HomeMy WebLinkAbout053-05
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
A-v~()S.r- 17
, 20 as-
To: Parties in Interest and. Others concerned with the
-DecfsIon6i the BOARD OF APPEALS in the Application of tE3=
following: ~
Owner/Applicant:
05"3 -CJ S-
A)" Cd.VCJ (I fie... 00 n /p lc;
Application No.:
.:,
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o
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
com.laint and certified copy of the necision must be given
to the Town Clerk so as to be received within such TWENTY
(20) days.
--------
Q-^-)~ .{U~
\)olQJ2 lQJ . Wo..\ t'l e I Cha irman
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 ~139-30I (SPECIAL PERMITS); 9139-321 (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS, 02554
Map 67, Parcels 14.8, 14.9, 666
RC-2
8 and 10 Bartlett Road
Plan No.02-25, Lots 4, 5 and 6
Deed Book 762, Page 181
At a Public Hearing on the NANTUCKET ZONING BOARD OF
APPEALS held at 1:00 p.m. on Friday, August 12, 2005, in the
Conference Room, Town Building Annex, 37 Washington Street,
Nantucket, Massachusetts on the Application of N.CAROLINE
DANIELS c/o Sarah F. Alger, P.C., Two South Water Street,
Nantucket, MA 02554, Board of Appeals File No. 053-05, the BOARD
made the following DECISION:
1. Applicant is seeking relief by SPECIAL PERMIT under
Nantucket Zoning By-law Section 139-18B(1) (Parking requirements
- off-site). Applicant is seeking relief to be able to provide
off-site parking for five vehicles required for the existing
duplex structure on the locus. The five spaces shall be
provided on a lot immediately adjacent to the north of the
Premises, but which spaces would be situated immediately
proximate to the building to the east and to the rear of the
proposed single-family structure to be constructed on the
abutting lot. In all other respects the property is conforming
to all dimensional zoning requirements. The lot is part of a
three-lot subdivision, with the other two lots to contain one
single-family dwelling each and providing the required two
spaces on their own lots for those dwellings. A single driveway
easement would benefit all three lots resulting in only one curb
cut for the properties. A common turn around space would be
provided on site as required by Section 139-20.1B(h).
The Premises are located at 8 and 10 BARTLETT ROAD,
Assessor's Map 67, Parcel 14.8,14.9 and 666; Plan File 2-25;
Lots 4,5,and 6. The property is zoned Residential-Commercial-2.
2. The Decision is based upon the Application and materials
submitted with it, and the testimony and evidence presented at
the hearing. The Planning Board made no recommendation, as
there were no issues of planning concern. There was no
opposition to the Application at the hearing and no letters on
file.
3. Applicant, through counsel, represented that the locus was
improved by a wood frame duplex, built pursuant to Nantucket
Building Department Building Permit No. 1173-02. Said duplex
had been constructed with three bedrooms per dwelling unit, for
a total of six. Zoning By-law Section 139-18D (Table of Parking
requirements) required that .75 parking spaces be provided for
each bedroom in a duplex in the RC-2 Zoning District. Applicant
now wishes to provide the five required spaces off-site on an
immediately abutting property. In all other respects, the locus
is dimensionally conforming. The existing duplex on the locus
conforms to all other requirements of the By-law.
4. Applicant stated that it was her intent to benefit the
locus and its two immediately abutting properties, all created
from the same subdivision, with a single ~Driveway Easement"
across Lot ~B" that would result in one curb cut over the
existing pedestrian sidewalk onto Bartlett Road rather than
create three separate curb cuts required and allowed by the By-
Law. Said easement would also provide for the on-site
turnaround required for Bartlett Road pursuant to Section 139-
20.1 B (h) of the By-Law. The two currently vacant lots would be
improved with single-family dwellings and would contain the
required two parking spaces on the respective sites. There was
sufficient room to the rear of Lot ~A" to provide the two
required spaces for the proposed dwelling as well as the five
required for the existing duplex structure on Lot ~C", with the
five spaces being located immediately proximate the duplex for
the sole use of the residents of that structure. The Planning
Board has approved the subdivision plan and the Historic
District Commission has approved the structures for Lots A and
B.
5. Therefore, based upon the foregoing, the Board finds that
allowing the Applicant to provide the five parking spaces
required for the duplex structure on the abutting Lot A would be
in harmony with the purpose and intent of the Zoning By-law and
said relief would not create a negative impact on the
neighborhood as the parking requirement would be met and for
practical reasons, on an abutting lot rather than the Premises.
Such off-site parking would not be contrary to sound traffic and
safety concerns, with the Applicant creating an on-site
turnaround and only one entrance onto Bartlett Road rather than
three.
6. Accordingly, by a UNANIMOUS vote, the Board GRANTS the
requested SPECIAL PERMIT under Nantucket Zoning By-law Section
139-18B(1) allowing the required five parking spaces for the
locus to be provided on the immediately abutting property to the
east, based upon the following conditions:
a.
Dated:
No second dwelling unit shall be constructed on Lot A,
upon which the five off-site parking spaces are to be
provided, so long as the five parking spaces are
required for the duplex structure on Lot C;
b.
The parking layout and mocked up screening plan shall
be substantially as shown on ~Exhibit A Plan", dated
August 2, 2005, prepared by Jeffrey L. Blackwell,
licensed surveyor, of Blackwell and Associates, Inc.,
a reduced copy of which is attached hereto as Exhibit
A.; and
c.
The ~Driveway Easement" shall be recorded against Lot
B and in favor of Lots A and C; this Decision shall
also be recorded on the deed for Lot A in order to
ensure provision of the five dedicated parking spaces
for the benefit of Lot C.
~~Vc L~~
---------- Dale Waine \
O'V
August ~, 2005
David Wiley
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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, AUGUST 12, 2005, IN THE CONFERENCE
ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
Massachusetts, on the Application of the following:
N. CAROLINE DANIELS
BOARD OF APPEALS FILE NO. 053-05
Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-18B(1) (Parking requirements - off-site). Applicant is seeking relief to
be able to provide off-site parking for five vehicles required for the existing duplex
structure on the Locus. The five spaces shall be provided on a lot immediately adjacent to
the north of the Premises, but situated immediately proximate the building to the east and
to the rear of the abutting lot. In all other respects the property is conforming to all
dimensional zoning requirements. The Lot is part of a three-lot subdivision, with the
other two lots to contain one single-family dwelling each and providing the required two
spaces on their own lots. A single Driveway Easement would benefit all three lots
resulting in only one curb cut for the properties. A common turn around space would be
provided on site as required by Section 139-20.1B(h).
The Premises is located at 8 AND 10 BARTLETT ROAD, Assessor's Map 67,
Parcel 14.8, 14.9 and 666, Plan File 2-25, Lots 4,5 and 6. The property is zoned
Residentim~ercim-2. illQ, uJ {1hMA "Q
Dale W. Waine, Chairman
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER ~ORMATION.
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FEE: $300.00
ANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT StREET
NANTUCKET, MA 02554
CASE No..a;;:3-6 r
APPLICATION FOR RELIEF
Owner's name(s): N. Caroline Daniels
Mailing address: C/O Sarah F. Ale:er. P.C.. 2 South Water Street. Nantucket 02554
Applicant's name(s): N. Caroline Daniels
Mailing address: Same as above
Locus address:
8 and 10 Bartlett Road
Assessor's MaplParcels: 67/14.8.14.9 and 666
Recorded Plan No.: 02-25
Lots No.: 4.5 and 6
Date lot acquired: 06 1..1!l-1.l11- Deed BooklPage: 762/181 Zoning District: RC-2
Uses on Lot - Commercial: No (describe)
Residential: Number of dwellings_ Duplex 1.. Apartments_Rental Rooms
Building Date(s): All pre-date 7/72? ~ or Building permit Issued 12/09/02 C ofO(s)? No
Building Permit Nos: # 1173-02
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 non,c.onformities:
. ...,
;
PLEASE SEE ADDENDUM, ATTACHED
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: Alison Sweet Zieff Es . for Daniels
(If not owner or owner's attorney, please enclose pro agency to bring this ma er before the Board)
. T'r/' FO F ICE USE
Application received on: llJl;1}L..J!Y: '- ~ Complete: f./' Need copies?: ~J )
Filed with Town Clerk: II){)O) Planning BOiU'd;-,'_,_ Building Dept.:_/-'_ Jj~\ /(y'
Fee deposited with Town Treasurei:2lO Q.[By: (/ baiver requested?:_Granted: 1_1-
Hearing notice posted with Town Clerk:::J2gc("""M:iledQt7S/~&M:112PPf&~::tJ~
Hearing(s) held on:_I-.J_ Opened on:-.J_I_ Continued to:-.J_I_ Withdrawn?:-.J-.J_
DECISION DUE BY:_I_I_ Made:_I-.J_ Filed wffown Clerk:_I_I_ Mailed:_/_/_
nvr<H.H()l\T A PP1?A 1.1?n? , I STTPRRTOR COURT: LAND COURT Form 4/03/03
Addendum
Nantucket Zoning Board of Appeals Application
8 and 10 Bartlett Road
The locus is located in the RC-2 Zoning District under the
Nantucket Zoning By-law (the "By-law").
The locus is improved
by a wood frame duplex, built pursuant to Nantucket Building
Department Building Permit No. 1173-02.
Said duplex has been
constructed with three (3) bedrooms per dwelling unit, for a
total of six.
Section 139-18 D (Table of Parking requirements)
of the By-Law requires that .75 parking spaces (75%/parking
space) be provided for each bedroom in a duplex in the RC-2
Zoning District.
Applicant now wishes to provide the five (5)
required spaces off-locus on an immediately abutting property.
In all other respects, the locus is dimensionally conforming,
having a lot area of 6,146 +/- square feet where a minimum of
5,000 square feet is required; having frontage on Bartlett Road
of 40 feet in a Zoning District where 40 feet is required and
having ground cover of about 20% or 1234 +/- square feet in a
Zoning District that allows ground cover of 50% for conforming
lots. The existing structure on the locus conforms to all other
requirements of the By-law, including front, rear, and side yard
setback.
Applicants
intent is to benefit locus
and its two
immediately abutting properties with a Driveway Easement that
will result in one curb cut only over the existing pedestrian
sidewalk onto Bartlett Road rather than the three curb cuts and
sidewalk intrusions that would be otherwise be required and
allowed by the By-Law. Please see Exhibit HB", attached hereto.
Said easement will also provide for the on-site turnaround
required for Bartlett Road pursuant to Section 139-20.1 B (h) of
the By-Law.
.
I
Applicant now wishes to have the Zoning Board of Appeals
grant a Special Permit pursuant to Section 139-18 B (1) of the
By-Law to allow the use of off-site premises to meet all of the
required off-street parking for locus
Applicant's request is in harmony with the purpose and
intent of the Nantucket Zoning By-Law and said relief, if
granted, will result in the locus and immediately abutting
properties promoting to the health, safety and general welfare
of Nantucket and its inhabitants.
EXHIBIT "B"
~~::.'
Daniels EasfD~emng
I
. Bartlett Road.'
Nantucket, MA
BARTLE.TT ROAD
SUBJECT
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FROW DIIiICUSIION PlNf OJ: I.NC)"" IUOMEU &
.MSOCIAtres ~TED A:IRUMY 1,2IM.
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aOOK ?62PAGE0181
MASSACHUSETTS QUITCLAIM DEED
I, STEPHEN LAMB, of 11 Henderson's Drive, Nantucket, Massachusetts 02554
for consideration paid and in full consideration of SIX HUNDRED SIXTY THOUSAND
AND NO/100 ($660,000.00),
grant to N. CAROLINE DANIELS, of 19 Guild Road, Dedham, MA 02026
with QUITCLAIM COVENANTS,
those certain parcels of land situate at BARTLETT ROAD (being a subdivision of 8 and
10 Bartlett Road), in Nantucket, Nantucket County, Massachusetts, bounded and
described as follows:
PARCEL ONE
NORTHERLY
EASTERLY
SOUTHERLY
WESTERLY
NORTHERLY
WESTERL Y
by Bartlett Road, 40.00 feet;
by land now or formerly of Bridier, 150.08 feet;
by land now or formerly of Wasserman, 51.95 feet;
by Lot 6 on plan her~inafter referred to, 53,17 feet;
by Lot 5 on said plan, 64,80 feet; and
by said Lot 5,68.99 feet.
Containing 6,354 square feet, more or less, and being shown as Lot 4 on Plan of Land
in Nantucket, Massachusetts, drawn by Blackwell & Associates, dated April 17, 2002
and recorded with Nantucket Registry of Deeds in P\4n WI. 02.- 2-S ,
PARCEL TWO
NORTHERL Y
by Bartlett Road, 60,00 feet;
EASTERLY
by Lot 4 as shown on plan hereinafter referred to, 68.99
feet;
SOUTHERL Y
WESTERLY
by Lot 4 on said plan, 64,80 feet;
by Lot 6 on said plan on three courses totaling 91.41 feet
P:lAclive ClienIllLAMB, STEVl!\8 .t. 10 1lAR11.llTJ' llOAD\deed.l- he.doc
BOOK 762PAGE0182
Containing 5,096 square feet, more or less, and being shown as Lot 5 on Plan of Land
in Nantucket, Massachusetts, drawn by Blackwell & Associates, dated April 17, 2002
and recorded with Nantucket Registry of Deeds in fiCA ND. 01.~z..5
PARCEL THREE
NORTHERL Y
by Bartlett Road, 40.00 feet;
EASTERLY
by Lot 6 on said plan on three courses totaling 91.41 feet
and by Lot 4 on said plan, 53.17 feet;
SOUTHERL Y
by lands now or formerly of Wasserman, 87.50 feet; and
WESTERLY
by land now or formerly of Perry, 149.59 feet.
Containing 6,669 square feet, more or less, and being shown as Lot 6 on Plan of Land
in Nantucket, Massachusetts, drawn by Blackwell & Associates, dated April 17, 2002
and recorded with Nantucket Registry of Deeds in 'P\AA. ~.. oz.."5
Subject to a 10 foot (10') wide sewer easement as shown as said plan.
Parcels One, Two and Three are subject to a forty foot (40') wide Bike Path Easement
running in favor of the County of Nantucket shown on said plan.
For Grantor's title to all three parcels see Deeds recorded in Book 380, Page 269 and
Book 314, Page 235 at Nantucket Deeds.
'1""
WITNESS my hand and seal as of this \ ct day of June, 2002,
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STEPHEN LAMB
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COMMONWE TH OF MASSACHUSETTS
Nantucket, ss.
June \~ ,2002
Then personally app red the above-named STEPHEN LAMB and acknowledged the
foregoing instrume to be his free act and deed, before me,
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Notary Public
My Commission exp
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: "'.t7.I a~ 7 fo.~' '-...
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Nantucket County Received & Entered
D"te: JUN 2 4 ~OOZ Time: 1 \ " 05
.':,(\oJst: ~~.~ RegisW of ~.
P;\Aotiv. C1ientslLAMB, STIlVi!18 4: 10 BARTI.En ROAD\deedl. he.doe
End of
In:ltrument
CURRENT ZONING CLASSIFICATION:
Residential Commercial (RC-2)
MINIMUM lOT SIZE:
MINIMUM FRONTAGE:
FRONT YARD SETBACK:
REAR/SIDE SETBACK:
GROUND COVER % :
EXISTING:
6669:l:S.F.
: SEE: P.LAN:
, .S~~. ~I..AN.
, SEE. P.LAN,
, ,113,5~7q , ,
5000 S,F.
40 FT,
20 FT.
5 FT,
50%
BARTLETT
(PUBLIC - 3D' WIDE)
ROAJ}
67-116
N/F
!MillO t, PERRY
N
011
0.
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67-14,5
N/F
ANN AWiCIA WASSE:R~
67-14.6
ANN M4RC~ASSE:R~
8")(8.
DHCB FHD
~
. DE:NOTE:S DHCB FOUND
THIS PLOT PLAN WAS PREPARED FOR THE TOWN
OF NANTUCKET BUILDING DEPARTMENT ONLY AND
SHOULD NOT BE CONSIDERED A PROPERTY LINE
SURVEY, THIS PLAN SHOULD NOT BE USED TO
ESTABLISH PROPERTY LINES, FENCES. HEDGES OR
ANY ANCILLARY STRUCTIJRES ON THE PREMISES.
THE PROPERTY LINES SHOWN RELY ON CURRENT
DEEDS AND PLANS OF RECORD,
THIS PLOT PLAN IS NOT A CERTlFlCA TlON AS TO
TITlE OR OWNERSHIP OF THE PROPERTY SHOWN.
OWNERS OF ADJOINING PROPERTIES ARE SHOWN
ACCORDING TO CURRENT ASSESOR RECORDS,
ASSESSOR MAP: . . P"Z . , PARCEL: ,1,4.,9,
\ARr2li Ie
c:\PIIO.l\IoCN\Bli830\BlP-R!VISEDt-a-03.dw9 011/08/03 DI:~40 All EDT
LOT 5 /
5096:/:S.F, ,/
.........-
--
67-14.1
N/F
GILLES A. .t PATRICIA 1./.
BRIDlE:R .
LOT 4-
6354:/:S.F,
67-14.7
N/F
ANN AIARCl4 WASSE:R1o/AN
BUILDING LOCATION PLAN
OF LAND IN
NANTUCKET, MASS.
SCALE: 1"= 30'
DA TE: SEPT. 8, 2003
Owner: . . .CAROLINE. No, PANlas, . . . . .
LOT 6
Deed: . IilK. 7.6~ .pp..1 &1. ,. Plan: P;L~N P~-;2:S. . ,
Locus: . . .11 O. BARllET.T. ROAD. . . . , .
BLACKWELL and ASSOCIATES, Inc.
Professional Land Surveyors
20 TEASDALE CIRCLE
NANTUCKET, MASS. 02554
(508) 228-9026 B5930
67, Parcels 14.~J
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Town of Nantucket
RECEIVED
BOARD OF AS.SESSORS
JUN 2 9 2005'
TOWN OF
~CKET, MA
ZONING BOARD OF APPEALS
LIST OF PARTIES IN INTEREST IN THE MATTER OFTIIE PETITION OF
PROPERTY OWljER:.....,.c Of.o. .1) .M....... D OJAu.I.S:.....
MAILrNO ~DDREss....tl.....G..(),J..1d:.Rd........V:(dk~ MIt J2C!Z&
PROPERTY LciCAT'ON...~:..8~an.cL::/o.ir6.~~~ft ~:cl . 14 . ~ $~
ASSESSORS MAPIPARCEL:...Map..,0.,+.."....axa]~ r::- if I P.c
APPLlCANT,......M ISon....~.... .2&#, .,........ .... '" . rr .
SEE ATTACHED PAGES
I certify that the foregoing is a list of persons who are owners of abutting property, owners of
land directly opposite on any public or private street or way; and abuttet:$ of the abutters and' all
other land owners within 300 feet of the. property line of owner's property, all as they appear ?n
the most recent applicable tax list (M,G,L. c. 40A, Section 11 Zoning Code Chapter 139.
Section 139.29D (2) _
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DATE'
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ASSESSOR'S OFFICE
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