HomeMy WebLinkAbout084-05
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: ~f\{)~r~ tI
, 20C/0
To: Parties in Interest and, Others concerned with the
-Decrs ion' at the BOARD OF APPEALS in the Application of the
following:
.. C)g4~()g-
Appl1catlon No.:
owner/APP1iCant:Jfe:n~r::fr. ~.ren-r aod. CQCT kkJn:\
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nclosed1S the DeC1S1on of the BOARD OF APPEALS wh1ch 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.
1S
Chairman
cc: Town Clerk
Planning Board
Building Commissioner
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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); ~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 44
Parcel 7.1
LUG-3
137 Polpis Road
Lot 11, L.C. Plan No. 10999-F
Certificate of Title No. 19573
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals on Friday,
December 9,2005, at 1 :00 p.m., having been continued without opening from the November 18,
2005 public hearing, in the Conference Room of the Town Annex Building, 37 Washington
Street, Nantucket, Massachusetts, the Board made the following Decision on the Application
(084-05) of PETER A. PARENT and CORT DELANEY, CO-TRUSTEES OF THE IRENE
PARENT QUALIFIED PERSONAL RESIDENCE TRUST and JAMES J. CURTIN, JR.
QUALIFIED PERSONAL RESIDENCE TRUST of616 Indian Field Road, Greenwich,
Connecticut 06830.
2. Applicants are seeking relief by VARIANCE under Nantucket Zoning By-Law
Section 139-16A (Intensity Regulations - minimum lot size, ground cover ratio, frontage).
Applicants are seeking V ARIANCE relief to validate the lot as separately marketable and
buildable from all adjacent parcels, specifically the lot located at 139 Polpis Road shown as Lot
12, Land Court Plan No. 10999-F at the Nantucket Registry District, Assessor's Map 44, Parcel
7.2, and to cure the "merger" ofthe~two (2) lots. The subject lot is currently improved with a
single- family dwelling. Applicants are proposing a limitation of one dwelling unit per lot. The
Locus is non-conforming as to lot size with the lot having an area of about 51,046 square feet of
lot area in a zoning district that requires a minimum lot size of 120,000 square feet; as to
frontage, with the lot having about 130 feet of frontage along Polpis Road, in a zoning district
that requires a minimum of 200 feet; and as to ground cover ratio, with the lot having a ground
cover ratio of about 4.33% (about 2,213 square feet) in a zoning district that allows a maximum
ground cover of3%.
The Premises is located at 137 POLPIS ROAD, Assessor's Map 44, Parcel 7.1,
Land Court Plan No. 10999-F, Lot 11. The property is zoned Limited-Use-General-3.
3. Our Decision is based upon the Application and accompanying materials, and
representations and testimony received at our public hearing. The Planning Board made no
recommendations, fmding that the Application did not present any issues of planning concern.
One abutter, Dr. Owen Pickus, wrote to the Board and requested a continuance of the initial
November 18, 2005 date to obtain further information, which was accommodated by the Board
and the Applicant. Another abutter, Pamela Farkas, through her counsel, Arthur Reade, spoke in
favor of the requested relief as an agreement had been reached specifying a no-build area on the
Applicant's lot. The Nantucket Land Council, while not an abutter to the Locus, opposed the
Application at the public hearing and submitted a letter stating its concerns.
4. The Applicants, through counsel, stated that the locus had an area of
approximately 1.18 acres, and that the lot was improved with a single family dwelling. The lot
contained significant wetland resource areas, including a pond that would make it difficult to
Parent owned the lot from October 23, 1991 to August 15,2000 when she conveyed a one-half
(1/2) interest in the lot to her son, the Applicant, Peter A. Parent, Trustee. Irene Parent then
conveyed her remaining one-half (1/2) interest in the lot to James J. Curtin, Jr. on November 29,
2001. From October 9, 1993 until August 15,2000, Irene Parent owned the locus in common
ownership with the immediately abutting property located at 139 Polpis Road shown as Lot 12
on Land Court Plan No. 10999-F, Nantucket Assessor's Map 44, Parcel 7.2, a reduced copy of
which is attached hereto as Exhibit A. At the November 13, 1990 Nantucket Special Town
Meeting, the zoning district for the locus and the abutting lot was changed from LUG-l (with a
40,000 square foot minimum lot size requirement) to LUG-3 (with a 120,000 square-foot
minimum lot size requirement), subject to an amendment that allowed all lots in the district in
existence as of November 15, 1990 to have the benefit of LUG-l Intensity Regulations in
perpetuity. Both Parent lots existed prior to November 15, 1990 and conformed to LUG-l
Intensity Regulations, and were protected by said 1990 amendment. In 1995, at the Nantucket
Annual Town Meeting, it was voted to rescind this LUG-l Intensity Regulation Benefit
Amendment, effective January 1,2000. Irene Parent held both lots in "common ownership" until
August 15, 2000, 8 ~ months after the effective rescission of the LUG-l Intensity Benefit
Amendment on January 1, 2000 and thus the lots were arguably merged as one lot was vacant at
the time. Applicants argued that this was not a situation whereupon new lots would be created.
The Board was being asked to validate existing lots as separate from each other due to a zoning
change that adversely affected them.
5. The Applicants were now seeking relief by Variance pursuant to Section 139-16A
of the Zoning By-law to cure the "merger" of the Locus with the abutting lot so as to validate
each property as a separately marketable and buildable lot on the condition that each lot would
be limited to one (1) single-family dwelling. The Applicants, through counsel, stated there were
significant wetland resource areas, including a pond, on the Locus which was subject to an Order
of Conditions (No. NAN-015) and a Determination of Applicability issued by the Nantucket
Conservation Commission. The fifty-foot wetland buffer zone affecting the Locus prohibited any
material expansion of the existing dwelling. Moreover, the existing dwelling on the Locus
exceeded the maximum allowable ground cover (3%) in the LUG-3 District and may not be
expanded without further relief from this Board. The abutting lot was also adversely affected by
wetland resource areas and had limited buildability. Both lots were unique in size and shape,
compared to other lots in the LUG-3 District. Irene Parent is an elderly woman who would suffer
a significant financial hardship if the Variance was denied. Moreover, ifboth lots were "merged"
into one lot, the Applicant could construct a secondary dwelling. Limiting each lot to one
dwelling unit would result in the same number of dwellings.
6. Based on the foregoing, the Board finds that Variance relief is warranted in this
case owing to circumstances related to the location and extent of the wetland soil conditions and
the wetland resource areas on the lot, including the pond, the size and shape of the lot, and the
existing dwelling on the lot, all constituting unique circumstances that relate to the topography,
configuration especially affecting the lot and structure but not affecting generally the zoning
district in which it is located. The Board also notes that the lots were valid, separate lots at one
point and this situation could be distinguished from other situations where lots had no separate
history or title and Applicants were seeking a new subdivision of property. The Board also finds
that the proposed limitation of one single-family dwelling unit on the Locus, and the abutting lot,
would result in a total of two dwellings, which would be the result if the lots were forced to be
merged. In addition, the Board finds that Irene Parent's common ownership of both lots for a
period of 8 ~ months after the effective termination of the LUG-l Intensity Regulation Benefit
2
Amendment on January 1,2000 was fleeting and inadvertent and that a literal enforcement of the
provisions of this chapter would cause the Applicant to suffer a significant fmancial hardship if
both lots "merged" into a single building lot, particularly as the lots were no longer held in
common ownership, and the desirable relief may be granted without substantial detriment to the
public good and without nullifying or substantially derogating from the intent or purpose of the
By-law. A grant of relief would be equitable and in keeping with similar relief the Board had
granted for situations where there had been a momentary merger of what were once separately
marketable and buildable lots.
7. Accordingly, the Board of Appeals, by a vote four in favor (Toole, Murphy,
Wiley, Koseatac) and one opposed (Waine), GRANTS the requested relief by VARIANCE
under Nantucket Zoning By-law Section 139-16A to validate the lot as a separately marketable
and buildable lot, separate and independent from all adjacent parcels, specifically the lot located
at 139 Polpis Road shown as Lot 12 on Land Court Plan No. 10999-F at the Nantucket Registry
District, and further validates the existing dwelling on the locus with a ground cover of about
4.33%, on the following conditions:
a. That the lot is limited to one single-family dwelling; and
b. There shall be no further in crease in the ground cover without further relief
from this Board.
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Dated: t~n Ul\('~ ~, 20($
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Edward hy
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SUBDIVISION PLAN OF LAND IN NANTUCKET
I0999F
Michael S. Bachman, Surveyor
July 23, 1979
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LC. ND./0999C c.Tt. No. 7287
Subdivision of Lot B
Shown on Plan 10999B
Filed with Cert. of Title No. 281$
Registry District of Nantucket County
S~artlte certificates of title may he issved fOr Itlnd
1t~ ~~ 8SL.oJJJ~L2J1NJ.1L______uu_________
R ~a.v.-'.Ji'-~_ A____ ~__0~.
8
Copy ~.etf.. of plln
LAND REGISTRATION OFFIU
-DEC. 6, /979 -
Scale t1I'tltispl8lf 80 f<<t ir1 11II inch
R.L. Wf(1dDury, ~rlVr COlIrt
Form LCB-S-J. 1:500-4~71
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, NOVEMBER 4, 2005, IN THE CONFERENCE
ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
Massachusetts, on the Application of the following:
PETER A. PARENT AND CORT DELANY, CO-TRUSTEES OF THE IRENE
PARENT QUALIFIED PERSONAL RESIDENCE TRUST AND JAMES J.
CURTIN, JR. QUALIFIED PERSONAL RESIDENCE TRUST
BOARD OF APPEALS FILE NO. 084-05
Applicants are seeking relief by VARIANCE under Nantucket Zoning By-law
Section 139-16A (Intensity regulations - minimum lot size, ground cover ratio, frontage).
Applicants are seeking Variance relief to validate the lot as separately marketable and
buildable from all adjacent parcels, specifically the lot shown as 139 Polpis Road,
Assessor's Map 44, Parcel 7.2, to cure a merger of the two lots. The subject lot currently
is improved with a single-family dwelling. Applicants are proposing a limitation of one
dwelling unit per lot. The Locus is nonconforming as to lot size with the lot having an
area of about 51,046 square feet of lot area, in a district that requires a minimum lot size
of 120,000 square feet; as to frontage, with the lot having about 130 feet of frontage
along Polpis Road, in a district that requires a minimum of 200 feet; and as to ground
cover ratio, with the lot containing about 4.33% in a district that allows a maximum of
3%.
H____J11~ Premises is located at 137 POLPIS RQAP-,_Assessor's M~44~J~~~elJ.lL
Land Court Plan 10999-F, Lot 11. The property is zoned Limited-Use-General-3.
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THIS NOTICE IS A V AILABLE 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, MA 02554
ORIGINAL
CASE NO.C~ ~S
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s): Peter A. P..arent and Cort Delan , Co-Trustees Ot-
Mailing address: 616 Indian Field Road, Greenwich, CT 06830
Applicant's name(s): same
oPRT
Mailing address: same
Locus address: 137 Polpis Road
Land Court PlanlPlan Book & PagelPlan File No.: 10999-F
Date lot acquired: 08/2/200(})eed Ref.lCert. of Title: 19573
Uses on Lot - Commercial: None _ Yes (describe)
Residential: Number of dwellings_ Duplex
Assessor's MaplParcel: 44-7.1
Lot No.: 11
Zoning District: LUG-3
Apartments_Rental Rooms
C of O(s)?
Building Date(s): All pre-date 7/72?
Building Permit Nos:
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:
or
The Applicant seeks a Variance pursuant to Section 139-32 of the By-Law to cure
the "merger" of the locus with the property located at 139 Polpis Road, Map 44, Parc~l
7.2, and to validate the locus as a separate, marketable lot subject to LUG-3 intensity
regulations. See Addendum "A".
I certify that the information contained herein is substantially complete and true to the best of my
knowledge, under the pains and penalties f e 'ury.
Peter A. Parent, Trust
SIGNATURE By his Attorney, .
: :ApplIcant
(If not owner or owner's attorney, pIe se enclose proof of agency to bring thO matter before the Board)
It! FO FFICE USE
Application received on=!O ILlJd)~y: Complete: Need copies?:~
Filed with Town Clerk:JltJ..:t./4 Plmming B~-d:- i, '_ BUildIng Dept.:_/_OY:~
Fee deposited with Town Treasurer:-!t~./~ ~y:~aiver requested?:_Granted:_I_I_
Hearing notice posted with Town clerk:J1d:tJ~ile~:jQdjJo(I&M:fQ../2j)1(J) & I O~7/J:JS:
Hearing(s) held on:_I_I_ Opened on:_I_I_ Continued to:_I_I_ Withdrawn?:_I_I_
DECISION DUE BY:_I_I_ Made:_I_I_ Filed wffown Clerk:_I_I_ Mailed:_I_I_
Attorney/Agent1
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ADDENDUM "A"
PETERA. PARENT, TRUSTEE
137 POLPIS ROAD
MAP 44, PARCEL 7.1
Applicants, Peter A. Parent, Trustee of the Irene Parent Qualified
Personal Residence Trust u/d/t registered as Document No. 90102 at the
Nantucket Registry District and Cort Delany, Trustee of the James J. Curtin,
Jf. Qualified Personal Residence Trust u/d/t registered as Document No.
95431 at the Nantucket Registry District (hereinafter "Trust") are the owners
of the improved real estate located at 137 Polpis Road, Nantucket,
Massachusetts shown as Lot lIon Land Court Plan No. 10999-F at the
Nantucket Registry District (hereinafter "Trust Property").
The Trust Property has an area of approximately 1.18 acres, includes a
single family dwelling, and significant wetland resource areas (pond). The
Trust Property is located in the LUG-3 District but does not conform to
LUG-3 Intensity Regulations for minimum lot area (120,000 sq. ft.),
minimum frontage (200 ft.), and maximum ground cover (3 % of lot area).
The Trust Property has an area of approximately 51,046 sq. ft., 130 feet of
frontage along Pqlpis Road, and the existing dwelling has a ground cover of
approximately 2,213 sq. ft. (4.33%).
By way of background, Irene Parent was the sole owner of the Trust
Property from October 23, 1991 until August 15, 2000 when she conveyed a
one-half (1/2) interest in the Trust Property to her son, Peter A. Parent,
Trustee. On November 29,2001, Irene Parent conveyed here remaining
one-half (1/2) interest in the Trust Property to James J. Curtin, Jf. From
October 9, 1993 until August 15,2000, Irene Parent owned the Trust
Property in common ownership with abutting property located at 139 Polpis
Road and shown as Lot 12 on Land Court Plan No. 10999-F; Assessor's
Map 44, Parcel 7.2 (hereinafter "Parent Property").
At the November 13, 1990 Special Town Meeting, the Zoning District
for these Properties was changed from LUG-l to LUG-3, subject to an
amendment that allowed all lots in the district in existence as of November
15, 1990 to have the benefit of LUG-l Intensity Regulations. Both
Properties conformed to LUG-l Intensity Regulations and had the benefit of
this 1990 amendment. In 1995, the Annual Town Meeting voted to rescind
this LUG-l Intensity Regulation benefit, effective January 1, 2000. Both
Properties at issue were held in common ownership by Irene Parent until
August 15,2000, 8 Y2 months after the effective rescission of the LUG-l
Intensity Regulation benefit on January 1,2000.
The Trust seeks a Variance pursuant to Section 139-32 of the By Law
to cure the "merger" of the Trust Property with the Parent Property so as to
validate each Property as a separate, marketable lot on the condition that
each Property is limited to one (1) dwelling. A Variance is warranted in this
case because there are unique circumstances relating to the topography of
the Properties, a literal enforcement of the By Law would involve a
significant financial hardship for the Trust and Irene Parent, and granting a
Variance in this case would not undermine the intent and purpose of the By
Law. Specifically, the Trust Property includes a significant wetland
resource area (Pond) and is subject to the provisions of Nantucket
Conservation Commission Order of Conditions No. NAN-O 15 and a
Determination of Applicability issued by the Commission. The fifty (50')
foot wetland buffer zone affecting the Trust Property precludes any
significant expansion of the existing dwelling. Moreover, the existing
ground cover of this dwelling exceeds the maximum allowable ground cover
allowed in the LUG-3 District (3%) sot the existing ground cover of the
dwelling may not be expanded without further zoning relief. The abutting
Parent Property is also adversely affected by wetland resource areas and has
limited buildability. Both Properties are unique in size and shape compared
to other properties in the LUG-3 District. Further, limiting each Property to
no more than one (1) dwelling effectively preserves the status quo and does
not undermine the intent and purpose of the By Law. If the Properties are
merged into one (1) lot, two (2) dwellings (primary and secondary) are
allowed on the newly configured single lot. As a practical matter, the
intensity of use of the Properties does not change whether they are deemed
one (1) "merged' lot, or preserved as two (2) separate lots. No more than
two (2) dwellings are allowed in either situation. Irene Parent is an elderly
woman who will suffer a significant financial hardship if Variance relief is
denied in this case.
The Trust, therefore, asks the Board to grant the Variance for the
above reasons
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TRANSFER CERTIFICATE OF TITLE
Cert, No, 19573
Docu. No. 90103
From TRANSFER Certificate No. 15047 Originally Registered
October 29, 1991 in Registration Book 80 Page 131
for the Registry District of Nantucket County,
THIS IS TO CERTIFY that PETER A. PARENT, TRUSTEE of the IRENE PARENT QUALIFIED
PERSONAL RESIDENCE TRUST u1d1t dated 8/15/2000 and registered as document # 90102 at the
Registry District of Nantucket County, for an undivided one-half (1/2) interest, of 616 INDIAN FIELD
ROAD. GREENWICH IN THE STATE OF CONNECTICUT 06830 and IRENE PARENT, for an undivided
one-half (1/2) interest, of 5260 SOUTH lANDINGS DRIVE, NO 1105, FORT MEYERS IN THE STATE
OF FLORIDA 33919
are the owners in fee simple
of that land situated in NANTUCKET
in the County of Nantucket and Commonwealth of Massachusetts, bounded and described as follows:
NORTHERLY
by Pol pis Road, one hundred
thirty (130.00) feet;
two hundred sixty (260.00) feet,
and
EASTERLY
NORTHEASTERLY
one hundred twenty-one and 45/100
(121.45) feet. by Lot 12 on plan here-
inafter mentioned; and
SOUTHERLY
one hundred ninety (190.00) feet, and
WESTERLY
three hundred seventy-two and 821100
(372.82) feet, by Lot 9 as shown on
said plan.
All of said boundaries are detennined by the Court to be located as shown
upon plan numbered 10999-F, drawn by Michael S. Bachman, Surveyor, dated July 23,1979, and filed
with Certificate of Title No. 9427 at the Registry District of Nantucket County. Said land is shown
thereon as Lot 11,
Said Lot 11 has the benefit of the easement over Lots 12 and 13 as shown
on plan attached to Document No. 27262, of Michael S. Bachman, Registered Land Surveyor, entitled
.Plot Plan Showing easements to Run in Favor or Lots 11 and 12 for Ingress and Egress. (hereinafter
Easement Plan). The said easement shall run in favor of Lots 11, 12 and 13 and shall be for the
purposes of ingress and egress for vehicular and pedestrian traffic to and from Polpis Road, for the
installation of utilities, and for drainage; provided, however, that upon any construction or repair of said
easement, it shall be restored to its natural surface. With respect to the said easement, the owners for
themselves, their heirs, successors, and assigns, agree and covenant as follows:
1. These covenants shall run with the land and shall be applicable to the owners, their heirs,
successors, and assigns.
2. The easement as shown on said Easement Plan shall be used exclusively for residential purposes so
long as any of Lots 11, 12 and 13 as shown on said plan shall be limited to residential use under the
zoning laws or ordinances of the Town of Nantucket.
3. The owners. their heirs, successors, and assigns of Lots 11, 12 and 13 as shown on said Plan No.
10999-F covenant and agree, each with the other, to join in, cooperate in, and to sign any and all
documents or agreements necessary to facilitate the initial construction, and continued repair and
maintenance of said easement.
4. The covenants and agreements recited herein shall be binding on the heirs, successors, and assigns
. .
of the owners of Lots 11, 12 and 13 as shown on said Plan No. 10999-F and each owner of Lot 11, 12
and 13 for himself, his heirs, successors and assigns, shall include these covenants and agreements in
a description of the easement and all subsequent deeds and mortgages to said Lots 11, 12 and 13.
And it is further certified that said land is under the operation and provisions of Chapter 185 of the
General Laws, and that the title of said PETER A. PARENT. TRUSTEE of the IRENE PARENT
QUALIFIED PERSONAL RESIDENCE TRUST and IRENE PARENT
to said land is registered under said chapter, subject, however, to any of the encumbrances mentioned in
section forty-six of said chapter, which may be subsisting and subject as aforesaid; and to the
memoranda of encumbrances for this certificate.
WITNESS, PETER W, KILBORN, Esquire, Chief Justice of the Land Court, at Nantucket, in said County
of Nantucket.
The twenty-second day of August in the year two thousand at 9 o'clock and 25 minutes in the forenoon.
Attest, with the seal of said court,
JO~;A~ecorder
Case # 10999
Purported Address of Property:
137 POLPIS ROAD
CERTIFICATE 19573
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SUBDIVISION PLAN OF LAND IN NANTUCKET
I0999F
Michael S. Bachman, Surveyor
JulY' 23, 1979
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LC. No./O!1!1!1C c.rt 1/(1.7287
Subdivision of Lot B
Shown on Plan 109998
Filed with Cert. of Title No. 281$
RegistrY' District of Nantucket County
Separ4te certific6ks of title may he issued for 'and
~ =. BslJJ/JJ...l2I1t1d.J.J______n____n_______
R Ot:Ck~..f.}lZ.!i_ flL___ ~__0~'
B
aw.~",Cl(~
lAND REGISTRATION OFfiCE
-OEC.6/9"S-
Sale tftllJ!!JUII 80 f<<t tun iIIdI
R.L. W."dlJury, 6rghcrrfirCilurl
_ LCB-5-3. 2m+71
.
-,
(1901.03
..
QUITClAIM DEED
1, IRENE PARENT, of5260 South Landings Drive, No. 1105, Fort Meyers,
Florida 33919, in consideration ofan intra-Wnily transfer for estate planning putposes,
grant to PETER A. PARENT, Trustee of the IRENE PARENT QUALIFIED
PERSONAL RESIDENCE TRUST, of616 Indian field Road, Greenwich, Connecticut
06830, an undivided one halfinterem
WIth Quitclaim covenants, in
The improved land in Nantucket County, Commonwealth of Massachusetts, located at
137 Polpis Road and descdbed as follows:
NORTHERLY
by
Polpis Road, one hundred thirty
(130.00) feet;
two hundred sixty (260.00) feet;
EASTERLY
NORTHEASTERLY
one hundred twenty-one and 45/100
(121.45) feet, by Lot 12 on plan hereinafter
mentioned;
SOUTHERLY
one hundred ninety (190.00) feet; and
WESTERLY
three hundred seventy-two and 82/100
(372.82) feet, by Lot 9 as shown on said plan.
AD of said boundaries are determined by the Court to be located as shown upon
plan numbered 10m-F, drawn by Michael S. Bachman, Surveyor, dated July 23, 1979,
and filed with Certificate of Title No. 9427 at the Registry District of Nantucket County,
Said land is shown thereon as Lot 11.
For my title see Certificate of Title No. 15,047 on file at the Nantucket Registry
District of the Land Court.
090103
WITNESS my hand and seal this )S"~y of August, 2000.
~~
Irene Parent
Nantucket, ss.
COMMONWEALTH OF MASSACHUSETTS
August;5 . 2000
Then personally appeared the above named Irene Parent and acknowledged that
the furegomg mmu-m is her fteeact ~ _ . ~ ~
N~2lJ .0I1f
My Commission expires: IrpkJ/S, ~ ~
(j1h)PARENT/de0d5.~.OO
NANTUCKET LAND BANK
CERTIFICATE
o PaId $____. t
FJ EKernpl -_.:j) I
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00029Z
.095299
OUITCLAIM DEED
I, IRENE PARENT, of 5260 South Landings Drive, No. 1105, Fort Myers,
Florida 33919, for non-monetary consideration and in consideration ofan intra-family
transfer for estate planning purposes, grant to JAMES 1. CURTIN, JR of 5260 South
Landings Drive No. 1105, Fort Myers, Florida 33919, my undivided one haIfinterest as
a tenant in common
With Quitclaim covenants, in
The improved land in Nantucket County, Commonwealth of Massachusetts, located at
137 Polpis Road and described and bounded as follows:
NORTHERLY
by
Polpis Road, one hundred thirty
(130.00) feet;
EASTERLY.
two hundred sixty (260.00) feet;
NORTIffiASTERL Y
one hundred twenty-one and 45/1 00
(121.45) feet, by Lot 12 on plan hereinafter
mentioned;
SOUTHERLY
one hundred ninety (190.00) feet; and
WESTERLY
three hundred seventy-two and 82/100
(372.82) feet, by Lot 9 as shown on said plan.
All of said boundaries are determined by the Land Court to be located as shown
upon Land Court Plan IOm-F, drawn by Michael S. Bachman, Surveyor, dated July 23,
1979, and filed with Certificate ofTitIe)~.o. 9127 at the Registry District ofNantuck:et
County. Said land is shown thereon~
For my title see Certificate of Title No. 19,573 on file at the Nantucket Registry
District of the Land Court.
00030C
095299
()[
WITNESS my hand and seal this 2.....'1 day of November, 2001.
~--p~
Irene Parent
STATE OF FLORIDA
".,....
.I-.kJhtJA . 5S. November;) q 2001
'. ~ ~u,u/Y ~
Then personally appeared the above named Irene Parent who ~nally kno~
to me or did produce (drivers license) as identification and
acknowledged that the foregoing instrument is her free act and deed, before me,
4~4~
My Commission expires:
PARENr/decd 1
.---;;---...-
~ ANTllCK.ET I-;"N-:D~- -.-.....
-. B.li\'...
CERnFIC/,Tr~ '...'.
n Paid $ _.'_ '- ;
Exempt --'r;.- --'-!
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~. ',P,'cebie. i
No. :dlljfCif ~
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066493
DEQEFileNo.LfiA-tl- O/~
(To be provided by DEOE)
"
*. ;.
-"
cityrrown
Nantucket
Applicant
Parent
Order of Conditions
issued under the
Ma-'3achl:J!ett3 ".'etiand! f'r-oteetieA "at (C. L. e.131, See. ~~
BR9 the
Nantucket Wetlands Bylaw (Chapter 136)
FROM THE NANTUCKET CONSERVATiON COMMISSION
Irene Parent SAME
To:
(Name of Applicant)
Address 137 Polpts Road
This Order is issued as follows:
CJ by hand delivery to applicant or representative on
(Name of property owner)
Address
(date)
~ by certified mail, return receipt requested on
This proJectls located at 137 Polpis Road
(Address)
October 28, 1994
(date)
44
(Assessor's Map #)
7.1
(Parcel #)
The property is recorded at the Registry of
Nantucket
Book
Page
Certificate (if registered)
I '}047
,Land Court Plan: LC Plan l0999-F
The Notice of Intent for this project was filed on
8/8/94
9/27/94
(date)
'. The pUblic hearing was closed on
(date)
Findings
The Nantucket Conservation Commission has reviewed the above.referenced Notice of-'ntent and plans
and has held a public hearing on the project. Based on the Information available to the Commission at this
time, the Commission has determined that the area on which the proposed work is to be done is
significant to the following Interests in accordance with the Presumptions of Significance set forth in the
regulations for each Area Subject to Protection Under the Act andlor the Bylaw (checked as appropriate):
L' Public water supply 0 Flood Control n Land containing shellfish
~ Private water supply ~ Storm damage protection 0 Fisheries
~ Ground Water supply 1& Prevention of pollution ~ Protection of Wildlife habitat (Act)
JC Erosion control (Bylaw) n Recreation (Bylaw) Pr Wildlife (Bylaw)
C WeUand scenic views (Bylaw)
Total Filing Fee Submitted
City/Town Share
Total Refund Due $
$25.00
State Share
(1/2 fee in excess of $25)
State Portion $
(112 total)
Cityrrown Portion $
(1/2 total)
5--1
Effective 11/1 0/92
066493
,
Therefore, the Nantucket Conservation Commlsion hereby finds that the following conditions are
necessary, in acc()(dance with the Performance Standards set forth in the regulations, to protect those
interests checked above. The Commission orders that all work shall be performed in accordance with said
conditions and with the Notice of Intent referenced above. To the extent that the following conditions
modify or differ from the plans. specifications or other proposals submitted with the Notice of Intent, the
conditions shall control.
,
General Conditions
1. Failure to comply with all conditions stated herein, and with all related statutes and other regulatory
measures, shall be deemed cause to revoke or modify this Order.
2. This Order does not grant any property rights or any exclusive privileges; it does not authorize any
injury to private propeny or invasion of private rights.
3. This Order does not relieve the permittee or any person of the necessity of complying with all other
applicable federal, state or local statutes, ordinances. by.laws or regulations.
4. The work authorized hereunder shan be eompJeted within three years from the date of this Order
unless either of the following apply:
(a) the work is a malnenance dredging project as provided for in the Act; or
(b) the time for completion haS been extended to a specific date more than three years, but less than
five years, from the date of issuance and both that date and the special circumstances warranting
the extended time period are set forth in this Order.
5. This Order may be extended by the Issuing authority for no more than two periods of one year each
upon application to the issuing authority at least 30 days prior to th~ ~,xpi~ation date of the Order.
6. Any fill used in connection with this project shall be clean fill, containing no trash, refuse, rubbish or
debris, including but not limited to lumber, bricks, plaster, wire, lath, paper, cardboard, pipe, tires,
ashes, refrigerators, motor vehicles or parts of any of the foregoing.
7. No work shall be undertaken until all administrative appeal periods from this Order have elapsed or, if
such an appeal has been filed. until all proceedings before the Department have been completed.
8. No work shall be undertaken until the Final Order has been recorded in the Registry of deeds or the
Land Court for the district In which the land is located. within the chain of title of the affected property. In
the case of recorded land, the Final Order shall also be noted in the Registry's Grantor Index under the
name of the owner of the land upon which the proposed work is to be done. In the case of registered
land, the Final Order shall also be noted on the Land Court Certificate of Title of the owner of the land
upon which the proposed work is to be done. The recording information shall be submitted to the
Commission of the form at the end of this Order prior to commencement of the work.
9. A sign shall be displayed at the site not less than two square feet or more than three square feet in size
bearing the words, .M~3ae"tI;,ctt3 Department of Cnvirenmental rreteetlon, File Number ..
. l-iPi~ NAN- 0/5'
10. Where the Department of Environmental Protection is required to make a determination and to Issue a
Superseding Order, the Conservation Commission shall be a party to all agency proceedings and
hearings before the Department.
11. Upon completion of the work described herein, the applicant shall forthwith request in writing that a
Certificate of Compliance be issued stating that the work has been satisfactorily completed.
5.2
"l
"A
066493
... ,.. '"'
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12. The work shall conform to the following plans and special-conditions:
.
SE48-
:Jf J>>~u(li~
Plans:
Title
Dated
Signed and Stamped by
On File with
Sketch plan rec~d 9/2794
.~ '{h~ COD1lJ.lusiOn~.
. ".
Proposed Pond-access, clearing, fill dated 12/30/92
The-eQmmissi~
Pond section dated 8/17/94
The Commission
ATTENTION: SPECIAL CONDITIONS
1. Any changes intended to be made In the most recent plans listed above or In methods described in the
Notice of Intent shall require the applicant to inquire of the Conservation Commission, In writing, as to
whether the desired change is substantial enough to require filing of a new Notice of Intent. No
changes are allowed unless authorized in advance. in writing, by the Commission.
2. This project is approved. contingent upon approval by the Health Inspector when required by law, as
specified by the Notice of Intent and all attaschments, the most recent plans cited above, and the
general and speCial conditions in this document. However, if there is a conflict between this Order and
the application or .plans, this Order shall prevail.
ADDITONAL SPECIAL CONDITION ATTACHED
XYes
nNo
5-4A
066493
~
Issued by the Nantucket Conservation Commission
4~
Signature(s)
This Order must be signed by a majority of the Conservation Commission.
O~~Sd 11 6~ day of a cJ.obl r 19 ~, before me personally
.. "", .." If'" 't " .' ~ ..
.appe<~ ...the'~bove Commissioners ,to me known to be the persons described in, and who
.:;e~!3cute~.".tbe for~ing instrument, and acknowledged that they executed the same as their free act and
~d~~~!d:~:'.~.~;:i~;\ j ~ J
~~. '-::.: .-' ( ., (1)
'c~ :!'~~6
NOtary p'~~Ii2" >:.':
........ '..".... .... .
The applicant. the!<lWner, any person aggrieved by this Delemination, any owner of land abutting the land upon which the proposed
work Is 10 be done. Of any ten residents of the city or town In which such land is located. are hereby notified of their right to request
the Department of Environmental Protection to issue a Superseding Order. providing the request is made by certified mail or hand
delivery to the Department. with the appropriate filing fee and Fee Transmittal Form as provided in 310 CMR 10.03(7), within ten
days from the date of issuance of this Order. A copy of the request shan at the same time be sent by certified man or hand delivery
to the Conservation Commission and the applicant.
~ 13j'Cf?e
My commission expires
Copy the Order and submit to the Nantucket Conservation Commission prior to commencement of work.
..................................................................................................................................................,.................................
To The Nantucket Conservatl9n Commission
Please be advised that the Order of Conditions for the protect at
Issuing AuthorIty
File Number
has been recorded at the RegIstry of
Nantucket
and
has been noted In the chain of title of the affected property In accordance with General Condition 8
on
,19
tf recorded land. the Instrument number whIcf1ldentifles this transaction Is
If registered land, the document number which ldentffles this transact/on Is
Signature
AppllcantlAgent
5-4A
. .
...
.
066493
FINDINGS and ADDITIONAL SPECIAL CONDITIONS
Irene Parent
NANTUCKET FILE NUMBER NAN - 015
ASSESSOR'S MAP 44, PARCEL 07.1
137 Polpis Road
UNDER THE MASSACHUSEITS WETLANDS PROTECTION ACT
( MGL CHAPTER 131, SECTION 40 )
AND THE WETLANDS BYLAW OF THE TOWN OF NANTUCKET
( CHAPTER 136 )
FINDINGS
1.) Areas subject to protection.are vegetat.ed wetland and isolated land subject to flooding,
and their buffer zones. '
ADDITIONAL SPECIAL CONDITIONS
3. Pursuant to General Condition Number 8, this Order of Conditions must be registered
in the Registry of Dp.p.d~ for N antueket and proof of recordin~ shall be submitted to the
Commission, prior to commencement. of any work approved in this Order.
Ij. No work approved under this Order shall take place until aJJ administrative appeal
perio<L" from thp. Order have elapsed, or, if an appeal has been fIled, unt.il aJJ
proceedings have been completed.
5. Prior to any activity at the site. siltation fence and a line of haybales shall be staked
along the upland edge of the established weUands boundary, or at a higher elevation
and along thp. edgp. of the brush toward Polpis Road. Mter the fenee or haybales are
installed, notice shaJJ be given to the Nantucket Conservation Commission. No work
shall begin on the site for 48 hours after said notice is given, so as to allow
Commission members time to inspect all siltation devices. The snow fence,
siltation fem:p. or hayhale line, erected to prevent siltation, erosion, fIlling of the
wp.tland, and trap windblown debris during construction, will also serve as a limit of
activity for work crews. It shall remain in good repair during all phases of construction,
and it shall not be removed until all soils are stabilized and revegetated or until
pormission to remove it is given by t.he Commission.
6. An as.built plan, signed and stamped by a registered professional engineer or land
~mrveyor in the Commonwealth of Massachusetts lmd have the same scale as the final
approved plans, shall he ~mbmitt'(HI to the C()mmi.~sion at the same time as a written
request fi)r a Certiti<:ate of (',omplianc,e and shall specify how, if at aJJ. the completed
plan differs from the final approved plan. The as-built plan shall include, but not be
limited to, the following: any pipel<:ulvert inverts for inflow and outfalls; pipe slope, size
and eomposition; location of other drainage structures and their comp()f~ition; limits of
fill or alteration; location of all structures and pavement within ) 00 feet of wetland; the
ed~e of the wetland; the grade contours within 100 feet of the wetland.
7. Members, employees, and agent." of the Commission shall have the right to enter and
inspeet the premises to evaluate compliance with the conditions and performance
i
,.
066493
Additional Special Conditions page 2
~tandards stated in this Order, the Nantucket Wetlands Bylaw, the Regulations
promulgated under the Bylaw, the Massachusetts Wetlands Protection Act, and
pertinont Massachusetts regulations (310 CMR 10.00 through 10.99). The (',ommission
may require the submittal of any data deemed necessary by the Commission for that
evaluation.
8. The applicant, owners, su('..cessors or assignees shall be responsible for maintaining any
on-site drainage st.ruetures and outfallH, assuring the lasting integrity of vegetative .
cover on the site and monitoring site activities so a.~ to prevent erosion, siltation.
sedimentation, chemical contamination or other detrimental impact to anyon-site or
off-site resource area. It shall be the responsibility of the property owner of record to
see that the maint.enance conditions ure complied with as required by this order.
9. This document shall be included in all construction contracts and subcontracts dealing
with the work propo8ed .and shall supersede otber contract requirements.
10. Used petroleum product..q from the maint.enance of construction equipment, construdion
debris. and unuRed paint and paint-related products shall be collected and disposed of
responsibly off the site. No on-site disposal of these it;eip's is allowed.
11. Dust control, if required. shall be limited to water. No's~lt.~ or other wetti.ng agents
shall be u~d. - . .
12. Any refuse material found on the site shall be disposed of at an approved landfiUand in
no case may the~e materials be huried or disposed of in or near a wetland.
13. This Order of Conditions shall apply to any successor in interest or successor in cOntrol
of the propert.y.
14. Natural vegetation between the wetland edge ami upland edge of the undisturbed
buffer shall be left. intact. After construction, any disturbed area within this huffer area
and along t.he Heeess route Shelll he replanted with native plants.
15. To minimize adverse effects on wildlife, the use of any pesticide or fertili~.er within the
Commission':; jurisdict.ion is prohibited.
16. The use of timber pressure treated with CCA (cromated copper 3rBenate) or its
equivalent is permitted. Creosote treated timhers are prohibited. The Commission
suggest!'! the use of non-wooden alt.ernative materials be used in the wetlands. The
wood preservative must. he dry before t.he treated wood is used in construction.
.) 7. Prior t.o exeavation the r.ontractor shall contact the C'-ommission office to set up a field
inspection t.o discuss location of the silt.ation measures, limit.q of work, access routes. etc.
18. The aecess route for machinery and removal of excavated materials shaH be on the
adjacent. property as discussed du.ring the hearings.
###
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QUITCLAIM DEED
We, J. Michael Frascati and Florence C. Frascati, husband
and wife, both of 250 Kelbourne Avenue, No. Tarrytown, NY
10591,
in consideration of $ 135,000 paid
GRANT TO
Irene Parent of 137 Polpis Road, Nantucket, MA 02554
WITH QUITCLAIM COVENANTS
a certain parcel of land situated in the Town and County of
Na~tuc et, Commonwealth of Massachusetts, shown as Lot
'I;ani'l Court" Pl:ari' -No-~' 10999-F dated '23 --J"oly "1979"ojr
ca-e'. . Bachman, Surveyor, which plan is filed with
Nantucket Registry District of Land Court with Certificate
of Title No. 9427, bounded and described as follows:
Northerly by Polpis Road, 120 feet;
Easterly by Lot 13 as shown on said plan by two lines,
200 feet and 217.26 feet respectively;
Southerly by land shown on LC Plan 10999-C, 210.51 feet; and
Westerly' by Lot 11 as shown on said plan by two lines,
121.45 feet and 260 feet respectively.
This conveyance is made subject to and with the be~efit of
the easements and related covenants recited in certificate
No. 15196 and subject to an order of taking for Polpis Road
dated 10 October 1946 and r~gistered as Doc. No. 4559.
EXECUTED UNDER SEAL THIS ?~A Y OF OCTOBER 1993
.~~ ;;;J;;UW t. {l~~
. Michael Frascati Florence C. E ascati
STATE OF NEW YORK
~ October 1993
Westchester, ss
)('
Then personally appeared the above-named J. Michael
Frascati and Florence C. Frascati and acknowledged the
foregoing as their free act a~ed befOre)e, ,
6l~>?J;J-;;; j
NOTARY PUBLIC
M~ commission expires:
(1)~3J L9Y::s
, E~IE, MOTEN
Notary Public, State of New York
,No.6().4613329 :
Qualified In Westchester County
Commission Expires October ~', ''13
, ~, 70tJ,Oo. ,
t' 0Lt7U:J! 1$/'/6
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FORM G
Book 86
Page 48
~ran~fer qcertificatt of ~itlf.
No, 15.965
From
Transfer
Certificate No, 15,196
, OriginaUy Registered February 26th,
1992 ,in
Registration Book
81
Page
129
for the
Registry District of Nantucket County,
1lrbi~ i~ to fCtrtifp that
IRENE PARENT
137 Polpis Road,
of Nantucket
in the County of
Nantucket
and Commonwealth of Massachusetts,
02554
~Io:
is
the owner
in fee simple
of that certain parcel of land situate in Nantucket
in the County of Nantucket and said Commonwealth, bounded and described as follows:
Lot number 12 as shown on Land Court Plan No. 10999-F, drawn by Michael S.
Bachman, Surveyor, dated July 23, 1979, and filed with Certificate of Title No. 9427 at the
Registry District of Nantucket County.
Said Lot 12 has the benefit of the easement over Lots 12 and 13 as shown on
plan attached to Document No. 27259, of Michael S. Bachman, Registered Land Surveyor, entitled
"Plot Plan Showing Easement to Run in Favor of Lots 11 and 12 for Ingress and Egress" (herein-
after Easement Plan). Tbe said easement shall run in favor of Lots II, 12 and 13 and shall
be for the purpose of ingress and egress for vehicular and pedestrian traffic to and from
Polpis Road, for the installation of utilities, and for drainage; provided, however, that
upon any construction or repair of said easement, it shall be restored to its natural surface.
With respect to the said easement, the owners for themselves, their heirs, successors, and
assigns, agree and covenant as follows:
I. These covenants shall run with the land and shall be applicable to the owners, their
heirs, successors, and assigns.
2. The easement as shown on said Easement Plan and shall be used exclusively for residential
purposes so long as any of Lots 11, 12 or 13 as shown on said plan shall be limited to
residential use under the zoning laws or ordinances of the Town of Nantucket.
3. The owners, their heirs, successors, and assigns of Lots II, 12 and 13 as shown on said
Plan No. 10999-F covenant and agree, each with the other, to join in, cooperate in, and
to sign any and all documents or agreements necessary to facilitate the initial con-
struction, and continued repair and the maintenance of said easement.
4. The covenants and agreements recited herein shall be binding on the heirs, successors,
and assigns of the owners of Lots 11, 12 and 13 as shawn on Plan No. 10999-F and each
owner of Lot 11, 12 and 13 for himself, his heirs, successors and assigns, shall include
these covenants and agreements in a description of the easement and all subsequent deeds
and mortgages to said Lots 11, 12 and 13.
And it is further certified that said land is under tbe operation and provisions of Chapter 185 of the General
Laws, and that the title of said
IRENE PARENT
to said land is registered under said Chapter, subject, bowever, to any of the encumbrances mentioned in Section
forty-six of said Chapter, whicb may be subsisting, and subject also 1D: as aforesaid.
ROBERT V. CAUCHON.
WITNESS, .kJu.Nluu..x_u""fUIIU., Esquire, Judge of the Land Court, at
Nantucket in the County of
Nantucket
the
October
fifteenth
day of
in the year nineteen bundred
and
o'clock and thirty-seven
minutes in the after noon.
ninety-three
at three
Attest, with the Seal of said Court,
~1k1.~~~
./ Asnslanl Ru;ordu.
Land Court Case No. 10999
Document No. 62036
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Town of Nantucket
OFFICE OF THE
TOWN CLERK
Rebecca J. Lohmann
Town Clerk
16 Broad Street
NANTUCKET, MASSACHUSETTS 02554
(508) 228,7217
April 24, 1995
TO WHOM IT MAY CONCERN:
I, Rebecca J. Lohmann, duly elected Clerk of the Town of Nantucket,
hereby certify that the April 10, 1995 ANNUAL TOWN MEETING adopted
Article 51 "Zoning Bylaw Amendment: Recision of Amendment Made at
November 13, 1990 Special Town Meeting" at the April 11, 1995
adjourned session, as recommended by the Planning Board, as amended
once on the floor.
AMENDMENT: Amend the Planning Board's recommendation to amend the
text of the article by adding the following thereto: "The
effective date of the recision shall be January 1, 2000."
VOTE: The vote was by voice vote.
VOTE: The vote on Article 51, as recommended, as amended was by
unanimous voice vote.
Rebecca J. Lohmann
Town Clerk
,A.TTEST: A TRUE COpy
ARTICLE 51 NANTUCKET TOWN CLERK
(Zoning Bylaw Amendment: Recision of Amendment Made
. at Nove~ber 13, 1990 Special Town Meeting)
To see If the Town will vote to rescind the amendment to Article 20 of the
11/13/90 Special Town Meeting which was: "Provided, however that all lots in this
district in existence as of November 15, 1990 shall have the benefit of the LUG 1
Intensity Regulations".
~
(John A. Hussey, et al)
FINANCE COMMITTEE RECOMMENDATION: We recommend that the T~wn
consider the following Planning Board recommendation:
PLANNING BOARD RECOMMENDATION: We recommend that the Town vote to
adopt Article 51 as written.