HomeMy WebLinkAbout029-09 Farrell, Francis X
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
APPLICATION
Fee: $300.00
File No.~...,'
Owner's
Mailing address:
Phone
E-Mail: ackl::iWp'aul@coTl}oast'<het
Applicant's
Mailing Address:
Phone
E-Mail: acklawpauT@eotncast ,.'riet,.
Locus Address:
Assessor's Map/Parcel:4iXl;?',
Land Court Plan/Plan Book & Page/Plan File No.:LCPL13228r,':LqttgQ &.PE/04--09,
Lot C-l
Deed Reference/Certificate of Title:?i.!B$~;~.c.': Zoning District t{~'2b
BK YU4, .l:'g 275
Uses on Lot- Commercial: None;':.';: Yes
Residential: Number of dwellings' 3',.'. .... .... Duplex
Date of Structure(s): all pre-date 7/72
or
Building Permit Numbers:
Previous Zoning Board Application
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:
Special Permit under Zoning Bylaw Ch. 139-33A.
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:~~...b;J.f1f Owner*
SIGNATURE:~.~Y)A!'~.*1 fJ- Applicant/ Attorney/Agent'
*If an Agent is representing the Owner or the Applicant, please provide a signed proof of agency.
OFFICE USE ONLY
Application received on:21.__1_ By=------ CompleteL- Need Copies:_
Filed with Town Clerk:_1 _I_Planning Board:_1 _I_Building Dept.:_1 _I _ By:
Fee deposited with Town Treasurer:_1 _I _ By:_ Waiver requested:_ -
Granted:_I__/ Hearing notice posted with Town Clerk:_1 _1_ Mailed:_1 _I _
I&M_I _II- &_/I-/_ Hearing(s) held on:_I_I_ Opened on :_1_1_
Continued to:':-./J Withdrawn:_I_I_ Decision Due By:_1 _1_
Made:_I_I_ Filed w/Town Clerk~/_I_ Mailed:_I_I_
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
Exhibit "A"
The Applicant/Owner is seeking relief by SPECIAL PERMIT under Nantucket Zoning
By-law Section 139-33(A)(4)(alteration of a nonconforming use) to allow the
reconfiguration of the three (3) pre-existing dwellings on his property at 4 Westmoor
Lane. Presently, all three (3) dwellings are located in a single structure known as the
"Cottages". The Applicant/Owner proposes to relocate a portion of the existing structure
containing two (2) of the dwellings to a new location on the property and construct a
separate third dwelling. In addition, the Applicant/Owner is proposing to construct a
garage. The property contains 30,788 square feet in a district that requires a minimum lot
size of20,000 square feet and has 106.8::,:: feet of frontage in a district that requires
minimum of 75 feet of frontage. The proposed structures and improvements on the
property comply in all respects with the Nantucket Zoning By-law.
The Premises are located at 4 Westmoor Lane, Assessor's Map 41, Parcel 12, Lot 19 on
Land Court Plan No. 13228-L and Lot C-1 on Plan No. 04-09 recorded with Nantucket
Registry. The property is zoned Residential -20.
30 237
30266
.\
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Prop ID
Address
Owner
Sale Date
Sale Price
Book/Page
Lot Size
Town of Nantucket Web GIS
4182
41208
150ft
41 12
4 WESTMOOR LN
FARRELL FRANCIS X
4 WESTMOOR LN
NANTUCKET, MA 02554
07/22/2004
$825,000
C0021339
0.66 acres
NOT A LEGAL DOCUMENT
For general reference only: Important
caveats which must be considered when
using this data are available from the
Nantucket GIS Coordinator.
Disclaimer 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
7/10/2009
Town of Nantucket, Massachusetts
Copyright 2005 Town of Nantucket, MA. All rights reserved. Developed by AppGeo
.'"
NOTES:
'1.) THIS PLOT PLAN REFLECTS PLAN INFORMATION SHOWN ON UNRECORDED PLANS:
FIRST. A PLAN BY ELDREDGE SURVEYING DATED FEB 27, 2004, BEING A REDIVlSlON Or LOT 5
AS SHOWN ON L.C. PL. 13328-0. AND BEARING PLANNING BOARD FILE 116746.
SECOND, A PLAN BY ELDREDGE SURVEYING PREPARED FOR MICHAEL S. &: S. J6.CQUELINE
EGAN, DATED FEB 27, 2004 AND BEARING PLANNING BOARD F'ILE '6745.
2.) THE ABOVE REFERENCED PLANS SHOW REDIVlSIONS OF L.C. PL. 13328-0 AND
.NANTUCKET PLAN 03-29, RESPEcnVEL Y.
3.) THE LAND SHOWN ON PLAN 03-29 AS PARCEL C &: AS LOT 1 WAS ORIGINALL'! SHOWN
ON PL. FL. .39-0 AS LAND OWNED BY CAROL SCHAUB ARZT AND AS A 14' WAY
(THIS WAY IS ALSO SHOWN ON L.C.PL. 13328-0.) THIS LAND WAS SuBSEQUENTlY
CONVEYED TO HYDRANGEA, L. P. UNDER DBK 551/266.
4.) LOT 6 SHOWN ON PLBD F'ILE ,#6746 IS CURRENiL Y OWNED AS PART OF LOT 5 SHOWN ON
L.C. PL. 13328-0 UNDER L.C.CERT. 16594.
5.) THE EASEMENTS SHOWN AS DRIVEWAY EASEMENT AND PARKING EASEMENT ARE NOT OF
RECORD AT THIS nME, BUT SHOW ON PLBD F'ILE (s 6745 '" 6746.
6.) COMBINED AREA OF LOT 6 AND PARCEL C-l IS 30,788:t Sr ACCORDING TO PLBD F'ILE
(s 6745 '" 6746. THE AREA EXClUSIVE OF THE ORIVEWAY EASEMENT ACCORDING TO
PLBD FlLE ,'s 6745 '" 6746 IS 20,357:t SF. THE AREA EXCLUSIVE OF WESTMOOR LANE
(14' WlDE WAY) IS 27.190:tSF. .
7.) THE GROUND, COVER F'IGURE SHOWN IS BASED ON THE AREA EXCLUSIVE or WESlMOOR LANE.
193.02' (L.C. PL. 13328-0) DHCB
DHCB /'" DHCB, DHCB ,; 0.06' -..... NO
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N/F HYDRANGEA, L. P.
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CURRENT ZONING: R-.2
MINIMUM LOr. SIZE: 20,000 SF
. MINIMUM FRONTAGE: 75 FT .
.FRONIVARO SETBACK: 30 FT
, SIDE AND REAR' SEtBACK: . lib FT
ALLOWABLE'G.C.R.: 12.5~ .
E')(IStl~G G..q.R.: 7.1 :t ~ ($EE NOTES)
FOR PROPERTY LINE DETERMINA nON, THIS PLOT PLAN
REUESON:CURRENT DEEDS, PLAt'lS OF RECORD, AND
UNRECORDED PLANS; VERIFlED BY FIELD MEASUREMENTS
AS sHOWN HEREON. THIS PLAN ,IS NOT REPRESENTED TO
BE AnTlE EXAMINA nON OR A RECORDABLE SURVEY.
I HEREBY CERnFY TO THE BEST OF MY KNOWLEDGE
THA T THE' PREMISES SI:iOWN ON THIS PLAN' ARE
LOCATED WlTHIN THE C ZONE AS DEUNEATED
ON THE "FlRM" MAP. OF COt.tt.tUNITY NO. 250230;
MASS. EF'FECT1VE: 6':'3-86, REVISED 7-2-92 BY
,THE'FEDE~AL EMERGENCY MANAGEMENT AG~
N.B.15 47 '
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EMAC~ SURVEYING
2 WASHAMAN AVENUE
NANTUCKET, MA. 02554
(508) 325-0940 J 681
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FRANCIS X FARRELL
Site Plan
4- Westmocr Lone NantlJcket Massachusetts
O-U' lion of R~..,..,.,
.p 'Nfl 2nd D_/", . 10 "R.mxo!;on o(
@
ELDREDGE SURVEYING
& ENGINEERING, LLC
IOJD /oMln Street.~. MA 02633 (~J ~5.39G5; r..., (500) ~5-~5
J un, 1 9, 2 809 : 1 : J 6 AM
h21::S - 2
-Is 3, (J{)
JUN 1 9 2009 )
RECEIVED
BOARD OF ASSESSORS
JUN 1 9 2009
RECEIVED
BOARD o~ ~SESS0R8
1 ~\;VN Of
NANTUCKET, MA
TOWN OF NANTUCKET
ZONING BOARD OPF APPEALS
TOWN OF
NANTUCKET, MA
LIST OF PARTIES IN INTEREST IN THE M..o\TIER OF THE PETITION OF
PROPERTY OWNER: FflJJAtiS K F1J It .ell
MAlLINGADDRESS: ,'t W4t~ L..N, ~
PROPERTY LOCATION: '1 W4&f ~ L...I"-c....
ASSESSORSMAPIPARCEL: '1/ - L L
APPLJCANr~ ?41~ ( '5. ~ V\1J.&&.\ 5 Ot.\ - Z Z 8.. ~5S.5
SEE AITACHED PAGES
I certifY the foregoing i!l a list of per50ng who are owners of abutting property,
owners oflllnd directly opposite on any public or private street or way; and
abutters of the abutters and all other land owners within 300 feet of the property
line of owner' 5 property, all as they appear 00 the m05t recent applicable tax list
(M.G.L. c. 40A, Section 11 Zoning Code Chapter 139. Section 139-29D (2)
d:'~ -< 2.;2, a.001
12E,'~~L<) O~
ASSESSOR'S OFFICE
Town of Nantucket
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Easy Peel Labels
. Use Avery@ TEMPLATE 5160~
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@AVERY@5160@ 1
John & Kathryn Salmanowitz
8 Old Landing Road
Tiburn, CA 94920
Laura & Robert Reynolds
153 Garfield Road
Concord, MA 01742
Priscilla M G Mleczko
3 Hinkley Lane
Nantucket, MA 02554
K. Dun Gifford Trust
Slot Real Estate Trust
266 Beacon Street
Boston, MA 02116
Edward and Dorothy McCarthy Trsts
Edward& Dorothy McCarthy Lvng Trst
140 S. Lake Ave, Ste 272
Pasadena, CA 91101
Westmoor Club LLC
10 Westmoor Lane
Nantucket, MA 02554
Gregory S. and Tracey E. Morzano
107 Love Lane
Weston, MA 02493
James M. and Helen Kenny
130 St. Pauls Place
West Hempstead, NY 11552
Patrick and Erin G. Dorton
5 East Irving Street
Chevy Chase, MD 20815
MUL LLC
1100 Wilson Blvd, Ste 1400
Arlington, VA 22209
Edward & Maureen Bousa, Trustees
Arlington Road Realty Trust
11 Arlington Road
Wellesley, MA 02481
Walter M. Pile Jr.
100 Beacon St, Apt 5A
Boston, MA 02116
Nantucket Conservation Foundation
PO Box 13
Nantucket, MA 02554
Eric S. Holch & Linda H. Gordon
5 Pine Street
Nantucket, MA 02554
Hydrangea LP
c/o Michael S. Egan
PO Box 029006
Ft Lauderdale, FL 33302
Kimberly A. Ohara, Trustee
2 Summer Street
Dartmouth, MA 02714
Nantucket Westmoor Farms LLC
2812 Chesterfield PL NW
Washington, DC 20008
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COMMONWEALTH OF MASSACHUSETTS
TOWN AND COUNTY OF NANTUCKET
***************************************
*
Affidavit of
Frank O. Holdgate
4 Westmoor Lane, Nantucket
*
*
***************************************
I, Frank O. Holdgate, being duly sworn, depose and say:
1. I am 51 years old and currently reside at 95 West Chester Street, in
the Town and County of Nantucket, Commonwealth of Massachusetts.
2. I was borne and raised on island of Nantucket and I make this
affidavit from my personal knowledge.
3. I am personally familiar with the structure called the Cottages
located on that property that is now known as 4 Westmoor Lane in Nantucket,
MA.
4. The Cottages was built by my father Francis E. Holdgate in 1967-68
and contained three (3) separate dwelling!). I lived in the Cottages from 1976 until
1981.
5. The current Cottages structure is substantially the same as the
Cottages structure built by my father in 1960s.
Witness my hand and seal this e5 day of July 2009.
COMMONWEALTH OF MASSACHUSETTS
Nantucket, ss.
On this ~ day of Gu 2009, before me, the undersigned notary public,
personally appeared the ab ve named Frank O. HoIdgate (a) personally know to
me or (b) proved to me through satisfactory evidence of identification which was
~ lL~. , to be the person whose name is signed on the
foregoing instru~knowIedged to me that she si ed it voluntarily, for
its stated purpose. 9~
~~\\\'" N P bI
II JEN~~'111 otary u ic <"7':2 l ~ ~ CP1/I
, ~~~:...??\'o~IE;;'/~"'~ \ Printed Name: ra.v CJ, Jet\:<<,./. \
! :'~~~~$~'H'20'~(<,oS'i.", \ My Commission Expires: b \ 2.. '1,\z.o\'1
ill' .,)",. . 4l!
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-.--,
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
1_,-;
-'
~
Date: September 11 ,2009
To: Parties in Interest and Others concerned with the Decision of
the BOARD OF APPEALS in the Application of the following:
Applica tion No. :
029-09
Owner/Applicant:
Francis X. Farrell
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.
fit S O/~ C3'&)
Michael J. O'Mara, Chairman
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
4 Westmoor Lane
Assessor's Map 41, Parcel 12
Residential - 20
Certificate of Title No. 21339
Book 904, Page 275
Lot 19, LC Plan No. 13228-L and
Lot C-1 on Plan No. 04-09
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals on
Thursday, August 13, 2009, at 1:00 P.M., at 2 Fairgrounds Road, Nantucket,
Massachusetts, the Board made the following Decision on the Application in
Zoning Board of Appeals File No. 029-09 of Francis X. Farrell, cj 0 Paul S. Jensen,
PO Box 3097, Nantucket, MA 02584.
2. Applicant is requesting Special Permit relief pursuant to Nantucket
Zoning Bylaw Section 139-33.A.(4) (alteration of a nonconforming use) to allow
the reconfiguration the three (3) pre-existing dwellings that are located in single
structure on the lot. Applicant proposes to move a portion of existing structure
containing two (2) dwellings to a new location on the lot and to relocate the third
dwelling into new structure on the lot. In addition, the Applicant is proposing to
construct a garage. The lot and the all proposed structures on lot conform to the
intensity regulations of the Nantucket Zoning Bylaw. The premises is located at
4 Westmoor Lane, and shown on Nantucket Tax Assessor's Map 41, as Parcel 12,
and shown as Lot 19 on Land Court Plan No. 13228-L and Lot C-1 on Plan No.
04-09, title to Lot 19 is evidenced by Certificate of Title No. 21339 and title to Lot
C-1 is evidence by deed a recorded in Book 904, Page 275. The site is zoned
Residential - 20.
3. Our Decision is based upon the Application and accompanying materials,
representations and testimony received at our public hearing. The Planning
Board recommended that the board grant the requested relief. There was a letter
on file expressing concerns regarding the Application.
4. The Applicant through counsel represented that that Premises was
improved with existing three-family dwelling structure in 1967-68 by the prior
owners of the Westmoor Inn for guests in the shoulder seasons and presented an
affidavit from the prior owner to that effect. The Applicant now wishes to
reconfigure this non-conforming three-family use of the Premises by moving that
portion of existing structure containing two one-bedroom dwellings to new
location on the Premises, by demolishing that remaining portion of the existing
structure containing a two-bedroom dwelling and by constructing a separate
two-bedroom dwelling on the Premises. A new garage and new parking area
with four conforming spaces that do not back onto Westmoor Lane will also be
constructed. No intensification of use is planned and all improvements on
Premises will meet Zoning By-law requirements.
5. Therefore, the Board finds that existing three-family dwelling on the
Premises is a non-conforming use of the Premises. The Board further finds that
the proposed reconfiguration of this non-conforming dwelling use into a two
family dwelling and separate one-family dwelling on Premises to be in harmony
with the general purpose and intent of the Bylaw and to be not substantially
more detrimental to the neighborhood than the existing non-conforming use of
the Premises.
6. Accordingly, by a motion made and duly seconded to GRANT the
requested relief by SPECIAL PERMIT pursuant to Nantucket Zoning Bylaw
Section 139-33.A.(4) to allow the alteration of a pre-existing, nonconforming use
in order to reconfigure the three dwellings on the locus on the condition that the
work shall be done in substantial compliance with the plan entitled "Site Plan",
prepared by Eldredge Surveying & Engineering, LLC, dated July 6, 2009, and
attached as Exhibit A, there were five (5) votes in favor and none (0) opposed.
SIGNATURE PAGE TO FOLLOW
2
Dated:Spt- 1/
,2009
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Carol Cross
COMMONWEALTH OF MASSACHUSETTS
Nantucket, ss.
September / I , 2009
On this ~ day of September, 2009, ~efore me, the undersigned Notary
Public, personally appeared O~ /J~ I 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 that he/ she
signed it voluntarily for its stated purpose.
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Notary Public: ~J1t!'!>$~.Mt:)(Jr-<
My commission expires: Ml(r~ ~ ,;1e:J1 S
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ELDREDGE SURVEYING
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1030 MaIn Street. Cholth;Jm. MA 02633 {500) ~5.3~65; ~~: (500) 9'45-SM5