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Home My WebLink About007-98.~ TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: March ~~ 19 98 To: Parties in Interest and. Others concerned with the Decision of the BOARD OF APPEALS in the Application of the following: Application No.: 007-98 ~._ . GERALD S. ARMSTRONG AND KRISTINA Owner/Applicant: B. ARMSTRONG 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 . --"` - W lJ`~ 4`-~-~f~--r Dale W. Waine Chairman 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 §139-30I (SPECIAL PERMITS); §139-32I (VARIANCES) ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS. ~~~~~~~~ - TOWN CLERK'S OFFICE NANTl1C~FT. rn,~ f~2554 MAR 1 3 1998 TIME: CLERK:_ TOWN OF NANTUCKET ZONING BOARD OF APPEALS At a Public Hearing of the Nantucket Zoning Board of Appeals held at 1:00 P.M., on Friday, February 13,1998, in the Town Annex Conference Room, 37 Washington Street, Nantucket, Massachusetts, on the Application of Gerald S. Armstrong and Kristina B. Armstrong of 130 East 80th Street, New York, New York 10021, for themselves as Applicants and Owners in connection with property situated at 281 Hummock Pond Road (Board of Appeals File No. 007-98), shown as the land on Land Court Plan No. 38977-A, Lot 5 on Land Court Plan 15586-D and Lot 6 on Land Court Plan No. 39297-B (for title, see Certificate of Title No. 18168) the Board made the following Decision: 1. Applicant is seeking a SPECIAL PERMIT under Nantucket Zoning By- Law Section 139-33A (alteration/expansion of apre-existing non-conforming structure/use). Applicants propose to remove one (1) of the said to be pre-existing non- conforming four (4) dwelling units and construct a new dwelling to replace "Cornell". The dwellings are situated on a parcel that contains 223,296 ± square feet of lot area, and that consists of three (3) parcels that have been merged for zoning purposes. Total ground cover of the existing structures on the site is 1.3 ± % in a district that allows a maximum ground cover ratio of 12.5 %. The new structure would be built in conformity with ground cover and setback requirements. The Locus is non-conforming as to number of dwelling units on a lot, having four (4) on site when the Nantucket Zoning By-Law allows a maximum of two (2) dwelling units on a lot. The premises is located at 281 HUMMOCK POND ROAD, Assessor's Map 83, Parcels 41 and 7, Land Court Plans 38977-A, 15586-D, Lot 5 and 39297-B, Lot 6. The property is zoned Residential-2. 2. The Board's findings are based upon the Application papers, representations and testimony received at the hearing. The Planning Board recommendation was favorable, provided that the new dwelling not be allowed to expand beyond a reasonable percentage. No public comments were received. 3. ,r The existing structures are shown on the plot plan attached hereto as Exhibit A. The Applicant proposes to maintain the non-conforming use of four (4) dwellings by removing Cornell and constructing a new dwelling to replace it. The total area of the three lots is 223,296 square feet, more or less, and the lots have a total of 416.07 feet of frontage on Hummock Pond Road and 40 feet of frontage on Mothball Way. The current zoning (Residential - 2) allows lots of 20,000 square feet and 75 feet of frontage to be created. The Applicant proposes to treat the three lots as a single parcel for zoning purposes and, in the event the property were ever to be subdivided, agrees to eliminate the multiple dwelling unit non-conformity at the time of that subdivision. In addition, the Applicant proposes to limit the overall maximum permissible ground cover ratio on the property from the 12.5 % currently permitted to 3 % as a condition of relief for so long as the multiple dwelling unit non-conformity exists. The Board finds that the reduction in the permissible ground cover ratio on the property and the merger ~Q ~ cQ clYlk, b ~1 c ~c ~GV'cP c`a r~- c,{ /1,~n7UC~G-(~- Sv /'c~e~o~~ ~hc' . Qrn~ of the lots into a single, over-sized parcel which will not be subdivided into smaller, conforming lots for so long as the non-conformity as to the number of dwelling units exists is consistent with the purpose and intent of the Zoning By-law. The construction of a new dwelling to replace Cornell will not be substantially more detrimental to the neighborhood than the existing non-conformities. 4. The Board further recognizes that Cornell may be removed from the property prior to the issuance of a building permit for the construction of the replacement dwelling. This Special Permit shall not be deemed exercised until a building permit issues for the replacement dwelling's construction. 5. Based upon the foregoing findings, the Boa~~d hereby GRANTS, by unanimous vote, the requested Special Permit under Nantucket Zoning By-law Section 139-33A to allow the alteration and extension of the pre-existing non-conforming use and structures as proposed by the Applicant, on the following conditions: a) For so long as there are more than two dwelling units on the merged lots, the maximum permissible ground cover ratio shall be 3 % of the combined lot areas. b) In the event that the property is subdivided in the future, any non- conformity as to the number of dwelling units must be brought into compliance with the then applicable zoning. c) The new dwelling to be constructed shall comply in all respects with the ground cover restrictions set forth herein and all setback requirements. Dated: March /~, 1998 ~~ ~~ Nantucket, M Dale aine ~f Linda F. Williams Edward S. Toole (~ Nancy Severn ~`'P• ~cSl~n~y~w, William Hourihan ~K~`- Ili PpND ,~E AE ELE`1• ~ NDMMppK ~pREP~ PpND) ~ ~-O~ i 15`-~~0 ~I~4/75 ~ ' ~ i ~R uN i C.P / / ~ ~ ZpNE X ~W~ i 527.38 / ZONE X "TERN INN" / ~ ~511ADED) 785 SO.FT.± ~ ~ ~ OF BANK \~ -- a --- ~:~-- __ .. ...~ ~... ..` ~.... o ~~. . ~ _ - ~ t ACCESS AND UTILITY ` ` EASEMENT 12' MADE ` SEE LC.DOC. 63350 k 67957 ~ .`/- "DIDDLE DEE" ` .~ 787 SO.FT.± _- ~ -- ~" ~ ~ S NT D ...:.:.:.:..:.:: u.role \!r G #3929 < m y ~ c•i r 83-41 k 7 LC.CERT. 17,561 i ~i ~ ~ i ' o 83-422 LC.CERT. 17625 ~ gZ ~ ~ ~ LC. PL 38977-A LC.PL 15586-D LOT 5 i ` _ ~'- ~ ~ LC.PL 39297-8 LOT 6 n ~ m °° LOT AREA: -`~ ` 6,016 SO.FT,± ~ 217.280 SO.FT.± 4.98 ACRES ~~yf~~ QII~IVII "CORNELL" ,,,~ IyIlD ,per ~ ~~ ~ ~ \ - 48.61' N o.h po w._ /- of e~E/v '`- u\~~ r 78 SD.FT.± r oh i i ~, ~ i i "GR GOOSE ~ ~ ~~ EXISTING WD ~`~\ FRAME DWELL ~ .~ 9_24_;iQ,)Z', °'h•W. _- ~wAY \ I` 281 25 740 SO.FT.± `l` ~ ~, R~ ~ ~----- -- 91'. ~1 83-3 8N-52 M ~ ~E _ 416.p7• _PRIVg7~ ~ +1 ~ ~ M~ ~ ~ ~ ` LC.CERT. 8146 ~ " LC.PL 39297-A 0 EWOTT GLENAAN ,54 N/p~A ~ _ ~ ~ -`;_ ~ a,eas p:.._. ` ` 22,071 SO.FT.± .c TANK ,d 273 ~+b 83~ 1 N HAROLD E. MATHEWSON ~\ _ - 83-49 ~ ~TOp GERALD DUNFEY 1p/1 \~ RECOID [AgN1EHT ~~ EA1EN7 C' 83-428 N/F RONALD d< KATHLEEN MARSIUO e3-a8 / ~ DAVIDNk JANET ~ CARREAU ~ 83-32 \ ~ ~ N/F ` DONALD k JOYCE STEELE SHADED AREA SHOWN IS 12' WIDE UNDERGROUND UTILITY EASEMENT. SEE LC. DOG. 63350, 64,157, 64,158, AND 67,957. 4 DWEWNG USE IS NON-CONFORMING, MAXIMUM PERMITTED IS 2 CURRENT ZONING: R-2 MINIMUM LOT SIZE: 20,000 SOFT. MINIMUM FRONTAGE: 75 FT. FRONTYARD SETBACK: 30 FT. SIDE AND REAR SETBACK:10 FT. ALLOWABLE G.C.R.: 12.5% EXISTING G.C.R.: LOT 4 4.2% LOT 5, 6, & L.C.PL. 38977-A 1.3% FOR PROPERTY LINE DETERMINAl10N THIS PLOT PLAN RELIES ON CURRENT DEEDS AND PLANS OF RECORD, VERIFlED BY FlELD MEASUREMENTS AS SHOWN HEREON. THIS PLAN IS NOT REPRESENTED TO BE A T1TLE EXAMINATION OR A RECORDABLE SURVEY. I HEREBY CERTIFY TO THE BEST OF MY KNOWLEDGE THAT THE PREMISES SHOYM ON THIS PLAN ARE LOCATED WITHIN 1HE X d< SHADED X ZONES AS DELINEATED ON 1HE "FlRM" MAP OF COMMUNITY N0. 250230; PANEL 16F MASS. EFFECTIVE: 6-3-86 k REVISED 11/6/96 BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY. N.B. ~~ ?~" 0 ~P '~~OP~~ ~~~, Loot MORTGAGE INSPEC110N PLAN IN NANTUCKET, MASSACHUSETTS SCALE: 1"~80' DATE: DEC. 10, 1997 ~~H ~~ bgff ~p q~ 'f' 2~ RICHARD G ~ PREPARED FOR: ~ a K. GERALD S. ARMSTRONG EARLE ~ KRISIINA B. ARMSTRONG ~ No. 29416 ~p4 '~FCISiERE , NANTUCKET SURVEYORS INC. e 0 5 WINDY WAY NANTUCKET, MA. 02554 N-5842 & 5 TOWN OF NANTUCKET ZONING BOARD OF APPEALS 37 WASHINGTON 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, FEBRUARY 13, 1998, in the CONFERENCE ROOM, at the TOWN ANNEX, 37 WASHINGTON STREET, Nantucket, Massachusetts, on the Application of the following: GERALD S. ARMSTRONG AND KRISTINA B. ARMSTRONG BOARD OF APPEALS FILE N0. 007-98 Applicants are seeking a SPECIAL PERMIT under Nantucket Zoning By-Law §139-33A (alteration/expansion of a pre-existing non-conforming structure/use). Applicants propose to remove one (1) of the said to be pre-existing non-conforming four (4) dwelling units and construct a new dwelling to replace "Cornell". The dwellings are situated on a parcel that contains 217,280+ square. feet of lot area, and that consists of three (3) parcels that have been merged for zoning purposes. Total-ground cover for the existing structure on the site is 1.3+% in a district that allows a maximum ground cover ratio of 12.59. The new structure would be built in conformity with ground cover and setback requirements. The Locus is non-conforming as to number of dwelling units on a lot, having four (4) on site when the Nantucket Zoning By-Law allows a maximum of two (2) dwelling units on a lot. The premises is located Map 83, Parcels 41 and 7, Land 39297-B, Lot 6. The property is (~ECE9'~E TOWN CLERK'S OFFICE NANTUCKET, MA 0255 JAN 2 8 1998 TIME: - .~ CLERK:_. D e W. Waine, Chairman THIS NOTIOE~ IS AVAILABLE IN LARGE PRINT O~R (~THf=R .,. ALTERNATIVE. FORMATS, at 281 HUMMOCR POND ROAD, Assessor's Court Plan 38977-A, 15586-D, Lot 5 and zoned Residential-2. FOR ASSISTANCE VALL _ ~ __ BoA Form 1-89 NANTUCKET ZONING BOARD OF APPEALS TOWN AND COUNTY BUILDING Date NANTUCKET, MA 02554 ~~ -~ Case No. APPLICATION FOR RELIEF Owner' s name (s) Mailing address: Gerald S. Armstrong and Kristina B. Armstrong 133 East 80th Street, New York, NY 10021 Applicant's Name: Same Mailing Address : Same Location of Lot: Assessor's map and parcel number Street Address : 281 Hummock Pond Road, Nantucket, MA 02554 Registry Land Court Plan Date lot acquired: 12/15 / 97 38977-A and 15586-D Lot 5.and 39297-B Lot 6 Cert . Ref 18168 Uses on lot - commercial: None ~ or Zoning district R-2 - number of: dwellings 4 duplex apartments Building date(s): all pre-8/72? ~ or C of O? Building Permit appl .Nos . 2164-81 and 12214-95 Case Nos. all BOA application Nos. None 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 XXX 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 Addendum A attached. Items enclosed as part of this Application: order addendumxxxxx Locus map XXX Site plan XXX showing presentXXX +planned structures Floor plans present- proposed elevations (HDC approved ) Listings lot area XXX frontage XXX setbacksXXX GCR XXX parking data Assessor-certified addressee list 4 sets XXX mailing labels 2 sets~g $200 fee payable to Town of Nantucket~~ proof3 'cap' covenant 1(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 per'ury. SIGNATURE: By. ~~'~n Attorney/Agent xxx. Melissa D. Philbrick 3(If not owner or owner's attorney, enclose proof of authority) FOR/BoA OFFICE USE Application copies rec' d : V or for BoA on ,~/.S /~by ~ , One copy filed with Town Clerk on~/~~~by complete? One copy each to Planning Bd and Building Dept,~/~~C by $200 fee check given Town Treasurer on~/~~by~~,~~~waived? Hearing notice posted/~?~mailed~/1~~~&M ~ /~/L~, ~/~/ Hearing (s) on_/_/_ cont' d to_/_/_, _/_/_ withdrawn?_/_/_ Decision due by_/_/_ made-/_/_ filed TC_/_/_ mailed-/_/_ See related cases lawsuits other 83 _41 & 7 MCD? rental rooms /** all with proper sign-offs; 13875-96 open permit for ongoing renovations. Addendum to Application of Gerald and Kristina Armstrong The Applicants seeks a Special Permit under Section 139-33A to alter the existing non-conforming uses and structures on the property situated at 281 Hummock Pond Road by removing one of the four existing buildings and constructing a new dwelling. The property consists of three parcels of registered land (Lot 5 on Land Court Plan 15886-D, Lot 6 on Land Court Plan 39297-B, and the land on Land Court Plan 38977-A) which have merged into a single lot for zoning purposes. As merged the parcel contains 217,280+- square feet of area. Existing on the site are four structures, all of which are and have been used for dwelling purposes. All four structures have been occupied as residential structures since the time of their construction. All four buildings were constructed prior to 1972. The total ground cover for the existing structures on the site is 1.3%. The land is zoned for Residential-2 for which a 12.5% ground cover is permitted. The Applicants propose to construct a new dwelling to replace "Cornell" which they propose to move off of the Lot. The new structure will be built in conformity with ground cover and setback requirements. A plan showing the proposed building location will be available for the public hearing. P pN0 +I 0 t° NvMMppK \ ~R uNi ZONE AE E1.E~• 7 ~- ~-~~ / ~ ,ZONE X "TERN INN" 785 SQ.FT.± ~~ .P _ J t -~'' . . r ACCESS AND UTILITY \ EASEMENT 12' WIDE ~~. SEE LC.DOC. 63350 & 67957 "DIDDLE DEE" 787 SQ.FT.± ~ ~ ~OF BANK ~- _ _ ~^ _~ i ~ v10 /17 /97 a ~ ~ w N 83-41 & 7 ~ m ~ N L.C.CERT. 17.561 LL w L.C. PL 38977-A , g z ~ ~ L.C.PL. 15586-D LOT 5 ~ Z m LOT AREA: 217,280 SQ.FT.± 0 ~ 4.98 ACRES =~ __?RIVgTE ~ ~ ; ` L.C.P LOT9497-A t ~ ~ 83 3 LP • `~ t ~ roo 478 SQ.FT.+_ r qh i i ``~ ~` EXISTING WOOD 1 °•h, w. RfCORO d ~: i i `~ ~ FRAME DWEWNG ~•P~ figS~ fNT "GREY GOOSE ~ ` ` ,`- 9_24 SQFT.± _ 740 SQ.FT.± l ~ ~~--- ---- ah, w. ~ ~ ^kh BILCfl `~ ~ t t '~` 83-3 ~ ~ -~~~wqY 2s ~ 41g,p8~ :~l ~ t~ L.C.CERT. 8146 i ~ 4' 83-52 N /F GLENAAN M. ELLIOTT ~P~ PpNO~ CpR y586,o 111a/~5~ 1 '~ ~ /, / i X 1.38 / SHADED) l~,G~~1 ~~5886 ~.C • c #3g2g1 ~.c. H•!~ ./ G~ _ C ~(v •7ru,a• ~~# ~~o Jj c~' II ~-NO RECORD EASEMENT ~~~0~~ ',' ~- ~.'. .. NT p u.PO~ t~ 3 t t t 83-42.2 ~ i ° LC.CERT. 17625 ti L.C.PL 39297-B t\ LOT 6 L ~~~-- ''- ~ ~ 6,016 SQ.FT.± . J~~ PQe~ EASEMENT "C" - - 83-42.8 N/F RONALD do KATHLEEN MARSIUO 1 '~~ ~ ~ ~ ~~ ~ ~ " " u.PaE ~ ~`~,~ 48.61' CORNELL 3 ~ ~---,~ ~~ 'S4 N \ ~__ /F~RACE p B ~ --_,_, U OIS BARn ~ ~~ - °- 83-51 N /F HAROLD E. MATHEWSON ~ - -- 83-49 ~ ~Op ~OF GERALD DUNFEY 10~1~jq ~ SN/F48 DAVID do JANET CARREAU SHADED AREA SHOWN IS 12' WIDE 0 UNDERGROUND UTILITY EASEMENT. SEE L.C. DOC. 63350, 64,157, 64,158, AND 67,957. 4 DWELLING USE IS NON-CONFORMING, MAXIMUM PERMITTED IS 2. CURRENT ZONING: R-2 MINIMUM LOT SIZE: 20,000 SQ.FT. MINIMUM FRONTAGE: 75 FT. FRONTYARD SETBACK: 30 FT. SIDE AND REAR SETBACK: 10 FT. ALLOWABLE G.C.R.: 12.5% EXISTING G.C.R.: LOT 4 4.2% LOT 5, 6, & L.C.PL. 38977-A 1.3% FOR PROPERTY LINE DETERMINATION THIS PLOT PLAN RELIES ON CURRENT DEEDS AND PLANS OF RECORD, VERIFIED BY FlELD MEASUREMENTS AS SHOWN HEREON. THIS PLAN IS NOT REPRESENTED TO BE A TITLE EXAMINATION OR A RECORDABLE SURVEY. I HEREBY CERTIFY TO THE BEST OF MY KNOWLEDGE THAT THE PREMISES SHOWN ON THIS PLAN ARE LOCATED WITMHIN~THE X & SMHAyDNEIDTMX ZONES AS DELI~N~EpA,TED MASS EFT1M11E:Aa ~ 8d dcMRL'VISED ~1~~~~bY TH8 ~R'RAL EMERGENCY MANAGEMENT AOENCY, t tt 22.071 SQ.FT.± +o TANK ~'~ ~ # 273 t!,~ ,~ t ~~ 1SO.Op' d: '~a' t tt AKA HUMMOCK `Fri ~ --.~ _; t ~ 83-4 -- RD!ID___ 5.00- ~ N/F --'- HIUP do DOROTH ~ \ TT 83-32 \ ~ N /F DONALD & JOYCE STEELE 11' R J~~~ 0 ~Q~ ~1 .~i,P~'~~~ ~~ ~O Q~~JP~iI,'` ~i~ L ~.y~ OQ~ D.H.CD.B. ~t`~Q- 2S' WIpE SfE ~OCfASfMfNl ~=14~ MORTGAGE INSPECT10N PLAN IN NANTUCKET, MASSACHUSETTS SCALE: 1"=80' DATE: DEC. 10, 1997 `~ ~F MASS~~ti ED FOR: PREPAR RICHARD ~~ GERALD S. ARMSTRONG EARLE N KRISTINA B. ARMSTRONG No. ?9~16~ ~~,4 NANTUCKET SURVEYORS INC. q ~ NANTUCKET, MA. 02554 t.l-~iRd9 Re F i~ ~~, 7 ~ jf i ';~, I~ ~~~ ,,~, i, ; it ,,i i`~ `~ (~I ~; ~; , ~~ i ~.~~~ y ~ ~.~il ` 1 ''I~ ` i;i ~ li" i) ~, l i' f ~~~~ '~.~ ~. { ~,'I !, i ~1, ~~{ ~~I, ~' I, ! 1i ~. 1'. 'i + I I,~ ` !~ '~I' . ~~i , . _, ~ ,; ~~~ ~ ' ~ - - /~ ~.r i~~/ /~ ~ ~ raar~wrfwoa i7yoniwrr ~' r i't '/i i! / ~~ / ~c /~ /~/ ~ ~// ~ r-r ~/ i // ~"~~ •tS rr~ /~ r i•r oas ai ~ ~C ti // oc ~+ ~ ii-it ~/ w // t // ~~ ~,' r -• ~ /% ~00~ ,Pr 4 \ F or % / ~~" a s // a / ONO * \ r ••~ ~ ~0i ~ ~ S'- ~' _ n-ii _ ~ ~ N ~r ~,t r d~ r~~ ri ~ Li • _ ~ . ~~~ n i ti ~ ~~ s ~~ . • x ii r ~. •~ r v M sE if o ~ a ii r r•i ~ ~~ o~ ~• rr ~ ~`C174~ M of ~ M' ~, f ~` ~~ ~ . >` f ~ ~ ~ [I ~ \' r' ,N `~ .~ i- b Q1 O . ~, $ ~ --' 000 ''6 N ._. __..__- c -.~` .......-~----... --- _. - __...__.--- ---_ .. ...-_------------ ~ ~ ~ ~~ BOA FORM PROPERTY OWNER: NANTUCKET ZONING BOARD OF APPEALS TOWN AND COUNTY BUILDING NANTUCKET, MA 02554 ASSESSOR'S LIST OF PARTIES IN INTEREST 2/89 (assessed to Dorothy W. Bartlett, Gerald and Kristina Armstrong Trustee Cornell Nominee Trust) APPLICANT FOR RELIEF (SAME? ) :Gerald and Kristina Armstrong ADDRESS OF PROPERTY: 281 Hummock Pond Road, Nantucket, MA 02554 * ASSESSOR'S MAP/PARCEL;Map 83 _ Parcel 41 CI~~~ ~~~ ~`~ ~1 * LIST OF PARTIES INCLUDING ADDRESSES * (OR SEE ATTACHED _ ) I certify that the foregoing (or 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, §11 and Zoning Code Chapter 139, §139-29D(2)]. Date Assessor's Office y Town of Nantucket *NOTE: Applicant (Petitioner) should include with the lot for which zo_~_,~~__-~ relief is sought, any commonly-owned abutting lots which might become involved in the zoning matter. List map and parcels for each abutter. Submitted by: Melissa D. Philbrick, Attorney ____ Date : December 1 R, 1 9Q8 _ Client: Gerald an:'? ?:ri~r;n~ ~r~stran~; __ 12/18/97 TOWN OF NANTUCKET 13:48:20 ObJNER'S MAILINr, ADDRESS LIST Mao Block Lct Owner's/Co-Owner's Name Mailing Address/City State Zip Proo~rty L ocati on 0083 0006 GESTAL DEAN F WALS:i LANE 0233 HU""i1CCK POND RD GREEN'aIC:-i CT 0683E 0083 0034 COFr"IN MARY ~: PO B0:( i369 G284 HUMh'GCK POND RD HOBc SGUND FL 3?455 OO8.i OG33 COFFIN DEiiT~R D JR & NARY K rr"G EOX 1369 0282 HUMMOCK POND RG HOBESOUND FL 33455 0083 G052 ELLIOTT GLENAAN N ?O BOX 893 0280 HUMMOCK POND RD NANTUCKET MA 02554 0083 0049 ~'JNFEY GERALD F SUITE 225 02?6 HUMMOCK ?OND RD OME HARBO:IR PLACE PORTSMOUTH NH 03EC1 0083 0048 CAP•REAU CAVID E 8 J~"JET M 0234 WARREN AVE 0274 HU'1MOCK POND RD FLYMOUT;' Mn G236C G083 OG47 BART!cTT PHILIP D & DOROTHY W 0033 9ARTLET7 FA.P.'1 R'~ 0272 .HUMr^GCK ?ONJ RG Pc Box 899 h.l.NTUCxET r1A 02554 0083 0032 STEELE DONALD F E JOYCE t1 SG MILK ST 02?0 fiUMMOCK POND kD C/0 FOSTER DYKEMA CABOT, BOSTON ":. C21G9 C083 0044 NANTUCKET CONSERVATION FOUND I PO BOX 13 0268 HUMMOCK POND RD .'IANTUCKET MA 02554 0083 00291 NANTUCKET LAND COUNCIL INC PO BOX 502 026^, HUMMOCK POND RD ETAL NANTUCKET MA 02554 0083 00426 BARTLETT PHILIP D & DOROTHY W PO 90X 899 0003 MOTHBAL~ WY NANTUCKET MA 02554 0083 0042.7 MARSILIO ROhIALD S & KATHLEEN A 22 SURF RG OCCS MOTHBALL WY IdESTPOR", CT 068E0 0083 00422 BARTLETT DOP,OTHY W TRUSTED PO BOX 899 0000 "OTHBALL WY CORNELL NOMIPIEE TRUST NANTUC~E"~ h1A 02554 0083 OG421 BARTLETT HENRY G PO BOX 899 0000 MOTHBALL WY NANTUCKET MA 62554 0083 0003 SOUCY GERALC L 0041 QOARRYRIDGE Lt: 0273 HUMMOCK POND RD ROCKPORT MA 61966 0083 0050 BARTLETT GRACE D PO EOX 899 J000 HUMMGCK POND RD P'G,NTUCK.ET MA 02554 PaGE ~ MUAS750 8.4 NUMBER OF kECCRDS = 16 MELISSA D. PHILBRICK, P.C. Post Office Box 148 Zero Main Street, Second Floor Melissa D. PhilbriCk Nantucket, Massachusetts 02554 Emily Avery Tel: (508) 228-5151 Fax: (508) 228-5155 December 24,1997 BY HAND DELIVERY Paul S. Jensen, Administrator Nantucket Zoning Board of Appeals 37 Washington Street, First Floor Nantucket, MA 02554 Re: 281 Hummock Pond Road, Nantucket Dear Paul: Enclosed for filing please find the original and copies of the completed Application for Relief with Addendum A, the locus map and the site plan attached, along with our check in the amount of $200.00 for the filing fee. I have also enclosed 4 copies of the abutters list and 2 sets of mailing labels. If you have any questions or require additional information, please do not hesitate to call. Sincerely, . ~ l/ Virginia R. Robinson Legal Assistant to Melissa D. Philbrick Enc. cc: Gerald and Kristina Armstrong (w/ enc.) /fown Clerk (w/ enc.) ~E~Ei~E® TOWN CLERK'S OFFICE NANTUCKET, MA 02554 DEC 2 4 1997 riME: CLERK: Addendum to Application of Gerald and Kristina Armstrong The Applicants seeks a Special Permit under Section 139-33A to alter the existing non-conforming uses and structures on the property situated at 281 Hummock Pond Road by removing one of the four existing buildings and constructing a new dwelling. The property consists of three parcels of registered land (Lot 5 on Land Court Plan 15886-D, Lot 6 on Land Court Plan 39297-B, and the land on Land Court Plan 38977-A) which have merged into a single lot for zoning purposes. As merged the parcel contains 217,280+- square feet of area. Existing on the site are four structures, all of which are and have been used for dwelling purposes. All four structures have been occupied as residential structures since the time of their construction. All four buildings were constructecj prior to 1972. The total ground cover for the existing structures on the site is 1.3%. The land is zoned for Residential-2 for which a 12.5% ground cover is permitted. The Applicants propose to construct a new dwelling to replace "Cornell" which they propose to move off of the Lot. The new structure will be built in conformity with ground cover and setback requirements. A plan showing the proposed building location will be available for the public hearing. BoA Form 1-S9 NANTUCKET ZONING BOARD OP APPEALS TOWN AND COUNTY BUILDING Date NANTUCKET, MA 02554 Case No. APPLICATION FOR RELIEF Owner's name(s); Gerald S. Armstrong and Kristina B. Armstrong Mailing address: Applicant's Name: Mailing Address: 133 East 80th Street, New York, NY 10021 Same Same Location of Lot: Assessor's map and parcel number 83 _41 & 7 Street Address: 281 Hummock Pond Road, Nantucket, MA 02554 Registry Land Court Plan 38977-A and 15586-D Lot 5 and 39297-B Lot 6 12 15 97 18168 R-2 Date lot acquired: _/_/_ Cert. Ref Zoning district Uses on lot - commercial: None ~ or MCD? - number of: dwellings 4 duplex- apartments rental rooms Building date(s): all pre-8/72? RR or C of O? Building Permit appl .Nos . 2164-81 and 12214-95 Case Nos. all BOA application Nos. None 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 XXX if a Special Permit (and 139-33A ~ if to alter or extend a nonconforming use). Zf appeal per 139-31A & B _, attach decision or order appealed. OK to attach addendum See Addendum A attached. Items enclosed as part of this Application: order addendumxxxxx Locus map xxx Site plan xxx showing presentxxx +planned_ structures Floor plans present- proposed- elevations- (HDC approved ) Listings lot area xxx frontage XXX setbacksxxx GCR xxx parking data Assessor-certified addressee list 4 sets xxx mailing labels 2 setsXxx $200 fee payable to Town of Nantucketxxx proof3_'cap' covenant 1(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 per'ury. SIGNATURE: By. ~~~ n L~~~~~%~~~'~C Attorney/Agent ~ Melissa D. Philbrick 3(If not owner or owner's attorney, enclose proof of authority) FOR BoA OFFICE USE Application copies recd: or_ for BoA on _/_/_ by One copy filed with Town Clerk on_/_/_ by complete?_ One copy each to Planning Bd and Building Dept_/_/_ by $200 fee check given Town Treasurer on_/_/_ by waived?_ Hearing notice posted-/_/_ mailed-/_/_ I&M_/_/_, _/_/_ Hearing(s) on_/_/_ cont'd to_/_/_, _/_/_ withdrawn?_/_/ Decision due by_/_/_ made-/_/_ filed TC_/_/_ mailed-/_/ See related case lawsuits other /** all with proper sign-offs; 13875-96 open permit for ongoing renovations. ----- - -- --------- ' N 9. OGO ~ i ~~: -- - p O ID T . \' N ~s \ S I ~ ~~ ~ ` S 1) 11 ~ IR ~c `! 1 it t ~ ,~ ~ ,~~: i Loc. .1. ,, '„ i~ ~, 17 ~9 10 r ~ !.~ A 1~ Q ~ n i A '.1 :o tl 1S W ^ 1 j. i ', f I 1~ v f ~ [~ ~ [~ ~~\ t i ~ ~~~~-~ [T 4 e~ F ~ _ ~ ~\ 1 yq~ [, w~ ~ r ~[•tI Y / 1 ~~ -~ / y.> A v ~ t ~ PAP JJ 1.1 A ~ \~ Q I / ~~ PAN ~r ~1 ~.~ A 2 ,~ • .~~ // / / ~ o 1t ~~ ti~ f'~ / / G,~, ~ ~ I.~ ,~ ~~, NJ~~o i~/ iJ ~ '~ // ~e-t[ I) ~ti lY I/J IsA 5i lio " )o // ~.[ A I/ i/ e. Al ~~ ~~~„~ '0"i~~~o: ; / / ,T )_ , i. / / i `/ 14 Ls A / ,~~ _ ~ ~. / ~ I ~/ o ! ~ ~ i/ / i / // / )I / ' / ^ANl UCR[T COM{[AVAt qM _ 1- ~ ~/~ ~ /'A A~~-~ / ` • // \ J ~~ ~~ .-~-_ l ' ,/, i% I P pNp ZONE AE ELEV. ~ f NUMMpCK (~REP~ PpND) / ~ - - ~ ~. c~#!2g1 / `0.1 5 ~. i 1/14~T5 / / ~ 155g6~D i ~R uNi C.PI- / ~ ~ ZONE X ~ _..W~ i 52"1.38 / ,~I ZONE X "TERN INN' o ~ ~ (SHADED) 785 SO.FT.± ~,, ~ ~ ~ Of BANK ~~ > ~~ ..~.. ~_ -.. r ~........ .... ,. ~.. ~~ _ _~~~`. 3 .... "ice:'.'.'.': ` - -- ~~ d ACCESS AND UTILITY -J.P~ ~~ EASEMENT 12' WIDE ~ of ~~ SEE LC.DOC. 63350 k 67957 ~ ~~ `d NO REQ7R0 EASEYDIT ~ O~ "DIDDLE DES" ~ ~ ~ ~ ~ dr / 787 SO.FT.± '- ~ ~ ~`' rQ/ EgSEMEN7 'C^= - S NT= ~ --- - ........................ ~ I u.va¢ a ~ I a 83-42.8 m v ni 83-41 k 7 i. r N/F `" n LC.CERT. 17,561 ~ ~ ° 83-42.2 RONALD k KATHLEEN °S w w LC. PL 38977-A ~ ~ LC.CERT. 17625 MARSILIO ~ ~ L.C.PL 39297-8 gz ,~ ~ LC.PL 15586-D LOT 5 I LOT 6 ~ z m LOT AREA: L_ ~`--~~ ~ ~ 6,016 SOFT.+_ = 217,280 SO.FT.+ ~ ~ ~ 129.11' ~ 4.98 ACRES - ~ ~ ~ \ r "CORNELL" ` ~'~ > \~~~ 4g•61' ~ y ° ,y0 478 SO.FT.+ i o i /~-'' ~ h.W RfcoRO d hy. ~ I EXISTING WOOD 1 u.vae E~s~ T i ~ ~ FRAME DWELLING ev "GREY GOOSE ~~ `` 924_$Q.FT.+ ~ o. h,w 740 SOFT.+ l ~O \ `~ ~- _ - \ ~________ DIEGO `wA Y 25 \ d 2B7 ~~ ~~ ~~~ 83-3 83-52 \ DE - P 16.02' 1' 1 ~ ; LC.CERT. 8146 ~ N/F _ RIVq TE o ~ ~ ~ L.C.PL 39297-A , GLENAAN M. ELLIOTT 83=54 'O ~ ~ L07 4 ~ __ `` N/F~Rq~E DU 1~ ~~ 22,071 SO.FT.+ r TANK ~.~ ~ ~ -`' _~, ~ BOIS Baui, ~_ ~ 273 ~,~ ~° .4% 83-51 N /F HAROLD E. MA7HEW50N SHADED AREA SHOWN IS 12' WIDE UNDERGROUND UTILITY EASEMENT. SEE L.C. DOG. 63350, 64,157, 64,158, AND 67,957. 4 DWELLING USE IS NON-CONFORMING, MAXIMUM PERMITTED IS 2. ~ \ ~ ~ AKA MUMM~ ~ h 6~' J ' 83-49 ~ STOP •00 83-4 '~-R-9[1D_ -~ 7 5 0 GERALD DUNFEY 1p/I~/~NK _ _ _ HILIP k DOROTH 83~ N DAVID & JANET CARREAU ~ \TLETT ~ ~ 83-32 ~ ~ N/F DONALD & JOYCE STEELS CURRENT ZONING: R-2 MINIMUM LOT SIZE: 20,000 SOFT. MINIMUM FRONTAGE: 75 FT. FRONTYARD SETBACK: 30 FT. SIDE AND REAR SETBACK:10 FT. ALLOWABLE G.C.R.: 12.5% EXISTING G.C.R.: LOT 4 4.2% LOT 5, 6, & L.C.PL. 38977-A 1.3% FOR PROPERTY LINE DETERMINATION THIS PLOT PLAN RELIES ON CURRENT DEEDS AND PLANS OF RECORD, VERIFIED BY FIELD MEASUREMENTS AS SHOWN HEREON. THIS PLAN IS NOT REPRESENTED TO BE A TITLE EXAMINATION OR A RECORDABLE SURVEY. I HEREBY CERTIFY TO THE BEST OF MY KNOWLEDGE THAT THE PREMISES SHOWN ON THIS PLAN ARE LOCATED WITHIN THE X & SHADED X ZONES AS DELINEATED ON THE 'FIRM" MAP OF COMMUNITY N0. 250230; PANEL 16F MASS. EFFECTIVE: 6-3-86 & REVISED 11/6/96 BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY. o ~~,~r-- 0 V P ;~~' ~~~'~ P~~ X04. F.P~'C~~ a0 0~{0P I H.C.B. ~a4 FND. ~ '`f D f fASEA/ :I\g/4~r MORTGAGE INSPECTION PLAN IN NANTUCKET, MASSACHUSETTS i ,"`;;~"~, SCALE: 1"=80' DATE: DEC. 10, 1997 - ~ =~ `?\ ^RICHAHD'\~~ PREPARED FOR: J ~~~ ~. I EA"''-E ~~,~ g _„ ~a:~e GERALD S. ARMSTRONG KRISTINA 8. ARMSTRONG P N~ ~ NANTUCKET SURVEYORS INC ~,ji ~ ~;,~ji~~~~ ~' ~~ Ot1X~~ ~ - . S WINDY WAY t. .~/ NANTUCKET, MA. 02554 N-5842 & 5 _~ gyn.: ~~~ _~, ~~~. FoPr~ PPOPERTY OG]NER NANTUCKET ZONING BOAP.D OF APPEALS TOWN AND COUNTY BUILDIP•+G NANTUCKET, P~lA 02554 ASSESSOR'S LIST OF PARTIES IN Ir]TEREST 2/89 (assessed to Dorothy ~•', Bartlett, Gerald and Kr.istina Armstrong Trustee Cornell `;ominee Trust) APPLICANT FOR RELIEF (SAME? ) :Gerald and Kristina Armstronc ADDRESS OF PROPERTY: 281 Hummock Pond Road, Nantucket, ?[A 02554 F.SSESSOR' S MAP/PARCEL :Map 83 _ Parcel 41 (I~1'~[J~.~.~ ~~~-~ t1 LIST OF PARTIES INCLUDING ADDRESSES *(OR SEE ATTACHED ): i c_rtify that the foregoing (or the attached ) lists all persons, natural or legal, who are owners of abutting property, o•::ners of land directly opposite on any public or private street or way; and abutters o~ 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 o_,. the most recent applicable tax list [per M.G.L. c. 40A, §11 and Zoning Co~t~ Chapter 139, §139-29D(2)]. l /~ (D ~ ~ ,- ~ - - Date 7 Assessor's Office Town of Nantucket .~:~~T~•:: Applicant (Petitioner) :~~~•_i-~ is sought, any commonly ~....~~ ~ T..~eci i j1 the zoning matter. shoul~ - o•,. ned List ~ lI7Cltlde G,~ th the _.,_ fOr ~;h1C'f1 abutting lots :•hic•c_ ~..ight becom- map and parcels for =acs abutter Submitted b-,~: P~lelissa D. Philbri;:-:, Attorne-~• Date : i).~rP~~hc t- 1 R, t 998 - ~ , , '2/18/97 ~ TOIdN OF PiA`iT'JCKET '.3:48:20 G41^ic"R'S MAILING ADDRESS LIST 1so Blor,'~: Lct Os+ner's/Co-O~dner's Na.^~ Mailing Address/City Stag Zip Pr oo~rty L oca;i en C83 CCOE. GESTAL DE4fl P WALS'1 LACE C233 HUNMCCK PGND RD GREEVb;ICN C7 06836 0033 C034 CGFFIN M,1RY r; PG BOX i36i 0224 H'JMh'OCK POND RD J03i 0033 COFFI`i D_XTcR D .iR 8 MARY K ~G 50X 1369 0_82 HUMMOCK PGND RD H05ESOUNDr'_ 33455 ~'O.°,3 6052 ELL?OTT GLENAAN M ?G 90X S~i~ 0230 HUMMOCK PO?JJ RD ilA.`'TUCKET MA 025:4 0033 CC4~i 3U^:FEY GrRAL~ F SUITE ?25 02?6 HUMMOC< 20`JD kD GME NA350UR ?LACE PO.RTS:IOUTH NH 03EC1 CC83 0042 CAP.REA'J CAVID E 8 JA"JET M 02:4 WARREfi :.~iE 6274 HU'"^'OCK PGND RD Fi_YMOU'f;' M~ G236J CG83 0047 BARTLETT Ph?SIP D ~ DOROT'r.Y 41 O'J33 BARTLETT FA.R'1 RJ 02?2 HJMi•;GCK ?OND RG PC BCX 899 P,:,h~ T UC,<ET f;A 0255. JJ°3 0032 STEELE DO?JALD F E JOYCE h1 50 f•tILK 5i 0??0 HUMMOCK POND RD C/0 FuSTcR DYKEh1A CA50T E05(GN ":. C2 iGl C083 OG44 NANTUCKET CONSERVAT.ON FOUND I PO BOX 13 0268 HUMMOCK POND RD `inNTUCKET hL~ 02754 0083 00291 NANTUCKET LAND COU`lCIL INC PO BOX 5~2 0261 HUMMOCK POND RD ETAL NANTUCKET Pi.4 02554 0083 00426 BARTLETT PH?LIP D ~ DOROTHY W PO 90X 899 OG03 MOTHBALL 'dY NANTUCK=T MA 02554 0083 60427 MARSILIO RONALD S & KATHLEEN A 22 SURF RD 0005 MOTHBALL WY l.'ESTPJR~ CT 06880 003 CJ422 BARTLETT DOP.OTHY W TRUSTEc PO BOY. 8)9 0000 MOTHBALL WY CORNELL NOMI?IEE TRUST H;.fiTUC~e-~ flA 0255. 0043 60421 SARTLET7 HENRY G PO BOX S9v 00:,0 MOTHBALL WY fANTUCKET hIJ. 02554 OOc3 0003 SOUCY GERALL` L 0041 OUARRYRIDGE Lf: 0273 hUMMOCK ?OND RD ROCKPORT ".~ 01ribc 0031 0050 BARTLETT GPACE G PO EOX 899 J000 HUi1MGCK POND RD Nk^lTUCKET M: 0255. PAGE ' MUAS75G , If1BER Or kECOP,OS = 16