HomeMy WebLinkAbout001-12 18 Lincoln Avenue Nantucket LLC : a
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
APPLICATION
Fee: $300.00 File No. 0°1- I L
Owner's name(s): 18 Lincoln Avenue Nantucket,LLC
I4ailing address: 18 Dolma Road, Scarsdale, NY 10583
Phone Number: 508-228-0771 E-Mail: Richard @gliddenandglidden.com
Applicant's name(s): 18 Lincoln Avenue Nantucket,LLC
Mailing Address: 18 Dolma Road, Scarsdale,NY 10583
Phone Number: 508-228-0771 E-Mail: Richard @gliddenandglidden.com
Locus Address: 18 Lincoln Avenue Assessor's Map/Parcel: Map 30,Parcel 115
Land Court Plan/Plan Book&Page/Plan File No.: Plan File 2011-57
Deed Reference/Certificate of Title:Book 1295,Page 309 Zoning District: 12-I
Uses on Lot- Commercial: None: Yes (describe) NONE
Residential: Number of dwellings: 1 Duplex Apartments
Date of Structure(s): all pre-date 7/72: YES
Building Permit Numbers:
Previous Zoning Board Application Numbers: N/A
State below or attach a separate addendum of specific special permits or variance relief
applying for:
SEE EXHIBIT A
I certify that the information contained herein is substantially complete and true to the
best of my knowledge,under the pains and .enalties of perjury.
SIGNATURE: Owner*
SIGNATURE: - �o< tv
Applicant/Attorney/Agent*
*If an Attorney or other Agent is representing the Owner or the Applicant,please provide
a signed proof of agency.
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Continued to:_/ / Withdrawn:_/ / Decision Due By:_ _ _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:_/_/_
•
EXHIBIT A
Applicant subdivided the lot into two lots and is moving the existing house onto newly
created Lot 1. Lot 1 is conforming in all respects as to zoning, having 8181± square feet
of area in a 5,000 square foot zone, and 98±feet of frontage in the R-I zone which
requires 50 feet of frontage.
The structure as re-located will conform with all set-back and ground cover requirements.
The reason applicant requires a special permit is because the structure is non-conforming
as to height, being's`b''1"high where maximum allowed height is thirty (3 0) feet.
Applicant does not intend to increase the height of the structure but wishes to make the
following changes to the structure:
1. Construct a new foundation of 1,706 square feet.
2. Construct finished basement.
3. Construct a 192 square foot addition on the front of the house.
4. Infill a covered porch with living space of 99 square feet.
5. Infill a covered porch with living space of 190 square feet.
6. Add dormers on the east and west elevation.
All of said work being shown on HDC approved drawings being Certificate No. v `3 c3
Applicant seeks a Special Permit pursuant to CH 139 0 33 A. (4) to permit the alteration
of this pre-existing house as outlined above.
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Town of Nantucket
Zoning Board of Appeals
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
PROPERTY OWNER = t l,1\v Cam( u1 ?,v:
MAILING ADDRESS ,\ t`-'\ N 1
PROPERTY LOCATION c\ - v 4
ASSESSOR MAP/PARCEL (`l` �' ' > r`,(-
APPLICANT \ c v ?v c . ,� ".tic_`c z t__ L �.
SEE ATTACHED PAGES
I certify that the foregoing is a list of 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, all as they appear on the most recent applicable
tax list (M.G.L. c. 40A, Section 11 Zoning Code Chapter 40A
Section 139-2
eOl
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DATE A SESSOR'S OFFICE
Town of Nantucket
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Bk: 1295 Pg: 309 Page: 1 of 7
Doc: DD 10/14/2011 09:21 AM
DEED 11
We, CHRISTIE THOMPSON SUMNER, ELIZABETH van NES DITMARS, and
CHAPMAN STUART THOMPSON, as Trustees of WHEELHOUSE REALTY TRUST,
under Declaration of Trust dated December 21, 1982, recorded with
Nantucket Deeds in Book 197, Page 47, as affected by Amendment to
Declaration, dated January 25, 1983, recorded in Book 198, Page
10, of Lincoln, Vermont, for consideration paid in the amount of
$5, 995, 000. 00, grant to 18 LINCOLN AVE NANTUCKET, LLC, a New York
limited liability company, having a mailing address of 18 Dolma
Road, Scarsdale, New York 10583, with QUITCLAIM COVENANTS,
That certain parcel of land, together with the buildings thereon,
located in Nantucket, Nantucket County, Massachusetts, now known
and numbered as 18 Lincoln Avenue, bounded and described as
follows:
NORTHEASTERLY by Lincoln Avenue, on two courses, one hundred
sixty-eight and 21/100 (168.21) feet;
SOUTHEASTERLY by land now or formerly of James A. Whitt, Jr.
and Mary Bell Whitt, one hundred twenty-
eight (128.00) feet;
SOUTHWESTERLY by Lot 2 on plan hereinafter mentioned, one
hundred ten and 53/100 (110.53) feet; and
WESTERLY by Indian Avenue, one hundred and 79/100
(100.79) feet.
Said land is shown as Lot 1 on plan recorded with Nantucket Deeds
in Plan Book 22, Page 42. Said land contains 16, 532 square feet,
more or less, according to said plan.
Said land is conveyed subject to the following matters:
(a) Rights of others, if any, in and over so much of the
Premises as lie within the limits of Lincoln Avenue. .
(b) Real estate taxes assessed by the Town of Nantucket for
the fiscal year 2012.
For title, see deed recorded with Nantucket Deeds in Book 197,
Page 54 .
Bk:01295 Pg:310
We hereby certify that (a) we are the sole Trustees of Wheelhouse
Realty Trust under Declaration of Trust dated December 21, 1982,
recorded with Nantucket Deeds in Book 197, Page 47, as affected
by Amendment to Declaration, dated January 25, 1983, recorded in
Book 198, Page 10; (b) said Trust is in full force and effect and
has not been altered, amended, or revoked; (c) all of the
beneficiaries of the Trust are of full age, and none of such
beneficiaries are under any disability; a corporation selling all
or substantially all of its Massachusetts assets; or a personal
representative of an estate subject to estate tax liens; and (d)
we have been duly authorized by all of the beneficiaries of said
Trust to execute, acknowledge, and deliver this deed, for
consideration paid, conveying the property located at 18 Lincoln
Avenue, Nantucket, Massachusetts, being shown as Lot 1 on plan
recorded with Nantucket Deeds in Plan Book 22, Page 42, and to
execute and deliver all documents and take any action necessary
to consummate said transfer.
•
We hereby certify that no beneficiary, no spouse or civil union
partner of a beneficiary, and no former spouse or former civil
union partner of a beneficiary resides in the property as their
primary residence.
Executed and sealed on October , 2011.
MASSACHUSETT XCISE TAX rgi 0/1/6A VSJAA
Nantuoket Cou ROD .18 001 hristie Thompson Sumner, as
Date: 10/14 11 09:21 AM Trustee of Wheelhouse
Ctrf#4597 23938 Coo. 00002587 Realty Trust
Fee: $ ,337.20 Cons:$5,995,000.00
ttwru car i Ar0 RANK
TR vo Elizabeth van Nes Ditmars, as
_ q+1p0, Trustee of Wheelhouse
Bet:npER:IRCA
Realty Trust
Pile 14111
A"�01 Chapman Stuart Thompson, as
Trustee of Wheelhouse
Realty Trust
To: Parties in Interest and Others concerned with the Decision of
The BOARD OF APPEALS in the Application of the following:
Application No: 001 -12
Owner /Applicant: 18 LINCOLN AVENUE NANTUCKET, 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.
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 30, Parcel 115
18 Lincoln Avenue
Residential — 1
DECISION:
Lots 1 & 2
Land Court Plan 2011 -57
Book 1295, Page 309
1. The Nantucket Zoning Board of Appeals held a public hearing on January
12, 2012, at 4 Fairgrounds Road, Nantucket, Massachusetts, regarding the
application of 18 Lincoln Avenue Nantucket LLC, 18 Dolma Road, Scarsdale,
NY 10583, Board of Appeals File No. 001 -12. The Board made the following
Decision:
2. Applicant is requesting SPECIAL PERMIT relief pursuant to Nantucket
Zoning Bylaw Section 139- 33A(4) and (5) (alteration of preexisting
nonconforming structures) in order to alter the preexisting nonconforming single
family dwelling without increasing the nonconforming nature of the structure. The
applicant proposes to alter the existing single - family dwelling on the Locus by
constructing a new foundation of 1,706 square feet; constructing a finished
basement; constructing a 192 square foot addition to the front of the dwelling;
infill a covered porch with living space of 99 square feet; infill a covered porch
with living space of 190 square feet; and add dormers on the east and west
elevation. The Locus and structure thereon are conforming to all intensity
regulations of the zoning code except for height, having a height of 38'9" where
the maximum allowed height is thirty (30) feet. The proposed alterations will not
affect the height of the structure. The Locus is situated at 18 Lincoln Avenue, is
shown on Nantucket Tax Assessor's Map 30 as Parcel 115, is shown on Plan
File No. 2011 -57, and is recorded in the Nantucket County Registry of Deeds in
Book 1295, Page 309. The property is zoned Residential — 1.
3. Our Decision is based upon the application and accompanying materials
and representations and testimony received at the public hearing. There was no
Planning Board recommendation on the basis that no matters of planning
concern were presented. There were three (3) letters from abutters requesting
that the Board impose conditions prohibiting exterior construction during summer
months.
4. Attorney Richard Glidden represented the Applicant. Attorney Glidden
presented the case for the Applicant. He explained that the house was a
preexisting nonconforming structure in that it was 38' 9" in height in a zoning
district where the maximum height is thirty (30) feet. Applicant obtained a
Building Permit to move the dwelling from the middle of the lot (Plan 2011 -57) to
the northwesterly edge of the lot.
The Applicant then subdivided the lot so the relocated house is,
technically, on a different lot (Lot 1). However, the relocated house on the new
lot is fully compliant with all area, frontage, groundcover, and setback
requirements of the Zoning By -law. At the completion of the renovation, it will still
be nonconforming as to height. Applicant wishes to alter this nonconforming
structure by constructing a new foundation of 1,706± square feet; constructing a
finished basement; constructing a 192± square foot addition to the front of the
structure; infilling a covered porch with living space of 99± square feet; and
infilling a covered porch with living space of 190± square feet. All of this work will
be in conformance with all zoning requirements. All these proposed
improvements have been approved by the Nantucket Historic Districts
Commission and are in keeping with the residential character of the
neighborhood.
5. Therefore, the Board finds that the proposed alterations will not increase
the nonconforming nature of the structure, will not be substantially more
detrimental to the neighborhood and are in keeping with the spirit and intent of
the By -law.
6. Accordingly, by a VOTE of 4 (four) in favor, 1 (one) opposed (Toole
opposed), the Board GRANTS the requested relief by SPECIAL PERMIT,
Chapter 139 -33A (4) and (5) allowing the following alterations /renovations to the
existing structure:
a. Construction of a new foundation of 1,706± square feet;
b. Construction of finished basement;
C. Construction of 192± square foot addition to front of dwelling;
d. Infill a covered porch with living space of 99± square feet;
e. Infill a covered porch with living space of 190± square feet; and,
f. All work to be done in substantial conformity with HDC Certificate of
Appropriateness No. 57170.
Said approval is subject to the following conditions:
a. Submission to Zoning Board of Appeals of Certificate from an
architect/surveyor verifying that the height of the house prior to its
relocation was 38'9";
b. Verification at completion of project that relocating house on new
foundation does not exceed height of 38' 9 "; and,
There shall be no exterior construction between May 15 and
September 15 of any year.
SIGNATURE PAGE TO FOLLOW
Dated:
Edward Tool, Chair
i �ari'
Lisa Botticelli
'Ri lean Mr-( nrthv
/Nifichael Angelastro
COMMONWEALTH OF MASSACHUSETTS
County of Nantucket, ss
On this � 0 day of �� 1112, before me, the undersigned notary public,
personally appeared urcr d (a) �,- personally known
to me, or (b) proved to me through satisfactory evidence of identification, which
was (type of identification) to be the person whose
nameis signed on the preceding or attached document, and acknowledged to me that
he /signed it voluntarily for its stated purpose.
icia Si nature and Seal of Notary Public
9 rY s �o
My commission expires: s 7c
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