HomeMy WebLinkAbout039-02
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
37 WASHINGTON STREET
NANTUCKET, MASSACHUSETTS 02554
Date: (flCL~ 3CJ i 20eG
TO: Parties in Interest and Others concerned with the
Decision of the BOARD OF APPEALS in the Application of
the following:
APPLICATION NO.: 03 ? -0 ;).-
OWNER/ APPL I CANT: {;.~h '( / t'O Iff} f2c> I be r -rh " fro 5 1t (' of2-
Fe; [ 0e rl-l-1 Fa nn I . (i NcJVir\ l't) f'e T('U5;
Enclosed is the Decision of the Board of Appeals which has this
day been filed with the Nantucket Town Clerk. This Decision
provides a CLARIFICATION (not a Modification), an EXTENSION, or
authorizes a TEMPORARY PERMIT under Nantucket Zoning By-Law
~139-26H, with NO twenty (20) day appeal period required.
A~.
NOIf)Q.YUJ .' . ) Chairman
cc: Town Clerk
Planning Board
Building Department
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NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
Assessor's Map 29, Parcels 85.2 and 96
Lots 37 & 38, Land Court plan 10887-Mi
Lots 3A & 3B, Plan No. 02-17
Certificate of Title No. 16912
(present Certificate, No. 20332)
Deed,Book 173, Page 306
(present deed, Book 760, Page 64)
62 Walsh Street
Residential-1
DECISION:
1. At a public meeting of the Nantucket Zoning Board of
Appeals, on Friday, May 9, 2003, at 1:00 P.M., in the Conference
Room, in the Town Annex Building, 37 Washington Street,
Nantucket, Massachusetts, the Board acted upon the request of
WILLIAM FOLBERTH, TRUSTEE OF FOLBERTH FAMILY NOMINEE TRUST, c/o
Reade, Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669,
Nantucket, Massachusetts 02584, for an EXTENSION of the VARIANCE
relief for the property at 62 WALSH STREET, as referenced above,
which was granted to the former owners of the subject property,
SAMUEL G. H. TURNER and FRANCES H. C. TURNER by a Decision dated
and filed with the Town Clerk on June 4, 2002, in File No. 039-
02, as follows:
2. As presented by the representatives of the present owner
of the subject property, the variance decision obtained by the
prior owner was recently recorded, but the work contemplated by
the decision has not yet been preformed. Accordingly, the
present owner has requested an extension of the variance for a
period of six months, pursuant to M. G. L., c. 40A, ~ 10, and
Nantucket Zoning By-law ~ 139-32.1, each of which provide that a
variance may be renewed for a period not to exceed six months
without the filing of a new application and without a new hearing
and public notice.
3. By a UNANIMOUS vote of the four members present, the
Board of Appeals GRANTED the EXTENSION of the VARIANCE for a
period of six months from the first anniversary date of filing of
the original Decision on June 4, 2002, so that the extended date
of expiration, if the variance is not exercised prior thereto,
will be December 4, 2003.
Dated: May 3C), 2003
Toole
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TOWN OF NANTIJCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
-"June 4- ' 200~
To: Parties in Interest and Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No.: CJ39 -oJ-
Owner/Applicant: SOJYY\(AQC G- 1+. Turl/er an?
9fLl/)1~ ,M-c IUrt~r
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.
cc: Town Clerk
Planning Board
Building Commissioner
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME
LIMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDING" TO NANTUCKET
ZONING BY-LAW ~139-30I (SPECIAL PERMITS); Y139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
Assessor's Map 29, Parcels 85.2
and 96
62 Walsh Street
Lots 3A and 3B, Plan No. 02-17
Residential-1
Lots 37 and 38, Land Court Plan
No. 10887-M
Book 173, Page 306 and
Certificate of Title No. 16912
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, May 10, 2002, at 1:00 P.M., in the Conference
Room, in the Town Annex Building, 37 Washington Street,
Nantucket, Massachusetts, the Board made the following Decision
on the Application of SAMUEL G. H. TURNER AND FRANCES H. C.
TURNER, c/o Sarah F. Alger, Attorney, Two Union Street,
Nantucket, Massachusetts 02554, File No. 039-02:
2. The Applicants are seeking relief by Variance under
Nantucket Zoning By-law (the "By-law") Section 139-17.A (Height
Restrictions) . The Applicants propose to relocate on the Locus
the existing single-family dwelling. Under current code,
following relocation, the first floor of the dwelling must be
located above the 100-year flood plain. At the Locus, the 100-
year flood plain is at elevation 8'. The Applicants propose to
locate the dwelling in such a way that the first floor is at
elevation 8.1'. The existing height of the dwelling, as set
forth in the By-law, is about 29.5 feet. Because the dwelling
must be elevated above the 100-year flood plain and because the
grade drops off at the relocated building site, the height of the
dwelling after its relocation would be a maximum of 32 feet. As
so relocated, the dwelling and the lot upon which it will be
situated will meet all dimensional requirements of the By-law.
Parking would continue to be provided on site.
The Premises is
29, Parcels 85.2 and
and 38 , Land Court
Residential-1.
located at 62 WALSH STREET, Assessor's Map
96, Lots 3A and 3B, Plan 02-17 and Lots 37
Plan No. 10087-M. The Premises is zoned
3. Our Decision is based upon the Application and
accompanying materials, and representations and testimony
recei ved at our public hearing. The Planning Board made no
recommendation. There was no opposition presented at the public
hearing. The attorney for a contract purchaser of the Locus, as
well as the Applicant's legal representative, voiced support for
the Application.
4. The Applicants own the Locus, which consists of Lots 3A
and 3B on a plan recorded with Nantucket Deeds as Plan No. 02-17
and Lots 37 and 38 on Land Court Plan No. 10887-M. The
Applicants also own Lot 39 on Land Court Plan No. 10887-M, but
the Applicants intend to convey said Lot 39 to an abutter, so
said Lot 39 is not part of this Application. The Locus is
improved by a single-family dwelling and a shed. The shed is
being moved on the Locus to a new location. Such relocation of
the shed does not require relief from this Board. The Applicants
also propose to relocate the dwelling to a different location on
the Locus. When the dwelling is relocated, under current code,
the first floor must be located above the 100-year flood plain,
which on the Locus is at elevation 8'. The Applicants propose to
relocate the dwelling in such a way that the first floor is at
elevation 8.1'. Such relocation will result in the dwelling,
which is currently conforming as to height, having a height, for
zoning purposes, of more than 30 feet and less than 32 feet. The
maximum height allowed under the By-Law is 30 feet. The dwelling
and the shed as relocated, as well as the Locus, will otherwise
comply with all dimensional requirements of the By-Law, including
parking. The Nantucket Historic District Commission has already
approved the relocation of the shed by Certificate of
Appropriateness No. 39,410. An application for a Certificate of
Appropriateness for the relocation of the dwelling is pending
before that Commission. The Applicants have explored various
ways of bringing the height of the dwelling, as so relocated,
into conformity with the By-Law. Given the size and shape of the
existing dwelling, and the grade, soil conditions, and topography
of the Locus, it is not feasible for the Applicants to bring the
height of the dwelling to 30 feet or less.
5. The By-Law contains no provision for Special Permit
relief from the height requirements of Zoning By-Law ~139-17.A.
As a result, the appropriate relief in this matter is by Variance
under ~139-32A from the provisions of ~139-17 .A. Under By-Law
~139-32A, the Board has the power to grant a Variance upon the
specific finding that owing to circumstances relating to the soil
conditions, shape, or topography of such land or structures and
especially affecting such land or structures but not affecting
generally the zoning district in which it is located, a literal
enforcement of the provisions of the By-Law would involve
substantial hardship, financial or otherwise, to the Applicants,
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 such By-
Law. Therefore, the Board finds that a grant of relief by
Variance is appropriate in this case, based upon the size and
shape of the existing dwelling on the Locus, and the soil
conditions and topography of the Locus, both of which are unique
to the existing dwelling and the Locus and do not generally
affect the zoning district in which they are located; the
enormous cost that would be incurred by the Applicant if the
existing dwelling had to be reconstructed to meet the height
requirements of the By-Law; the impossibility or impracticality
of bringing the relocated dwelling into conformity; the public
policy of promoting renovation over demolition and
reconstruction; the lack of opposition to the Application; and
such relief is consistent with other such grants of relief issued
in the same area for similar reasons.
6. Accordingly, by a UNANIMOUS vote, the Board of Appeals
GRANTS relief by VARIANCE under Nantucket Zoning By-Law ~139-
17.A, allowing the relocation of the existing single-family
dwelling upon the Locus to a new location upon the Locus, with
the height of such dwelling after such relocation being above the
hundred year flood plain at about elevation 8.1', and being more
than 30 feet but less than 32 feet for zoning purposes. Such
relief is expressly conditioned upon the following:
a. The height of the dwelling as relocated shall not be
more than 32 feet;
b. The dwelling and shed as so relocated shall be
approximately as shown on the plot plan dated April 1,
2002, drawn by Emack Surveying, a reduced copy of which
is attached hereto as Exhibit A; and
c. The shed shall be relocated in substantial conformity to
Certificate of Appropriateness No. 39,410, issued by the
Nantucket Historic District Commission.
~
Dated: JUit~~, 2002
Edward Murphy
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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 ofthe NANTUCKET WNING BOARD OF APPEALS will
be held at 1:00 P.M., FRIDAY, MAY 10, 2002, IN THE CONFERENCE ROOM,
TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the
Application of the following:
SAMUEL G. H. TURNER AND FRANCES H. C. TURNER
BOARD OF APPEALS FILE NO. 039-02
Applicants are seeking relief by VARIANCE under Nantucket Zoning By-Law
Section 139-17 A (Height Restrictions). The Applicants propose to relocate on the Locus
the existing single-family dwelling. Under current code, following relocation, the fIrst
floor of the dwelling must be located above the 100-year flood plain. At the Locus, the
100-year flood plain is at elevation 8'. The Applicants propose to locate the dwelling in
such a way that the first floor is at elevation 8.1'. The existing height of the dwelling, as
set forth in the By-Law, is about 29.5 feet. Because the dwelling must be elevated above
the 100-year flood plain and because the grade drops off at the relocated building site, the
height of the dwelling after its relocation would be a maximum of 32 feet. As so
relocated, the dwelling and the lot upon which it will be situated will meet all
dimensional requirements ofthe By-law. Parking would continue to be provided on site.
The Premises is located at 62 WALSH STREET, Assessor's Map 29, Parcels 85.2
and 96, Plan 02-17, Lots 3A and 3B. The property is zoned Residential-I.
~()!v~
ancy J. Sevr s, Chairman
TIllS NOTICE IS A V AILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
BOA Form 1-89
NANTUCKET ZONING BOARD OF APPEALS
TOWN AND COUNTY BUILDING
NANTUCKET, MA 02554
Date
NO.W-OL-
CASE
APPLICATION FOR RELIEF
Owner's name(s): Samuel G. H. Turner and Frances H. C. Turner
Mailing address: c/o Sarah F. Alger, Attorney, 2 Union Street,
Nantucket, Massachusetts 02554
Applicant's name: Same
Mailing address: Same
Location of lot: Assessor's map and parcel number Map 29-parcels 85.2
and 96
Street address: 62 Walsh Street, Nantucket, Massachusetts
Lot: Lots 3A and 3B, Plan No. 02- and Lots 37 and 38 on Land
Court Plan No. 10887-M
Date lot acquired: 11/6/791 Deed Ref Book 173, Page 306 and
Certificate of Title No. 16912 Zoning district R-1
Uses on lot - commercial: None X or MCD? No
- number of: dwellings! duplex Q apartments 0 rental rooms 0
Building date{s): all pre-8/72? or 1979 C of O? Yes
Building Permit appl'n nos. 1345-79
Case Nos. all BoA applications, lawsuits:
State fully all zoning relief sought and respective Code sections
and subsections, specifically what you propose compared to present
and what grounds you urge for BoA to make each finding per Section
139-32A ~ if Variance, 139-30A if a Special Permit (and 139-33A
if to alter or extend a nonconforming use). If appeal per 139-31A
& B ,attach decision or order' appealed. OK to attach addendum'
Items enclosed as part of this Application: order' addendum' X
Locus map ~ Site plan X showing present ~ + planned ~ structures
Floor plans present proposed elevations {HOC approved?
Listing lot area X frontage X setbacks X GCR X-Parking data
Assessor-certified addressee-list 4 sets X maIling labels 2 sets X
$200 fee payable to Town of Nantucket proof3 'cap' covenant -
'(If an appeal, ask Town Clerk to send Bldg Comr's record to BOA.)
I certify that the requested information submitted is substantially
complete and true to the best of my knowledge, under the pains and
penalties of perjury.
SIGNATURE: ::5~ ~ Mr( Applicant _ Attorney/agent X
3(If not owner or owner's attorneY~IOSe proof of authority)
FOR BoA OFFICE USE
Application copies rec'd: 4~or for BoA on ~/~~ by/jfl?~-
One copy filed with Town Clerk on I{;/24L~ by ~ complet;;~
One copy each to Planning Bd and BUllding Dept ,..r/~ bytf/lIiJ
$200 fee check given.~oWVr!~~asurer ,9P ~~y waived? ---
Hearing notice posted ~/~Lmaile~_7D/(.""1(J & M ~a. !f}.2J(L7-J
Hearing{s) on _1_1_ cont'd to I I _1_1_ withdrawn? __/__/__
Decision due by I I made _I _I_filed TC I I mailed _/_/_
See related cases lawsuits other
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ADDENDUM
Turner Zoning Board of Appeals Application
The Applicants seek a Variance from the provisions of
Nantucket Zoning By-law (the "By-law") ~139-l7.A (Height
Limitations) . The Applicants propose to relocate on the
Locus the existing single- family dwelling. Under current
code, following relocation, the first floor of the dwelling
must be located above the 100 -year floodplain. At the
Locus, the 100-year floodplain is at elevation 8'. The
Applicants propose to locate the dwelling in such a way
that the first floor is at elevation 8.1'. The existing
height of the dwelling, as set forth in the By-law, is
about 29.5 feet. Because the dwelling must be elevated
above the 100-year floodplain and because the grade drops
off at the relocated building site, the height of the
dwelling after its relocation be a maximum of 32 feet. As
so relocated, the dwelling and the lot upon which it will
be situated will meet all dimensional requirements of the
By-law.
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DATE PARCEL
DATE PARCEL
I. N.C. F. danot.. Nantucket Con~aryation
2. (N.C.) danot.. not construc.!..I'd
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INFORMATION SHOWN HEREON WA~
COMPILED FROM AERIAL PHOTOGRAPHS, DEEDS,
AND PLANS OF RECORD AND IS NOT TO se
CONSTRUED AS HAVING SUFFICIEi-lT ACCUR-
ACY FOR CONVEYANCE.
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2-89
NANTUCKET ZONING BOA..~D OF APPEALS
'TOHN. A-l\TD COUNTY BUILDING
NF..NTUCKET,' HI>. 0255~
ASSESSO~S ~IST OF Pk~TIES !N !NTEREST
PROPERTY OWNER: Scv-v,u-0L G .t-\.\....YI"""oe..A- ~ V{~-e-~ H, c. .
APPLICANT FOR RELIEF (S~.NE? V) \Vft'"'\<---
hDDRESS OF PROPERTY: . c,2- ~~~st~("UL.~
ASSESSORS HAP (. PF.RCEL: ~ 2=\', ?CA.v"C..~ YS. L ~ 9 ~
LIST OF PA-~TIES INCLUDING ~~D~ESSES*(O~ SEE ATTACHED___>
RECEIVED
BOARD OF ASSESSORS
"
APR 0 3 2002
TOVVN OF
NANTUCKET, MA
, x eertify that the ioregoing (or the attached ) 1ists
.)i-"' all persons natural or legal, who are owners of abutting
property I owners of land directly opposite en any .public
or private street or.....Tay; and abutters of the abutters a:"1d
all other land owners within three hundred feet of the
property line'of Owner's.property, as they ( and their
address) appear on the most recent applicable tax list.
{per M.G.L. c. 40A, section' 11 zoning Code Chapter ~39,
~ection 239-29D(2)}. . .
Date
'4}fJ3} O~
( I.
kdf{j O~
Assessors Office
Town of Nantuck~t
"'NOTE: Applicant (petitioner) should include \-fith the lot
for which zoning rel iefis ~opght, any conu-nonly-owned
abutting lots which ruight beco~e involved in the zoning
~atter. List ~ap a~d parcels fo~ eacr. abutt~~.
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Smooth Feed Sheets™
.... ...
J. Seward Johnson, Trustee
Seventy Three Hulbert
Avenue Nominee Trust
Post Office Box 550
Princeton, NJ 08542
Bessie and John T. Connelly,
Trustees
c! 0 Lauren & Margit Breakiron
35 Leeward Lane
Riverside, CT 06878
Beth F. Terrana, Trustee
Rabbit's Rest Nominee Trust
9 Pierce Road
Wellesley, MA 02481
Elliott W. Gumaer, Jr.
Post Office Box 30478
Sea Island, GA 31561
Ruth Connor Baltzer
56 Oak Lane
Rochester, New York 14610
Anthony M. Lamport
432 East 84th Street
New York, New York 10028
Philip Lindeman
Barbara Lindeman
8 Charles Street
Nantucket, MA 02554
John K. Turpin
Margery D. Turpin
Post Office Box 100
Far Hills, NJ 07931
Richard J. Glidden, Trustee
38-40 North Beach Realty Trust
Post Office Box 1079
Nantucket, MA 02554
Alan M. Connor
Joan G. Connor
The Village at Wethersfield
68 Chatham Hill
South Glastonbury, CT 06073
8AVERV@
Address labels
Lauren and Margit Breakiron,
Trustees
35 Leeward Lane
Riverside, CT 06878
William F. Hunter, Trustee
c! 0 John and Bessie Connelly
126 Seabreeze Avenue
Delray Beach, FL 33483
Town of Nantucket
c! 0 Park and Recreation Dept.
2 Bathing Beach Road
Nantucket, MA 02554
Marjorie E. Hogan
1125 Fifth Avenue, Apt. #2
New York, New York 10128
Patricia S. Jones
Charles W. Jones
176 Rowayton Avenue
Rowayton, CT 06853
Robert M. Haft
Mary Haft
2346 Massachusetts Ave., NW
Washington, DC 20008
Nancy Kissam
4 W oodchester Road
Wellesley, MA 02481
John B. Goodwin, Jr.
Joan K. Goodwin
22 Old Farm Road
Darien, CT 06820
Loretta Kaplan etal
586 Somerset Lane
Northield, IL 60093
Simon Canning
W. Jane Canning
25 Apawamis Avenue
Rye, New York 10580
Use template for 5160@
Bessie and John T. Connelly,
Trustees
126 Seabreeze Avenue
Delray Beach, FL 33483
William F. Hunter, Trustee
c! 0 Bruce and Leigh Failing,
Trustees
83 Pecksland Road
Greenwich, CT 06831
Thomas LLC
773 Orrong Road
AUSTRALIA
Samuel G. H. Turner II, Trustee
68 Hulbert Avenue Nominee Trust
25 Hill Creek Road
Rochester, New York 14625
Whitney A. Gifford, Trusee
Sixty-Two Hulbert Avenue
Nominee Trust
6 Young's Way, PO Box 2669
Nantucket, MA 02584
Joel C. Defreytas, J r.
Kathleen Defreytas
143 Ridgeview Circle
Berwyn, PA 19312
Mary Ellen Serino
135 Goden Street
Belmont, MA 02478
Paul R. Charron
Kathy Herdt
70 Ox Ridge Lane
Darien, CT 06820-2515
David L. Bromley etal
c! 0 Ferrara
44 Dover Road
Wellesley, MA 02481
John F. Otto, Jr., Trustee
Taconic Partners Nominee Trust
375 Round Hill Road
Greenwich, CT 06831
laser
5160@
Smooth Feed Sheets™
Wiliiam C: Melzer, Trustee
Six Brant Point Road
Realty Trust
40 Pear Tree Point Road
Darien, CT 06820
Robert J. Kreb, III
Eileen Kreb
506 L ynmere Road
Bryn Mawr, PA 19010
_AVERY@
Address labels
Use template for 5160@
Guilford B. Peters
Victoria M. Peters
154 Talmadge Road
Mendham, NJ 07945
Stephen A. Goldberger
Randy M. Goldberger
50 Battery Street - PH 5
Boston, MA 02109
Steven Fisch, Trustee
Fourteen Brant Point Road
Nominee Trust
61 Hemlock Road
Short Hills, NJ 07078
Franklin H. Levy
Lynda A. Levy
469 Brookline Street
Newton, MA 02459
laser
5160@