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HomeMy WebLinkAbout056-10 Kalman, MIchelle(40 Mary Ann Dr)- _ _. -_._... rere~ r r ; TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, 1~sASSACHUSETTS 02554 .+ O .n -~ iV :~ m ~~ ~~ ~~~ .~ ,_~ s } APPLICATION Fee: $300.00 File No. ~ S~ -10 Owner's name(s): Michelle L. Kalman 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: 40 Mary Ann Drive Assessor's Map/Parcel: Parts of 68-963 and 68-965 Plan and Lot Reference: Land Court Plan 16514-76, Lot 783 Title Reference: Cert. of Title No. 21979 Zoning District Residential-5 Uses on Lot- Commercial?: No If yes, describe Residential: Number of dwellings on lot Two proposed Number of dwelling units Two Duplex ? Accessory Apartments? Date of Structures: all pre-date 7/72? No If not, when built? Building Permit Numbers: Previous Zoning Board Application Numbers: 2 Fairgrounds Road Nantucket Massachusetts 02554 508-228-7215 telephone 508-228-7298 facsimile 1:\AplC\L.ls.n\tliahalla\MaryllonDriva\LOt 783\L87~ sppliution for October 2010.doo State below or attach a separate addendum of specific special permits or variance relief applying fox: The applicant requests relief by Variance from the omission of the Residential-5 ("R-5") zoning district from the table of minimum areas as applicable to Secondary Residential Lots in Nantucket Zoning By-law §139-8.D(e), which she is informed was an inadvertent omission at the time of amendment of the By-law to create the R-5 district, in order to enable her to apply for a special permit from the Nantucket Planning Board for a Secondary Residential Lot under By-law §139-8.D. 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: Michelle L lman Owner* By: / (' east/Attorney/~4ge~* Arthur I. Reade, Jr., Attorney OFFICE USE ONLY Application received on:_/_/_ By: Complete: Need Copies: Filed with Town Clerk:_/_/_ Planning Board:-/_/_ Building Dept.:_/_/_ By:_ Fee deposited with Town Treasurer:-/_/_ By:_ Waiver requested: Granted:-/_/_ Hearing notice posted with Town Clerk:-/_/_ Mailed:-/_/_ I&M_/_/_ &_/_/_ Hearing(s) held on:~/_/_ Opened on :_/_/_ Continued to:_/_/_ Withdrawn:-/_/_ Decision Due By:_/_/_ Made:-/_/_ Filed w/Town Clerk:_/_/_ Mailed:-/_/_ 2 Fairgrounds Road Nantucket Massachusetts 02554 508-228-7215 telephone 508-228-7298 facsimile P:\ApR\AalaanULLohalla\MazyAnnOZiw\LOt 783\ZBi1 application Por Octobez 2010. doc Town of Nantucket Web GIS -Printable Map Page 1 of 1 Town of Nantucket Web GIS --rt~ ~a ~~;, ,- tl i r - ~~1 =, ~-. ~-- =~~ a d r~ i~ +~» ~,_ - L_., ~, >~ ;` ~ Z'' ~' :. , Prop ID 68 965 Address 40 MARY ANN DR Owner KALMAN MICHELLE L P O BOX 2164 NANTUCKET, MA 2584 Sale Date 10/14/2005 Sale Price $1,819,000 Boak/Page 00021974 Lot Size 0.11 acres ~~p„~~;;k;;' 1, y1 ~~ -- O Town of Nantucket, Massachusetts Map Composed ` 9/15/2010 ~c~py~Tg>>f 2QG6 Tnwr~ of Neni i - (Ufv ail eights r,,~~-ervetl_ Develo~~~~d by AppGeO http://host.appgeo.com/nantucketma/PrintableMap.aspx?Preserve=Width&MapW idth=864... 9/ 15/2010 Town of Nantucket Zoning Board of Appeals LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF: PROPERTY OWNER.........r.).~.GG~c~~~-.. ~ ...~~'~:° ..:.................. MAILING ADDRESS....~~.d....~~~.~ .. ~ ..................~~~..`.........~~ ~~~~ PROPERTY LOCATION... /..°j.. ,i~1~„e~ ...~'~. , f.?~d?-~ ~~?uc.L_ ASSESSOR MAP/PARCEL..~Pd..-.'~10.3.~.1~,~..~j.~:~s„~„~t~f ,,,,,,,,,, SUBMITTED BY...... ~~~..~~.u„G~~.... ~. ..~I.~~G~.. ti~~~ SEE ATTACHED PAGES I certify that the foregoing is a list of all persons 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 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). . /.~ 0010 DATE ASS SSOR'S OFFICE TOWN OF NANTUCKET ~ h N N ~F iF N it ~ ~ Q Q Q ~~~ a s a a s o o a a a a ~a ~ Q o a o~ a ~a [~~ ~x~+ a s a z o z~ ro ~ TyQ. ~p.~7~ Wy~ ~ ~,y~7, W Ex [Wr FS [S~ a O a ~zyQ Q O a yTQ. 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Egan 17 Mary Amt Dr Nantucket, MA 02554 Maria J. Pena & Elizabeth M. Hartig PO Box 2450 Nantucket, MA 02584 Mary E. Glowacki Box 389 Nantucket, MA 02554 Jason Davidson PO Box 268 Nantucket, MA David & Georgina Winton PO Box 1024 Nantucket, MA 02554 Guenter E. & Ulrike H. Schneider Aggensteinweg 9 87657 Goerisried Germany Mary E. Glowacki PO Box 389 Nantucket, MA 02554 E ® VERY®5160® e 1 Andrew J. Barrett PO Box 2037 Nantucket, MA 02584 Ingrid L. Holmes 243 Eisenhower Dr Cotuit, MA 02635 PSL Development Co., Inc. c/o Patama Thairatana 13 W Creek Rd Nantucket, MA 02554 Brian T. Ryder PO Box 479 02554 Nantucket, MA Edwin Lemberg 5 Mary Ann Drive Nantucket, NIA 02554 Edwin Lemberg 5 Mary Ann Drive 02554 Nantucket, MA 02554 Lesley Kennie & Norman J. Van Dyke SA Mary Ann Dr Nantucket, MA 02554 Ronald E. & Jacquellyn L. Lefebvre David P. White 26 Lovers Lane PO Box 1812 Nantucket, MA 02554 Nantucket, MA 02554 Lemberg Son & Daughter LLC 10 Bluebird Ln Nantucket, MA 02554 Joseph W. Mallen 16 Wright Farm Rd Concord, MA 01742 P. Stephen & Jennifer A. Paradis 22 Pine Crest Drive Nantucket, MA 02554 Julie Bunting 96A Old South Rd Nantucket, MA 02554 Etiquettes faciles a peter Utilisez le gabarit AVERIf® 51fi0® Lemberg Son & Daughter LLC 1 S Williams St Nantucket, MA 02554 Ann M. Egan 11 Pine Crest Dr Nantucket, MA Anthony J. Disavino PO Box 404 Nantucket, MA 02554 Shelley M. L. Cronan POB 3200 Nantucket, MA 02584 Lyman R. Blake & Michelle M. Whelan PO Box 1822 Nantucket, MA 02554 Resident Resident 02554 PO Box 2237 Nantucket, MA 02584 Pauline Q. Latham 492 Beacon St., #34 Boston, MA 02115 LLP ~ 6 Sens de chargemerrt John .Brazil' n & Ga A. inn Butters Br Tian 1 Exeter aza Bo to MA 0211 Kyle D. & Lori S. Snell 5 Pine Crest Drive Nantucket, MA 02554 Stuart J. & Pamela J. Stumpf 11 Stafford Land Andover, MA 01810 Consultez la feuille www.averyeom d'instruction 1-800-GO-AVErty '~' See Instruction Sheet a L.A~ ~ t!se Avery® TEMPL,RTE 5'160 Feed Paper for Easy Peel i:eature~ AVERY®516©® ; 1 James F. Bennett, Jr. & Deborah B. Bennett Jeffrey L. & Deborah M. Willett 48 Laurel Av PO Box 2765 Wellesley, MA 02481 Nantucket, MA 02584 James A. Olney James F. Egan, Jr. 100 Old South Rd 11 Pine Crest Drive Nantucket, MA 02554 Nantucket, MA 02554 Marcio David Dos Santos Sugar & Ollie Realty LLC 104 Old South Rd PO Box 337 Nantucket, MA 02554 Nantucket, MA 02554 Robert C. & Kelly A. West Durvan C. Lewis PO Box 2455 & Henry Maria Nantucket, MA 02584 6 Mary Ann Dr Nantucket, MA 02554 Daniel Kinsella Mohamad R. Och PO Box 2035 & Marianne Noonan Nantucket, MA 02584 22 Greenleaf Farms Circle Shrewsbury, MA 01545 Robert S. Marks Daniel Coleman & Mauren Brooks 16 Mary Ann Dr PO Box 773 Nantucket, MA 02554 Nantucket, MA 02554 Kenneth E. & Diane L. Otts John N. Jordin, III 22 Mary Ann Dr & Julie M. Jordin Nantucket, MA 02554 PO Box 3153 Nantucket, MA 02584 Christopher & Linda Roberts PO Box 445 Nantucket, MA 02554 Daniel Wight Trst 505 Lendall Lane Fredericksburg, VA 22405 Michael C. & Amy Craddock 7 Mary Ann Dr Nantucket, MA 02554 C. Jacqueline Seidel 23 Pine Crest Drive Nantucket, MA 02554 Richard J. Glidden, Trustee c/o Nightingale PO Box 644 Nantucket, MA 02554 Volney O. Sinclair etal 4A Mary Ann Dr Nantucket, MA 02554 David Lemberg 8 Mary Ann Dr Nantucket, MA 02554 Mark A. & Donna M. Spaulding 14 Mary Ann Dr Nantucket, MA 02554-2843 Arthur D. Gasbarro, III 20 Maryanne Drive Nantucket, MA 02554 Rodolfo Lemus etal PO Box 2228 Nantucket, MA 02584 g ~ ~ ~. Gt1iar~ / axe ~,- Pl~e z~ 3osTO•/. n-t~ o~..i/{o Mark Dawson Trustee Fog Nominee Trust PO Box 2397 Nantucket, AM 02584 William McGuire etal Trustees c/o Sayne D. Petty 326 South Orleans Rd Orleans, MA 02653 Robert P. Hilson Trst etal 175 Derby Street Ste 12 Hingham, MA 02043 Patama Thairatana, Trustee Wisima Realty Trust 13 West Creek Road Nantucket, MA 02554 ~tiquettes faciles a peter ~ Consultez is feuille vvww averycom Utilisez le gabarit AVERY® 5`160 Sens de chargement d'instruction 1-800-GO-AVERY ._~ _-----.._r `~~'' ° "' """°° ~ .~ see Instruction Sheet i ui Use Avery® TEN(PtATE 5160 ~gFeed Paper for Easy Pee[ Feature ~ ~/~~/ERY~5160® i s Robert J. Baker Peter Christiansen Leslie E. Woodson PO Box 2112 2 Greglen Ave PMB 88 & Jessic Sosebee Nantucket, MA 02584 Nantucket, MA 02554 1 S Pine Tree Rd Nantucket, MA 02554 Leslie E. Woodson 2 Greglen Av PMB #445 Nantucket, MA 02554 Jessica D. Sosebee PO Box 964 Nantucket, MA 02554 Tihomir L & Polia Ivanova 13B Pine Tree Rd Nantucket, MA 02554 Michelle L. Kalman PO Box 2164 Nantucket, MA 02584 Maytawee Thairat etal 13 C Mary Ann Dr Nantucket, MA 02554 David E. Potter & Helen Morris 9 Delaney Rd Nantucket, MA 02554 Shelley M. L. Cronan PO Box 3200 Nantucket, MA 02554 Nantucket Islands Land Bank 22 Broad Street Nantucket, MA 02554 Sankaty Head Golf Club PO Box 293 Nantucket, MA 02554 Sara K. McCoy Johnsen 379 Brookmere Dr San Jose, CA 95123 19 Pine Crest Drive, 40 & 42 Mary Ann Drive Arthur I. Reade, Jr. Map 68; Parcels 963, 965 & 964 Reade, Gullicksen, Hanley & G~ord, LLP PO Box 2669 Set ~ of ?-- Nantucket, MA 02584 Three pages each r`tiquettes faciles ~ peter ~ Consultez la feuille www.averycom Utilisez le gabarit AVERY 5160 Sens de thargement d'instruction 1-800-GO-AVERY TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: December 7, 2010 J O .I`~ a m _~ O _A To: Parties in Interest and Others concerned with the Decision of The BOARD OF APPEALS in the Application of the following: Application No: Owner/Applicant 056-10 MICHELLE L. KALMAN 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 he Town Clerk so as to be received within such TWENTY (2,~0~ days T,6d(~e , Chai 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 68, Parcels Land Court Plan 16514-76 963 (part) and 965 (part) 40 Mary Ann Drive Lot 783 Residential-5 Certificate of Title No. 21979 DECISION: 1. At a public hearing of the Nantucket Zoning Board of Appeals, on Thursday, October 14, 2010, at 1:00 P.M., at 2 Fairgrounds Road, Nantucket, Massachusetts, the Board made the following decision on the application of MICHELLE L. KALMAN, c/o Reade, Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669, Nantucket, Massachusetts 02584, File No. 056-10: 2. The applicant requests relief in order to permit her to utilize her property for division creating a Secondary Residential Lot, which has been permitted in all residential districts; but when the Residential-5 district was created, the table of requirements for Secondary Residential Lots contained in Nantucket Zoning By-law §139-8.D(e) inadvertently omitted the Residential-5 district. The locus is situated at 40 Mary Ann Drive, is shown on Nantucket Assessor's Map 68 as portions of Parcels 963 and 965, is shown on Land Court Plan 16514-76 as Lot 783, and is situated in the Residential-5 zoning district. 3. Our decision is based upon the application and accompanying materials, and representations and testimony received at our public hearing. There was a favorable letter from the Planning Director, on the basis that the omission of the R-5 district from the table in §139-8.D(e) was inadvertent and should be corrected. There was no public support nor opposition presented at the public hearing. 4. The Nantucket Zoning By-law was amended several years ago to include a provision in §139-8.D to allow for the division of lots in most residential zoning districts, including all districts with minimum lot area of 5,000 square feet, into a primary lot and a secondary lot, the minimum area for each in 5,000 square-foot districts being 3,000 square feet and 2,000 square feet respectively, and provided that the secondary lot shall be subject to a ~~NHNC Ownership Form", requiring that the owner of the secondary lot, and the owner of any dwelling erected thereon, shall earn at or below 1500 of the Nantucket 1 County median household income. The purpose of this provision is to serve community needs by increasing the stock of affordable housing in Nantucket. The By-law contains, in §138- 8.D(e), a table showing the minimum lot area (as provided in §139-16.A), the minimum secondary lot area, and the minimum primary lot size in each of the enumerated districts; nowhere else in the By-law is any language purporting to list the eligible districts. In each of the districts with minimum lot area of 5,000 square feet which are enumerated in the table (R- 1, SR-1, ROH, SOH, RC, RC-2 and LC), the minimum secondary lot size is 2,000 square feet and the minimum primary lot size is 3,000 square feet. Subsequent to the adoption of the amendment to the By-law which added §139-8.D, an amendment to the By-law created the Residential-5 ("R-5") zoning district, with minimum lot area of 5,000 square feet, and at the 2009 Annual Town Meeting the locus was rezoned from Residential Commercial-2 ("RC-2") to R-5. A letter from the Planning Director to the Board of Appeals dated October 7, 2010, stated that the failure to amend the table in §139-8.D to include the R-5 district, with the same minimum lot areas as the other 5,000 square-foot districts, was inadvertent, and stated that Variance relief would be appropriate and supported the application. 5. On the basis of this information, and the evident public policy to support the creation of affordable housing to meet community needs, the Board of Appeals made the finding that a literal enforcement of the interpretation that the omission of the R-5 district from the table in §139-8.D(e) renders it ineligible for division into a primary and secondary residential lot under §139-8.D would create a hardship to the applicant as well as a disadvantage to the community, and further made the finding that there are no covenants, restrictions or similar encumbrances affecting the locus pertaining to the placement, use or occupancy of second dwellings upon the locus, and accordingly, by UNANIMOUS vote, granted relief by VARIANCE, to enable the division of the locus into a primary residential lot containing at least 3,000 square feet and a secondary residential lot containing at least 2,000 square feet, subject to the requirement that all other requirements applicable to the creation of a secondary residential lot under §139-8.D shall be met, and specifically that: (a) The secondary lot shall be subject to an NHNC- Ownership Form, providing, without limitation, that the owner of the secondary lot, and any occupant of any dwelling erected thereon, shall earn at or below 1500 of the Nantucket County median household income; 2 (b) No more than one dwelling shall be permitted on the primary lot; (c) No more than one dwelling shall be permitted on the secondary lot; (d) The lot area of the secondary lot shall be at least 2,000 square feet, and the lot area of the primary lot shall be at least 3,000 square feet; (e) The primary lot and the secondary lot shall each comply with the ground cover, front setback, side setback and rear setback requirements of the Residential-5 zoning district; (f) The primary lot and the secondary lot shall each have a minimum of 20 feet of frontage; (g) The primary lot and the secondary lot shall share a single driveway to provide access to Mary Ann Drive, which shall not be shared with any other lot, and an easement shall be created for the access driveway by recorded instrument at the time of conveyance of each of the primary and secondary lot; and, (h) The dwelling upon the secondary lot shall have ground cover at least 200 less than the dwelling upon the primary lot. SIGNATURE PAGE TO FOLLOW 3 Dated: December / 2010 Dom- W. Waine c'?,_- _- ,, Susan Mc M~~chael Angelas~rb COMMONWEALTH OF MASSACHUSETTS G~ Nantucket, ss. December / , 2010 On t 's ay of December, 2010, before me, the undersigned Notary Public, personally appeared ~~ ,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. N Notary Public: ~/eN~ >S~. ~, f ~'ldbl~{ My commission expires:(~ay~,{~ ~ ~~ ~DI'~ 4