HomeMy WebLinkAbout057-05
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TOWN OF NANTUCKET
'~
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date, fJvy(fi:Y-/~ ,20 CIS
To: Parties in Interest and Others concerned with the
Decision of the BOARD OF APPEALS in the App1ication of the
following:
Owner/Applicant:
pct~rJhIl
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Application No.:
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Enclosed is the Decision of the BOARD OF APPEALS which ~s
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 Becision must be given
to the Town Clerk so as to be received within such TWENTY
(20) days.
~\0U!Ju~
tf)~ W' Wo IfW) 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 ~139-30I (SPEC1AL PERMITS); 9139-321 (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
.
ZONING BOARD OF APPEALS
1 EAST CHESlNUT STREET
NANTUCKET, MASSACHUSETTS, 02554
Map 55.1.4
Parcel 69
RC
70 Union Street
Plan 19, Page 141, Lot 2
Deed Ref. Plan 331, Page 115
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 ROBERT F. AND KELLY
L. PATERSON of70 Union Street, Nantucket, MA 02554, Board of Appeals File No. 057-05,
the BOARD made the following DECISION:
1. Applicants are seeking reliefby SPECIAL PERMIT under Nantucket Zoning By-law
Section 139-33A(8). Applicants propose to reconfigure their lot lines by purchasing an about 209
square- foot parcel of land from an abutter to the north, and merging it with their lot in order to be
able to site a new structure, currently sited on an immediately abutting lot to the east, on their lot
and meet all setback requirements. Applicants require relief to reconfigure the lot lines as the lot
is nonconforming as to frontage requirements, having access to the property solely by permanent
easement from Union Street. The lot would continue to meet minimum lot size requirements and
the existing northerly side yard intrusion would be cured with the removal of the existing single-
family dwelling and enlargement of the lot to accommodate the new conforming structure. Such
relief is allowed under said By-law section provided that no new nonconformity is created and
no existing nonconformity made more nonconforming. Applicants currently have separate
Application BOA File No. 041-05 before the Board that would be withdrawn at this meeting
should relief to reconfigure the lot lines be granted. The abutting lot, shown as 64 Union Street,
Assessor's Map 55.1.4, Parcel 66, would continue to meet all dimensional zoning requirements
and does not need corresponding relief to reconfigure the lot lines. There is an existing shed on
the property that is sited as close as about 1.8 feet from the southwesterly side yard lot line that
would be removed.
The Premises is located at 70 UNION STREET, Assessor's Map 55.1.4, Parcel 69, Plan
331, Page 115, Lot 2. The property is zoned Residential-Commercial.
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. The direct abutter to the north, conveying the parcel to the
Applicant, was present and spoke in support of the Application. A representative of the
immediate abutter to the east, the current owner of the house to be moved to the Applicants'
property, was also present and spoke in favor.
3. Applicants, through counsel, represented that they owned the improved real estate at 70
Union Street. Applicants' real estate is a pre-existing, nonconforming lot-of-record that had an
area of approximately 6,720 square feet in a district that required a minimum lot size of 5,000
square feet. The lot is nonconforming as to frontage being accessed by a permanent easement to
Union Street. Applicants propose to reconfigure their lot lines by acquiring an abutting parcel of
vacant land that is currently part of a larger conforming parcel located at 64 Union Street
(Assessor's Map 55.1.4, Parcel 66). This abutting parcel ofland to be conveyed to the Applicants
has an area of approximately 209 square feet. Applicants' reconfigured lot, when the two parcels
are merged, would have an area of approximately 6,929 square feet, and would continue to be
conforming as to lot area and ground cover. The abutting lot at 64 Union Street would remain
conforming in every respect as to zoning requirements. Applicants stated that the "merger" of
both parcels of land would create no new zoning nonconformities or increase any existing
nonconformities. In fact, the combination of the two parcels would cure the northerly side yard
setback intrusion of the existing single-family dwelling.
Applicants originally sought relief by special permit, and in the alternative, by variance in
the Application in BOA File No. 041-05. Applicants had planned to demolish the existing single-
family dwelling and move another single-family dwelling from the immediate abutter's lot to the
east to substantially the same siting as the existing house. Given the difference in size of the two
structures, the new house would have intruded into the required southerly five-foot side yard
setback area at one corner for about 6.2 square feet of area. Applicants explored several options
for re-siting the new structure and cutting a part of the new house off in order to fit it on the
unusually shaped lot. Since the time that the initial Application was made, Applicants have now
been able to arrange the purchase ofthe subject parcel that, once combined, would provide
sufficient area to site the new house so as to be conforming to all dimensional zoning
requirements and said move would then not require any relief from this Board to accomplish.
The Application in BOA File No. 041-05 for variance relief was allowed to be withdrawn
without prejudice at the request of the Applicants.
4. Therefore, based upon the foregoing, the Board finds that the merger of both parcels as
proposed would not be substantially more detrimental to the neighborhood than the existing
nonconforming situation (lack of frontage on an otherwise conforming lot), and that no new
nonconformities would be created nor existing ones increased and in fact an existing northerly
side yard setback intrusion would be eliminated making the lot less nonconforming. The Board
also notes that demolition of the existing single-family dwelling can be done as a matter of right
without relief from this Board, as well as the move on of the new structure, so long as it meets all
dimensional zoning requirements.
5. Accordingly, by UNANIMOUS vote, the Board GRANTS the requested SPECIAL
PERMIT under Nantucket Zoning By-law Section 139-33A(8) in order to allow the merger of
the two parcels as proposed, located at 70 Union Street and an about 209 square-foot portion of
64 Union Street, into one building lot with an area of approximately 6,929 square feet, based
upon the following conditions:
a. The merger shall be done substantially as shown on the "Plot Plan to
Accompany Board of Appeals Application", done by Leo Asadoorian,
licensed surveyor, dated May 7, 2005, and revised August 4,2005, a
reduced copy of which is attached hereto as Exhibit A; and
b. The two parcels shall be merged for zoning purposes.
(BOA File No. 057-05)
Dated: August~ 2005
ZONING CLASSIFICATION: .RP. . . .
MIN. AREA:...... .599Q..,
40'
MIN. FRONTAGE: , . . . . . . , . .
0'
FRONT YARD S.B.: . . . . . . . . ,
5'
REAR &: SIDE S.B.: . , . . . . , .
GROUND COVER (,,): . .59~. . .
PROPOSED:
6720 S.F.
:N/A:::: :
.N/(\. .. ..
SEE PLAN
'38: 15%' wIshed
'2,564 s:f. wished
35.21% w/o shed
2,366 S.F. w/o shed
EXIS11NG:
6511 S.F.
:N/A ::::
.N/A.... ,
SEE PLAN
'29%' .. . .
'1;886' S:F:
20 0 10 20
r-....~~
SCALE: 1 INCH = 20 FEET
N/F
TOWN OF NANTUCKET
LOT 1
LCC 8254-H
PROP,
N/F
GREAT HARBOR YACHT ClUB
N/F
JOSEPH M. &
CHRISTINE M.
SANTOS
55.1.4-66
N/F
JAMES NETTlES
DEED BK. 170, PG. 12
PlAN 15/65 LOT 2
PROPOSED ADDITION
TO PA TERSON LOT
209 S.F. :t
ORIGINAL SIGNED AND STAMPED COPIES OF THIS PlAN MAY BE
PHOTOCOPIED BY THE BOARD Of APPrALS OR THE NANTUCKET
COUNTY REGISTRY OF DEEDS FOR RECORDING PURPOSES.
IN CASES OF DISCREPANCIES REGARDING INFORMATION CONTAINED
HEREON AND UNAlJTMORIZED PHOTOCOPIES OF THIS PlAN, ONLY
ORIGiNAllY STAMPED AND ENDORSED COPIES SIW.L BE
ACKNOWlEDGED BY THE CERTIFYING lAND SURVEYOR.
THIS PLOT PlAN WAS PREPARED TO ACCOMPANY AN APPUCATION
TO THE NANTUCKET BOARD OF APPrALS AND IS NOT TO BE
CONSIDERED A FULL INSTRUt.tENT SURVEY.
THIS PlAN SHOULD NOT BE USED TO ESTABUSH PROPERlY UNES.
FENCES, HEDGES OR ANY ANCIl.lARY STRUCTURES ON THE PREt.tISES.
THE PROPERTY UNES SHOWN RaY ON CURRENT DEEDS AND PlANS
OF RECORD.
Plot Plan to Accompany
Board of Appeals Application
in
Nantucket, Massachusetts
SCALE: 1"= 20' DATE: MAY 7, 2005
Rev. AUG. 4, 2005
Owner: ROBERT F. & KELLY L PATERSON
DeedjCert.: 134-560 Pion: 19-141
Tox Mop: 55.1.4-69 Locus: 70 UNION STREET
THIS PLOT PlAN IS NOT A CERTIFICATION AS TO TO THE TITlE OR
OWNERSHIP OF THE PROPERlY SHOWN. OWNERS OF ADJOINING PROPERTIES
ARE SHOWN ACCORDING TO CURRENT TOWN OF NANTUCKET ASSESSOR
RECORDS.
THIS PI.AN MAY NOT BE USED FOR ANY OTHER PURPOSE THAN ITS
INTENDED USE NOTED NJCNE.
@ 2005 Blockwell &: Associates Inc.
BLACKWELL ct ASSOCIATES, Inc.
Pro/esS'iDna.l Land SunJeyors
20 Teasdale Circle
Na.ntucket, Massachusetts 02554
FBK.:NR111-114 (508) 228-9026 B-6101
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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:
ROBERT F. AND KELLY L. PATERSON
BOARD OF APPEALS FILE NO. 057-05
Applicants are seeking reliefby SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33A(8). Applicants propose to reconfigure their lot lines by purchasing
an about 209 square-foot parcel ofland from an abutter to the north, and merging it with
their lot in order to be able to site a new structure, currently sited on an immediately
abutting lot to the east, on their lot and meet all setback requirements. Applicants require
relief to reconfigure the lot lines as the lot is nonconforming as to frontage requirements,
having access to the property solely by permanent easement from Union Street. The lot
would continue to meet minimum lot size requirements and the existing northerly side
yard intrusion would be cured with the removal of the existing single-family dwelling
and enlargement of the lot to accommodate the new conforming structure. Such relief is
allowed under said By-law section provided that no new nonconformity is created and no
existing nonconformity made more nonconforming. Applicants currently have separate
Applicati9n BOA File No. 041-05 before the Board that would be withdrawn at this
meeting should relief to reconfigure the lot lines be granted. The abutting lot, shown as
64 Union Street, Assessor's Map 55.1.4, Parcel 66, would continue to meet all
dimensional zoning requirements and does not need corresponding relief to reconfigure
the lot lines. There is an existing shed on the property that is sited as close as about 1.8
feet from the southwesterly side yard lot line that would be removed.
The Premises is located at 70 UNION STREET, Assessor's Map 55.1.4, Parcel
69, Plan 331, Page 115, Lot 2. The rty is zoned, esidenti -Commercial.
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
d
FURTHER INFORMATION. \-'1
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NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
CASE NO. 0 ~ ->7 - cu--'
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s): ROBERT F. ANDKELL Y L . PATERSON
Mailing address: 70 UNION STREET, NANTUCKET, MA 02554
Applicant's name(s): SAME
Mailing address: SAME
Locus address:
70 UNION STREET
Assessor's Map/Parcel: 55.14-069
Land Court Plan/Plan Book & Page/Plan File No.: 40-F Lot No.: 2
Date lot acquired:~1 011 89 Deed Ref.lCert. of Title: Book 331 Pg 115 Zoning District: RC-2
Uses on Lot - Commercial: None_ Yes (describe)
Apartments
Rental Rooms
Residential: Number of dwellings~ Duplex
Building Date(s): All pre-date 7/72? X or
Building Permit Nos: \ W. - '\ '""d.....
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:
C of O(s)?
See Exhibit "A"
-~
I certify that the information cont ned herein is substantially complete and true to the best of my
knowledge, under the pains and nalties of perjury.
SIGNATURE: Applicant Attorney/Agent ./
(If not owner or owner's attorney, p e enclose proof of agency to bring this matter before the Board)
Application received on:'1.A ~/OrBY: FO&.,~t ~FFIC~o';'~ete: Need copies?: Z--/ \
Filed with Town Clerk:-.:] 6qd\'Plannin~)"d: I I Bnili/ing n'pt . I ~y6I?-fs--
Fee deposited with Town Treasurer:112CJ P J By: & (2{Qwaiver requested?: Granted:_I_I_
Hearing notice posted with Town ClerkQI ~/OrMailed: J 12JPJi&M:~ 2q-CJ..J-& e!C(IGJ--
Hearing(s) held on:---1---1_ Opened on:--1--1_ Continued to:--1--1_ Withdrawn?:--1_I_
DECISION DUE BY:~~_ Made:_/~_ Filed wffown Clerk:~_I_ Mailed:~_/~
DECISION APPEALED?:---1---1_ SUPERIOR COURT: ' LAND COURT " '. Form4/03/03
Exhibit" A"
Applicants' lot is located in the RC-2 zoning district and is conforming as to area having
6511 square feet in a district requiring 5000 square feet of area. The lot is non-
conforming as to frontage as it has no direct frontage but enjoys a 14 foot wide easement
out to Union Street. Applicant proposes to purchase a small parcel of land containing
approximately 209::1: square feet from Mr. Nettles who abuts applicants property on the
northwest. This parcel will be added to applicants existing property to square-off the
building site. The provisions of chapter 139 section 33 A (8) provides that pre-existing
non-conforming lots may only be changed pursuant to a special permit. Applicants seek a
special permit to allow this parcel to be added to their existing lot.
Of116U 1. R-
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N/F
TOWN OF NANTUCKET
LOT 1
N/F
GREAT HARBOR YACHT ClUB
DOGHOUSE
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N/F
JOSEPH M. c!c
CHRISTlNE M.
SANTOS
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ZONING ct.ASSIFlCA11ON: .RP. . . .
II/N. AAfA:...... .5p9Q...
40'
IIIN. FRONTAGE: . . . .. .. . . .
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FRONT YARD 5.B.: . . . .,. . . . .
ROO &: SIDE 5.B.: . . .5. . . . .
GROUND COVER (~): . .5P~. . .
EXISIlNG:
6511 S.F.
:tJjA:::: :
.N/A.... .
SEE PLAN
'29%'" .
'1;886' S.F:
LCC 8254-H
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PROPOSED:
6511 S.F.
.tJJi'" .
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.N/A.... .
SEE PLAN
'39:4% wished
'2,564 s:f. wished
36.3% wlo shed
2,366 S.F. wlo shed
20 0 10 20
k--~
SCALE: 1 INCH = 20 FEET
N/F
TOWN OF NANTUCKET
LOT 1
N/F
GREAT HARBOR YACHT CLUB
N/F
JOSEPH t.4. &
CHRISTINE t.4.
SANTOS
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ORIGINAL SIGNED AND STAMPED COPIES OF lHlS PlAN MAY BE
PHOTOCOPIED BY 1HE BOARD OF APPfALS OR lHE NANTUCKET
COUNTY REGISTRY OF DEEDS FOR RECORDING PURPOSES.
IN rASES OF DISCREPANCIES REGARDING INFORMATION CONTAINED
HEREON AND UNAUTHORIZED PHOTOCOPIES OF lHlS PlAN, ONLY
ORlGlNAl.l.Y STAMPED AND ENDORSED COPIES SIWl BE
ACKNOWlEDGED BY lHE CERTIFYING lAND SURVEYOR.
lHlS PlOT PlAN WAS PREPARED TO 1ro>MPANY AN APPlICATION
TO lHE NANTUCKET BOARD OF APPfALS AND IS NOT TO BE
CONSIDERED A FULL INSTRUMENT SURVEY.
lHlS PlAN SHOUlD NOT BE USED TO ESTABUSH PROPERlY UNES.
FENCES, HEDGES OR ANY ANCII.l.JRY STRUCTURES ON lHE PREMISES.
THE PROPERlY UNES SHOWN RRY ON CURRENT DEEDS AND PlANS
OF RECORD.
Plot Plan to Accompany
Board oj Appeals Application
in
Nantucket, Massachusetts
SCAlE: 1"= 20' DATE: MAY 7. 2005
Owner: ROBERT F. &: KELLY L PATERSON
. . . . . . . . . . . . . . . . . . . . . . . . . . to
rn
Deed/Cert.: 134-560 Plan: 19-141
Tax Map: 55.1.4-69 locus: 70 UNION STREET
1HIS PlOT PlAN IS NOT A CERTIFICATION AS TO TO lHE TI1tE OR
OWNERSHIP OF lHE PROPERTY SHOWN. OWNERS OF ADJOINING PROPERTIES
ARE SHOWN ACCORDING TO CURRENT TOWN OF NANTUCKET ASSESSOR
RECORDS.
1HIS PlAN MAY NOT BE USED FOR ANY 01HER PURPOSE ~ ITS
INTENDED USE NOTED 1BlM..
@ 2005 Blackwell &: IeIoc:iates Inc.
BLACKWELL d: ASSOCIATES, Inc.
ProJessiona.l Lend Surveyors
20 Teasdale Circle
Nantucket, Massachusetts 02554
FBK.:NR 111-114 (508) 228-9026 B-6fOf
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May 20, 2005
Ms. Linda Williams
Zoning Board Officer
Chestnut St.
Nantucket, MA 02554
Ms. Williams:
As a matter of record, the Great Harbor Yacht Club will be selling a house formerly
owned by Michael and Dusty Ramos ("Ramos House") to Robert and Kelly Paterson.
The Ramos House will be moved from its current location at 11 Saltmarsh Way to an
abutting property owned by the Patersons, 70 Union St. The house is scheduled to be
moved within the next 120 days. The dwelling which currently exists at 70 Union Street
will be razed prior to the aforementioned house-move. This move will not require an
Over the Road Permit, however it will require the necessary Building Permits and HDC
approval.
If you have any questions or require additional information, please feel free to call me in
the office.
Thank you.
/l
Si~~t::rely; --I'
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Ti~~ea .
Project Coordinator
~ GREAT HARBOR YACHT CLUB ~
96-97 Washington Street Extension' Nantucket, MA 02554
phone (508) 325-5200' fax (508) 325-0101
www.ghyc.com
NANTUCKET 20-1 04038
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Town of Nantucket
ZONING BOARD OF APPEALS
RECEIVED
BOARD OF ASSESSORS
APR 2 7 2005
I TOWN OF
NANTuacEi, MA
,
('
LISTOF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF-
PROPERTY OwNER"...R.t?kt...t=....pq..~.v:'?>.~~..~.~ ..\~~.\)~.h. ~cvten()1'V
'.. 'u
MAILING ~DDRESS.... P-..~~.:~.. .l.:t:?~. J~.\1:t.~ ;.~. f-!.?- '5 s ~
PROPERTY LOCATION...... ..~.Q.... V~9~..~.~........ .......
. . t_ SS \ Y _ i a
ASSESSORS MAP/PARCEL............ ...'.. .l...........~..\ ...........................
APPLICANT............................................................ .... .:..................
SEE ATIACHED PAGES
I certify that the foregoing is a list of persons who are owners of abutting property, owners of
land direct1~ opposite on any public or private street or way; and abuttcn of the abutters and all
other land owners within 300 feet ofth~ 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 139.290 (2) .
~....2~....OlOOS-
DATE'
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ASSESSOR'S OFFICE
Town of Nantucket
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