HomeMy WebLinkAbout055-05
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Da te : lfuqU9t /<1
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To: Parties in Interest and Others concerned with the
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Decision of the BOARD OF APPEALS in the Application of the
following:
Owner/Applicant:
os.>- 05>
.J;;~ Y"\ chJ nfJ I h 1
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Application No.:
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Enclosed is the Decision of the BOARD OF APPEALS which ha~'
this day been filed in the office of the Nantucket Town J
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 necision must be given
to the Town Clerk so as to be received within such TWENTY
(20) days.
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); ~139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS, 02554
Map 67, Parcel 13
R-10
9 Bartlett Road
Plan Book 23, Page 56, Lots 1A and 2B
Deed Book 382, Page 182
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 JOHN
CHANNING EGENBERG of 291 Madaket Road, Nantucket, MA 02554, Board of
Appeals File No. 055-05, the BOARD made the following DECISION:
1. Applicant is seeking relief by SPEGAL PERMIT under Nantucket Zoning By-law
Section 139-33A(8) to validate the Lot as a separately marketable and buildable lot from
all surrounding land. In 1987 a predecessor in title had conveyed about 63 feet of area
to the abutter to the east in return for a separate about 63-foot parcel of land to allow a
common lot line adjustment. Applicant is now seeking to validate the lot line
reconfiguration, which is allowed under said By-law section provided that no new
nonconformity is created and no existing nonconformity made more nonconforming.
The Lot is improved with a duplex constructed pursuant to a duly issued building
permit in 1983. The Locus is nonconforming as to lot size, having a lot area of about
9,739 square feet in a district that requires a minimum lot size of 10,000 square feet. The
property is otherwise conforming to all dimensional and use requirements of the
Zoning By-law.
The Premises are located at 9 BARTLETT ROAD, Assessor's Map 67, Parcel 13,
Plan Book 23, Page 56; Lots 1A and 2B. The property is zoned Residential-10.
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 he owns the improved real
property at 9 Bartlett Road that contains a conforming duplex structure that was
constructed pursuant to a validly issued 1983 building permit. Applicant's property is
a pre-existing, nonconforming lot that has an area of approximately 9,739 square feet in
the Residential-10 zoning district that requires a minimum lot size of 10,000 square feet
and nonconforming as to frontage, having 53.61 feet of frontage on Bartlett Road where
75 feet of frontage is the minimum required. At the time the lot was created in 1980, the
property was located in the R-1 zoning district and met the required minimum lot size
of 5,000 square feet and minimum frontage was 50 feet. The lot became grandfathered
as to the frontage and lot size requirements when the district changed to R-10 in 1983.
In 1987 a predecessor in title of the Premises and the abutter to the east divided and
exchanged equal approximately 63 square-foot parcels as shown on the "Plan of Land"
done by John J. Shugrue, Licensed Surveyor, dated April 8, 1985, a reduced copy of
which is attached hereto as Exhibit A. Said reconfiguration of lot lines as a result of the
cross-conveyance of the parcels maintained the size of the lot, did not affect frontage,
did not create any new nonconformity and did not increase any existing nonconformity.
Applicant purchased the property in 1992, and stated that at that time it was believed
that the conveyances done in 1987 between the abutters did not affect the pre-existing,
nonconforming status of the existing lots. Applicant is now seeking to validate the
conveyance and reconfiguration of his lot line under Section 139-33A(8) that allows
such alterations of nonconforming lots by special permit.
4. Therefore, based upon the foregoing, the Board finds that the reconfiguration of
the Premises' lot line did not create any new nonconformity nor increased any existing
nonconformities. In addition, the Board finds that said reconfiguration did not create a
substantially more detrimental impact on the neighborhood than the existing
nonconforming situation, with the nonconforming lot size and frontage not changing.
5. Accordingly, by UNANIMOUS vote, the Board GRANTS the requested
SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33A(8) in order to
validate the 1987 reconfiguration of the lot lines of the Locus with the cross conveyance
of a parcel of about 63 square feet with the abutter to the east, based upon the following
condition: the reconfigured lot is substantially as shown on the "Plot Plan of Land"
drawn by John J. Shugrue, Licensed Surveyor, une 30, 2005, a reduced copy of
which is attached hereto as Exhibit B. / __
Dated: August ~ 2005
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87.56'
LOT lA &. 2B
9,739 S.F.
NOTE, ZONNING I,./AS R-1 I,./HEN LOT
I,./AS CREATED.
FRONTAGE 50 FT
AREA 5,000 S.F.
1 I CERTIFY THAT AS A RESULT OF
A SURVEY MADE ON THE GROUND,
THAT THE STRUCTURE IS LOCATED
ON THE LOT AS SHOI,./N \.11TH NO
VISIBLE ENCROACHMENTS, AND DID
COMPLY I,./ITH THE ZONING SETBACKS
IN EFFECT AT THE TIME OF CONST-
RUCTION. THE SITE IS SITUATED IN
ZONE 1 C 1 OF THE F.E.M.A.
MAP SHEET # 0011 D
COMMUNITY #250230:
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ZONING: R-lO
MINIMUM LOT SIZE: 10,000 SF.
MINIMUM FRONTAGE: 75 FT
FRONT YARD SETBACK, 20 FT
REAR &. SIDE SETBACK' 10 FT
GROUND COVER RATIO: 25%
PLOT PLAN OF LAND IN
NANTUCKET, ' ~lA
SCALE, 1'= 20'
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ASSESSORS MAP 67
2005
JOHN J. SHUGRUE, INC.
57 OLD SOUTH ROAD
NANTUCKET, MA 02554
FORI MICHAEL 0 RYAN
PARCEL NO. 13
#7303MPP
CURRENT PLOT PLAN
9 Bartlett Road
-........
reduced
not to scale
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:
JOHN CHANNING EGENBERG
BOARD OF APPEALS FILE NO. 055-05
Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33A(8) to validate the Lot as a separately marketable and buildable lot
from all surrounding land. In 1987 A predecessor in title had conveyed about 63 feet of
area to the abutter to the east in return for a separate about 63-foot parcel of land to allow
a common lot line adjustment. Applicant is now seeking to validate the lot line
reconfiguration, which is allowed under said By-law section provided that no new
nonconformity is created and no existing nonconformity made more nonconforming. The
Lot is improved with a duplex constructed pursuant to a duly issued building permit in
1983. The Locus is nonconforming as to lot size, having a lot area of about 9,739 square
feet in a district that requires a minimum lot size of 10,000 square feet. The property is
otherwise conforming to all dimensional and use requirements of the Zoning By-law.
The Premises are located at 9 BARTLETT ROAD, Assessor's Map 67, Parcel
13, Plan Book 23, Page 56; Lots lA d 2B. The property is zoned Residential-l0.
..........
TillS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
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NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
CASE NO. 0)(': OJ'-
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s): John Channing Egenberg
Mailing address: 291 Madaket Road, Nantucket, MA 02554
Applicant's name(s): same
Mailing address: same
Locus address:
9 Bartlett Road
Assessor's Map/Parcel: Map 67, Parcel 13
Land Court Plan No.: _ Lot No.: Lots 1A and 2B on Plan Book 23, Page 56
Date lot acquired: 03/06/92 Deed Ref./Cert. of Title: Book 382, Page 182 Zoning District: R-10
Uses on Lot - Commercial: None.-!- Yes (describe)
Residential: Number of dwellings~ Duplex Y Apartments_Rental Rooms_
Building Date(s): All pre-date 7/72?
no
or C ofO(s)? Yes
Building Permit Nos: 3030-84, construction of a new two family dwelling
Previous Zoning Board Application Nos.: none
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:
See Addendum A
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I certify that the information contained herein is substantially complete and true to the bestof my
knowledge, under the pains and penalties of perjury.
John Channing Ege be by his att rney, Emily Avery
SIGNATURE: Applicant Attorney/Agent X
(If not owner or own r's attorn , pI se e lose proof of agency to bring this matter before the Board)
..'-F6~Z FE CEUSE f,/
Application received on:::)/L'{Yj By:_~, Complete: L/"Need copies?:
Filed with Town Clerk:.:)_/20/0~niiig BU~.!JI:-,' ,_ Building Dt:pt.._i_i~ (1(? ~
Fee deposited with Town Treasur0 rzcp,\ By: ~aiver requested?:_Granted:_/_/_
Hearing notice posted with Town Clerk: J /20/0~ailed::2; lJ)J IT&M:I / 28"'~ & 5lJ'..:lJ Ci J~
Hearing(s) held on:_/_/_ Opened on:_/---1_ Continued to:_/_/_ Withdrawn?:_/_/_
DECISION DUE BY:_/_/_ Made:_/_/_ Filed w/Town Clerk:_/_/_
Mailed: / /
DECISION APPEALED?: / /
SUPERIOR COURT:
LAND COURT
Form 4/03/03
ADDENDUM TO APPLICATION
John Channing Egenberg
9 Bartlett Road, Nantucket
Applicant is seeking relief by SPECIAL PERMIT pursuant to Nantucket Zoning
By-law Section 139-33A (8) from the minimum lot size requirement to validate the
Premises as a separately marketable and buildable lot, although the lot is undersized in
the R-10 zoning district and in 1987 the then owner of Premises and an abutter divided
and exchanged 63 square foot parcels from both lots a lot line adjustment.
Before the lot line adjustment, the Premises were pre-existing, nonconforming as
to lot area and frontage, having been created in 1980 when the Premises was located in
the R-1 zoning District. The Premises were upzoned from R-1 to R-10 in 1983. The
conveyance between abutters occurred in 1987. The lot line adjustment did not create
any new nonconiormity nor increase any existing nonconiormity.
At the time of the lot line adjustment and Applicant's purchase of the Premises in
1992, it was believed that conveyances between abutters did not affect the pre-existing,
nonconforming status of existing lots. The adoption of Nantucket Zoning By-law
Section 139-33A (8) has made relief in such cases available by Special Permit.
The Premises are improved with a duplex constructed pursuant to a validly
issued building permit in 1983. The Premises are otherwise coniorming to all
dimensional and use requirements of the Nantucket Zoning By-law.
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TOWN OF NANTUCK;T
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LOT 1A 8. 2B
9,739 S.F.
HOUSE
1,016 S.F.
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NOTE' ZONNING \v'AS R-1 \v'HEN LOT
\v' AS CREATED.
FRONTAGE 50 FT
AREA 5,000 S.F.
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, I CERTIFY THAT AS A RESULT OF
A SURVEY MADE ON THE GROUND,
THAT THE STRUCTURE IS LOCATED
ON THE LOT AS SHO\v'N \v'ITH NO
VISIBLE ENCROACHMENTS, AND DID
COMPLY \v'ITH THE ZONING SETBACKS
IN EFFECT AT THE TIME OF CONST-
RUCTION. THE SITE IS SITUATED IN
ZONE ' C ' OF THE F.E.M.A.
MAP SHEET #0011 D
COMMUNITY #250230:
ZONING. R-10
MINIMUM LOT SIZE: 10,000 SF.
MINIMUM FRONT AGE: 75 FT
FRONT YARD SETBACK: 20 FT
REAR 8. SIDE SETBACK: 10 FT
GROUND COVER RATIO: 25%
PLOT PLAN OF LAND IN
NANTUCKET, . MA
SCALE: 1'= 20'
DA TEl JUNE 30, 2005
JOHN J. SHUGRUE, INC.
57 OLD SOUTH ROAD
NANTUCKET, MA 02554
FOR:MICHAEL 0 RYAN
CJ
#7303MPP
ASSESSORS MAP 67
PARCEL NO. 13
CURRENT PLOT PLAN
9 Bartlett Road
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9 Bartlett Road
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1987 DEED FROM
ABUTTER
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"......CHUU'Ta QUITCLAIM 0_ oo.T PO"M (lNOIVIDUALI ..,
RUTH A. LOZOUSKI
292' ~f:;E217
e:OK
M Marlboro, Middlesex
Couatr, Muuc:buIetta,
I1mrlll1l1flMriN, fo.r CXlGIidcratloa paid, and in full CDaIIderatioG 01. $1. 00
grane to JOSEPH E. LOZOUSItI and ANNE L. LOZOUSItI, husband. and. wife, .
Tenants by the entirety, both
of 211 Lakeshore Drive, Marlboro, MaBS. 01752 witblpllttlatlll tIIDIIIlUdII
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The land aituated in the Town a~d County of Nantucket bein9
.hown a. Lot 28 on a plan entitled .Plan of Land in NantUCket, MA..,
dated April 8, 1985, drawn by John J. Shu9rue, Inc., recorded with
.aid Deed. in Book of 'l~..23~ Page56.
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For title .e.de84 :"corded with ..i4 D.ed. ln Book 204,
'age 119. 1-" : '
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l\~CK 292 PAGE 216
JOSEPH B. LOIOUSKI and ANNE L. toZOUSKI, husband and wife, both
of MArlboro,
Middlesex
Couatr. tI.-baIettt,
...-....-: b QlU/dendoD p&ld.1DlI ill Ia11 axWden&bt 01
gunt ~ RUTH A. toZOUSKI
of 79 Bruce Ro.d, M.rlboro, M.... 01752
$1.00
.
wItb tplttrlatla tOlfll!Ullt
MDXaI6X
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The land situ.ted .in the Town .nd County of NantUCket being
.hown .. Lot 1B on . pl.n entitled .Plan of Land in NantUCket, MA..,
dated April 8, 1985, dr.w~ by John J. Shuqrue, Inc., recorded with
..id Deeds in Book of Plans 23, paqe 56.
For titl~. aee deed recorded with ..id De.ds in Book 212,
PAqe62.
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Town of Nantucket
RECEIVED .
BOARD OFAS$~SORS
JUL 1 2 '2005
TOWN OF
NANTUcKEr, MA
. .
ZONING BOARD OFAPPEALS
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF
PROPE~TY OWNER.~.~. ..OJ.~.N.N.l N1. ..E~ ~G:. .....
MAIUNGADDRESS.:I:.:~!....m .~.Q.P..~...~AD......................
PROPERTY LOCA TION...3.... .~.~.. ..~.Pr.?. ...................
ASSESSORS MAP/P ARCEL... ..fd.r;. ../1.3. /./...................................
A P P LI CANT.. . ~ D .M. ~..i .. ..~.~ .~~Iee .. .. f1r.t{.. ..4? tH.~.~..(~:~~ ~( M t? ,hV €'tet1 u.1'
. . ?/IZ/ZOOS .
SEE A IT ACHED 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 abutters of the abutters and all
other land owners within 300 feet of the property line of owner's property, all as they appear on
the most recent applicable tax list (M.G.L. c. 40A, Section 11 Zoning Code Chapter 139.
Section 139-29D (2)
adu./3.,...#(!~
cZ~ TE (f
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ASSESSOR'S OFFICE
Town of Nantucket
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