HomeMy WebLinkAbout087-08 Third Point LLC
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
APPLICATION
Fee: $300.00
File No._
Owner's
Mallin address'~c6~~.II,la;:C~n~~'i;Q\rIB(Di:~I' 'ian."iKe:ei~~~i5~;Sg~
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Phone
Applicant's name(s):;,:"".
Mallin' Add _~...._
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Phone Number:ll[~r~Aillllllllllllljl E-Mail: YBI~I.~_IDI..iillll
Addr ,...%,y~-~..~~:.." ' """__''''''A
Locus ess: ~",*ii:i(E ;iin. ......' "."".c' , . .W'w ssessor's
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Lan Court an P an Book & Page an F e No.:Iw'.;;;mw:!@L.i,w'~:~,,',:Q,'::::, ,;.':
Deed Reference/Certificate of Title:&.""" Zoning
Uses on Lot- Commercial: Non
Residential: Number of dwellings
describe)
Duplex
Date of Structure(s): all pre-date 7/72 .. or
Building PennitNumbers: _lIIIIIIIII1r~
Previous Zoning Board Application Numbers:IIflI.,..r.!_.....:n:
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
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State below or attach a separate addendum of specific special permits or variance relief applying for:
'See AWJ.L~ A~
I certify that the information contained herein is substantially complete and true to the
best of my knowledge, under the pains and penalties of perjury.
SIGNATURE~ 0 r*
:;i4~,:-.t __i.-,>':'.', ~,:", i: '_-~~_'^A;;' :." "" _ ": "., .,_ <:,_;/V_~~_:~:~~>-----:. :~J~~ wne
Applicantl Attorney I Agent*
*If an Agent is representing the Owner or the Applicant, please provide a signed proof of agency.
OFFICE USE ONLY
Application received on"!.. Bylllltl Completetlll Need Copies:_.
Filed with Town Clerk:_1 _I _ Planning Board:J J _ Building Dept.:_1 _I _ By:.
Fee deposited with Town Treasurer:_1 J _ Bylll Waiver requested:1III
Granted.I.1II Hearing notice postedwith Town Clerk:J JII Mailedil/E/II
I&1{flVIIIII ~1II111 Hearing(s) held on 11I11I Opened on :./1111I
Continued toll/lllll Withdrawn II Decision Due By:",!.!.
Madellllllll Filed w/Town Cler (II. Mailed: II III/I'''
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
Addendum
The Applicant is seeking a MODIFICATION of the VARIANCE granted by Board of
Appeal in BOA File No. 28-75 to allow the construction of improvements at 3 Highland
Avenue. Said Variance allowed an addition to detached garage on the abutting property
at 30 Cliff Road that exceeded the allowable ground coverage of 20%, on the express
condition that there be no improvements on abutting vacant 3 Highland Avenue property
for so long as the structures on 30 Cliff Road exceeded the allowable ground coverage. In
1979, the Zoning Bylaw was amended to increase the allowable ground coverage on 30
Cliff Road to 30% and structures on 30 Cliff Road have ground coverage of about 21.2%.
The Applicant is seeking a determination by the Board that structures on 30 Cliff Road
do not exceed allowable ground coverage and that improvements may be constructed on
3 Highland Avenue in conformance with the Zoning Bylaw.
The Premises are located at 3 Highland Avenue, Assessor's Map 30, Parcel 154, LCPL
No. 37038-A, Lot 2. The property is zoned Residential- 1
Town of Nantucket Web GIS - Printable Map
Page 1 of 1
Prop ID
Address
Owner
Sale Date
Sale Price
Book/Page
Lot Size
30 154
3 HIGHLAND AV
THIRD POINT LLC
ONE TOWN HILL RD
LAKEVILLE, MA 05039-
2311
09/19/2003
$2,200,000
C0020889
0.25 acres
For general reference only: Important
caveats which must be considered when
using this data are available from the
Nantucket GIS Coordinator.
Dlsdalmer The Information displayed on this or
any other map produced by The Town of
Nantucket Is for reference purposes only, The
Town of Nantucket does not guarantee the
accuracy of the data, Users are responsible for
determining the suitability for Individual needs.
All Information Is from the Town of Nantucket
Geographic Information System (GIS) database,
Map Composed
12/8/2008
Town of Nantucket, Massachusetts
Copyright 2005 Town of Nantucket. MA, All rights reserved, Developed by AppGeo
http://host.appgeo.com/nantucketma/PrintableMap.aspx?Preserve= Width&Map Width=864... 12/8/2008
12/05/2008 14:30 FAX 5082285630 READE GULLICKSE
Jun 27 03 01:03p pHilbriOk ~ aver~ IIp
-t JENSEN
229 5155
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BlJILPING LOCATION 'PLAN
Of lAND IN
NANTU~T, MASS.
SCAlE: 1...~O I DAJ'f::.At.$.I"5/1'17
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CHARLES VI. HART &; ASSOCIATES. Inc.
SANtORO BOAf BUJI.l)ING
'9 ~.ARKs AVl!lNU.E
NANTUC'BJ;'t, YASS. 02554
(50B) Z~8-B910 H
NdT TO ae: ~CORD~. -.5.);
PROmslONAL lAND SURVEYOR
mls PLOT PUN WAS"' PREPARED FOR 'rHE TOWN
OF NAl'mJCl<r;r BUILDING OS'AAnCE:NT' eN!.... .ANO
SHOULD NOT 81; CONSlDERW A PROPERlVlJNE
stJR\'t'(. THIS PlAN S"'OULD~@.~ USED !2
ESTABUSH PROPERlY UNES. FENC.ES. HEIlQE$. OR
A/olr' MClLLARY STRUCTlJrw> . ON THE:. PRWISfS.
TWe: PROPERTY UNES SHOWN RElY 0,., dl./RRFNT'
DEEDS AND PWlS Of" RECORO. ,
THIS PLOT PLAN IS NOT A OamRCATlON AS 1'0
l1l1.E DR OWNERSHIP of THE PRoPOOY SHOWN.
OWNERS OF ADJOINING PROPE:ImfS ARE; SIiOWN
AocqRDING TO CURRENT ASSESSOR RECORDS.
ASSESSO~ MAP: I ~. . PARCEL: ./SS:
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BOARD CF ;\:~":';L:~~::?ORS
TOWN OF NANTUCKET
ZONlNG BOARD OPF APPEALS
NOV 2 4 Z008
ri1ViN ()F
!\If\~rnJr'!(;:T, ~;.IlA
LIST OF PARTIeS IN INTEREST IN THE MAITER OF THE PETITION OF
PROPERTYOWNER:_~' -J.
MAILING ADDRESS: ~ .1O~Y\ ~ \.\ 'Rei.., tJAtt .v~Ll L I ~I-:P Olfe"'!> ~
PROPERTY LOCAll0N: 3 .tt-L(.,~t> ~iJUE' '
ASSESSORS MAPIPARCEL: 50 I J'5~
APPLICANT:_~l5.1en$e.n.
SEE A IT ACHED PAGES
I certify the foregoing is a list of persons who are owners of abutting property,
owneT$ of land directly opposite on any public or private street or way; and
abutters of the abutters and all othef land owners within 300 fee1 of the property
line ofowner's property, all as they app~ on the most recent applicable tax list
(M.GL. c. 40A, Section 11 Zoning Code Chapter 139. Section 139-29D (2)
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DATE
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ASSESSOR'S OFFICE
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.1l1-1!U
N/F THIRD POINT LLC
CLIFF
(PUBLIC _ VAR, ROAD
'/ABlE Hfi:ml)
ZONING CLASSIFICATION: R1
ro THE roWN OF NANTUCKF:T:
7 CERTIFY THA T THE BUILDING AND'
IMPROVEMENTS SHOWN WERE LOCATED BY AN
ACTUAL fiELD SURVEY AND THE DIMENSIONS
SHOWN ARE ACClIRA TE ro THE BEST OF MY
KNOWLEDGE AND S. 'U."
BEOOIBED
5,000 Sot,
50'
10'
5'
30:11:
MINIMUM LOT SIZE
MINIMUM FRONTAGE
FRONT SElBACK
S1DE~EAR SETBACK
GROUND COVER RAllO
t:IQIES
1"=20'
N
W E
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tS
tS
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S
.J1J-2~7.1
N/F SIXTY ONE CUFF,-
ROAD NOIIINEI Tl/UST
EXlSlIt:IG
11.112:1: S.F.
86.33'
5.2.'
0.8'
20.9:11:
1. OWNER: THIRD POINT. LLC
ONE TOWN HILL RD.
LAK~~ idA 06039
2. DEED REFERENCE: LC. CERT. 20889
3. PLAN REFERENCE: LC. PLAN 37028-A
/Z.p$"/81
Prepared By:
.-- B.A.CKENEnglneerlng-SUrveylng
~ EnvIronmental Pennllllng
19 Old South Road, P.O. Box 3525
Nantucket, MA 02584
Phone: 508-325-0044 Fax:508-833-2282
AS-BUILT PLOT PLAN
IN NANTUCKET. MA
Prepared For.
lHlRD POINT. LLC
63 ClIFf" ROAD
MAP 30 PARCa155
Date: DECEIlBER 15 2008
Ora B .R. Checked B . oAF Seal . - 20'
Drawln Name: 63 Ciff.d
d
\Q
TOWN OF NANTUCKET
BOARD OF APPEALS
'J
NANTUCKET, MASSACHUSETTS 02554
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Date: March 12 ,2009
To: Parties in Interest and. Others concerned with the Decision of
the BOARD OF APPEALS in the Application of the following:
Application No.:
087-08
Owner/Applicant:
Brian Fogarty as contract purchaser/applicant
Enclosed is the Decision of the BOARD OF APPEALS which has this
day been filed with 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 a
complaint in Land 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.
~J 'S ~k (3M)
Michael J. O'Mara, Chair.man
cc: Town Clerk
Planning Board
Building Commissioner/Zoning Enforcement Officer
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME LIMIT
AND WILL EXPIRE IF NOT ACTED UPON ACCORDING TO NANTUCKET ZONING
BY-LAW SECTION 139-30 (SPECIAL PERMITS); SECTION 139-32
(VARIANCES). ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD
OF APPEALS OFFICE AT 508-228-7215.
NANTUCKET ZONING BOARD OF APPEALS
2 Fairgrounds Road
Nantucket, Massachusetts 02554
Assessor's Map 30, Parcel 154
Certificate of Title No. 20889
Residential-1
Lot 2 on Land Court Plan 37038-A
3 Highland Avenue
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals on Thursday, February 12,
2009 at 1:00 P.M., in the garage area at 2 Fairgrounds Road, Nantucket, Massachusetts 02554,
the Board made the following decision on the application BRIAN FOGARTY, as contract
purchaser/applicant, c/o Paul S. Jensen, PO Box 3097, Nantucket, MA 02584, and THIRD
POINT, LLC, as owner, c/o Kenneth Gullicksen, PO Box 2669, Nantucket, MA 02584, Board of
Appeals File No. 087-08:
2. The Applicant is seeking a MODIFICATION ofthe V ARIANCE granted by the Board of
Appeals in BOA File No. 28-75 to allow the construction of improvements on the vacant parcel
of land at 3 Highland Avenue. Said Variance allowed an addition to a detached garage on the
abutting property at 63 Cliff Road that exceeded the allowable ground coverage of 20%, on the
express condition that there be no improvements on abutting vacant 3 Highland Avenue property
for so long as the structures on 63 Cliff Road exceeded the allowable ground coverage. In 1979,
the Zoning Bylaw was amended increasing the allowable ground coverage on the 63 Cliff Road
property to 30%. The structures on the 63 Cliff Road property have ground coverage of about
21.2% and premises at 3 Highland Avenue is a conforming lot under the Zoning Bylaw. The
Applicant is seeking a determination by the Board that structures on 63 Cliff Road do not exceed
allowable ground coverage and a modification of said Variance to forever remove the restriction
contained therein against the construction of improvements on 3 Highland Avenue.
The Premises are located at 3 Highland Avenue, Assessor's Map 30, Parcel 154, LCPL No.
37038-A, Lot 2. The property is zoned Residential - 1
3. Our decision is based upon the application and accompanying materials, and
representations, photographs, and testimony received at our public hearing. The Planning Board
made no recommendation as this matter was found not to be of planning concern. Other than the
presentation by Applicant's representatives, there was no comment at the public hearing.
4. The Applicant, through counsel, represented that in 1975 Dr. Alfred Bornemann applied
to Board of Appeals for a Variance to expand the garage on his property at 63 Cliff Road so that
he could store his boat. This garage addition would cause the 63 Cliff Road property to exceed
the 20% ground cover then allowed in the Residential -1 zoning district where the property was
located. The Board granted said Variance allowing this garage addition under the express
condition that the vacant lot at 3 Highland Avenue, which was also owned by Dr. Bornemann, to
remain unimproved so long as the ground cover on 63 Cliff Road "shall exceed the allowed
ground cover."
In 1979, the allowed ground cover in Residential-l zoning districts was increased to 30%.
According to the plot plan dated December 15, 2008 by Bracken Engineering, Inc. and submitted
the Board and attached herein as "Exhibit A", the dwelling and detached garage on the 63 Cliff
Road property have ground coverage of about 20.9% and do not exceed the 30% ground
coverage limitation in the Residential-l zoning district where the property is located. As the
improvements on the 63 Cliff Road property no longer exceed the allowed ground coverage,
eliminating the basis for the condition imposed upon the relief granted in the Variance, this
application is being made to forever release the adjacent lot at 3 Highland Avenue from any
further restriction under said Variance.
5. Therefore, the Board finds that improvements located on the 63 Cliff Road property do
not exceed the allowable ground coverage under the Zoning Bylaw and that pursuant to terms
and conditions of Variance duly granted by Board in BOA File No. 28-75 and that owing to
unique circumstance relating to the shape of land and structures at 63 Cliff Road and 3 Highland
Avenue, which especially affect 63 Cliff Road and 3 Highland Avenue and not generally
affecting the Residential -1 zoning district where these properties are located, the Board may
grant the Applicant's request relief to modify said Variance without substantial detriment to
public good and without nullifying or substantially derogating from the intent or purpose of the
Zoning Bylaw.
6. For the reasons set forth herein, the Board by unanimous vote hereby GRANTS a
MODIFICATION of the VARIANCE granted by Board of Appeals in BOA File No. 28-75 to
forever remove the restriction contained in said Variance against the construction of
improvements on the Premises at 3 Highland Avenue. Except as expressly modified by this
decision, said Variance shall remain in full force and affect.
SIGNATURE PAGE TO FOLLOW
Dated: March jk., 2009
(
Lisa Botticelli
3.-7~
Burr Tupp
'/~'/'l.: i/'
/1,' At, ,v / C'/
/ I it
Matk Poor
COMMONWEALTH OF MASSACHUSETTS
Nantucket, ss.
March~, 2009
f_J On tpis ~ day of ~L, 2009, before me, the undersigned Notary Public, personally appeared
'( T .,~ , who is personally known to me, and who is the person whose
name is signed on the preceding or attached document, and who acknowledged to me tha@she signed it
voluntarily for its stated purpose.
~.
NotaryPublic: 1,k.. l ~
My commission expires: '/(~/r;I rlt
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N/F SIXTY ON< CUFF.,
ROAD NOfo/INEC 11/IIST
CLIFF
(PUBLIC _ v~ ROAD
7ABlE' HfOll-l)
ZONING ClASSlFlCA nON: R1
ro THE rolfN OF NANTUCKE:T:
7 CERTIFY THA T THE BUILDING ANO'
IMPROVEMENTS SHOWN WERE LOCA lED BY AN
ACTUAL RElO SURVEY ANO THE DIMENSIONS
SHOWN ARE ACCURA TE ro THE BEST OF MY
KNOWLEDGE ANO BELIEF..
BEWIRED
5.000 5.1".
50'
10'
5'
30%
EXlSlIMG
11,112::J: S.F.
86.33'
5.2.'
0.8'
20.9%
MINIMUM LOT SIZE
MINIMUM FRONTAGE
FRONT SETBACK
SlDE,fflEAR SETBACK
GROUND COVER RATIO
t:lQIES
/2./1$'/41
1. OWNER: THIRD POINT, LLC
ONE TOWN HILL RD.
LAKEVlLLE, MA 06039
2. DEED REFERENCE: LC. CERT. 20889
3. PLAN REFERENCE: LC. PLAN 3702B-A
AS-BUILT PLOT PLAN
IN NANlUCKET. MA
Prepared For.
THIRD POINT. LLC
63 CUFF ROAD
MAP 30 PARca155
Date: DEcalBER 15 2008
B . .Rl Checked B ..JlF Seal . - 2rf
Drawln Name: 63 CIlff.d
Prepared By:
. :iliRACKEN Engineering - SUMylng
~ EnvIronmental Permitting
19 Old South Road, P.O. Box 3525
Nantucket, MA 02584
Phone: 508-325-0044 Fax:508-833-2282
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