HomeMy WebLinkAbout055-02
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 9, 2002, IN THE CONFERENCE ROOM,
TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the
Application of the following:
G. TODD CONWAY, TRUSTEE OF POND VIEW REALTY TRUST
BOARD OF APPEALS FILE NO. 055-02
Applicant is seeking relief by V ARlANCE under Nantucket Zoning By-Law
Section 13 9-16A (Intensity Regulations - minimum lot size) in order to validate his lot as
presently configured, improved with a single-family dwelling constructed in 1979. Said
lot contains about 78,860 square feet in a district that requires a minimum lot size of
80,000 square feet. The nonconformity is said to have occurred through complicated
subdivisions and conveyances among several individuals over time. The Locus appears to
be conforming in all other respects to the dimensional requirements of the Zoning By-
law.
The Premises is located at 146 MIACOMET ROAD, Assessor's Map 81, Parcel
17, Land Court Plan 36550-F. The property is zoned Limited-Use-General-2.
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TillS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
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BOA Form 1-89
NANTUCKET ZONING BOARD OF APPEALS Julv 3, 2002
37 WASHINGTON STREET Date
NANTUCKET, MASSACHUSETTS 02554 r~~
CASE No. CJ .>->-02
APPLICATION FOR RELIEF
Owner's name(s): G. Todd Conway, Trustee of Pond view Realtv Trust
Mailing address: c/o Reade, Gullicksen, Hanlev & Gifford, LLP
Applicant's name: Same
Mailing address: P. O. Box 2669. Nantucket, Massachusetts 02584
Location of lot: Assessor's map and parcel number 81-17
Street address: 146 Miacomet Road
Land Court Plan 36550-F, Lot II Zoning district LUG-2
Date lot acquired: December 28, 1994 Cert. of Title 16627
Uses on lot - commercial: None ~ or MCD?
_ number of: dwellings ~ duplex __ apartments __ rental rooms
Building date(s): all pre-8/72? __ or _____ C of O? Yes
Building Permit appl'n Nos. 1068-79; 1256-79; 6472-88; 13869-96; 14831-97;
1307-99
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'
See attached addendum.
Items enclosed as part of this Application: order'__ addendum' ~
Locus map ~ Site plan ~ showing present ~ + planned __ structures
Floor plans present __ proposed __ elevations __(HDC approved? __)
Listing lot area ~ frontage ~ setbacks ~ GCR ~ parking data ~
Assessor-certified addressee list 4 sets ~ mailing labels 2 sets ~
$200 fee payable to Town of Nantucket __ proof' '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 perja~ 4 /?
SIGNATURE: ~~~ Applicant __ Attorney/agent ~
'(If not owner or owner's attorney, enclose proof of authority)
~OA OFFICE USE
Application copies rec'd: 4___ or ___!~ BoA on
One copy filed with Town Clerk on ~f~/~
One copy each co "anning Bd and BU"di~ D~ I
$200 fee check give~o~Jreasurer on "~~ by
,Hearing notice posted L?!:t~led 2fl..l...(_ I & M
Hearing(s) on __/__/__ cont'd to __/__/ __/__/__ wltli
Decision due by / / made __/__/__ filed TC / / mailed
See related cases lawsuits other
'F 'WpC\CONWAY\Gri'll1ville\l,lG Miacomet Road\ZBA APP.doc
ADDENDUM TO APPLICATION
OF
G. TODD CONWAY, Trustee
The applicant requests relief by Variance from the minimum lot
area requirement of 80,000 square feet under Nantucket zoning By-
law ~139-16.A, in order to regularize the status of his existing
lot, improved with a dwelling constructed in 1979, which contains
78,860 square feet. The applicant owns no adjacent land and has
no means of curing the problem except by obtaining variance
relief.
The applicant's father. Granville E. Conway, purchased the land
shown as Lot 4 on Land Court plan 36550-B on October 29, 1979.
Lot 4 contained in excess of 80,000 square feet. When Granville
E. Conway purchased Lot 4, it contained a dwelling under
construction (the present dwelling upon the locus) .
Granville E. Conway also purchased the adjacent land shown as Lot
3 on Land Court plan 36550-B on January 7, 1980. No structure
was ever built on Lot 3, which also contained in excess of 80,000
square feet.
In 1988, Granville E. Conway and an abutter, Barbara C. Bailey,
the owner of Lot 26 on Land Court Plan 36550-C, entered into an
exchange of two strips of land. The Conway property, Lots 3 and
4, was reconfigured into Lot 31 (containing most of Lot 4,
including the dwelling and garage thereon), Lot 32 (containing
most of Lot 3), and a small strip of land ten feet wide, shown as
Lot 33, adj acent to the Bai ley property. The Bai ley property,
Lot 26, was divided into Lot 34 (a ten-foot strip mainly adjacent
to Lot 32, but also sharing a twenty-foot boundary with Lot 31),
and Lot 35, containing most of the Bailey property and including
the Bailey structures. Granville E. Conway conveyed Lot 33 to
Barbara C. Bailey on February 8, 1988 by deed registered as
Document No. 42760 at Nantucket Registry District i Barbara C.
Bailey conveyed Lot 34 to Granville E. Conway by deed registered
as Document No. 42759. Certificate of Title No. 13512 was issued
to Granville E. Conway for Lot 34.
On December 28, 1994, Granville E. Conway conveyed ~ot 31, with
the structures thereon, to the applicant (as trustee for the
benefit of the applicant and other descendants of Granville E.
Conway), by deed registered as Document No. 66979; Certificate of
Title No. 16627 was issued to the applicant as trustee, and the
applicant still holds title to Lot 31 under this Certificate.
Granville E. Conway retained title to Lots 32 and 34.
On October 7, 1999, Granville E. Conway sold Lots 32 and 34 to
Blake S. Drexler and Edward Y. Orenstein, Trustees of Miacomet
Nominee Trust. Drexler and Orenstein are unrelated to the
applicant, and no member of the Conway family has any interest in
Miacomet Nominee Trust.
Recently, it has come to the attention of the applicant for the
first time that Lot 31 does not contain the required minimum of
80,000 square feet in lot area for the Limited Use General- 2
zoning district, and thus it is not a conforming lot. According
to the sketch plan by Charles W. Hart & Associates, Inc., dated
July 3, 2002, filed herewith, Lot 31 actually contains about
78,860 square feet.
Apparently, it was contemplated by the draftsmen of the plan
which became Land Court Plans 36550-F and 36550-G that Lot 34
(which, according to the Hart plan, contains 2,196 square feet)
would be held in common ownership with Lot 31 as a combined lot
containing in excess of 80,000 square feet. However, it is not
apparent from the Land Court plans that this was contemplated.
Lot area is not shown upon Land Court plans, and the
configuration of Lots 32 and 34 gives the impression that they,
not Lots 31 and 34, were intended to be combined.
Granville E. Conway has informed the applicant that he was
unaware that Lots 31 and 34 were intended to be combined, and
that he assumed from the configuration of the lots that Lots 32
and 34 were to be a single parcel. Further, he informs that he
was unaware that Lot 31 contained less than 80,000 square feet
when he conveyed it, with the structures thereon to the
applicant.
As noted, neither the applicant nor any other member of his
family own any adjacent land which can be conveyed to the
applicant to make up the shortage in lot area of Lot 31i Lots 32
and 34 have been sold by Granville E. Conway to a party who is
not willing to reconvey Lot 34, and adjacent land to the south of
Lot 31 formerly owned by the applicant's mother has been conveyed
to the Nantucket Land Bank as a gift for conservation purposes.
Accordingly, the applicant requests variance relief as the only
means of curing the anomalous status of the locus as a
nonconforming, improved lot which has been inadvertently created
subsequent to the zoning provision with which it does not
conform.
\l,.;'pC\Cm~WhY\Granville\146 Miacomet Road'\ZBA ADD.doc
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BoA Form
NANTUCKET ZONING BOARD OF APPEALS
TOWN AND COUNTY BUILDING
NANTUCKET, MA 02554
ASSESSOR'S LIST OF PARTIES IN INTEREST
2-89 ~
N/OdJO /
PROPERTY OWNER: G . G J,-J ~ uYJ.;, 711'0: ~ , .
APPLICANT FOR RELIEF (SAME? J.Lf: e!f) A~ J. !t-ie ,jv ;)R.c..,ff6
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ADDRESS OF PROPERTY: / Lj & Jii tA~;w-cY- !2c..o-z{J *
ASSESSOR'S MAP - PARCEL: Bl I 7- *
LIST OF PARTIES INCLUDING ADDRESSES*(OR SEE ATTACHED ___):
RECEIVED
r0~Rf) OF ASSESSORS
JUN 1 3 2002
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I certify that the foregoing (pr the attached ) lists
all persons, natural or legal, 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 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 and Zoning Code Chapter 139,
Section 139-29D(2)].
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Assessor, Town of/ ucket
*NOTE: Applicant (petitioner) should include with the lot
for which zoning relief is sought, any commonly-owned
abutting lots which might become involved in the zoning
matter. List map and parcels for each abutter.
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