HomeMy WebLinkAbout011-11 Stone, William J. II
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
APPLICATION
Fee: $300.00
File N~.~_
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Owner's
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Applicant's
Mailing Address:
Phone
Locus Address:
A ' /P I ~'~~"'ilfFC"'''<\l!iIp~r
ssessor s Map arce :~i'~:;~~i~{~~rl~~'t
Land Court Plan/Plan Book & Page/Plan File
Deed Reference/ Certificate of Title:!~~~~~;,.i Zoning
Uses on Lot- Commercial:
Residential: Number of
Yes
Duplex
Date of Structure(s): all pre-date 7/72
or
Building Permit Numbers:
Previous Zoning Board Application
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
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State below or attach a separate addendum of specific special permits or variance relief applying for:
I certify that the information contained herein is substantially complete and true to the
best of my knowledge, under the pains and penalties of perjury.
Owner*
SIGNATURE:~!'~
Applicant/ Attorney / Agent*
*If an Agent is representing the Owner or the Applicant, please provide a signed proof of agency.
OFFICE USE ONLY
Application received on. III/II By~ Completellll Need Copies:~
Filed with Town Clerk:_/ _/ _ Planning Board:.J.J _ Building Dept.:.J.J _ By:.
Fee deposited with Town Treasurer:_/ .J _ Byik~ Waiver requested:1IIi
Granted./iI!" Hearing notice posted with Town Clerk:.J -1:1I Mailed.lI!/~
... r,,'f!fi. I!fi"'" J(''''''j i{{ifi!i~" 11- "( ) h ld ~ ~ ~ 0 d ~"'%' tlfft/Jt /1;,;;;'"1:$
I&lvm/m./~ ~/~/~ Hearmg s .. e ,on;'2~u~/B pene on:"';l1ti!Et/~
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ontlnue ~()~/~/~ 1 awn.t~;i/~/~~, e~~lOn" U~]=~/.~ ',.,,"/~
M d ,..., 6';;;> ~'!i!iii Fil d /T CI k1ti$'1!jj m.:W4 ki'~' Mail d ~ Iiiik' ~
a e~~*V:~'9~t:~ e w own er ~/tf&.E.1'#f;",~ e :~/~/~
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
Addendum to Application For Zoning Relief
Owner/Applicant:
Street Address:
Tax Assessor:
Deed Book/Page:
Zoning District:
William J Stone, II
8 Atlantic Avenue
Map 55, Parcel 18
1234/237
R-l
The property known as and numbered 8 Atlantic Avenue was divided into two lots
pursuant to an Approval Not Required ("ANR") Plan (Planning Board File No. 7298)
approved by the Planning Board on September 20,2010 pursuant to Mass. Gen. Laws ch.
41-81 L, which allows the division of a lot into two or more lots if each contain one or
more structures that predate the adoption of the Subdivision Control Law of 1955.
Lot 1
With respect to the lot designated as "Lot 1" on the ANR Plan, Applicant requests
Special Permit relief pursuant to Nantucket Zoning Bylaw Section 139-33 (preexisting
nonconforming uses, structures, and lots) from the intensity regulations in Nantucket
Zoning Bylaw Section 139-16 (intensity regulations - lot size and frontage) in order to
relocate and alter an existing one story garage into a single family dwelling on a lot
containing 3,193 :t. square feet, which is less than the 5,000 square feet required in an R-
1 zoning district. The proposed alteration to the pre-existing non-conforming structure
will not be substantially more detrimental to the neighborhood. The proposed new
dwelling will be conforming as to setbacks and as to ground cover.
Alternatively, applicant requests Variance relief pursuant to Nantucket Zoning Bylaw
Section 139-32 (variances) from the intensity regulations in Nantucket Zoning Bylaw
Section 139-16 (lot size and side line setbacks) for the same purpose as described above.
Lot2
Newly formed "Lot 2" presently contains a one and a half (1 ~) dilapidated single family
dwelling. With respect to Lot 2, Applicant is requesting Special Permit relief pursuant to
Nantucket Zoning Bylaw Section 139-33 (preexisting nonconforming uses, structures,
and lots) from the intensity regulations in Nantucket Zoning Bylaw Section 139-16
(intensity regulations -lot size and side line setbacks) in order to partially demolish, lift,
construct new foundation, replace and renovate the existing single family dwelling on a
lot containing 3,131 :t. square feet, which is less that the 5,000 square feet required in an
R-l zoning district. The proposed alteration to the pre-existing non-conforming
structure will not be substantially more detrimental to the neighborhood. The alteration as
proposed will move the existing dwelling completely onto Lot 2 and eliminate all side
line set back intrusions.
On January 4,2011, the Nantucket Historic District Commission issued a Certificate of
Appropriateness for this proposed renovation.
Alternatively, applicant requests Variance relief pursuant to Nantucket Zoning Bylaw
Section 139-32 (variances) from the intensity regulations in Nantucket Zoning Bylaw
Section 139-16 (lot size and side line setbacks) for the same purpose as described above.
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Town of Nantucket Web GIS
55,4,1 47
5521
Sale Date
Sale Price
Book/Page
Lot Size
5518
8 ATLANTIC AV
PAYNE VINCENT JR ETAL
C/O ROBERT BROWN ESQ
683 MAIN ST
FALMOUTH, MA 2540
04/13/2005
$0
00950/0212
0.16 acres
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
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.
NOT A LEGAL DOCUMENT
Town of Nantucket, Massachusetts
Map Composed
2/7/2011
Copyright 2005 Town of Nantucket, MA. All rights reserved, Developed by AppGeo
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Town of Nantucket
RECaVr:D
BOARD OF ,tAi18J8ORS
DEe 2 0 2010
TOWN OF
NAN1l.JCICET, MA
Zoning Board of Appeals
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
PROPERTY OWNER.. E:;. 1. l.. .sb .v:Y.~. .li..........................
JJ \f\J),.<, L tl.L J C'i. ~ r '--.
MAILING ADDRESS... .....Y.V.L~..;;......:.k1.~..J.:veKt.t.. ....\t.":lIC ~. t'~
PROPERTY LOCATION..:{.. A1.LA.~ t;;G.. A-.l..e-.....................
. ASSESSOR MAP/P ARCEL.. 55'.:-:,: .11...........................................
SUBMITTED By...Q;VY~'~S....G-:c.~.~.......0r~6F'.~-:::.CJ 100
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).
1)~J #
DATE
~o 5<.0/0
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4~t?~
ASSESSOR'S OFFICE
TOWN OF NANTUCKET
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
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Date:
April 11, 2011
To: Parties in Interest and Others concerned with the Decision of
The BOARD OF APPEALS in the Application of the following:
Application No:
011-11
Owner/Applicant:
WILLIAM J. STONE, II
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 Y .
cc: Town Clerk
Planning Board
Building Commissioner/Zoning Enforcement Officer
PLEASE NOTE: MOST SPECIAL PEBMITS AND VARIANCES HAVE A TIME LIMIT
AND WILL EXPIRE IF NOT ACTED UPON ACCORDING TO NANTUCKET ZONING
BY-LAW SECTION 139-30 (SPEC~ 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 Fairqrounds Road
Nantucket, Massachusetts 02554
Assessor's Map 55, Parcel 18
8 Atlantic Avenue
Residential-1
Deed, Book 1234, Page 237
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Thursday, March 10, 2011, at 1:00 P.M., at 2
Fairgrounds Road, Nantucket, Massachusetts, the Board made the
following decision on the application of WILLIAM J. STONE, II, of
42 Eighth Street, Unit 4304, Charlestown, Massachusetts 02129,
File No. 011-11:
2. Applicant is requesting Special Permit relief pursuant
to Nantucket Zoning Bylaw Section 139-33 .A. (4) (alteration of
preexisting nonconforming structures) in order to alter the
structure on "Lot 1" by relocating and altering the existing one
story garage into a single family dwelling on a lot containing
less than the required 5000 square feet in the R-1 zoning
district. The proposed relocation will be conforming as to
setbacks and ground cover. In the alternative, the Applicant is
requesting Variance relief pursuant to Nantucket Zoning Bylaw
Section 139-32 (Variances) from the intensity regulations in
Section 139-16 (intensity regulations - lot size). The Applicant
is also requesting Special Permit relief pursuant to Nantucket
Zoning Bylaw Section 139-33.A. (4) in order to alter the structure
on "Lot 2" by partially demolishing, lifting, constructing a new
foundation, replacing and renovating the existing single family
dwelling on a lot containing less than the required 5000 square
feet in the R-1 zoning district. The proposed relocation will
eliminate all side yard setback intrusions. In the alternative,
the Applicant is requesting Variance relief pursuant to Nantucket
Zoning Bylaw Section 139-32 (Variances) from the intensity
regulations in Section 139-16 (intensity regulations - lot size
1
and setbacks). The Locus is situated at 8 Atlantic Avenue, is
shown on Nantucket Tax Assessor's Map 55 as Parcel 18, and title
is recorded at the Nantucket County Registry of Deeds in Book
1234, Page 237. The property is zoned Residential - 1.
3. Our decision is based upon the application and
accompanying materials, and representations and testimony
received at our public hearing. There were no letters of support
or opposition to the application.
4. Attorney Stephen Griffin represented the Applicant at
the hearing. Attorney Griffin informed the Board that the
Applicant is requesting Special Permit relief pursuant to
Nantucket Zoning Bylaw Section 139-33.A. (4) for the alteration of
a preexisting nonconforming structure in order to alter the
structure on "Lot 1" on the attached site pla~ In the
alternative, the Applicant is also requesting Variance relief
pursuant to Nantucket Zoning Bylaw Section 139-32 from the
intensity regulations in Nantucket Zoning Bylaw Section 139-16 in
order to perform the work requested.
The existing structure on "Lot 1" was previously used as a garage
and the Applicant is proposing to relocate and alter the existing
structure into a single family dwelling on a lot containing less
than the required 5,000 square feet (the lot contains + 3,193
square feet) in the R-1 zoning district.
Addi tionally, Attorney Griffin explained to the Board that the
Applicant is requesting Special Permit relief pursuant to
Nantucket Zoning Bylaw Section 139-33.A. (4) in order to alter the
preexisting nonconforming structure on "Lot 2" in order to
partially demolish, lift, construct a new foundation, and replace
and renovate the existing single family dwelling on lot
containing ~ 3,131 square feet in a zoning district that requires
a minimum lot size of 5,000 square feet. The Applicant has
Historic District Commission approval for the proposed
alteration. The dwelling will be conforming as to setbacks and
ground cover.
In the alternative, the Applicant is
pursuant to Nantucket Zoning Bylaw
from the intensity regulations in
regulations) for the proposed work.
requesting Variance relief
Section 139-32 (variances)
Section 139-16 (intensity
The Applicant has received endorsement of the Approval Not
Required ("ANR") plan by Planning Board, thereby creating two
separate and buildable lots. During the course of the public
hearing, it was the opinion of the Zoning Enforcement Officer
that the proposed construction and validation of the undersized
2
lots warranted Variance relief as the applicant was proposing to
create two undersized, buildable lots.
At the hearing, it was explained that the Applicant had created
two lots pursuant to M.G.L. Chapter 41-81L, which allows the
division of a lot into two (2) or more lots if each contain one
(1) or more structures that predate the adoption of the
Subdivision Control Law (1955).
Through the issuance of a Variance, the Board has the authority
to regulate the location and ground cover of any proposed
structure. Specifically, the Board found that the present
application meets the requirement for a Variance based upon the
uniqueness of the lot due to its creation pursuant to M.G.L.
Chapter 41-81L, which distinguishes it from other lots in the
same zoning district. Based on this information, the Board found
that the requested relief would not derogate from the purpose and
intent of the Zoning Bylaw.
In ascertaining the uniqueness of the situation and the proposed
structure on the locus, the Board examined the neighborhood in
which the locus is located. The Board considered the neighboring
parcels and the commercial aspect of the neighborhood. The Board
determined that by limiting the subject lot to one dwelling unit,
the proposal would be in harmony and conjunction with the
aesthetic of the neighborhood.
5. Accordingly, by a vote of FOUR in favor and ONE opposed
(Poor opposed) of the sitting members, the Board of Appeals made
the finding that circumstances relating to the soil conditions,
shape or topography of such land or structures and especially
affecting such land or structures but not affecting generally the
zoning district in which it is located, a literal enforcement of
the provisions of this chapter would involve substantial hardship
to the applicant and the 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
bylaw. Specifically, the lot was validly created pursuant to
M.G.L. Chapter 41-81L and is significantly smaller than the
minimum lot size required in the R-1 district. The conflict
between the state law allowing the lot division and the intensity
regulations of the local bylaw has created a unique situation
specific to this lot.
6. Based upon the application and accompanying materials,
and representations and testimony received at our public hearing,
the applicant is granted Variance relief pursuant to Nantucket
Zoning Bylaw Section 139-32 (variances) from the intensity
regulations in Section 139-16 (intensity regulations - lot size
and setbacls) to validate both lots as buildable and to construct
3
a single family dwelling on "Lot 1." The lot dimensions and
configuration as well as the location and size of the proposed
structure shall be in substantial conformance with Exhibit A
attached to this decision.
SIGNATURE PAGE TO FOLLOW
4
>'" -F_.;_~
Dated:
pl
1\ t"
, 2011
Michael Angelastro
Nantucket, SSe
COMMONWEALTH OF MASSACHUSETTS
April~, 2011
1-....
On this \ day of April, 2011, before me, the undersigned
Notary PUbl~c,ao~:rsonallY appeared
~~ \w , 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.
~
~ Public: ~.~
My commission expires: ~/'~/l" \Lt
~\'\l1l11~\"1111
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