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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. NQ;J~~~J2~ TillS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR FURTHER INFORMATION. C" tJ,} "'" -" LU c.) lJJ a:: 1'- . ,.., a.. oo::t N S J ~ .'~ ~~;;~:: ."..t'...-. "--' -1---- 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 ,.. 28,r/l. -.... -- " tl.~ " 2' Ul" " 2.1" , o "0 o '" :;; roo ~ 86-3~ 1I6<~~ 86-36 .-CJ ~ SCHOFIELD BROTHERS, INC. t=>.. It~ PROFESSIONA.l ENGINEERS REGlsrERE;) l.AND SURVEY(lI"<;' g 8 Z 148 F[DERA.L ST NANTUCKET, MASS Z m 8 - ~ .tJ~~~q\~ 0; Iff :)~~:: ~ 5 \"~\,~.;:~.;;: '259 ~ I' "c "'~- .c ;rV/td ' SHEET INDEX ~.'<" own awl Couut,y of "TUCKET ltsHadllls~tts , ~-- ~~I'" 5<"1~, ~.t',<s.<"I~ :~ ~- ~~;~~f~ff^ ~ S{ol~ \1 ,I.oc,i ,~ S<o~~.(K,1 --' ~ 4< ~ o () '\' " ~ (). Q( 4 :CONING: A...u. G. - Z .H Scale I e. g. 1=20) PON.D y / .€'" Vv I I x (1)P.~XI.--E R. /) @ ...D ~. ARt::"A. '" 803::2..9:1::. S.P Q'v / ~ - ...... (DR/:CXI.-ER) '-2!J ~ ~~~.. Afi?.eA = Z 13G -:t: S.P. ( BA/ki:'Y) @ nO --5.~ V @ ARZA'" 78/.3'O::t:: S.T: A~.EA ::: 78 8 GO~ (CONWAY) -," ,@ (..l3/t/J...F":./; r:J;/3GKP -1 15CALE: 1//= 60/ JUJ.....Y.3.) 2002 oK-ETCH ?I..-.AN OF"' LAN.D: Lor..5 .:3/> 3;6.&:33 ~ L.C. ..3~550-F Lo-r.s 34&.35.; ~.C. 3(.;;550 - G 7-3-02 .H:. ""' S.5 '8 "1- ~ SUBDIVISION ~LAN OF LAND IN NANTUCKET "Shugrue & Bart Inc.. Surveyors JuJy 7, 1975 Pel/riel. J. McGrol,.(. ,,1..C.No. 1:5648 A CC!/"t. N..'"2952 ~ (J' .~ .~ 'ii"~ I~' " Ii ~ I \D .... :... ~ l() ~ ~ S 7'!!" 5!J' d.iD" E .38.:J. 00 / ~ ~ Q:: ~'P' .~ "l'~ 6 N7e. S;l' 4:;" W 38!J. O~ II) --:. I:l I:l \0 5- w~ ............. '- Q;-. :Q uJ;:' ...TJ" ~ 't';'~ ~ 00 % I-- ; b'r..O~",~' ~ '1 ;:1 ...~ ~ \ ~'~ o.h.,"nC:8. "J./'.in ~ 'iii. C.B. .i:. VI doh. Iii c.8. (.l 3:,;j~ o ~ -i",,;<'a : 0::',:1 '.5' o Z '00~.oo == 2 WAY ~6.3.~().<;"" N 61' I~' ~~" W ( 40. 00 WIOE) 5 1!>lo 10' ~=," E . ~51~;Oa" -." z ~ '"' ~~~ ~~ '-::)1() I ,~,"\ ...... \ (l~'OO' ~i ~ ~ 8 ~ .uJ ~ ~~~ ~ l ~o 1 ~~ , c:-l~ z ~\"\ c,o~o' 3 .3 79, ~2 s 52' 55' 42" f!. 4 ~ ,.,. d,h\ ~ inC.o. }7.3.00 N 7'0 20' or" W MQ/lve/ Pell/ar Subdivision of PartAof Land Shown on Plan 36550 Filed with Cert. of Title No. 6658 Registry District of Nantucket County Separate certificates of tdle may be issIJed for land shown hereon as J.p.t.~_Itl1(lI._!l______ __n_____n____ By tile Court. A /J;~f~~_0~_~C___m__ 1ti' _.I.!/i j2..J~7~f/ t -. - . - Recorder. Form LeE.S.]. 1).7."\ 36550B c.~. J.\1.in i. '_ :JS.o5-- d.h.;qCf>. ~: ~ i< ~ !!: "" () d.!"i" "I';. ;~."""; '0.' <lo ;~.: '~..... '~j'Ir>'" 'f\ ~- :~'. "i ~ ~ ,~ ....A. \:) " ~~ d~.;n"f>. ~ j:::: ,I _Iri ti d./'.I~('.5. . :;;:: ~ ~ ~ 1:~ ~ ~ "'"' ~ ::t~ ~ ~ <'-I, '" () '" d.h.in 'N~. i::: "'-'" 1'-- ~~ ~ , ('(:::; \Il c.'!i' '0:>~ , ~:- I05.Z') --- dlhC5. ~~e:/fnaf pM" LAND REGISTRATION OFFICE - AtJ~.IS,1975 - S,ale arthis plan /OQ feet to an inch ilL. Wo~dblJr'y, Engineer fOr Court ~- .~~ Q <::s- -~ ') F; --- t-- \. ;g . ~ ~ 'f I:l "" .,> S ." -! :.:: c ..'! .. ~ '", - t '--" ~I ..----, ~...;'...:...".~...il. .'"..:. . " . o il........; !,Jr .....'.... N w {; January 11, 1988 John J. Shugrue, Inc., Surveyor SUBDIVISION PLAN OF LAND IN NANTUCKET 36550F ~ ~ C:) Q:: 2 351.08 POND VIEW (40.00 Wide) S 810!3' 39' E C.B.dh, ,'" "- ~~j~ c> '" o 10\ " .... 32 <: S f Bd 1__ " ~ ~ C:) ,'" (..) '" ~ c> C) ~ '~ C) " Q ~ '" c> <: 280.00 S 820S5'42"E 31 363.00 8d. N ? 9 020 01 W Manuel Pavor Subdivision of LotsB3 and 4 Shown on Plan 36550 Filed with Cert. of Title No. 7190 Registry District of Nantucket County Separate certificates of title may be issued for land ~~::~::':::,n(J;]:~J ~ Form LeE-S-]. 3m-6-8g DRIVE C,8,dk ;"'-"-;1' I 34 ~ " (j ~ '" c> 3S ~ " ,Ot. 1,Ot. ;;: Iil~" 'c> ',~ "- ,'" c>~ ~ <s ~<\j~ ~ '" '", + I' 33'- , , lSj l~ ___....' ~'l C8,rJ.h. Abutters are shown as on original decree plan. Copy 01 part 01 plan I LAND REGlS'!rt~TION OFFICE 'I - Jan. 20,1988 Scale 01 this plan 60 leet to an inch I Louis A. Moore, _=~~~_er lor ~"."~._I '-' ~c> "'~ "'''- ,"" ~~ ~~, 0.'-' 6 ti <: " , (; " ~ '" :ll ~ J ."~ \I) ....... \() 0;0 --.. i w tee l..) u: >= ro:: w <.) :r >- 3: Q W ..J Lt :z co: -I CI. cD ! , / ) w ) John J. Shugrue, Inc., Surveyors SUBDIVISION PLAN OF LAND IN NANTUCKET 365506 January 11, 1988 2 Plan No, 355508 Cerl. No. 7/90 6 CB,d,h. S 8/0 /3/ 3911 E C,8,d,h. ' R~2540,OO VIEW f4QOO Wide) ORIVE C,8,dk ~ PONO ~ ! ' ,'il '- J ~ \'0' 'o~ C.B.d.h, .(\. o~0 3/ \ ~A 35 I S "- ~ '" '" '" <:i '" '" - " ;;; ~ Cl: t. ~ 33-\ <s ~ 0 aD :::: '" ) 209.56 C.B.d.h. N 790 20 0/" W 32 :~ \'-... t\J r "'I '<:,1 <:>. . ~ ",In "'s? o ~ 0,' <:>: = 150.00= /05.8/ .'" <:::.'" "'" ..... c:ci ~ 0, 0 ..... 0, <:> '" '" ~ y. 34/' ) Subdivision of Lot 26 Manuel Shown on Plan 36550C sh.1 Filed with Cert. of Title No,7190 Registry District of Nantucket County Separate certificates of title may be issued for land shownhereonas ,Lal. ,3.4qn<!~,..... J Byfh,C,"" ~~ /~" d.L .Ion 2(),19~tl. ~~:~~ 51 Pavor 44,/9 ~ [ :t. . <:> ~ '" 25 I<) '", "'" '" "'" 0 '" <:> '" \ \ -~ CB.dh. Abutters are shown as on original decree plan. Copy of part of plan 355501'" -liIed in--- LAND REGISTRA TION OFFICE - Jon. 20, /988 - Scafe of this plan 50 faot to an inch Louis A. Moore, Engineer for Court 'S'6 ~ "i -- Form LCE-S-J. Jm-6-88 ------------.-.-------..-.-.-. ---~...._~_.-'--_.._-----,_.._-_._._._---- ---.------- \ \ ..::::\-~ , <' .~... --~ ~ ;:;] 'I; p Q z w I;; <.:> u:: ;::: "'" ~ -~ 'd~ .;..,. , '~', :: ,- i Q ~ ... 2 I. ~ '-', 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 I 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 ; .'i\.MN OF I j'~ t , "'i i"""'K'T MA . ; ,-,G. C , 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)]. ~/~CJ,;L ate i};~~~a ~ 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. 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