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Home My WebLink About015-10 Cuddy& Mezias Condominium Trust(Hauptman, Bruce) Fee: $300.00' --i_ 0....... ::E :;.... _". :z: ..,.'. --i '-' c: d C-J TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MA 02554 APPLICATION , ..t .0 :::s ~ - -.I a o ~ - File No.OIS-ID Owner's name(s): Cuddy and Mezias Condominium Trust Mailing address: c/o Reade. Gullicksen. Hanley and Gifford. UP. 6 Youngs Way. Post Office Box 2669. Nantucket. Mass. 02584 Phone Number: 508-228-3128 E-Mail: SLCa:nreadelaw.com Applicant's name(s): Bruce Hauptman. as owner of Unit 2 Mailing Address, Phone Number:, E-Mail: Same Locus Address: 43A Massachusetts Avenue (condo lot also includes Nos. 37 and 43B) Assessor's Map/Parcel: 60.3.1-1.1 (condo lot also includes 60.3.1-1.2 and 1.3) Unit Deed: Book 436 Page 162 and Book 529. Page 199 Condo Master Deed: Book 208 Page 213, Plan.: PF 14-A \ Zoning District: VR Uses on Lot- Commercial: No Residential: Dwellings: L Duplex no Apartments no Date ofStructure(s): all pre-date 7/72 Yes or Building Permit Numbers: 449-04 (repair windows and doors, re-shingle) Previous Zoning Board Application Numbers: None 2 Fairgrounds Road Nantucket Massachusetts 02554 508-228-7215 telephone 508-228-7298 facsimile :;u m (") m - < m o State below or attach a separate addendum of specific special permits or variance relief applying for: The pre-existing, nonconforming one-story (12 +/- feet) structure involved in this application is one of three free standing dwelling units (each are separately owned as condominium units) on an undersized lot of 14,691 SF in the Village Residential zoning district, where 20,000 SF is the minimum requirement and only two dwellings are allowed without further relief. This structure has 628+/- SF of ground cover and the total ground cover ratio for the lot is of 11.9% (the other dwellings are 571+/- feet and 552+/- feet), in a district where up to a 10% ground cover ratio is allowed. The dwellings are not 20% more or less that the ground covers of each other. This dwelling as close as 18.1 +/- feet from the southern/front lot line at the closest point, where the minimum front yard setback in the VR district is 30 feet. Other structures on the lot encroach into the setback too. The eastern most dwelling and its shed are sited as close as 3.6+/- feet from the eastern/side lot line at its closest point and that dwelling is as close as 14.0+/- feet from the southern/front lot line at its closest point, where the minimum side and front setbacks are 15 and 30 feet. The western dwelling is as close at 3.9 feet +/- feet and its outdoor shower are as close as 4.1+/- feet from the western/side lot line at its closest point, where the setback is 15 feet. These nonconformities pre-exist the 1972 adoption of the Nantucket Zoning By-law and the changed of the zoning district to VR from Residential 20 at the 2009 STM. The western dwelling is approved, pursuant to relief granted in zoning file no. 048-09 and recorded at Nantucket Registry of Deeds Book 1208, Page 205, to be moved north on the lot to within 10.0 feet of the western side lot line and 5.0 feet of the northern/rear lot line, and other relief granted therein. The locus and structures thereon are conforming in all other respects. The current ridge height is 12.0 +/- feet and the first floor elevation is 10.93 feet. Applicant proposes to raise the structure onto piers that will increase the first floor elevation to 13.5 +/- feet and the rest of the structure will rise accordingly by the change of2.57 +/- feet. The altered structure would have the same ground cover and would remain in the same location. Accordingly, Applicant requests relief by Special Permit under Nantucket Zoning Bylaw Section 139-33.A (4) for the alteration of the pre-existing nonconforming structure where the change is not substantially more detrimental to the neighborhood than the existing nonconformities. Applicant also notes that this land, in the Madaket section of Nantucket, is subject to severe and progressing erosion from the south west and that similar approvals (and more) were recently granted to the Applicant's westerly abutters at 45 Massachusetts Avenue and 43B Massachusetts Avenue. 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: Cuddy and Mezias Condominium Trust and Bruce Hauptman By: SIGNATURE: ~"--- /' Steven L. Cohen, as attorney OFFICE USE ONLY Application received on:_1 _I _ By:_ Complete:_ Need Copies:_ Filed with Town Clerk:_1 -.f _ Planning Board:-.f _I ~ Building Dept.:-.f -.f _ By:_ Fee deposited with Town Treasurer:-.f _I _ By:_ Waiver requested:_ Granted:_1 _I _ Hearing notice posted with Town Clerk:-.f _I _ Mailed:_1 -1' _ I&M-1' _I _ &-1' -1' _ Hearing(s) held on:-1' -1' _ Opened on :-1'-1'_ Continued to:_1 -1' _ Withdrawn:-1' -1' _ Decision Due By:_1 -1' _ Made:-1' _I_Filed w/Town Clerk:_1 _1_ Mailed:-1' -1'_ 2 Fairgrounds Road Nantucket Massachusetts 02554 508-228-7215 telephone 508-228-7298 facsimile 0; IZ5/Z010 09:59 FAX 508ZZ85530 READE Gl1LLICKSE 1tJ 001 . it t- .00 Town of Nantucket Zoning Board of AP.peals LIST OF P ARTJES TN JNTEREST IN THE MAITER OF THE PETITION OF: PROPERTY OWNER. ... ...~~~j, ..1Y.}e.?(~.. .C~-tJt(/!.lM1T f.'!tl" c/o~;;d;~Gullicksen, Hanley & Gifford, LLP MAILING ADDRESS...~ ..~~.~~~ .'.f!S.. ~~Y.f.. ff~~~.~~!<:~~.(.. !1~... ~??~.~..... 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SEE ATTACHED PAGES J certify that the foregoing is a list of aU persons who are ovroen of abutting property) Owners of land dinlCtly 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's property, as they appear on the most recent applicable tax list (M.G.L. c. 40A, Section 11 and Zoning Code Chapter 40A, Section 139-29B (2). e7C 1/ .((, fl,o I 0 ~ ) ~~)t2~ SBSSOR'S OFFICE TOWN OF NANTUCKET , ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ VI iC iC iC iC iC ~ :i~~~G~iiGi~~~~~G~~i ~ ~~~~~R~~~il~~~~:n:B~~~ oS B;~~~~~~~=~lnl!8!~~~~ ~ ~li1i;;;a;aa;~~~i:i~;aaa .. a III .. tttr-.tnOO.\Otl"l....OCOtwtU"lr-....C'tO\f"of"otn AI ...r"'Ir"'Itl"ltl"lt"'lMMMNMP'lP'ttl"lf"'lV'lU'l...... .-< Q) tn III l>o <> ... ... ~ ... ... tn .... 0 0 .. 0 0 0 .. 0 0 0 .. M .. .. 0 .... W'I .... rot .. tl"l t"I In U'I III In 1ft '" VI WI ." ... 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Granby, CT 06060 ~tlquettes fadles a peler Utilisez Ie gabarit AVERv8 5160. i .& I' AFeed Paper - See Ihstruction Sheet i << for Easy Peel Feature A - Donn & Eileen O'Connell, Trustees Unit 3 Madaket Realty Trust 66 Charles Street Ste. 200 Boston, MA 02114 John K. Pitcher c/o Alice Pitcher PO Box 55 . Barnstable, MA 02630 James B. & John F. Rogers PO Box 110 Latrobe, P A 15650 Town of Nantucket 16 Broad St Nantucket, MA 02554 David W. & Chester A. Faunce 4 Beacham PI Hingham, MA 02043 Martin Levine PO Box 563 Westport, CT 06881 43A Massachusetts Ave Map 60.3.1 Parcel 1.1 (condo lot includes lots 1.2 & 1.3) Page I Of1 Set I A Sens dechargement ~ ~AVERY@51&O. 1 Michael R. Hehir I Mendall Rd Cohasset, MA 02025 Ronald G. & Diane R. Russo & John F. Conforti 1410 Glenwood Rd Brooklyn, NY 11230 James R. Okonak, Tr Uwo Harriette E. Rogers PO Box 110 Latrobe, P A 15650 Daniel G. Crozier, Jr. & James B. Crozier PO Box 110 Latrobe, PA 15650-0110 Nantucket Conservation Found I PO Box 13 Nantucket, MA 02554 Steven L. Cohen Reade, Gullicksen, Hanley & Gifford, LLP PO Box 2669 Nantucket, MA 02584 Consultez la feullle d'instruction www.every~ 1-8OO-GO-AVERY Page 1 of 1 Town of Nantucket Web GIS - Printable Map Town of:Nantuc;~. t:. W.eb . (!IS 60.3.11.1 43A MASSACHUSETTS AV HAUPTMAN BRUCE 19A OAKLAND STREET LEXINGTON, MA 2420 02/26/1997 $0 00529/0199 o 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. Disdalmer 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 aCQJracy 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. 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"i~~ c:) I::: \() ~ ~ ~ ~ .~ ~II~ ~ iF 2l~IC~ j!:~I.~ 1;11 ~i9~c .., ~1!i5 ~ li~;i : ~II,I z TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 --i ,.....,z "'---'j> :E-,. ;~ -:.:, . - 0 ;0 :::z: m ::< ) - '""'r"'" N I -0 N i..i1 0 ._, , j.' r--'. i., May 4, 2010 Date: To: Parties in Interest and Others concerned with the Decision of The BOARD OF APPEALS in the Application of the following: Application No: 015-10 Owner/Applicant: Bruce Hauptman 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. ~,c~ ~ iJl1Vr (Sffl) ~chael J. O'Mara, Chai~an 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 60.3.1, Parcel 1.1 43A Massachusetts Avenue Village Residential plan File 14-A Deeds, Book 436, Page 162, and Book 529, Page 199 DECISION: 1. At a public hearing of the Nantucket Zoning Board of Appeals, on Thursday, April 8, 2010, at 1:00 P.M., at 2 Fairgrounds Road, Nantucket, Massachusetts, the Board made the following decision on the application of BRUCE HAUPTMAN, c/o Reade, Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669, Nantucket, Massachusetts 02584, File No. 015-10: 2. The applicant proposes to raise the elevation of the pre-existing, nonconforming one-story, single-family dwelling upon the locus, by elevating it and placing it upon a pier foundation, in its existing location. The locus is a pre- existing, nonconforming lot of record, containing about 14,691 square feet, with the minimum lot area in the Village Residential zoning district in which it is now situated being 20,000 square feet. The locus is nonconforming as to use, containing three dwellings, each of which pre-exist the 1972 adoption of the Nantucket Zoning By-law; the maximum number of dwellings permitted in this zoning district upon any lot is two. The locus has been declared as the Cuddy and Mezias Condominium under Master Deed recorded with Nantucket Deeds in Book 208, Page 213, with each of the dwellings constituting a condominium unit. The subject dwelling, which is designated as Unit 2 of the condominium, and is nonconforming as to front yard setback, being sited about 18.1 feet from Massachusetts Avenue, with 30 feet being required. No changes are proposed to be made to any of the other structures upon the locus in connection with this application. Accordingly, the applicant had requested relief by Special Permit under Nantucket Zoning By-law ~ 139-33.A, for the alteration of pre-existing, nonconforming structures and uses, to authorize the proposed work. The locus is known as 37, 43A and 43B Massachusetts Avenue, and is shown on Assessor's Map 60.3.1 as Parcels 1.2, 1.2 and 1.3; the subject dwelling is known as 43A Massachusetts Avenue and as Assessor's Parcel 60.3.1-1.1. The plan showing the condominium is recorded with Nantucket Deeds in Plan File 14-A. 3. Our decision is based upon the application and accompanying materials, and representations and testimony recei ved at our public hearing. There was no Planning Board recommendation, on the basis that no matters of planning concern were presented by this application. All of the unit owners in the condominium assented to the proposed changes and authorized the filing of this application; otherwise, there was no support nor opposition presented at the public hearing. 4. As presented by the applicant's counsel, the locus is situated in an area in Madaket which is subject to continuing erosion from a generally southwesterly direction. The Board of Appeals has previously approved other requests for relief to authorize work to be done on other properties in the neighborhood in response to this problem, including the moving of the westerly dwelling upon the locus in File No. 048-09. The elevation of the subject dwelling upon a pier foundation, bringing the first floor elevation from the present 10.93I feet to about 13.5 feel above sea level, will enable storm waters to circulate under the dwelling in the event of a serious storm event and is in accordance with sound construction practices involving structures subject to coastal flooding. The ridge height of the structure above grade will be increased from about 12.0 feet to about 14.6 feet, well short of the maximum elevation above grade of 30 feet under the Zoning By-law. 5. On the basis of this presentation, the Board of Appeals, by UNANIMOUS vote, made the finding that the proposed alterations of the subject dwelling would not be substantially more detrimental to the neighborhood than the pre-existing structures and uses upon the locus, and GRANTED the requested relief by Special Permit under Zoning By-law ~ 139-33.A for the alterations to the subject dwelling as proposed. SIGNATURE PAGE TO FOLLOW 2 Dated: M~ l;l I 2010 ~~~c. Mark Poor l~ . COMMONWEALTH OF MASSACHUSETTS Nantucket, ss. May R, 2010 On this I ^ day of May, 2010, before me, the undersigned Notary Public, personally appeared EdU/tJ.Ae(~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 that he/she signed it voluntarily for its stated purpose. 3