HomeMy WebLinkAbout046-09 Randolph Sharp, Jr.
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
APPLICATION
Fee: $300.00
File No. 6~' -09
Owner's name(s):
~"".[r~ b. ~kLv P ( ~ c'.
Mailing address:
c/o Reade, Gullicksen, Hanley & Gifford, LLP
Phone Number:
508-228-3128
E-Mail:
air@readelaw.com
Applicant's name(s):
Same
Mailing Address:
6 Young's Way, Post Office Box 2669, Nantucket, Mass. 02584
Phone Number:
E-Mail:
Locus Address:
14 Tennessee Avenue
Assessor's Map/Parcel: 60.1.2-6
Plan and Lot Reference:
Land Court Plan 3092-B, Lots 3, 4, 4A, 11, 12 and A
Title Reference:
Certificates of Title Nos. 11918 and 18051 Zoning District R-20
Uses on Lot- Commercial?: No If yes, describe
Residential: Number of dwellings on lot Two Number of dwelling un its Two
Duplex? Accessory Apartments?
Date of Structures: all pre-date 7/72?
Yes If not, when built?
Building Permit Numbers:
Previous Zoning Board Application Numbers:
001-08
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
F:\WpS\lIh&rp\B.aDdolph\U, 'l'erme.._ .&ve\Z8A Application for lO-09.docz
State below or attach a separate addendum of specific special permits or variance relief applying for:
The applicant requests a Variance from By-law ~ 139-16.A (Intensity Regulations -
Front Yard Setback), for the alteration (by demolition and reconstruction) of a pre-
existing, nonconforming single-family dwelling upon the locus, which is sited about 8.8
feet from Tennessee Avenue at the closest point; minimum front yard setback in this
zoning district is 30 feet. The applicant proposes to site the new dwelling about 15 feet
from Tennessee Avenue. Two other structures, one now sited about 3.4 feet from the
northeasterly side lot line, and one now sited about 6.4 feet from the southwesterly side
lot line, and thus nonconforming with the minimum side yard setback of 10 feet, will be
eliminated, and all structures to be constructed upon the locus will conform with all
dimensional zoning requirements except front yard setback. In the alternative, the
applicant requests a Special Permit under Nantucket Zoning By-law ~ 139-33.A. The
placement of structures upon the locus is constrained by the existence of wetlands, and
the proposed site plan places all structures outside the 50-foot no-build zone as
established under the regulations adopted by the Nantucket Conservation Commission
under the Nantucket Wetlands Protection By-law. This is a reapplication for the same
relief which was approved by the Board of Appeals in File No. 001-08, the variance relief
under which has lapsed. Furthermore, in the event that the September 21, 2009 Special
Town Meeting has rezoned the locus so that side yard setback is increased to a
minimum of 15 feet, the applicant requests relief by variance from such new zoning
requirements in order to be able to construct the proposed project in accordance with
the plan by Blackwell & Associates, Inc., dated February 2,2008, filed herewith, which
was attached to the decision in File No. 001-08.
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:
By:
Owner*
}1pplicllfltl Attorney I Ageffi*
OFFICE USE ONLY
Application received on:_1 ~ _ By:_ Complete:_ Need Copies:_
Filed with Town Clerk:~ _I _ Planning Board:_1 _I _ Building Dept.:~ ~ _ By:_
Fee deposited with Town Treasurer:~ _I _ By:_ Waiver requested:_
Granted:~ _I _ Hearing notice posted with Town Clerk:_1 _I _ Mailed:_1 _I _
I&M_I _/ _ &~ _I _ Hearing(s) held on:_1 ~ _ Opened on :_1_1 _
Continued to:_1 ~ _ Withdrawn:_1 _I _ Decision Due By:~ _I _
Made:_1 _I _ Filed w ITown Clerk:_1 _I _ Mailed:_1 _I _
2 Fairgrounds Road Nantucket
508-228-7215 telephone
Massachusetts
508-228-7298 facsimile
02554
F:\Wps\Sh&zp\R.andolph\14 '1'~..ee Av.\ZBA Application :for 10-09.cloax
15:18 FAX 5082285630
I ~!25!2009
READE GULLICKSE
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Nantucket Conservation
Foundation, Inc.
PO Box 13
Nantucket, MA 02554
David V. Cantella
12 Tennessee Ave
Nantucket, MA 02554
Maddequet Admiralty Assoc
PO Box 191
Nantucket, MA 02554
Alexander Schmid, Trustee
c/o Nancy Kimmett
54 Captain Pierce Rd
Scituate, MA 02066
Lars O. & Nancy M. Soderberg
9 Tennessee Ave
Nantucket, MA 02554
William P. Westcott, Trustee
Lambi Nominee Trust
3 Angola St.
Nantucket, MA 02554
Town of Nantucket
16 Broad Street
Nantucket, MA 02554
P&M Reis Trucking, Inc.
PO Box 113
Nantucket, MA 02554
Tennessee Avenue LLC
1877 Field Road
Charlottesville, VA 22903
Jean H. Holmes, Trustee
The JS Holmes Nominee Trust
11 H Street
Nantucket, MA 02554
Mary Ann Brooks, Trustee
Brooks Realty Trust
19 Tennessee Ave
Nantucket, MA 02554
Edward Leisher, Trst eta 1
c/o Edward Leisher
6500 Rock Spring Dr., Ste 202
Bethesda, MD 20817
James P. & Mary R. Taafee
PO Box 1241
Nantucket, MA 02554
William E. & Ruth E. Grieder Trs
,
The Maddequet Nominee Trust
15 Birch Tree Road
Foxboro, MA 02035
Naomi Weyand Smith Trst
1135 Oxford Rd NE
Atlanta, GA 30306
Lars O. Soderberg, Jr.
& Jane F. Soderberg
3 Sunset Drive
Cherry Hills ViI, CO 80113
60.1.2-6
Randolph Sharp, Jr.
14 Tennessee Avenue
Set ~O :l-
Page 1 of 1
Arthur I. Reade, Jr,
Reade, Gullicksen, Hanley & Gifford, LLP
PO Box 2669
Nantucket, MA 02554
Nantucket Conservation
Foundation, Inc.
PO Box 13
Nantucket, MA 02554
David V. Cantella
12 Tennessee Ave
Nantucket, MA 02554
Maddequet Admiralty Assoc
PO Box 191
Nantucket, MA 02554
Alexander Schmid, Trustee
c/o Nancy Kimmett
54 Captain Pierce Rd
Scituate, MA 02066
Lars O. & Nancy M. Soderberg
9 Tennessee Ave
Nantucket, MA 02554
William P. Westcott, Trustee
Lambi Nominee Trust
3 Angola St.
Nantucket, MA 02554
Town of Nantucket
16 Broad Street
Nantucket, MA 02554
P&M Reis Trucking, Inc.
PO Box 113
Nantucket, MA 02554
Tennessee Avenue LLC
1877 Field Road
Charlottesville, VA 22903
Jean H. Holmes, Trustee
The JS Holmes Nominee Trust
11 H Street
Nantucket, MA 02554
Mary Ann Brooks, Trustee
Brooks Realty Trust
19 Tennessee Ave
Nantucket, MA 02554
Edward Leisher, Trst etal
c/o Edward Leisher
6500 Rock Spring Dr., Ste 202
Bethesda, MD 20817
James P. & Mary R. Taafee
PO Box 1241
Nantucket, MA 02554
William E. & Ruth E. Grieder, Trs
The Maddequet Nominee Trust
15 Birch Tree Road
Foxboro, MA 02035
Naomi Weyand Smith Trst
1135 Oxford Rd NE
Atlanta, GA 30306
Lars O. Soderberg, Jr.
& Jane F. Soderberg
3 Sunset Drive
Cherry Hills ViI, CO 80113
60.1.2-6
Randolph Sharp, Jr.
14 Tennessee Avenue
Set ;t. '11 )-
Page 1 of r
Arthur 1. Reade, Jr.
Reade, Gullicksen, Hanley & Gifford, LLP
PO Box 2669
Nantucket, MA 02554
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Town of Nantucket Web GIS - Printable Map
Page] 01'2
Town of Nantucket Web GIS
Prop ID
Address
Owner
60,1.26
14 TENNESSEE AV
SHARP RANDOLPH JR
4729 E SUNRISE DR PMB
450
TUCSON, AZ 85718-4534
07/15/1998
$0
C0018/472
1.16 acres
~jJ. 1 .2 :I'~
3:.J
NOT A LEGAL DOCUf\1ENT
Sale Date
Sale Price
Book/Page
Lot Size
For general r'eference only: Important
caveats which must be considered when
using this data are available frorn the
r'.Jantucket GIS Coordlfldtor>
o
accu
/,,,11
Town of Nantucket, Massachusetts
Map Composed
http://host.appgeo.comlnantucketma/PrintableMap,aspx?Preserve= W idth&Map W idth=864&MapHeight=5... 9/2/2009
c)
\~~::;
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
I
N
Date: November 2, 2009
To: Parties in Interest and Others concerned with the Decision of
the BOARD OF APPEALS in the Application of the following:
Application No:
046-09
Owner/Applicant:
Randolph G. Sharp, Jr.
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.
,(. t 1 uJ.. CJM)
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
Assessor's Map 60.1.2, Parcel 6
14 Tennessee Avenue
Certs. of Title Nos. 11918 and 18051
Land Court Plan 3092-S
Lots 3, 4, 4A, 11, 12, A
Residential-2
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Thursday, October 8, 2009, at 1:00 P.M., at the
former Electric Company building, 2 Fairgrounds Road, Nantucket,
Massachusetts, the Board made the following decision on the
application of RANDOLPH G. SHARP, JR., c/o Reade, Gullicksen,
Hanley & Gifford, LLP, Post Office Box 2669, Nantucket,
Massachusetts 02584, File No. 046-09:
2. The applicant is seeking a Special Permit under
Nantucket Zoning By-law ~139-33.A, or in the alternative a
Variance from By-law ~139-16.A (Intensity Regulations Front
Yard Setback) , for the alteration (by demolition and
reconstruction) of a pre-existing, nonconforming single-family
dwelling upon the locus. At present, the dwelling is sited about
8.8 feet from the front lot line along Tennessee Avenue at the
closest point; minimum front yard setback in this district is 30
feet. A shed is sited about 6.4 feet from the southwesterly side
lot line, and a studio is sited about 3.4 feet from the
northeasterly side lot line; minimum side yard setback in this
district is ten feet. The applicant proposes to remove all
structures from the locus and to construct new primary and
secondary dwellings, which will comply with all dimensional
zoning requirements except that one dwelling will be sited about
fifteen feet from the front lot line. The locus is situated at
14 TENNESSEE AVENUE, Madaket, Nantucket Assessor's Parcels
60.1.2-6, is shown upon Land Court Plan 3092-S as Lots 3, 4, 4A,
11, 12 and A, and lies in a Residential-2 zoning district.
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NANTUCKET ZONING BOARD OF APPEALS
2 Fairgrounds Road
Nantucket, Massachusetts 02554
Assessor's Map 60.1.2, Parcel 6
14 Tennessee Avenue
Certs. of Title Nos. 11918 and 18472
Land Court plan 3092-S
Lots 3, 4, 4A, 11, 12, A
Residential-2
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Thursday, October 8, 2009, at 1:00 P.M., at the
former Electric Company building, 2 Fairgrounds Road, Nantucket,
Massachusetts, the Board made the following decision on the
application of RANDOLPH G. SHARP, JR., c/o Reade, Gullicksen,
Hanley & Gifford, LLP, Post Office Box 2669, Nantucket,
Massachusetts 02584, File No. 046-09:
2. The applicant is seeking a Special Permit under
Nantucket Zoning By-law ~139-33.A, or in the alternative a
Variance from By-law ~139-16.A (Intensity Regulations Front
Yard Setback) , for the alteration (by demolition and
reconstruction) of a pre-existing, nonconforming single-family
dwelling upon the locus. At present, the dwelling is sited about
8.8 feet from the front lot line along Tennessee Avenue at the
closest point; minimum front yard setback in this district is 30
feet. A shed is sited about 6.4 feet from the southwesterly side
lot line, and a studio is sited about 3.4 feet from the
northeasterly side lot line; minimum side yard setback in this
district is ten feet. The applicant proposes to remove all
structures from the locus and to construct new primary and
secondary dwellings, which will comply with all dimensional
zoning requirements except that one dwelling will be sited about
fifteen feet from the front lot line. The locus is situated at
14 TENNESSEE AVENUE, Madaket, Nantucket Assessor's Parcels
60.1.2-6, is shown upon Land Court Plan 3092-S as Lots 3, 4, 4A,
11, 12 and A, and lies in a Residential-2 zoning district.
1
3. Our decision is based upon the application and
accompanying materials, and representations and testimony
received at our public hearing. There was no Planning Board
recommendation, on the basis that no matters of planning concern
were presented. Except for the presentation by the applicant,
his counsel and his engineer, no support nor opposition was
presented at the public hearing.
4. Although the locus contains about 52,012 square feet of
lot area, in a district where minimum lot area is 20,000 square
feet, the use of the property is substantially impacted by the
existence of wetlands. In the southwesterly portion of the
locus, the separation between the line of Tennessee Avenue and
the wetland boundary is only about 100 feet, and the minimum
setback of structures from the wetland boundary under the
Nantucket Wetlands Protection Regulations adopted by the
Nantucket Conservation Commission is 50 feet; with the minimum
front yard setback being 30 feet, there is only about 20 feet
left for the construction of structures. The existing dwelling
is only about 8.8 feet from Tennessee Avenue, as noted above.
The applicant proposes to perform work which will eliminate two
setback nonconformi ties and reduce the third. In answer to an
inquiry from the Board of Appeals, the applicant's engineer,
Arthur Gasbarro, P.E., P.L.S., reported that the total amount of
ground cover of the existing structures which is within setback
areas at present is about 1,299 square feet (about 997 of which
is in the front yard setback), and under the applicant's plan the
ground cover within the front yard setback area would be reduced
to about 780 square feet, with the other setback intrusions
completely eliminated. A plan showing existing conditions, by
Blackwell & Associates, Inc., dated January 2, 2008, is attached
hereto as Exhibit A-1, and a plan showing proposed conditions,
also by Blackwell & Associates, Inc., and dated February 8, 2008,
is attached hereto as Exhibit A-2.
5. Based upon these facts, the Board of Appeals found, by a
UNANIMOUS vote, that, owing to circumstances relating to the soil
conditions, shape and topography of the locus (consisting of the
placement of wetlands affecting the locus, and the existence of
the present nonconforming structures), and especially affecting
the locus and not affecting generally the Residential-2 zoning
district, a literal enforcement of the provisions of the By-law
would involve substantial hardship to the applicant, and that
desirable relief may be granted without substantial detriment to
the public good and without nullifying or substantially
derogating from the intent or purpose of the By-law; and by the
same vote of four members in favor and one opposed, VOTED to
GRANT relief by Variance from the front yard setback requirement
of By-law ~139-16.A, subject to the following conditions:
2
(a) The work shall be done in substantial compliance
with the plan attached hereto as Exhibit A-2;
(b)
dwellings,
applicant,
2; and
The deck connecting the primary and secondary
as shown upon a plan originally submitted by the
shall be replaced by a patio as shown upon Exhibit A-
(c) No exterior construction shall take place between
June 15 and Labor Day in any year.
SIGNATURE PAGE TO FOLLOW
3
Dated: ~, 2009
Nantucket, ss,
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MY;mhtr tJ} 2009
of Alt'lI: 2009, before me, the undersigned Notary Public, personally appeared
, who is personally known to me, and who is the person whose
or attached document, and who acknowledged to me that he/she signed it
~~
Notary Public: ~1f~S$llf ~. MNr,t'
My commission expires: MAre-I, ~,,~/"
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