HomeMy WebLinkAbout037-11 One Brock's Court
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VAUGHAN, DALE, HUNTER, STETINA AND BEAUDETTE
PROFESSIONAL CORPORATION
ATTORNEYS AT LAw
WHALER'S LANE
P.O. Box 659
NANTUCKET, MAssACHUSETTS 02554
EDWAlID FOLEY VAUGHAN
KEvni F. DALE
WILLI.A.M F. HUNTER
MARTIN JEFFREY STETINA
RICHAlIDP.BEAUDETTE
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TEL: (5081 228-4455
PAX: (508) 228-3070
LomD'ELIA.
May 20, 2011
HAND DELIVERY
John Brescher, Administrator
Nantucket Zoning Board of Appeals
2 Fairgrounds Road
Nantucket, Massachusetts 02554
RE: One Brock's Court, LLC
Special Permit Application
One Brock's Court
Nantucket. Massachusetts 02554
Dear John:
On behalf of my client, One Brock's Court, LLC, enclosed is a Nantucket Board
of Appeals Special Permit Application, supporting documentation, a filing fee check in
the sum of $300.00 made payable to the Town of Nantucket, and two (2) sets of abutters
lists.
My client seeks a Special Permit to construct a new foundation under the pre-
existing, non-conforming dwelling on the Property, to relocate and construct a foundation
under a pre-existing, non-conforming Barn, and to change doors and windows on a pre-
existing, non-conforming Barn. Please mark this matter for hearing on June 9, 2011 and
call me at 508-228-4455 if you have any questions or oncerns. Thank you for your help.
KFD/mem
Enc.
cc: Mr. Jay Nichols
.
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
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APPLICATION
Fee: $300.00
File NO.'i:'t81-:J,ti
Owner's name( s): Op.e.Bro'cJ{.'.!~s." C9u.H;.ii'.J:.LC
,. -"":,; -,~-'
Mailing address: 17~a.st.t.(}reel).\.r~ (jh ."R9~d{. ':tRl).grn~a49}1,; ..'MA '.:QalOEl.,g
Phone Number:~13"'2T4r;:899S'..
...; E-Mail: ja*.ija.f:l~~~;l';d9nt..'.'.
Applicant's name(s):EJa.tn~
,',,,:..:,.,'
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Mailing Address:
Phone Number: '..
E-Mail:
Locus Address: Op.e ~i9ck'eFCou1it
. '. Assessor's Map/Parcel:42;i3:4!S5
Land Court Plan/Plan Book & Page/Plan File No.:
1"",
,
Deed Reference/Certificate ofTide::L26~121.3 Zoning DistrictR'::i'.'
Uses on Lot- Commercial: None.*'<' Yes (describe) ..
Residential: Number of dwellings:<?he' " Duplex
Apartments
Date of Structure(s): all pre-date 7/72 y~s' . or
Building Permit Numbers: '~~9!:l":'3r747":'04i 748....o4f1l62~03.
Previous Zoning Board Application Numbers:' .'
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:
The Applic~nt seeks a Special permit pursuant to Section 139-33A(4) of the By-Law to alter the
pre-existing, non-conforming structures on the Property by constructing a new foundation under
the existing dwelling; by relocating the existing Barn on the Property and constructing a new
foundation for the Barn, and by charning the doors and windows on the garage. The Applicant
also seeks Minor Site Plan Review pursuant to Section 139-23E of the By-Law for this work.
See Addendum "A" attached hereto.
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.
One Brock's , L
Owner*
By Its Attomey,
SIGNATURE:
Kevin F.
*If an Agent is representing the Owner or the Applicant, please provide a signed proof of agency.
OFFICE USE ONLY
Application received on~l AII~ By" Complete~ Need Copies
Filed with Town Clerk:J J _ Planning Board:J J _ Building Dept.:J J _"B
Fee deposited with Town Treasw:er:J J _ Byt~ Waiver requested:JIIi
Grantedllllll!l Hearing notice posted with Town Clerk:J -/II Mailed.iRIIl
I&Mll1II ~ &;~J::$l/~i:;J Hearing(s) held on:~V~ /e Opened on .a /11/11
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Contlnued to:.I'i/<~i~hi;J Wlthdrawnll/JJI/;1l DeC1S1on Due By:.IJI~
Mad .n I~J/Wt1 Fil d IT CI k.5t~/"~/.".:o\Il Mail d!!!ll 1M IE
e~/~ ~ e w own er ~ ~ ~ e :a'.'e!!
2 Paitgtounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
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ADDENDUM "A"
The Applicant, One Brock's Court, LLC ("Applicant"), is the owner of the improved
residential real estate located at One Brock's Court, Nantucket, Massachusetts 02554 shown as
Parcel 85 on Nantucket Assessor's Map 42.3.4 ("Property"). The Property has an area of
approximately 5,917,! square feet and is located in the Residential-I ("R-I") Zoning District.
There are three (3) pre-existing, non-conforming buildings on the Property: A two (2) story
wood frame dwelling, a barn and a garage. All of these buildings pre-date 1972, the effective
date of the Nantucket Zoning By-Law.
The Property is non-conforming as to frontage. It has 31.30,! feet of frontage on Brock's
Court; a minimum of 50 feet of frontage is required in the R -1 Zoning District. The dwelling on
the Property is non-conforming as to front yard, side yard and rear yard setback requirements;
the barn on the Property is non-conforming as to rear yard setback requirements and the garage
on the Property is non-conforming as to front yard and side yard setback requirements. The
buildings on the Property have a non-conforming aggregate ground cover ratio of 32.3%; a
maximum ground cover ratio of30% is allowed in the R-I Zoning District.
The prior owner of the Property created a number of building code and zoning violations
on the Property. The Applicant intends to cure these code violations by:
I. Constructing a new foundation under the existing dwelling in its same location;
2. Relocating the Barn on the Property five (5') feet to the east and approximately
ten (10') feet to the north, thereby eliminating the rear yard setback non-
conformity, and constructing a new foundation under the Barn; and
3. Changing the door and windows in the garage.
The proposed alterations of the buildings shall not be more detrimental to the
~eighborhood than the existing conditions, the Property will be more conforming, the Nantucket
Conservation Commission has approved the proposed work in Order of Conditions No. SE48-
2388 issued on May 13,2011, and the Nantucket Historic District Commission has approved the
proposed work.
The Applicant asks the Board of Appeals for a Special Permit pursuant to ~139-33A(4) of
the By-Law and Minor Site Plan Review pursuant to ~139-23E of the By-Law for the proposed
work.
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Town of Nantucket Web GIS - Printable Map
Page 1 of 1
Town of Nantucket Web GIS
42.3,4 171
42.3.4 83
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! Owner ASLANSAN MURAT & 'I .,
! ~N
I 108 PINE STREET I NOT A LEGAL DOCUMENT
PHILADELPHIA, PA 19106 ! For general reference only: Important
I Sale Date 09/25/2007 I caveats which must be considered when
\ Sale Price $0 I using this data are available from the
I ' Nantucket GIS Coordinator.
I Book/Page 01103/0345 R Disclaimer The Information displayed on this or
i Lot Size 0.38 acres any other map produced by The Town of
I Nantucket Is for reference purposes only, The
Town of Nantucket does not guarantee the
. accuracy of the data. Users are responsible for
, I determining the suitability for Individual needs,
I .. All information is from the Town of Nantucket Map Composed
1 I Geographic Information System (GIS) database, 5/20/2011
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RECEIVED
BOARD OF ASSESSORS
MAY 1 9 2011
Town of Nantucket
ZomngBomrlofADPe~s
TOWN OF
NANTUcKET, MA
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
One Brock's Court, LLC
PROPERTY OWNER. .... ... .. . .. . ........ .... .. . ...... .. . .. .... ... .. ... . ... .. ....... .. . ..
MAILING ADDRESS... ~~?!~ .~?~~ ~~~~~,:,:i~.~ .~.~~~'. ~~~~.~:?~?~: .~.~.?~.~?~......
PROPERTY LOCATION... ~~~ .~~<;>~.~'~. ~<;>~.~...........................................
4234-085
ASSESSORMAPIPARCEL. ............. ......... .... ....... ....... ......... ......... .....
Kevin F. Dale, Esquire
SUBMITrED BY. I............... II t..........I........I'.....1 11....1.. I" II.... 11..1 .....
SEE ATTACHED PAGES
I certify that the foregoing is a list of all persons who are owners of abutting
property, owners ofland 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).
/trol- c2tJ ;<tJ{/
D'ATE I
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A~SESSOR'S OFFICE
TOWN OF NANTUCKET
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c/o Seth D. Stier
160 Chestnut Street
Newton, MA 02459
Barbara Phillips, Trst et al
43 Village Drive
Mahwah, NJ 07430
John A. Dunning
200 North Ocean Blvd.
Delray Beach, FL 33483
Lily Street LLC
1307 Bishop Lane
Alexandria, VA 22302
Academy Hill Assoc. LP Quarter Mile Hill Inc. Matthew J. Diserio
c/o Russell Pope c/o George W. Demenocal 1185 Park A venue, Apt. 14G
4 Westminster Street 108 Logan Road New York, NY 10128
Nantucket, MA 02554 New Canaan, CT 06840
Roberta Reyes Joan D. Pratel Trst John A. Baldwin, Jr. Trst
52 Bingham Avenue 120 East 81st Street Faraway NT
Dedham, MA 02026 New York, NY 10021 486 Heron Point
Chestertown, MD 21620-1681
Suellen Ward Whitney A. Gifford, Trustee John J. Lasko
3 North Liberty Street Gilded Lily NT Pinkava NT
Nantucket, MA 02554 350 Main Street 5306 Holder Avenue
Concord, MA 01742 Baltimore, MD 21214
Herbert W. Cooper Geraldine P. Scheide Joanne D. Damours
27 Norwich Street II Lily Street 25 Hussey Street
Concord, NH 03301 Nantucket, MA 02554 Nantucket, MA 02554
Charlotte Kaback Trustee
6506 NW 37th Ave.
Coconut Creek, FL 33073
Anne H. Geddes
P.O. Box 1320
Nantucket, MA 02554
Jessica Cushmane
40 Dorethy Road
Redding, CT 06896
Marsha Fader
36 Liberty Street
Nantucket, MA 02554
Murat Aslansan
108 Pine Street
Philadelphia, P A 19106
Michael Hatrick
24 Rowanwood Ave.
Toronto, Ontario, Canada, M4W IY7
2-4 Lily Street LLC
77 East Greenwich Road
Longmeadow, MA 01106
Timothy J. Moran Trst et al
750 Ocean Royale Way PH-5
Juno Beach, FL 33408
Rhoda H. Weinman
1 A Lily Street NT
P.O. Box 1365
Nantucket, MA 02554
Bertha C. O'Neil
c/o Charles O'Neill
1 Lily Street
Nantucket, MA 02554
Ann Marcia Wasserman Tr
Nantucket Home NT
P.O. Box 456
Nantucket, MA 02554
Anthony Adang
P.O. Box 4580
Saratoga Springs, NY 12866
Utflisez Ie gabarlt 51608
.
Sens de chargement
Veulllez voir Ia feunle www.avery.com
des instructions de Easy Peel 1-8OO-GOoAYERY
..Easy Peel Labels
Use Avery~ TEMPLATE 5160.
. - Samuel C. Baker
69 Greenleaf View
Singapore 279308
~ I .
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lFeed Paper - for Easy Peel Feature 1 ~ ~AVERV@5260TM r
Lucy S. Dillon 39 Liberty LLC A
P.O. Box 1078 120 Garland Road
Nantucket, MA 02554 Newton, MA 02459
41 Liberty LLC
6500 Rock Spring Drive Ste Five
Bethesda, MD 20817
Peter D. Hicks
40 Liberty Street
Nantucket, MA 02554
Frances L. Elder
41 Jersey Street
Marblehead, MA 01945
Reva Schlesinger
45 India Street
Nantucket, MA 02554
43 India LLC
460 South Price Road
St. Louis, MO 63124
Woodbury Lane Associates
c/o Charlie Williams Treas
272 Oakwood Road
Englewood, NJ 07631
Joan D. Pratel
120 East 81st Street
New York, NY 10021
UtIIIsez Ie gabarlt 5160-
...
$eM de chargement
Veulllez voir Ia feunle www.avery.c:om
des Instructions de Easy Peel 1..eoo-GO-AVERY
~~asy Peel Labels
Use Averyf!) TEMPLATE 5160f!)
Robert A. Ernst
4906 Scarsdale Road
Bethesda, MD 20816
~ I.A _ See Instruction Sheet I ~
lFeed Paper - for Easy Peel Feature 1 ~
George W. Young
6 Riverside Drive
Falmouth, ME 04105
I
~AVERV@5260TM 1
Scott T. O'Connor
c/o Seth D. Stier
160 Chestnut Street
Newton, MA 02459
Barbara Phillips, Trst et al
43 Village Drive
Mahwah, NJ 07430
John A. Dunning
200 North Ocean Blvd.
Delray Beach, FL 33483
Lily Street LLC
1307 Bishop Lane
Alexandria, VA 22302
Academy Hill Assoc. LP Quarter Mile Hill Inc. Matthew J. Diserio
c/o Russell Pope c/o George W. Demenocal 1185 Park A venue, Apt. 14G
4 Westminster Street 108 Logan Road New York, NY 10128
Nantucket, MA 02554 New Canaan, CT 06840
Roberta Reyes Joan D. Pratel Trst John A. Baldwin, Jr. Trst
52 Bingham Avenue 120 East 81st Street Faraway NT
Dedham, MA 02026 New York, NY 10021 486 Heron Point
Chestertown, MD 21620-1681
Suellen Ward Whitney A. Gifford, Trustee John J. Lasko
3 North Liberty Street Gilded Lily NT Pinkava NT
Nantucket, MA 02554 350 Main Street 5306 Holder Avenue
Concord, MA 01742 Baltimore, MD 21214
Herbert W. Cooper Geraldine P. Scheide Joanne D. Damours
27 Norwich Street 11 Lily Street 25 Hussey Street
Concord, NH 03301 Nantucket, MA 02554 Nantucket, MA 02554
Charlotte Kaback Trustee
6506 NW 37th Ave.
Coconut Creek, FL 33073
Anne H. Geddes
P.O. Box 1320
Nantucket, MA 02554
Jessica Cushmane
40 Dorethy Road
Redding, CT 06896
Marsha Fader
36 Liberty Street
Nantucket, MA 02554
Murat Aslansan
108 Pine Street
Philadelphia, PA 19106
Michael Hatrick
24 Rowanwood Ave.
Toronto, Ontario, Canada, M4W lY7
2-4 Lily Street LLC
77 East Greenwich Road
Longmeadow, MA 01106
Timothy 1. Moran Trst et al
750 Ocean Royale Way PH-5
Juno Beach, FL 33408
Rhoda H. Weinman
lA Lily Street NT
P,O. Box 1365
Nantucket, MA 02554
Bertha C. O'Neil
c/o Charles O'Neill
1 Lily Street
Nantucket, MA 02554
Ann Marcia Wasserman Tr
Nantucket Home NT
P.O. Box 456
Nantucket, MA 02554
Anthony Adang
P.O. Box 4580
Saratoga Springs, NY 12866
Utllisez Ie gabarlt 5160-
.A
Sens de chargement
Veulllez voir Ia feunle www.avery.com
des Instructions de Easy Peel 1-8CJO.GO.AVERY
.,~asy Peel Labels
Use Averye TEMPLATE S160e
. Samuel C. Baker
69 Greenleaf View
Singapore 279308
~ I. _ See Instrudion Sheet I ~
lFeed Paper - for Easy Peel Feature 1 ~
Lucy S. Dillon
P.O. Box 1078
Nantucket, MA 02554
41 Liberty LLC
6500 Rock Spring Drive Ste Five
Bethesda, MD 20817
Reva Schlesinger
45 India Street
Nantucket, MA 02554
Joan D. Pratel
120 East 81st Street
New York, NY 10021
Utillsez Ie gabarit 51608
Peter D. Hicks
40 Liberty Street
Nantucket, MA 02554
43 India LLC
460 South Price Road
S1. Louis, MO 63124
.
Sens de chargement
I
~AVERY@5260TM 1
39 Liberty LLC
120 Garland Road
Newton, MA 02459
Frances L. Elder
41 Jersey Street
Marblehead, MA 01945
Woodbury Lane Associates
c/o Charlie Williams Treas
272 Oakwood Road
Englewood, NJ 07631
Veulllez voir Ia feunle www.avery.com
des Instructions de Easy Peel 1~AVERY
. .
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PAY :-\
TO THE
ORDER OF 0 u.J \I'
VAUGHAN, DALE, HUNTER, STETINA, AND BEAUDETTE
P.ROFESSIONAL CORPORATION
OPERATING ACCOUNT
P.O. BOX 659
NANTUCKET, MA 02554
No-\u~\
11929
DATE
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53-7013-2113
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 0~~54
-i
N
Date: August 12, 2011
To: Parties in Interest and Others concerned with the Decision of
The BOARD OF APPEALS in the Application of the following:
Application No: 037-11
Owner/Applicant: ONE BROCK'S COURT, LLC
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.
~~„ S. ~~.~ ~~~~
Edward S. Toole, 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 42.3.4, Parcel
85
1 Brock's Court
Residential - 1 Book 1263, Page 273
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Thursday, June 9, 2011, at 1:00 P.M., at 4
Fairgrounds Road, Nantucket, Massachusetts, the Board made the
following decision on the application of ONE BROCK'S COURT, LLC,
of 77 East Greenwich Road, Longmeadow, MA 01106, File No. 037-
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
preexisting nonconforming structures on the Locus by
constructing a new foundation beneath the existing dwelling; by
relocating and constructing a new foundation for the existing
Barn on the Locus; and by changing the doors and windows on the
existing structures. To the extent necessary, the Applicant is
also seeking Special Permit relief to convert the garage to
studio use pursuant to Section 139-33(a)(4). The Applicant is
also requesting Minor Site Plan Review pursuant to Section 139-
23.E (site plan review) of the Nantucket Zoning Bylaw. The site
is located at 1 Brock's Court, is shown on Nantucket Tax
Assessor's Map 42.3.4 Parcel 85, and title is recorded at the
Nantucket County istry of Deeds in Book 1233, Page 199. The
property is zon d Residential - 1.
1
3. Our decision is based upon the application and
accompanying materials, 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. No abutter comment was received in favor of or
in opposition to the application.
4. Attorney Kevin Dale represented the Applicant.
Attorney Dale stated that the 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 preexisting nonconforming structures on the
Locus. The Applicant intends to construct a new foundation
beneath the existing dwelling, to relocate and construct a new
foundation for the existing Barn on the Locus, and to change the
doors and windows on the existing structures.
The Locus is nonconforming as to frontage, having approximately
31.3 + feet of frontage on Brock's Court where a minimum
frontage of 50 feet is required. The dwelling on the Locus is
nonconforming as to front yard, side yard, and rear yard setback
requirements. The Barn is nonconforming as to rear yard setback
requirements. The garage is nonconforming as to front and side
yard setback requirements.
To the extent necessary, the Applicant is also requesting
Special Permit relief to convert the garage use to a studio use
pursuant to Section 139-33.A.(4). The Applicant is also
requesting Minor Site Plan Review pursuant to Section 139-23.E.
(site plan review).
5. The Board expressed concerns with the studio use and
requested that the studio use would not become a dwelling. The
Applicant assured the Board that the studio use was intended to
be used as an artist's studio and not as habitable space.
Therefore, after a discussion with the Applicant and Counsel for
the Applicant, the Board finds that such a Special Permit may be
granted to allow the Applicant to construct a new foundation
beneath the existing dwelling; to relocate and construct a new
foundation for the existing Barn on the Locus; to change the
doors and windows on the existing structures; to the extent
necessary to convert the garage to studio use; and Minor Site
Plan Review pursuant to Section 139-23.E.
6. Accordingly, by a unanimous vote of the sitting Board,
the Board of Appeals made the finding that proposed work to
allow the Applicant to construct a new foundation beneath the
existing dwelling; to relocate and construct a new foundation
2
for the existing Barn on the Locus; to change the doors and
windows on the existing structures; to the extent necessary to
convert the garage to studio use; and to grant Minor Site Plan
Review pursuant to Section 139-23.E. will not be substantially
more detrimental to the neighborhood than the existing
nonconformities and granted the requested relief by Special
Permit to allow the proposed work as shown on the plan entitled
"Proposed Plan, Nantucket, MA", prepared by Joseph Marcklinger,
P.L.S., dated April 14, 2011, attached hereto as "Exhibit A"
with the following conditions:
a. There shall be no shower in the studio; and,
b. There shall be no exterior construction between June
15th and September 15th of any year.
SIGNATURE PAGE TO FOLLOW
3
Dated: ~/ a~ l~ , 2011
COMMONWEALTH OF MASSACHUSETTS
Nantucket, ss. ~~ ~~ , 2011
On t ~ ll day of ~, 2011, 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 signed it
voluntarily for its stated purpose.
Nota ybPtc: ~.
My ommission expires: 1/~,~/~ 1R
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