HomeMy WebLinkAbout049-03
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
JU1
Il
,2003
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No.:
o ~~--o3
C 6 y I' '\ 'bG't-ec (Y\. W Qj &
Owner/Applicant:
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 ~139-301 (SPECIAL PERMITS); fi139-321 (VARIANCES)
I
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, MA 02554
Assessor's Map 40
Parcels 11 & 12
22 Capaum Pond Road
Cert. of Title No. 8779 and
Book 176, Page 312
At a Public Hearing of the ZONING BOARD OF APPEALS held at 1 :00 P.M.,
Friday June 13, 2002, in the Conference Room at the Town Building Annex, 37
Washington Street, Nantucket, Massachusetts, on the Application of CHRISTOPHER M.
WELD, Board of Appeals File No. 049-03, the Board made the following Decisions:
1. Applicant is seeking relief by SPECIAL PERMIT under Nantucket
Zoning By-Law Section 139-33A(8). Applicant is asking the Board to validate the Locus
as presently configured. The original Lot consisted of a parcel shown as Parcel 12 on
Assessor's Map 40, and on Land Court Plan No. 36322-A, containing about 37,649.70
square feet of area, and improved with a single family dwelling said to have been
constructed prior to the 1972 enactment of the Zoning By-Law. In August of 1980 the lot
lines were reconfigured as a result of a purchase of vacant adjacent property to the north,
shown as Parcel 11 on Assessor's Map 40, and described in Book 176, Page 312,
containing about 12,549.24 square feet of area. The resulting Lot is less non-conforming
as to lot size, as it now contains about 50,199 square feet of lot area, but is still
undersized as the property is located within the LUG-2 zoning district, which requires a
minimum lot size of 80,000 square feet. Such a reconfiguration is now allowed by
Special Permit under Zoning By-Law Section 139-33A(8) as a result of a vote at the
Annual Town Meeting in 1996. In the alternative, Applicant is seeking relief by
V ARIANCE under Nantucket Zoning By-Law Section 139-16A (intensity Regulations-
minimum lot size) in order to validate the reconfiguration.
The Premises is located at 22 CAPAUM POND ROAD, Assessor's Map 40,
Parcels 11 and 12, Land Court Plan No. 36322-A. The Property us zoned Limited-Use-
General-2.
2. The Decision is based upon the Application and the material submitted
therewith, and the testimony and evidence introduced at the hearing. There was no
recommendation from the Planning Board as the Board determined that the matter was
not of planning concern. There were no letters on file.
3. The Applicant, through his attorney, explained that they were asking the
Board to validate a 1980 lot reconfiguration, which resulted in an increase in the area of a
non-conforming Lot. In August of 1980, the Applicant bought an adjacent about
12,549.24 square-foot lot and combined it with his about 37,649.70 square-foot lot to
form the existing about 50,199 square-foot Lot. The Applicant's original lot contained a
single-family dwelling that was not made non-conforming by the reconfiguration.
Though the Lot still does not meet the 80,000 square-foot minimum lot size requirement
for this zoning district, it became less nonconforming as a result of the merger. The
C:\Documents and Settings\lwilliams\My Documents\ZBA DEe. WELD. RG, JUNE, 2003 doc
situation has existed since 1980, but Applicant represented that he only recently
discovered that this re-configuration required relief from the Zoning Board of Appeals.
The Zoning By-law allows for reconfiguration of lot lines by Special Permit provided
that no new nonconformities are created.
4. Based upon the foregoing, the Board finds that the Lot re-configmation,
which resulted in a Lot that, while still nonconforming as to lot-size for the LUG-2
zoning district, is less nonconforming than the original lot, and did not create any new
nonconformities or increase any existing nonconformity. In addition the Board finds that
the reconfiguration of the lot lines is not substantially more detrimental to the
neighborhood, is in fact a benefit to the area as the nonconformity of lot size was
reduced, and said re-configuration would not derogate from the spirit or intent of the
Zoning By-Law.
5. Accordingly, by a UNANIMOUS vote the Board GRANTS the requested
relief by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33A(8) to
validate the 1980 reconfiguration of the lot lines as shown on the "Site Plan", dated May
22,2003, done by Charles W. Hart, a reduced copy of which is marked as Exhibit A and
attached hereto.
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CURRENT ZONING CLASSIFICATION:
l3mited Use General 2 (L.U.G,-2) EXISTING:
.59..1 ~q:t. ~.f.. TOTAL
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80,000 S.F.
150 FT.
35 FT.
15 FT.
470
MINIMUM LOT SIZE:
MINIMUM FRONTAGE:
FRONT YARD SETBACK:
REAR/SIDE SETBACK:
GROUND COVER 70:
4{)-10
N/F
E.G. VERNEY
40-9
N/F
E.G. VERNEY
40-16
N/F
SA FINE
40-13
N/F
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OF LAND IN
NANTUCKET, MASS.
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SCALE: 1.= 50'
DATE: MAY 22, 2003
Owner: . . . . . C.H~/?~O~H.E~ . 1.1., .W~~D. . . . . . . . .
DEED 176 PC. 312
DeedjCert.: . C.E~T: .8!~9.. Plan: q:.r;.. ~6.,3.2?-;A.
Tax Mop: fO.-.I1. ~. 1,2 locus:' l? ,~p'AI!'1 !,c?f.!D. ~OAD
CHARLES W. HART and ASSOC., Inc.
Professionol Land. SUMJeyors
49 SPARKS A VENUE
Nantucket, Massachusetts 02554
(508) 228-8910
FBK.:44-114 H-4722
//
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
PHONE 508-228-7215
FAX 508-228-7205
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A Public Hearing of the NANTUCKET ZONING BOARD OF APPEAL~ will
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be held at 1:00 P.M., FRIDAY, JUNE 13,2003, IN THE CONFERENCE R@M, ."1
TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, an the ~'.J
Application of the following: \0
NOTICE
-
...
CHRISTOPHER M. WELD
BOARD OF APPEALS FILE NO. 049-03
Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33A(8), Applicant is asking the Board to validate the Locus as presently
configured. The original Lot consisted of a parcel shown as Parcel 12 on Assessor's Map
40, and on Land Court Plan No. 36322-A, containing about 37,649.70 square feet of area,
and improved with a single-family dwelling said to have been constructed prior to the
1972 enactment of the Zoning By-law. In August of 1980 the lot lines were reconfigured
as a result of a purchase of vacant adjacent property to the north, shown as Parcel 11 on
Assessor's Map 40, and shown in Book 176, Page 312, containing about 12,549.24
square feet of area, The resulting Lot is less nonconforming as to lot size, as it now
contains about 50,199 square feet of lot area, but is still undersized as the property is
located within the LUG-2 zoning district, which requires a minimum lot size of 80,000
square feet. Such a reconfiguration is now allowed by Special Permit under Zoning By-
law Section 139-33A(8) as a result of a vote at the Annual Town Meeting in 1996. In the
alternative, Applicant is seeking relief by VARIANCE under Nantucket Zoning By-law
Section 139-16A (Intensity Regulations - minimum lot size) in order to validate the
reconfiguration.
The Premises is located at 22 CAPAUM POND ROAD, Assessor's Map 40,
Parcels 11 and 12, Land Court Plan 36322-A. The property is zoned Limited-Use-
General- 2.
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THIS NOTICE IS AVAILABLE 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
CASE NO. ~
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s): Christopher M. Weld
Mailing address: John Wise Lane. Essex. Massachusetts 01929
Applicant's name(s): Christopher M. Weld
Mailing address: John Wise Lane. Essex. Massachusetts 01929
Locus address: 22 Capaum Pond Road Assessor's Map/Parcel: Map 40. Parcel 12 .... \ \
Land Court Plan/Plan Book & Page/Plan File No.: 36322-A Lot No.: n/a
Date lot acquired: Re2:istered Parcel acquired 7/6//1979~ Recorded Parcel Acquired 8/1/1980
Deed Ref.!Cert. of Title: Cert. of Title No. 8779 and Book 176, Page 312
Zoning District: LUG-2
Uses on Lot - Commercial: None_ Yes (describe)
Residential: Number of dwellings-1- Duplex_ Apartments_Rental Rooms
Building Date(s): All pre-date 7/72? Yes or C ofO(s)? '" 1 ~
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:
See attached
I certify that the in~ rmation contained herein is substantially complete and true to the best of my
knowledge, under t e pains and penalties of perjury.
SIGNATURE: Applicant Attorney/Agent ~
(If not owner or owner's attorney, please enclose proof of agency to bring this matter before the Board)
FO~ ZJl-A <:;lFFICE USE - ~
Application received on: SI/(; /~By: l~~ Complete: V Need copies?: ,
Filed with Town Clerk: S"'2.-'(I<13 Planning Board: S-'~.Q3Bnilding Dept.:5"",29a3By: (dJ.J.l
Fee deposited with Town Treasurer:J2) 2o/a3By: ttEu.Waiver requested?:_Granted:_/_/_
Hearing notice posted with Town Clerk:~m Q..j1ailed: sI~/01&M: ,p/t!? /(}3& ~ 5"7M
Hearing(s) held on:_/_/_ Opened on:_/~_ Continued to:_/_/_ Withdrawn?:_/_/_
DECISION DUE BY:_/~_ Made:_/_/_ Filed w/Town Clerk:_/_/_ Mailed:_/~_
DECISION APPEALED?: / / SUPERIOR COURT:
---
LAND COURT
Form 4/03/03
Christopher M. Weld Zoning Board Application Continuation Sheet
1. The applicant purchased the original parcel (shown on Land Court PIan No. 36322-A, Certificate
of Title No. 8779, a copy of both are attached hereto) on 7/6/1979. Such parcel containing 37,649.70 square feet
more or less. At such time, there was a house on such 10t which was constructed prior to 1972.
2. The applicant purchased the second parcel (Book 176, Page 312, a copy of which is attached
hereto) on August 1, 1980. Such parcel containing 12,549.24 square feet more or less. Applicant realized that the
originallot was a pre-existing nonconforming 10t, but was unaware that any relief was required by the Board of
Appeals at the time of the purchase of such parcel since such purchase made the 10t more conforming, rather than
less.
3. Because the lot is now more conforming and therefore not substantially more detrimental to the
neighborhood than the existing nonconformity, Applicant seeks a special permit to approve the addition of the
second parcel.
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CURRENT ZONING CLASSIFICATION:
limited Use General 2 (L.U.G.-2)
EXISTING:
MINIMUM LOT SIZE:
MINIMUM FRONTAGE:
FRONT YARD SETBACK:
REAR/SIDE SETBACK:
GROUND COVER %:
80,000 S.F.
150 FT.
35 FT.
15 FT.
4%
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40-10
N/F
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40-9
N/F
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40-16
N/F
S.A. FINE
SITE PLAN
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OF LAND IN
NANTUCKET, MASS.
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SCALE: 1 "= 50'
DATE: MAY 22, 2003
Owner: . . . . . C.H~/?~O':f-!E~ . M,. . W~~D. . . . . . . . .
DEED 176 PC. 312
DeedjCert.: . G,EFJT: .8'17.9.. Plan: ~.9.P.. ~~,~2-?-:A.
Tax Map: 10.- .11, ~. 1.2 Locus: II .2? .c~p'Al!'1 ?9,,!D. ~OAD
CHARLES W. HART and ASSOC., Inc.
Professional Land Surveyors
49 SPARKS A VENUE
Nantucket, Massachusetts 02554
(508) 228-8910
FBK.:44-114 H-4722
6(03
FORM E
Book 45
Page 109
~ra~ftr (!ertifitatt of ~ttlt.
No. 8779
From
Transfer
Certificate No. 6533
, Originally Registered
May 24th,
1972 , iD
Registratlon Book 33
133
Registry DiItrlct of Nantucket County.
Page
for the
~ ~ to Ctrtif!, that
CHRISTOPHER WELD
(I
Beaver Pond Road,
of Beverly
iD the County of
Essex
and Commonwealth of Mauachusettl,
_1fIIach:m
is the owner
iD fee simple,
of that
of land oltuate iD Nantucket,
certain pared
iD the County of Nantucket
and said Commonwealth, bounded and described u follows:
SOUTHWESTERLY
by land now or formerly of Henry C. Everett, one hWl-
dred ninety and 15/100 (190.15) feet; .
NOR'lllWESTERL Y
by land now or formerly of Albert G. Brock, one hWl-
dred ninety-eight (198.00) feet;
by lands now or formerly of Gilbert Verney and Ibr-
othy C. Kerins, one hWldred ninety and 15/100
(190.15) feet; and
NORTHEASTERLY
SOITIllEASTERLY
by land now or formerly of Albert G. Brock, one hnn-
dred ninety-eight (198.00) feet.
-I
All of said boundaries are determined by the Court to be located as shown upon
plan numbered 36322-A, drawn by Schofield Brothers, Inc., Surveyors, dated August I, 1969,
and filed with Certificate of Title No. 6245 at the Registry District of Nantucket CoWlty.
So much of said land as lies within the limits of the Way nine (9) feet wide,
approximately shown on said plan, is subj ect to the rights of all those lawfully entitled
thereto, in and over the same; and there is appurtenant to said land a right of way over the
said nine (9) foot Way from locus to and from Cliff Road, shown on said p18n, in cOlDllOn with
all those entitled thereto, as set forth in a grant made by Henry B. Coleman et al to TIlomas
B. Congdon, Jr. et ux, dated August 11, 1969, duly recorded in Beok 133, Page 614.
And it Is further certifled that said land is under the operation and provisions of ChapleT 185 of the General
Law.. and that the tide of said
CHRISTOPHER WELD
I I
to said land Is registered under said Chapter, .ubject,however. to any of the encumbrances mentloned iD Section
forty-aix of said Chaptet. which may be aubsisting, and subject also !IX as aforesaid.
WrrN1!SS, WILLIAM I. RANDALL, Esquire, Judge of .he Land Court, at
Nantucket
iD the County of
Nantucket
the
sixth
day of
in the year nineteen hundred
July
and seventy-nine
at two o'clock .nd forty
minutes in the after noon.
Attest, with the Seal of said Court,
Land Court Case No. 36322
Ibcument No. 21193
~~
~ AS!islant Recorder.
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TRISTRAM
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PLAN OF LAND IN NANTUCKET
Schorield Brothers Inc., Surveyors
AuguSt I, 1969
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Copy ~r::~nof.!!!::!-
LAND RfF/.STftTf.R/i OFnC~
SCale orthis plan ztX) f<<i to an inch
R.L. Woodbury, Engineer fOr Courty,,,
53 -Ahn. -4 .r ~i/,
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MA..ACHU8m8 QUITCLAIM D&IED .HORT "ORN (tHOIVIDUAL) ...
~ooa 176 '~(;f 312
02174
W~, Albert. Gf. Brock and Elizabeth C. Chase 30 Lake Shore Dr. LArlington,
ot Nantucke , town and County, Massachuset<s,
Thousand
Dollars
beingwyama"ieJ, for consideration paid, and in full consideration of Twenty Five
___________________________________________($25,000.00)
grants to Christopher M. Weld
Bever Pond, Beverly, MA 01915
of
with qulttllllm rDlltnllnll
the land in Trotts Hills area of Nantucket, Massachusetts
[DaaiptiOll and .ncwubr&DCeJ, if ...rl
Bounded and described as follows:
"
SOUTHWESTERLY:
NORTHWESTERLY and
NORTHEASTERLY:
SOUTHEASTERLY:
by land of H.C. Everett, L C. No. l7368-A,
by land of Gilvert VerneYI AND
by land formerly of T.B. Congdon et ux, 198.00 feet.
Shown as parcel lIon Assessors Sheet 40. Said premises are also shown
on L. C. Plan 36322-A.
Appurtenant to said premises is the right to travel to and from Cliff
Road over a nine foot way shown on said plan. See Certificate of Title
6245 filed with the Nantucket Registry District.
For our Title see Nantucket Probate Nos. 22~1 and 2140.
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and sealS
this ........~ day of ........J.uly...................... 19...80.
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...............................................................................
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...............................................................................
...............................................................................
al4t Cltommouwtu1t4 of BllU1lUlrll1Ultttl1
(361119 80
Nantucket
ss.
July
Then personally appeared the above named Albert G. Brock
and acknowledged the foregoing instrument to be his ~ee act an~~)e~me ./
'I' NANTUCKET COUNTY ..:..~~C:::h,kf{~.~.......
. R~eceived a: E::- ! "'~" __ N~7-;l"" -:: ~
Attest . ~*I\l,dRidua1-. Joint Tenants - Tenants in Common - Tenants by the Entirety.)
AUG119C5U
Z ~.4-5 P. M . ~f~8J SEC. 6 AS AMENDED BY CHAPTER ~97 f)F 1969
Ev~ den! prcscntoo fue !CC'"S~W contain .or h..e tad~ upon It tbc full name, n:sidcncc aud post office add<aa 01 tbc 1''''''''
and . 1<<1.11 o{ the amount or the {ull cOllsld.rallon thereof ... Julius or the ""lute of tbc other roo.siderltion thctelM If not delivend
for a specific mOl\tUlJ sum. The full C'OQ:)idcntiuQ ~alJ mtI.Q the Loul pl"icc lOI the coovCYiUlCC without dcductioa . for .n, liMlS or
.ncumhe:lllces ,,,,uUled by the geant.. or ",mainins theeeon, AU such .ndoncmonts and C<citlls shall be Ml>rded u pari oi the d<<d.
Failure 10 comply wid. this <<rtion s1JJII not aJfect the ",lidity of ....y deed. No ",sister of deeds shall a<cq>I . drni for rca>rdin. unl...
it is La compli:lDce' wjth the requirements of this section.
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Town of Nantucket
RECEIVED
BOARD OF ASSESSORS
MAY 1 5 2003
TOWN OF
NANTUCKET, MA
ZONING BOARD OF APPEALS
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF
PROPERTY OWljERC. ..C.hr..\~.}uc... .Wt. \.<1. ............. ....
MAILING ADDRESS",......""..",.., ':.,..,:"",......,'" pOoP. ,~",...""...".....,
PROPERTY LOCATION", ,c1.~.. .c.4pa<J m'Ij..R~....,.....,.".,..
.: Li 0 /-,
ASSESSORS MAPIPARCEL.".,.." '.. 'I,I.~", ."""""""". .." ,.. ,.',. ,..."
APPLICANT. ,~SlQ., ,t1,:., ,Gy.l.l.d-d.PD",..,."..""",.."..,.,
SEE ATTACHED PAGES
I certify that the foregoing is a list of persons who are owners of abutting property, owners of
land directl~ opposite on any public or private street or way; and abutters of the abutters and all
other land owners within 300 feet ofthe 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 139-29D (2) .
~jt,.g(!t!.3
DATE
/). iJj;[b
~4kC~~,.....:...... ~
ASSESSOR'S OFFICE
Town of Nantucket
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