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Home My WebLink About102-85OF �VKF 40e TOWN -BOARD OF 'APPEALS NANITVKEA , O A SSAC'H -V SE ` 5 02554 December 99 1985 ft Re: ALAN L. TOOLE AND EDWARD S. TOOLE (102 -85) Enclosed, please find notice of a decision of the BOARD OF APPEALS which has this day bcei7 filed with the Town Clerk. Any appeal from this action shall be made pursuant to Section 17 of Chaptor 40A of the General 1 -i s, and shall be filed within t.wE >;it (20) c'ays after this date. c William R. Sherman, Chairman Fiv��D OF APPEALS BOARD OF APPEALS = TOWN OF NANTUCKEI` NANTUCKET, MASSACHU`7FTTS 02554 At a Public Hearing of '6 the BOARD OF APPEALS held on FRIDAY, NOV- EMBER 22, 1985 at 1:30 p.m. in the Town and County Building, Nantucket, in the matter of the Application of ALAN L. TOOLE AND EDWARD S. TOOLE (102 -85) address 23 Main Street, Siasconset, MA 02564, the Board finds: 1. Applicants seek a VARIANCE with respect to the intensity (minimum frontage) regulations of Zoning By -Law SECTION 139 -16A to remove an alleged defect in marketability of title of Lot 2, one of two lots shown on an ANR subdivision plan dated July 29, 1985. Lots 1 and 2 constitute Parcel 10 on Assessor's Map 73.3.1, located at 23 MAIN STREET, SIASCONSET and zoned RESIDENTIAL -OLD- HISTORIC. 2. Our findings are based upon the Application papers, corres- pondence, affidavit, testimony and representations. It appears that Applicants acquired the property in January, 1984. A real estate agent at that time advised one of them that it could be subdivided. As the property contained two pre -1955 structures, each used as a dwelling per affidavit of Charles Cahoon from whom Applicants purchased the property, and each with at least a 20 foot frontage, they were entitled to an ANR subdivision. M.G.L. Ch. 41, Section 81 P. The subdivision plan was accordingly endorsed by the Planning Board on August 12, 1985. 3. Lots 1 and 2 each have in excess of 7000 SF, i.e., more than the required 5000 SF minimum. Lot 1 has 70 -foot frontage and Lot 2, a 20- foot frontage - the terminus of a 111.5 foot long, 20 foot wide driveway. That driveway serves Lot 2 and is said to be subject to an easement in favor of Lot 1 to afford vehicular access for parking in the rear. The parking requirements of Section 139 -18 are met. 4. Lot 2 is of 'pork -shop' shape in contravention of Section 139 -16D requiring a regularity factor of at least 0.55, even excluding the excess over 5000 SF. Subsection (3) further requires compliance with (102 -85) -2- the minimum fronta -e requirement, here 50 feet. Such inadequacies for zoning purposes are not material to an ANR subdivision endorsement. 'nor is such endorsement a basis for our ;ranting relief. Variance relief must meet-the stringent requirements of Section 139 -32, including hard- ship and uniqueness. 5. Hardship is not shown. The subdivision is at Applicants' ini- tiative with the prospect of selling at least the Lot 1 property separ- ately per purchase and sale agreement. Lot 2 may be held for Applicant ownership and use with reciprocal first refusal obligations running between the respective lot owners. The Lot 1 owner is barred from selling for one year. Absent the variance relief sought, we are told that Lots 1 and 2 must and will be sold as one parcel. Good faith argued from the real estate agent's representation will not support a claim of hardship. 6. The required uniqueness is lacking. The shape of Lotl, chosen by Applicants, is at best unique is its contravention of the regularity requirements. We are mindful that neighboring lots fronting on Main Street are generally larger than Lots 1 and 2 combined, and accommodate larger homes with broad open lawns to provide continuous green swards flanking Main Street. The result is a streetscape of unusual beauty and character. Historic values are involved and a strong neighborhood effort dating from at least 1940. 7. Applicants' cousel presented a note favorable to Applicants signed by 9 neighbors and another by one, and questioned whether one or more with opposing letters of record remain opposed. Some seven opposing letters urge denial of relief (a) to preserve the unique park like character of Main Street, (b) to minimize added traffic, and noise and activity anticipated with separate lot ownership, (c) to bar "shoe- horning" of a separate lot and setting a "dangerous" precedent and (d) to bar a temptation of separate owners to expand one or both dwellinzs. testimony had the same thrust. The Planning Board's recommendation was that we determine the pre -1972 dating; of the Lot 2 dwelling. S. We are not able to find that the sought relief may be granted without substanti.ril detriment to the public good and ;without nullifyinz or dero<,ati_nz from the intent and purpose of the zoning (102 -85)' chapter. -3- 9. Upon motion to grant the requested relief, the Board voted one affirmative (Mr. Leddy) and two in the negative. Accordingly relief is DENIED. Dated: December 9, 1985 • Nantucket, MA 02554 141s0 o r. M. William R. Sherman rd j Andrew J. Leddy C. Mar hall Be le - NOTICE A Public Hearing of the BOARD OF APPEALS will be held on FRIDAY, NOVEMBER 22, 1985 at 1:30 p.m. in the TOWN AND COUNTY BUILDING, FEDERAL AND BROAD STREETS, NANTUCKET, on the Application of ALAN L. TOOLE AND EDWARD S. TOOLE (102 -85) seeking a VARIANCE under Zoning By -Law SECTION 139 -32 with respect to the intensity regulations of SECTION 139 -16A, specifically, to validate the separate marketability of title of Lots 1 and 2, after subdivision, despite any non- conformity of Lot 2 as to required frontage. The Lots are located at 23 MAIN STREET, SIASCONSET, MAP 73.3.1, PARCEL l0 and zoned RESIDENTIAL - OLD - HISTORIC. S� K� William R. Sherman Chairma BOARD OF APPEALS I 1p- 1. C a N r) A&1721 APPLICATION TO THE BOARD OF APPEALS Nantucket, massacnsett,-3 To the Members of the Board of Appeals: The undersigned hereby applies for relief from the ter m4 uf tn.-- 0ONING BI- LAW)(BUILDING CODE) on property desrcibcd Yclow: nocatioL of Property 3 -1 S xNRkx1RKx_..j%11�p__,7 3. i�; zoned On of st t "; nture (Existing or Proposad) Ar wnwr's Name --'- Alan L. Toole q 11•ncr'5 V,,.diress 23 Main Stree _siaggonset, NA 029.71 ,hen dil yco acquire this property: _JanMaLy.,Qg4 PAs application been. filed at f5uilding Department?--No ' an any previous appeal been made:' N c., ch �,n By-Law or Code from whi relief is requested: Section 5. 1 (Inte,-jSjl �--y 1 7H Wan ancc) t--,) Section nin." toi asking relief: Subdivision u! exQjQV,R;o--.L955 into LWO lots pursuant to Chao -eT, 41, Section 81P created defect in marketability of title. Lot 2 IG«3`I to the minfnum frontage requirements as provided in Section 5.1 of the Wning hy-Lz�. No expansion of the existing buildings is rrquested. Vorlancp ralAc - is C, A list of the names and iddruAT AVA,�W41 and owner abutting the abutters, ( ') A check in the amount n MGM mado p yjLlr vQ t, W,-- of Nantucket. (3) Four copies of the application 3nd a q1P L! P05 1-00Z� the location of the property to he cunwidcryl. 14) if the applicant is other than _.he owner, plean- your authority to make this application, BOARD'S DECISTON Appliantion submitted to Board Hearing aote (s) Pecision of Board ;Avisici filed with the Town Clerk TOWN OF NAN'rUCKFT BOARD OF APPFAI,'-� List of parties in interest in thr nnunt of the petitlw f-, Name Alan L. Toole and Edward S. Took iddress 23 Main Street, Siasconset, MA Property Address 23 Main Street, Siasconset, MA. Map 73.1.1, Parcel 10 7331-8 Fella Tarlov 7331-11 ja,,iys C. Flenting, c/o Tarlov IM Madeline W. Fleming 1150 Fifth Ave., New York, NY 132 E. 72 St., New York, ^TY 10021 10028 7331-12 Robert H & Helen Potter. 7331-47 Arth-ar E. Prnr)ff King St, Siasconset, INVV\ Vdianhead Rd., Riversido, C! 507-`, 7331-48 Robert D. & Bath Sheba Vahte 7331-49 Chapin Road Bernardsville, Ni 07924 7331-50 Andrew Cook -51 3654 Upton St., N.W. Washington, DC 20008 7342-16 Siasconset Casino Association 7342-17 10 New Strcet Siasconset, MA 02564 7342-18 Alice B. Atkinson -;242-19 3 Street Siasconset, MA 02564 7342-20 Union Chapel 7342-21 18 New Street Siasconset, MA 02564 7331-49 William S. & Sara hrvin Lvv'n' 2 2 Mo. in St. , Box J 611- Siascx)nst,,Ic, K,% 02564 7331-75 Wiyisiion R. 17 Musterf ield Po ld cord, M 01742 7342-17 Cecilia G. Branonier P.O. 13ox 1-46 Siasconset, MA 0204 -;242-19 Jan(,t Q Ja,cell h Kitherin 1. T�Ihr;- c/o 52onscu Real Estat- Sian"inset, MA 02564 7342-21 02car Folqer 20 Strer,t Siasconset, MA 02504 7342-23 Charles & Gwendolen E. Perkins 7342-24 Peter S. & Steph;-i-,ie 10 Lawrence Street Moringside Lane Boxford, MA 01921 Lincoln, MA 01173 -,342-25 Donald,K. Lourie 211 East 70th Street New York, NY 10021 7342-27 Alicita B. Lee 5 West Sankaty Road Siasconset, MA 02564 7342-72 Gene M. Kangleqy 50 ME 26 Avenue Porpano Beach, ET 33062 7342-26 J PefTer & Elizabeth P. Frazier. 28 New Street Siasc,onsc t, i�A 02SC4 7342-28 Barbara D. Navok 230 8th Street, S.F. Washington, EC 20003 7342-73 Inis M. Otis, c/o icy hrigivy Dti�, Silvermine Road Norwalk, CT 06850 7342-74 Nancy Longley & azican F. Lumpster 7342-77 Lucy Appleton Garcia -Meta Apt. 1-C, 708 Greenwich St. 1.071 Genokc Rid, New York, NY 10014 Nlew CT 0684U I certify the foreqoing is a list of jersonq w , no are uyonr4 a.' land abutting the property and owncTs of Lana directly uppnri.,: the property on any street "r wav, and owncr ni LinO wdLhir, 30n feet of the property, all as V�y pt'.. t, on Q� onyr "-Cc— applicable tax 3ist. 7 7 T ABUTYER'S LISA' (continued) 7342-76 George A. Vollans 25 New Street Siascons,et, MA 02564 734-1-89 Cornelia k-un Fried an P.O. Box 7434 .�I-rin Arbor, Ml 48107 T . C, 7 1 C) ME S, - S t' j,JLIC A I—Me RALL) Oct"--ber 1.7, 19811 Mir. William Sherman, Chairmar Board of Appeals ,Yow - & County Build-ing Nantucket, MA 02554 Ilk,: A-PP-1-ilcation for Variance Applicant: Alz;i L. Premises: 23 Mairl Dear Mr. ailermeti,: V je r, �.r'aj-y you" JAF / sdb F,ne-losures cc, Madelyn Perry, Town Cl-erk, with topics Items 1-3 F i t Al" f Cc,,t�-t-.4f.Lc�'d Al)luttc t 4 V je r, �.r'aj-y you" JAF / sdb F,ne-losures cc, Madelyn Perry, Town Cl-erk, with topics Items 1-3 F i t Al" ii. t3.,- 1. I•EF $100. 00 Case No. APPLICATION TO THE BOARD OF APPEALS Nantucket , Ma 9.-,:,a&iu set --s o the of the Board of Appeals: The undersigned hereby applies for relief from tlhf. teim" o" the ;ZONING DY-L.,'I\'MBUILDING CODE) on property descl-ibed below: of Property_ 23 Ma.in--,g:Lr n5 x:{�2kx , xRKx xkA�KAxANNx Parcel 10 t.,ict is zoned for ROH of stru'.1ture(Existing or Proposed) or proposed n S Alan L. Toole and Edw, r," S. Toole ,."Vlur's rWdress 23 Main Street, MA 02554 did yo,,i acquire this property L-TzIl a / L -' 9 8 4 I A t ion been riled at Bj,' .1din( Department? p t 0 ,, i s 1, be e n m a al e ? N, 'o -e u lif j,; request 13e• -haw or Code from which r Section 5.1 (Intensity Requlations) pursuant to Section 71i relief: Subdivision of existing prre-1935 6we]Iij-i,,-T into tlwo hots - ;pursuant to Chapte.- 41, Section 81P ci eated defect in marketability of title. TIct 2 may n,,,,,t conform to the frontage requirements as provided in Section 5.1 of the Zoning B., --Law. No expansion of the existing buildings is request,�cl. Variance -th- i-s requestel-, to remove e E�I-LI,-)l Zi -tv of S I q n a t U 1:1 I`T) I leant Julie A. Fitz ge ra ldl, For ap e i r, I pli,---.�- r , (1) A list of the names and addre,,q�sf--,, and owner abutting the :abutter-.s. 2 A check in the amount of 4100.00) pay,3bl(-i to t rig- i, of Nantucket. Si Four coljie.!: of the application ai,u a TI'Llr) n the location of the property to br, 4 If the applicant is .)Lher fhl—; tho yc,ur authority to wEIkt2 hi 1);-f i i,-I-; t - ' - -tibir I'j) I I C-Lit,' �-', I -, mitted to V k-, L- t. i s i I, dlites i �,I r i i iq d,--i t e. (s) i:;i0n 11-ilod with the Town.. TOWN OF NANTUCKET BOARD OF APPETL'S, List of parties In interest in the matt-,r of the petitior. Alan L. Toole and Edward S. Toole didd, ross 23 Main 1)t'operty Address 7331-8 Fella Tarlov r 110 Tar lov IM 1 150 Fifth Ave., D Street, Siasconset, 23 Main Street, Si .ew York, NY 1-0028 7331-12 Robert H & Helen Potter King St, Siasconset, 1-0, 7331-48 Robert D. & Bath Shahki V.,ighte Chapin Pba-d Bernardsville, NJ 07924 7331-50 Andrew Ccok -51 3654 Upton St., N.W. Washington, DC 20008 7342-16 Siasconset Casino Associat-ion, 10 New Street Siasconset, MA 02564 7342-18 Alice B. Atkinson 3 Ch-rDel Street Siasconset, ivlA 02564 7342-20 Uhion Chapel 18 New Street Siasconset, MA 02564 MA asconset, MA, Map 73.3.1, Parcel James C. Fleming, Jr. Ma(lelime W. Fleffting 1 -, T' '2 72' St., New Yc,.Lk, N- !-0()2-" .1- 7331-47 ALth,,jr E. Arnoff 7342-23 Charles & ndolen E. Perkii'is 7342-2' Pcter S. & D. KuLyJ,-1-i 10 Lawrence Street 1%bringside .Cane YV 01921 Lincoln, MA 01773 7342-25 Donald K. Lourie Ill East 70th Street New York, NY i0021 7342-27 Aiicita '13. Lee 5 West Saiaaty -Pcxad Siasconset, MA 02564 7342-72 Genc M. Kangley 50 NTE 26 Avenlue Porruano teach, FL 3306" 7342-26 J1 Pepp,-�r & LJ - zabcth P. Frazicy.,. 8 New Stree" Siasconset, 1,10, 02564 7-':t42-28 Baxbara D. N�ivak 22 30 ("-th Street, S-E LC 2C,00.d 7342-73 "-r).Ls M t S' c/o J,-)y Wric I Si-0,,,emine Rja,d lloiwalk, CT 0685rr'! 7342-74 Nancy Longley & Duncan F. Dempster 73�12-77 Lucy Appleton GarcJa-;':1,-,-i Apt. 1-C, 708 Greenwich St. 1071 Oenoko Ridge New York, NY 10014 New Canaan, CT 06840 I certify the foregoincj is a i " 6;t r, f persons, are cf land abutting the property i,47d owi � of land directi t: lie property on any street or ;,,nd ownr�r:-' of lancl 30( tenet of the property, al 1 as t.1 1,v --,,pnoF)r cti th(, w�)plicabl -� tax list. /x late S I- (j f !"4�' q. !it LndianheaO FTL , Cdvc side, CT 7331 -49 1^�illiam S. £ Sara E,7-;i- E c,,"m 22 Main St.. , B--)x 161 Siasconset, 'vlzN 02564 7331 -75 Winston R. Hindle--, jr. & .17 Musterfl-#Old Road Concord, 01-A2 7242-17 Cecilia G T- rDqonier P.O. 13ox 146 Siasconset, MA 02564 7342-19 7 jar( J-L�Elrruli & Kati .F!rinc, R. Ta-11--C)t c/o Sconset Real Estate Siasconset, MIA 025164 7342-21 Oscar Folqr%r 20 New Street Siasconset, MA 02564 7342-23 Charles & ndolen E. Perkii'is 7342-2' Pcter S. & D. KuLyJ,-1-i 10 Lawrence Street 1%bringside .Cane YV 01921 Lincoln, MA 01773 7342-25 Donald K. Lourie Ill East 70th Street New York, NY i0021 7342-27 Aiicita '13. Lee 5 West Saiaaty -Pcxad Siasconset, MA 02564 7342-72 Genc M. Kangley 50 NTE 26 Avenlue Porruano teach, FL 3306" 7342-26 J1 Pepp,-�r & LJ - zabcth P. Frazicy.,. 8 New Stree" Siasconset, 1,10, 02564 7-':t42-28 Baxbara D. N�ivak 22 30 ("-th Street, S-E LC 2C,00.d 7342-73 "-r).Ls M t S' c/o J,-)y Wric I Si-0,,,emine Rja,d lloiwalk, CT 0685rr'! 7342-74 Nancy Longley & Duncan F. Dempster 73�12-77 Lucy Appleton GarcJa-;':1,-,-i Apt. 1-C, 708 Greenwich St. 1071 Oenoko Ridge New York, NY 10014 New Canaan, CT 06840 I certify the foregoincj is a i " 6;t r, f persons, are cf land abutting the property i,47d owi � of land directi t: lie property on any street or ;,,nd ownr�r:-' of lancl 30( tenet of the property, al 1 as t.1 1,v --,,pnoF)r cti th(, w�)plicabl -� tax list. /x late S I- (j f !"4�' q. !it 7342-76 Gkaorge A. Vollans 25) I\L-w Street Siasconset, IVIA 02564 7342-89 Cornelia Ann Friedman P.O. Bcx 7434 Ann Arbor, YJ 48107 ,'.%Bl,.Tr.TEi'\'S LIST ( Con t:ulllecl)