ f e" ~ ~ B ~ Q ~ 0: 0: 0: ~ ~ ~ ~ ~ .. 0: 2 ~ ; iC ~ 0: a a B a ~ ; 0: ~ i
j ~ ~ ~ ~ ~ ~ ~ ~ ~ I ~ I I ~ ~ ~ I ; i i i ; ~ i ! ; ~ ! ~ ~ I ~ ~ i I ~ I ~ ~ ~ ~ ~ ~ i ~ B
~ ~
.. ..
c
~ ~ Ii t4 .. .. I-l E-t f4 .. ~ .. f4 f4 .. ..
II Ct.. fQ OJ CD co ... .. fQ .. E-t f4 fQ fQ .. Cl') f; .. f4 .. it ..... fQ fQ CI) fQ (Q
~ ~.. t: t: ~ ~ ~ ~ Z t: ~ ~ .. .. Z .. .. .. t: t: t: ~ N t: t: t: ~ .. ~ ~ .. .. .. .. .. .. t ~ ~ ~ t: t: t: t: ~ Z
... ; ~ ~ ~ ~ ~ ~ ~ 0: w .. ~ ~ g ~ ~ ~ ~ ~ ~ ~ ~ 0: 0: 0: 0: ~ .... ; ~ ~ ~ ~ ~ ~.. ~ ~ 0: 0: 0: 0: ~ g
E : ~ ~ ~ ~ ~ 0 ~ ~ E ~ E ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ E E E a ~ ~ ~ ~ ~ ~ ~ ~ ~ a 0 ~ ~ E E E E ~ :
III MN 00.,...1" N~\OCD"Ol CDU'lOCO~f"oNOMO~"MIOr- 'O"r'\CD..lOfII"104"'1
p,. "".... N" lD'"It'IY'lN'"""('I"jf"'lPlM....t"IM('I"j ('I"j" '"10...... ....NMC'I'1f"'1MMC'I'1P')C'I'1M......IIl............ MN
..
,"
c
Q
.... '"
...
+' 'OCDNt"I....'",...,...~O"M'"U)r-CO"N.......IIlr-(D""gc:s~~~~:~:::!;:~~~:;::;:::;::;:;;~~ ~
.s NNfII"l('l"jMP'),.,f'I')M..........CDCDCOCD~"'OlO'G\Ol~""""""".....""""""""".-t"""""r4 (t\
M
.-<
M
o
...
~
.-<
.-<
o
o
N
.....
~~ ~ ~ ~ ~ ~ ~ ~ ~~::; ::;::;~~ ::;::;~ ~::;~::; ~::; ::;::;~::; ~ ~ ::;~~~~~~::; ~::; ~::;~ ~::; ~
i ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ ~
....\DIO.O...."'.....-tCl:l
\DIl'lOCDIl'lCDIOIl'l..-tIt'lC'1C'\1
Q. f"o III rl ..-t Il'l CD Il'l Il'l U'l U1 CD 1"'4
.01 r- C'\I 1"'4 N..C'\I \D C'\I C'\I 0 ~ \D 0
IN 000000001"'400...-4
CI:l CD ... ...-4 0 l""'l .. an 1'"4 C'\I 0
1"'4 0 U'l U'l r- III Il'l ~ C"1 C'\I ...
" f"o U'l . f"o ... Il'l C"1 CD 0 10
G\OC'\lf"o.-tr-C'\If"o\DOCD
...-4...-4000001'"40...-40
CD ... \D ~ ('1'1 CD
,... U'l.... 0 \D C'\I
CO U'l 1'"4 ... Ol 0
'" C'\I N C'1 ~ 0
o . 0 0 C"1 C"I ...-4
'"
..
..
'"
o
C'\I 0 0 ... G\ ...
CD C"1 l""'l t"oI \D III
... CD ~ G\ 0 Il'l
N \D 1'"4 r- '" N
OOC'\lOOO
~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ . ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~
IS 0< :.. ~
~ ~ i ~ ~ ~ m ~ IS ~ ~ ~ ~ a a ~ ~.. .. w g ~ ~ IS = ~.. ~ ~ ~
~ ~ ~ ~ ~ ~ ~ ~ M ~ g I ~ i ~ ~ ~ ~ ~ ~ g ~ a ~ ~ ~ ~ ~ ~ M ~ ~ ~ g I ~
~ 0 i 200 0 Z 0 ~ 0 i 8 0 w i 0 ~ I ~ ~ u ~ ~ ; 0 0 ~ 0 w i ~ ~ u
~S~.. ~~~~~!:J;~M ~Mtla~E:l;~u~!;1~w,,~;;~;~~~ a~
II .~s ~~~2~8!<U: ~o:w~~~~!<re~o:w~i.~!<!<Ill!<~8a=w~
..
..
i
2
'"
j
~
w
~
U
W
..
~
"
"
'0<
...
i
...
'"
...
s ~ ~ ~~
.. ~ ~5 rl ~ s~ a' ~5~ ~ 9~
~ ~ ~ ~ ~ I ~ ~ ~ g ~ 0: ~ t 0: ~ ~ ~ ~ ~
.. I ~ 6 j ~ ~ iC ~ Ii! ~ ~ ~ a g w a a .. j ~ ~
I ~ iC ~ ~ M iC ~ ~ ~ ~ ~ ~ w ~ ~ = ~ tl 2 ~ w a rl ~ a ~ ~ ~ ~ ~ ~
~ ~ = ~ 0 0 0 ~ ~ ~ ~ ~ f"o ~ ~ ~ ~ i ~
~ ~ w ~ ~ ~ ~ .. ... ~ 0: W w .. ~ ~ wi" ~ ~ ~! ~ w ~ w
~ w.. ~ ~ '" w ~ ~ w .. '" ~ M '" ~ ~ ~ ... ~ 0: ~ U ~ 0<
: ~ S mil ~ 2 ~ 2 ~ ~ ~ ! Iii ~ m ~ a ~ ~ ~ 2 ~ 0: ~ i ~ a ~ I ~ ~ 2 i ~ 2
~...o ...ONC"'I "'Oll(,",OU) OO~ N 1l'l1'"4" ... \Dr-- II;
0'" N 1'"4 OG\C'\I PlO...-4...-4~\D r--.......r-PlO ... CDO anOOIl'lONG\O" CD
· ..",,,,...2~....2..........~...22...u........"''''''''' ..."'2"'.........."'~.....'"
~ "
~ ~
w
~ ~ 0 H
~ U tl
~ I a ~ ~
l!l ~ B ~ ~ ..
~~ ~ ~ ~ .. .., i ~ U
w tl ~ ~
w ~ .. M M I
tIl ~ :0: a ~ .. IS
i w ~ ~ U
H ~ ~ w .. ~ ~
..:IE-< ~ i
~ .. j i M
~B . ... o t> 0: ~ ~ 0: 0:
'" w :;! I i M
I .. ~ .. .. ~ a = M VI
.. ... I M W i : I I 8
~~ . = 0: a ~ M
~ .. ~ ~ M
i ~ ~ ~ ~ 0:
0 .. 0 ~ 0 0 0 0
0 2 '- '- .. '- '- '- '-
U U W U a U U U U
~ ~
~
w = ~ w ~
~ ~ ~ ~ I II; ~ ~ u Z ~ ~
OW" I'l .. ~ a w~ ~ ~ ~ ~ ~" ~
u c ~ M W ~ ~ 5 0 ~ M ~ ~
M .. ~ ~ w ~ ~ w w.. ~ VI 0 W
~:> ~ ~ ~ ~ VI <S ~ w ~ 0: " ..
t ~ ~ ~ ~ M ~ ~ ~ .. ~ ..; : a .. ~ ~ E ~: : ~ ~ ~ j
~ ~ .... 0< 0: 0< .. ~ ~ w ~ ~ ~ ~ III ~ ~ rl M ~ ~ .. e IS VI .. ~ .. ~ 0 .. IS ~
VI cwo< ~ ~ .. ! w .. ~ ~ ~ ~ 6 ~ ~ ~ ~ ~ ~ a ~ 0 rl ~ ~ ~ a ~ :0: ~ :0: ~ ~ .., ~ ; ~
! ~ : i ~ ~ ~ i j ~ ; I j g i M ~ ~ ; ~ 5 m ~ ~ ~ i ~ ; g ~ ~ ~ ~ ~ ~ ~ ~ a ~ ~ ~
~ ~i e tl ~ ~ : .. ~ ~ a .. ~ m j ~ e ~ g : ~ ~ w ~ 8 ~ = ~ ~I ~ 2 0: i ~ i ~ ~ at = ~ ~ ~
~ I ~ ~ ~ 3 ~ e g ~ ~ ~ a E ~ g B e a ~ i i B ~ i ~ ~ i ~ E ~ ~ = ~ s ~ ~ ~ a
~ Stlaa~~~~mtl~~gtlim~~~lilga~~~::! ~hatl~ldg ~~::g
~
w
"
,~ ..
~ ~ 2 ~ ~ = ~ ~ ~ ~ ~ t ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~
. OJ f4 S ~ f4 O'J OJ 0) ~ f4 en f4 tJ III 0) U) O'J OJ O'J ... OJ VJ Cl') II) O'J 0) 0')
s ~ OJ ~ OJ fQ ~ n t t t n n 0) OJ ~ O'J ; ~ m n n t m w g OJ M ~ n t 8 f4 f4 t f4 t 8 M W t t
"8 ~~a~~~~EaE~~~~~~~~~~~E~I~~~~~E~iiEiE~~~Ea
~ :=;... ~ CD 01 " G\ NO" ~ N C"1 \D .:. r-- CJ 0 ,... ;! III CD r- G'l ... an \D CD C"1 \D l""'l ~ H C'1 H ... ...-4 C"t ("'I III GO
p,. ("'I C'\I C"1 N C'\I III .. .. . .. C'1 C"1 N (\I ('II C'\I ~ .. .. .. .. C"1 ,.., C"1 C"1 N PI C'1 ... C"1 .. C'1 ... "1 ... III '" \D III r.n III
..
..
{5
'"
...
... '"
...
4.1 \Dr--CDG'lOC"1"W')I.Dr-OO~NNC"1.""r--CDOlOII)\D""CDOl...-4N"'''
.s ~~~~======~::::~~~~~~~~~~c;:::::c;:~~~~~~;:~~:::;!;~~::;;!~
o
...
III
N N(\If C'\I N N N ('II NNN N N N N N N N NN N N ("II N N N N N NN N"........""........"I'"4....
i SS 5 5 S 5 SS ESE SESSS SS SsEE SS S S EEEE E ~~ ~ ~~~~~~ ~
N
'"
'"
'"
'"
~
'"
'"
...
'"
...
...
o
o
N
'-
~
N
'-
'"
'" ... ~ "
... "' 0-
ll. '" "' ..
'" "', .. .. . III
"' 0 ... 0.
.. i ~ ~
.,
..
~ .. ~
11 re B !
.. a ~ 3
u
..
.
.
.
j
t>
c
'"
...
'"
~
~
..
~ ~ ~
. Ii!
.
.
j 0 0< '"
0
0 ... '"
r- '" '"
C-'
~~
CIl
H
HE-!
CIl~
POt)
~~
~:z:
~
I
:z;
.
,
"
.
!
o
u
~
x ~
:l ..
H
.. .. II:
.. ~ tl
~ i S
I .. t! "
: a I e
11 a I
c
o
'"
.. ..
.. V) lot ..
U ....
s ~ 0: 0:
i ~ a a
iol .c .c: cQ
It 0 ... ...
ell ... f'I'l M
..
'"
c
::>
... ..
~ : E E
:E
0.
a:>
'"
M
rl
o
...
III
.. .. ..
0. M C"l P"I
:i! ~ ~ ~
N
rl
o
o
N
"-
'"
N
"-
a>
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Da te :j::cZh rV0J /
,2005
To: Parties in Interest and Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No.: WS--~OS-
owner/APPlicant:Yn I C'P~ ~vr)rotA \ OS o(})()erj
am Po~ rrYJr'('l ~- (hit: G:nd Juscrf) 1'". (l>J(J!cf),
Cot1 Gro cf (f-crc ~_D
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
complaint and certified copy of the ~ecision must be given
to the Town Clerk so as to be received within such TWENTY
(20) days.
\;vN0j ~R)~-
;1Ja01~!' Y1"'/f) ) Chairman
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 9139-301 (SPECIAL PERMITS); g139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
Assessor's Map 80, Parcel 306
63 South Shore Road
Limited Use General-2
Plan File 53-J
Lot 4
Deed, Book 632, Page 70
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, January 7, 2005, at 1:00 P.M., in the
Conference Room, in the Town Annex Building, 37 Washington
Street, Nantucket, Massachusetts, the Board made the following
decision on the application of DENICE KRONAU, as Owner, and
RAYMOND P. CONLON and SUSAN E. CONLON, as Contract Purchasers,
c/o Reade, Gullicksen, Hanley & Gifford, LLP, Post Office Box
2669, Nantucket, Massachusetts 02584, File No. 005-05:
2. The applicant Contract Purchasers are seeking relief by
SPECIAL PERMIT under Nantucket Zoning By-law ~139-7.D(2), to
construct a stable for up to four horses upon the locus, which
would not be used for the stabling of horses for public hire.
However, the Contract Purchasers intend to lease stall space to
other private owners. The locus is currently vacant and conforms
in all respect to zoning requirements. The locus is situated at
63 SOUTH SHORE ROAD, Assessor's Map 80, Parcel 306, is shown upon
plan recorded with Nantucket Deeds in Plan File 53-J as Lot 4,
and is situated in a Limited Use General-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. Except for the presentation by the applicants'
representative, there was no support or opposition presented at
the public hearing.
4. The Contract Purchasers propose to construct a stable
for four horses upon the locus, a vacant lot, which is situated
in a neighborhood where there are other equestrian uses. There
may be future construction of other structures upon the lot. At
present, the Contract Purchasers have one horse. They propose to
rent up to three of the four stalls to other horse owners; no use
for rental of horses to the public, as a livery stable, is
proposed. Under Zoning By-law ~139-7. D (2), a public stable is
allowed in all districts, subj ect to the issuance of a Special
Permit by the special permit granting authority. Though private
stables are allowed as a matter of right, when a stall is leased
for a fee, relief must be obtained from the permit granting
authority, in this case the Zoning Board of Appeals.
1
5. Based upon the character of and the existing uses on
large lots in the neighborhood, the Board of Appeals, by
UNANIMOUS vote, makes the finding that the proposed relief would
be in harmony with the general purpose and intent of the Zoning
By-law, and by the same UNANIMOUS vote, GRANTS the requested
relief by SPECIAL PERMIT under Nantucket Zoning By-law ~139-
7.0(2), for the use of the locus for construction and occupancy
of a public stable for up to four horses, subject to the
following conditions:
(a) There shall be no use of the stable for the rental
of horses to the public; and
(b) There shall be no more than three horses not owned
by the owner of the locus stabled upon the locus.
Dated: fe&oJorr~' 2005
.-;
I -~;"
-)
':::;
I'"
2