HomeMy WebLinkAbout011-02
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
~ 1:1- , 2002-
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No.: () U -0'/ ~
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Enclosed is the Decision of the BOARD OF APPEALS which has
this day been filed in the office of the Nantucket Town
Clerk.
An Appeal from this Decision may be taken pursuant to
Section 17 of Chapter 40A, Massachusetts General Laws.
Any action appealing the Decision must be brought by
filing an complaint in court within TWENTY (20) days after
this day's date. Notice of the action with a copy of the
complaint and certified copy of the Decision must be given
to the Town Clerk so as to be received within such TWENTY
(20) days.
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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 G139-30I (SPECIAL PERMITS); 0139-321 (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, MA 02554
Assessor's Map 56
Parcels 45-46
R-2
53 Cato Lane
Plan Book 19, Page 48, Lot
Plan Book 17, Page 107, Lot 2
Assessor's Map 56
Parcels 47-48
R-2
57 Cato Lane
Plan Book 19, Page 4, Lot 6
Plan Book 17, Page 1, Lot 3
At a Public Hearing of the Nantucket Zoning Board of Appeals held at 1 :00
P.M., Friday, February 8, 2002, in the Conference Room, Town Annex Building,
37 Washington Street, Nantucket, Massachusetts, on the Application of WAYNE
J. VIERA and LOUISE A. (BEDELL) ROGERSON, Property Owners, and
NORMAN M. VAN DYKE, JR., and MARIA WATSON, c/o Glidden and Glidden,
P.C., 37 Centre Street, Nantucket, Massachusetts 02554, Board of Appeals File
No. 011-02, the Board made the following Decision:
1. Applicants are seeking relief by VARIANCE under Nantucket Zoning
Bylaw Section 139-16D (Intensity Regulations-Regularity Formula). Applicants
(Viera and Rogerson) have created a subdivision plan wherein they each
surrender a vacant portion of their house lots, with the remaining portions already
improved with a single-family dwelling, to create a new vacant lot between them.
This new lot would be conveyed to Rogerson's children (Van Dyke and Watson).
The new vacant Lot would meet area and frontage requirements but not the
regularity formula due to its irregular shape, with a regularity factor of about .43
when a minimum factor of .55 is required. The Viera and Rogerson lots would
continue to meet the minimum lot size requirement of 20,000 square feet. The
Nantucket Planning Board approved the subject subdivision plan.
The Premises is located at 53 CATO LANE (Rogerson), Assessor's Map
56, Parcels 45-46, Plan Book 19, Page 48, Lot 5 and Plan Book 17, Page 107,
Lot 2; and 57 CATO LANE (Viera), Assessor's Map 56, Parcels 47-48, Plan Book
19, Page 48, Lot 6, and Plan Book 17, Page 107, Lot 3. The property is zoned is
zoned Residential-2.
2. The Decision is based upon the Application and materials submitted
therewith, and the testimony and evidence introduced at the Hearing. The
Planning Board made a favorable recommendation on the plan that does not
meet the regularity factor rather than the one that does, as the layout of the new
vacant building lot on the plan that needs relief from the Board of Appeals, was
more desirable and made more planning sense. There were no letters on file.
3. Applicants (Viera and Rogerson), through their attorney, explained that
they are the owners of the property, which is the subject of this application. The
Applicants own adjacent lots, land that has been in their families for decades,
each with their own single-family dwellings on their respective lots. They have
each surrendered a portion of their house lots to create one new vacant lot
between them. They wish to convey this newly created lot to Rogerson's
children (Van Dyke and Watson, who are also Viera's niece and nephew) so that
they can own a year-round home on Nantucket. The three new lots would all
comply with area and frontage requirements of the Zoning By-law, but the vacant
lot fails to meet the regularity factor of the Zoning By-law. Applicants presented a
plan which has been endorsed "ANR" by the Nantucket Planning Board, wherein
all three lots comply in all respects with the Zoning By-law, including regularity.
However, this plan forces the houses to be constructed very close together and
would serve to defeat the very purpose for which the regularity factor was
created. The location of the existing houses on the property, coupled with the
grade of the land, make it problematic to construct a new dwelling on the vacant
lot which meets regularity. Applicant Rogerson explained that she had talked to
the immediate abutters, and they had no objections, and Applicant Viera
explained that he was trying to help his younger relatives get a foothold in
Nantucket, and this would have no negative impact on the area.
4. Therefore, after consideration of all the evidence presented to the Board,
the Board finds that the newly created lot with a regularity factor of .43, shown as
Lot B2 on plan drawn by Nantucket Surveyors, Inc., dated January 7,2002,
endorsed" ANR" by the Nantucket Planning Board (File No. 6580) marked as
Exhibit A and attached hereto, can be built upon for residential use without
substantial detriment to the public good and without nullifying or substantially
derogating from the intent or purpose of the Nantucket Zoning By-law. The
Board also finds that, due to the configuration of the existing residential
structures on the adjacent lots and due to the topography of the site, a literal
enforcement of the regularity factor would defeat the very purpose of the
regularity provision, would involve substantial hardship to the Applicants and
forcing compliance in this instance would serve no legitimate planning or zoning
purpose and allow Applicants' family members to remain on Nantucket.
5. Accordingly, by UNANIMOUS vote, the BOARD OF APPEALS GRANTS
the VARIANCE under Nantucket Zoning By-law Section 139-16D exempting Lot
B2 on said plan from the regularity provisions of the Nantucket Zoning By-law.
Relief is based upon the following condition:
(011-02)
a. The subdivision plan and new lots shall be substantially as shown
upon Exhibit A.
Dated: March /.2. ,2002
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TOWN OF NANTUCKET
. BOARD OF APPEALS
NANTUCKET, MASSACHUSB'ITS 02554
NOTICE
A Public Hearing of the NANTYCj(ET ZONING BOARD OF APPEALS will be held
at 1:00 P.M., TRIDAY~.14'EBRUARY-8, -2002, IN THE CONFERENCE ROOM,
TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the
Application of the following:
WAYNE J. VIERA AND LOUISE A (BEDELL) ROGERSON, PROPERTY
OWNERS, AND FOR NORMAN M. VAN DYKE, JR AND MARIA WATSON
BOARD OF APPEALS FILE NO. 011-02
Applicants are seeking relief by V ARIANCE under Nantucket Zoning Bylaw
Section 139-16D (Intensity Regulations - Regularity Formula). Applicants (Viera and
Rogerson) have created a subdivision pIan wherein they each surrender a vacant portion
of their house lots, with the remaining portions akeOOy improved with a single-family
dwelling, to create a new vacant lot between them. This new lot would be conveyed to
Rogerson's children (Van Dyke and Watson), The new vacant Lot would meet area and
frontage requirements but not the regularity formula due to its irregular shape, with a
regularity factor of about .43 when a minimum factor of .55 is required. The Viera and
Rogerson lots would continue to meet the minimum lot size requirement of20,000 square
feet, The Nantucket Planning Board approved the subject subdivision pian.
The Premises is located at 53 CATO LANE (Rogerson), Assessor's Map 56,
Parcels 45-46, PIan Book 19, Page 48, Lot 5, and PIan Book 17, Page 107, Lot 2; and 57
CATO LANE (Viera), Assessor's Map 56, Parcels 47-48, Plan Book 19, Page 48, Lot 6
and Plan Book 17, Page 107, Lot 3, The property is zoned Residential-2.
TIllS NOTICE IS AVAILABLE IN LARGE PRINT 0 OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-22 -7215 FOR
FURTHER INFORMATION.
,:1
BoA fo~ 1-89
NANTOCKET ZONING BOARD OF APPEALS
TOWN ~D COUNTY BOILDING
NAN~UCKET, KA 02554
,Date.
NO.~
CASE
APPLICATION FOR RELIEF
O\./ner's name(s); Wayne J. Viera and Louise A.-BedeTIN~~
C/
Hailing address; 51 Cato Lane, Nantucket, MA 02554
Appl ica nt's name: Norman M, Van Dyke, Jr. & Maria Watson
Hailing address: 6 MAryAnn Lane. Nanutcket. MA 02554
Location of lot: Assessorls map and parcel number 56
Street address: ~ & 57 Cato Lane
Registry Land Ct Plan, Plan Bk & Pg or Plan File Lot
See attached explanation in Exhibit "A"
Date lot acquired: --!--!__ Deed Ref __,___ Zoning district
:;-~r6J' /17-r~
R-2
Uses on lot - commercial:' None
MCD?
or
- number of: dwellings~ duplex___ apartments___ rental rooms
C of O?J-
Bu;,lding date (5): all pre-8/72? or
Building Permit applln. Nos. None
Case Nos. all BoA applicatiorls, lawsuits: NA
State fully all zoning relief sought and respective Code sections
and subsections, specifically what you propose compared to present
and \./hat grounds ~ou urge for BoA to make each finding per Section
IJ9-J2A X- if Varlance, 139-:0A if a Special Permit (and 139-33A
_ If to alter or extend a nc,nco~orming use). If l:1ppeal per 139-3~A
& B __ , attach decision or order appealed. OK to attach addendum .
(~
~
Is this property within the Public Wellhead Recharge District? Yes No
Items enclosed as part of this Application: order1 addendum2__
Locus map___ Site plan___ showing present~ +planned___ structuresd
Floor plans present proposed elevat10ns (HDC approved? ) N
Listings lot area ---'lrontar:re -Setbacks GCR parking data=-
Assessor-certi f ieaaddresse 1st 4 sets-=-ma~l Tnij labels 2 ,sets_ '5:;
~200 fee payable to Town f Nantucket proof 'cap' covenan,t Z
(If an appeal, ask To. Clerk to senCBldg comrr5 record to BoAT tit
I ce~tify that the r
complete and true t
penalties of perju
quested information submitted is substant;,ially ~,
the best of my knowledge, under the pains ~nd 8
Applicant ___ Attorney/agent~
attorney, enclose proof of authority)
SIGNATURE:
. J(If not owner or
FOR BoA OFFICE USE
Appl;,cation copies rec'd: 4 V;:r for BoA onhl by fA)
One copy filed with Town C~:~k on~y --comPlete?-~
One copy each to Planning ad and Building DePt~~y ~
$200 fee check given Town Tr.easurer on~~b~waiVed?___
Hearing notice postedL..;~ailcdb~ & M~2::.J3l~
Hearing(s) on--!J__ conti,', to--!--!__, JJ-- withdrawn?--!J_
Decision due by--!--!__ made--!--!__ filed TC--!--!___ mailed--!J_
See re13ted cases
lawsuits
other
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Owner Viera owns two lots which have been combined and treated as one lot.
The lots are shown as Lot 6 on plan recorded in Plan Book 19, Page 48 (Deed
recorded at Book 152, Page 221) and Lot 3 on plan recorded in Plan Book 17,
Page 107 (Deed recorded at Book 320, Page 144).
Owner Rogerson owns two lots which have been combined and treated as one
lot. The lots are shown as Lot 5 on plan recorded in Plan Book 19, Page 48
(Deed recorded at Book 152, Page 219) and Lot 2 on plan recorded in Plan Book
17, Page 107 (Deed recorded at Book 319, Page 114).
Owners have created a subdivision plan wherein they each surrender a portion of
their house lots to create a new lot between them. This new lot is to be
conveyed to Applicants who are Rogerson's children. The new vacant Lot meets
area and frontage requirements of the zoning by-law but does not meet regularity
having a regularity factor of .43 when a factor of at least .55 is required by
Chapter 139, 016D of the Nantucket Zoning By-Law. A conforming lot has been
created as a "Proof Plan" to establish buildability, but it is not a sensible
configuration and will not make use of the best building site on the property.
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Town of Nantucket
RECEIVED
BOARD OF ASSESSORS
SEP 1 2 2001
TOWN OF
NANTUCKET, MA
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF
ZONING BOARD OF APPEALS
PROPERTY OWNER............ .~'!.. ~~.1 ?':!.~....... ..~!..t..~. .~..~........ .....
S- - \ C ;:\ '\ \.\ \.. \\....
MAILING ADDRESS............:.. ... ... ......... ... ... ... ... ... ............ ... ... ... .....
~ r~ (\.'\ <...
PROPERTY LOCATION.................'..................................................
ASSESSORS MAP/PARCEL......... .~~ ..~:.... \. .\~. J......~....~ .~..............
APPLICANT........ :.-:'.?~.~. ::.~.......... .r:-::.:...... .~.. .~.~.....~. .~.~.~....,
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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 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 139-290 (2)
...... .9/ ~lQI............
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DATE
ASSESSOR'S OFFICE
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