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Home My WebLink About091-86�oz TOWN OF NANTUCKET C %� BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 October 21, 1986 Re: ALAN COSTA, ARTHUR MCCABE, II AND MILES SIEGAL (091 -86) Enclosed, please find notice of a decision of the BOARD OF APPEALS which has this day been filed with the Town Clerk. Any appeal from this action shall be made pursuant to Section 17 of Chapter 40A of the General Laws, and shall be,.-filed within twenty (20) days after this date. William R. Sherman, Chairman BOARD OF APPEALS BOARD OF APPEALS TOWN OF NANTUCKET NANTUCKET, MASSACHUSETTS 02554 DECISION: The BOARD OF APPEALS, at a Public Hearing held on TUESDAY, OCTOBER 7, 1986 at 1:30 p.m. in the Town and County Building, Nantucket, made the following Decision on the Application of ALAN COSTA, ARTHUR McCABE, If AND MILES SIEGAL (091 -86) address One Washington Mall, Boston, MA. 1. Applicants seek a VARIANCE from intensity regulations, SECTION 139 -16A and C of the Zoning Code, to cure existing non - conformities of sub - minimum lot size, insufficient frontage, setbacks and ground cover ratio. These are said to result from creation of the premises as a separate lot via an ANR subdivision per plan dated April 28, 1980. The premises are located at 7R OCEAN AVENUE, Siasconset, Assessor's Parcel 73.2.4 -054, Lot 3 of Plan File 9 -A, Book 208, Page 252, in the RESIDENTIAL-OLD- HISTORIC zoning district. 2. Our findings are based upon the Application papers, viewings, and plans, testimony and representations received at our hearing of September 5, 1986. The matter was taken under advisement and carried from our hearing of October 3rd to that of October 7, 1986, enabling counsel to submit his memorandum of law under cover of October 6, 1986. The Application form did not particularize the various non - conformities listed above which, for clarity, were included in the notice of our hearing. Evidence received is insufficient to allow us to find what are the existing side and rear yard setbacks (5 feet being required) 1 and ground cover ratio (30% the maximum in this instance) except by scaling from the 1980 plan. Lot 3 per the plans has an area of 1564 square feet with no frontage. Received with counsel's memorandum is a copy of prior deeds confirming a perpetual easement "for foot travel" and utilities 10 -foot wide, opening to 20 feet at Cottage Avenue. 3. Applicants' counsel would have us grant variances in these respects without a showing of hardship other than resulted from the election of subdivider Ewing to carve up the Summer House pre -1955 cottage complex (formerly the Moby Dick Cottages) with each cottage on a sub - minimum lot. This was 8 years after zoning was in effect, the premises then passing by successive sales to Applicants. Counsel makes no showing of uniqueness within the ROH district by reason of lot shape (rectangular), topography (flat), or soil condition (unexceptional). 4. Instead Applicants respond to our citation of Arrigo v. Planning Board of Franklin, 429 N.E.2d 355 (1981) by arguing that it is not on point, and that there is not a single case in Massachusetts that deals with the question here. Applicant attempts to distinguish Arrigo as involving M.G.L. c. 41, sec. 81R where Planning Board approval of a subdivision was required and depended on its discretion as to subminimum frontage. Arrigo, however, clearly holds that whether or not a Planning Board approves a subdivision, zoning compliance remains an independent issue for Zoning Board of Appeals consideration. In noting that two independent approvals are required, the Court characterized that by the Board of Appeals as one: "which may vary the frontage requirement only under 2 the highly restrictive criteria of M.G.L. ch. 40A, sec. 10. The action of neither board should, in our view, bind the other, particularly as their actions are based on different statutory criteria." 5. Applicants' counsel further asserts that: At the time of Ewing's sale in 1981 and at the time McCabe purchased in 1983, it was the collective opinion of the Nantucket Bar Association that these lots, although undersized, were to be treated in the same fashion as undersized grandfathered lots with buildings because they were created by statute;.... We do not argue with counsel's conclusion that Ewing and subsequent transferors acted in good faith. For that very reason, we have granted variance relief to other innocent purchasers of substandard lots created by ANR subdivision based upon pre -1955 dwellings per M.G.L. c. 41, sec. 81L. Where we have granted variance relief_ in such circumstances, however, we first satisfied ourselves that the paramount concerns of zoning, especially safety, were also met. Where frontage and vehicular access were barely adequate for emergency vehicles, we conditioned relief on no expansion of the use. We have denied relief where the Section 81L ANR subdivision was recently proposed with inadequate frontage, access, etc. We are not satisfied here that the granting of the variance as applied for would be consistent with the zoning concerns which we must take account of by statutory directive. 6. Many of the lots created by the Ewing subdivision have 50 -foot or at least 20 -foot frontage. Were we to accept counsel's argument, zoning relief would be available as a matter of right even if Ewing had elected lot lines, as Section 81L allows, but leaving all the lots with no frontage and even no 3 vehicular easement. 7. So far as we understand, the "big" cottage here benefitted from grandfathering provisions until the 1981 sale out of Ewing's ownership in common with other lots of the subdivision. Continued zoning non - conformities did not then, nor now, legally bar transfer to successive owners, subject or not to mortgage encumbrance. Counsel has not argued that Applicants' occupancy permit may lawfully be withdrawn because of the zoning violations. Clearly, Applicants may not alter or expand the structure nor improperly intensify the use. Yet, they have what they paid for, i.e., the use and enjoyment of the premises. 8. As the Court stated in Smalley v. Planning Board of Harwich, 10 Mass. App. Ct. 599 (1980), involving two lots with pre- Subdivision Control Law buildings and subdivided ANR under M.G.L. c. 41 sec. 81P: "Thus, Section 81P was ... to provide a simple method to inform the register that the [planning] board was not concerned with the plan ... to relieve certain divisions of land of regulation and approval by a planning board ('approval ... not required') because the vital access is reasonably guaranteed ...." (We note here that Nantucket's fire trucks and ambulances have generally a 12 -foot width.) The Court continued: "Nor can we say that the recording of a plan showing a zoning violation, as this one does, can serve no legitimate purpose. The recording of a plan such as plaintiff's may be preliminary to an attempt to obtain a variance, or to buy abutting land which would bring the lot into compliance, or even to sell the non - conforming lot to an abutter and in that way bring it into compliance. In any event, nothing that we say here in any way precludes the enforcement of the zoning by -law should the recording of her plan eventuate in a violation." F11 See also Planning Board of Nantucket v. Board of Appeals, 448 N.E.2d 778, 781 (App. 1981), holding that a planning board's endorsement of an ANR plan under Section 81P gave the subdivision lots no standing under the zoning by -laws. Such an endorsement is not a declaration that the proposal is in any way satisfactory to the Planning Board, or that it does not violate the applicable zoning by -laws. 28A Massachusetts Practice, Real Estate, Section 848. This disposes of Applicants' efforts to distinguish Arrigo from this case on the grounds that Arrigo involved a plan subject to discretionary approval by the Planning Board. The purposes behind the subdivision control law are entirely independent of and separate from those behind the Zoning Enabling Act. 9. We find in Smalley reason here to stress the non- conformity of Applicants' lot with respect to frontage and vehicular access. Access by 10 -foot wide footpath is in no way within our power to validate by variance relief. In order to grant the variance sought by Applicants under M.G.L. c. 40A, sec. 10, Applicants must establish, and we must find, all of the prerequisites required by statute that: (1) owing to circum- stances relating to the soil conditions, shape, or topography of the land or structures and especially affecting such land or structures but not affecting generally the zoning district in which it is located (2) a literal enforcement of the provisions of our zoning by -law would involve substantial hardship, finan- cial or otherwise, to Applicants, and (3) desirable relief can be granted without substantial detriment to the public good and without nullifying or substantially derogating from the intent or 5 purpose of our zoning by -law. See also the Zoning Code, sec. 139- 32(A). We are unable to make these findings based on the record before us. 10. Upon motion to grant the requested relief, this Board voted UNANIMOUSLY in the NEGATIVE. Relief is accordingly DENIED. Dated: October 21, 1986u �• ✓G'� �9 William R. Sherman seo'e 4�wl6lzze' Dorothy D. Vollans CA' Cvv C. M rshall B a M 13 NOTICE A Public Hearing of the BOARD OF APPEALS will be held on FRIDAY, SEPTEMBER 5, 1986 at 1:30 p.m. in the TOWN AND COUNTY BUILDING, FEDERAL AND BROAD STREETS, NANTUCKET, on the Applica- tion of ALAN COSTA, AUTHER MC CABE, II. AND MILES SIEGAL (091 -86) seeking a VARIANCE from SECTION 139 -16 to cure technical defects including insufficient lot size, frontage, setback and ground cover ratio resulting from a property division dated May 12, 1980, into 13 lots with respective pre -1955 dwellings. The property is located in CODFISH PARK, 7R OCEAN AVENUE, SIASCONSET, ASSESSOR'S PARCEL 73.2.4 -054, Lot 3, Plan File 9 -A, Book 208, Page 252, and zoned RESIDENTIAL -OLD - HISTORIC. William R. Sherman, Chairman BOARD OF APPEALS _ . W id \ _ O J r- C C. uli t/' 1 CP 4Z 56 W _ 56 N �--� - \ V ' I -\ co \ V • \ + co -- \ A r� \ cn O It I � U .31-62 , —'� S 16 5!' 29 ��. W TC'T,.,rV CF 1\T.6,pTTuCYET -,:.7oard of n.ppeals List of parties in interest in the matter of the petition . of: le am e: Address: Property address: 73. ell recent applicable T4X list. to t Assessor Town of Nantucket »� �SSFSSCR'S DA7A FILE 1UPDATED- E�I PARCEL NAME & BILLING ADDRESS ....... ... ... ........ ........ ... .... ........ .... ... ... .... ........ ........ .... -- .... ........ ... ........ ... ....... ............... ....... ....... ....... ............. --- ........ ................. ..... ........ ........ ....... ... .... �------------ 7331-0131 MAST JOSEPH CARL ETAL *CHAHGEn 2(/ GR[EMBRTAR LN AM|�ERST NH 03Q31 LUTS 2 P/' PV 01 PP 73 ' 12� *CHANGED 3 LIGHTHOUSE LN OLD GREENWICH CT 06870 LOT 6 PL PK 21 PS ----------------------------------------------------------------------------- 7331'018 BLOCK ELIZABETH TURNER 1. kO(3EP W 0021 %Fny 04[ C/O WILLIAMS HYERS ETA! *CHANG[D 882 17 ST NW WASHINGTON DC 20006 7331-055 GRIGGS LAWRENCE T & SY{.VIn «CHkNGE0 44 CLAYPIT HILL 00 BK-00171 PE-002 op/ /79 OAYLAND MA 01778 _ ----------------------------------------------------------------------------- 7331'078 * |`[NROSE CLEMENT A HAFZY *CI. K\NGFD 910 WADDJN8TON RD B(-00112 PS-151 Q1/ /5� BIRMINGHAM Ml 48009 LOT 5 FL 8K 1 PS 8` ----------------------------------------------------------------------------- 7331-080 CDNNELL .1O\1N B & KINC/\lD 0(�� *CHAHGFD DKOOK RD BK-(�01S3 P(�-�`71 (�7/ /91 - WARREN VT 05671 LOT 6 K PT 8 PL BY 1 PP 39 7311-082 ARNESS ALLAN S & ./UDI04 *CHANGED 40 LOEFFiER RD P215 sK / 16, 0'OOMFIELD C[ 06002 iCT 10 & E HALF LU! 1? ^ ASZESSOR'S »ATA FIiE 4UPDA7[D- !lout/ GREENE ST 9K-00181 PS-299 01/ /81 NEW ...... ................... .... - .... ............................ ... ....... ... ... .............. .... .... .... ... ....... ............... ...................... ....... ........................ ... ....... ... ....... ........ ........ .... ---------_----_ 7331-103 GARDNER PHILIP C ETUX E7AL 0012 COTTAGE nVE *CHANGEP VlU-AGE GREEN ��-��1�1 PS-257 12/O//7' 8FDFORD NY P� L3� � PL nK � P� p^ -' 7331-118 ----BR[ER EEYTINA & PETER *CHANGED 45 GREENE ST 9K-00181 PS-299 01/ /81 NEW YORK NY 10013 LOT 5 PL FL 9-A 7331-119 HERON JEAN E TR 0000 COTTAGE AVF C/O DINGHY REAL ESTATE T *CHANGED 5 COTTAGE AVE f!K-00183 PS-127 06/ /81 SIASCONSET MA 02561 LOT 6 PL FL 9-A --- 7331-120 -- LEVINE-JOAN �� -- - 0()10 sRnM! AVE C/O DALE KEVIN *[]fANGED W}�LERS LN 9K-002% PS-015 09/23/81 t1O7,O0(" +NANlUC{ET MA 02�51 LOT 7 PL 7331-121 SMEA JOHN & PE7TIBONE LAUR) 0001 COTTAGE AY� GELFAND KENNEKT FF1150! *CHANGED 6 E 43 ST 9K-00181 PS-301 01/ /81 ----- - ----NEW 'YORK NY 10017 LO7 9 F1' FL 9-A 7331-122 SANDY R1}BEN FAMILY TRUST C/O GOLD JG ETAL TR *CHANGED 2040 AVE OF THE STARS EK-00209 PG-027 12/ /g' LOS ANGELES CA 90067 LOT 12 F1' FL 9-A DATA FILE :UPDATFD- »7/��/�� !��/� ()F PARCEi NAME & BILLING ADDRESS P�UPE��y �E�C /\H�� ........ ... - ........ ........ ...... .... ... ........ .... ... ........ ........ ...... ........ ....... ----- .................. - .... ............... - ... ....... ........................ ... -------------~-��r------- 7324-032 0 1") 7 «[3|AHGED VILLAGF RD �K-�� PS-221 ��/ /31 NFW VERNON NJ C7971 LOT l Pi FL 9-A 7324-O53 HARE ,X]SEP|{ H - 00 �)9 C/O BALDWIN R W JR *CHANGED 1525 MILLERSVILLE RD 9K-001S1 PS-216 o4/ 1 MILLERSVILLE MD 21108 LOT 2 PL FL 9-A '----------------------------------------------------------------------------- ' - - 7324-055 PINSKY HARVEY FTAL «CHANGED 359 BERLIN RD PK-00191 PS-261 1o/ /92 DOLTON MA 01710 LOT 1 PL FL 9-n ----------------------------------------------------------------------------- 7331-100 HILLER HERBERT H JR & VEYANNE F 0010 C8TTASE /\VE *CHANSFD 1 GREENLEY RD �K- PSY'101 / /�1 NEW CANAAN CT 06810 LOTS 6,7 & 1/2 OF 8 '`ASpESSOR'S DA[A FILE O|U`DATED- 07/20/04 TOWN ()F {`ARCEL HAME & 8ILLIHG AD0RES� !`�(�PERTY �F�C ��!��`�� --....... ........ ... .... ........ ........ ........ ----------... .... .... -------------------........ .... - ...... ........ ....... ....... ........ ........ .... .... _------------ 7324-023 BRIHTON CHARLES W EST OF 0010 OCEAN A%*: *CHANGED PK-00110 PS-511 07/ /13 NANTUCKET MA 7324-028 -DALY'DANIEL D & MARIE R 0(01 ORIDGE ST ' APT 3-H *CHANGED 274 FIRST AVE' CEPT-()005113 / /67 NEW YORK NY 10009 LC PL 6929-A 7324-0441 WHITLOCK STUART H & SUSAN k 0001 ELBOW LN *CHANG[D JERSEY LN PK-00169 PG-167 02/01/79 MANCHESTER ----------------------------------------------------------------------------- MA 01911 LO7 1 PL BK 20 PG 59 7324-045 DALY DANIEL D & MARIE K APT 3-H 0001 BRIDGE ST *CHANGED 274 FIRST AVE 3K-00131 PS-259 / /67 NEW Yorm my locol? '--------' ---------- --------------- FlNHEiV MICHAEL STE 222 696 E COLORADO PASADENA --------------- FINNELL MICHAEL STE 222 696 E COLORADO PASADENA --------- H & KULSIA 0'VU CA 91101 --------- H & >(ULHA BLVD CA 91101 ---------------------------- PATRICIA F 0002 OCEAN AVE CERT-0005070 / /�2 L(7[ 2 LC PL 2567A-A ---------------------------- PATRICIA F 0002 OCEAN AVE.: CER[-0005070 / /12 LOT F LC PL 9595-n nELOW RAH! ----------------------------------------------------------------------------- FIHH8l MICHAEL H in PATRICIA F 0002 OCEAN AV� STE 222 ��AHG 696 E COLORADO BLVD \ PASADENA CA 91101 LOT F LC PL 9595-A \ \` u� - _ '' ASSESSOR'S DATA FILE =PDAlFD- 07130186 TOWN CK' 7324-015 BRINTON CHARLES W EST OF 0p10 OCEAN nVE *CHANGED BK-001iO PS-011 07/ /43 NANTUCKET HA 02551 '---------------------------------------------------------------------------- 7324-0181 EWING DAVID E 0016 OCEAN A�/F C/O SANDY RB UEN FAH[LY T *CHANGED 2040 AVE OF THE STARS CFNT-0009119 01/ /80 CENTURY CITY CA 9()06/ LOT 13 LC PL 9595-H ----------------------------------------------------------------------------- ^ 7324-0182 LARSEN FUND INC TIME-LIFE BLDG «CHANGED ROCKEFEii[R PLAZA CFNT-9006793 91/ /9(� NEW YORK NY 10020 LOT 14 LC Pi 959541 ----------------------------------------------------------------------------- L�KSEN FUND INC TIME-LIFE BLDr�', FD 1:Z .1<1 PLAZA CE�T-0006393 01/ /20 NEW YORK NY 10020 LOT 15 LC Pi 95950H / 7324-0184 *[�HANGFD BIDS JOHN R 50 HANSON RD DARIEN CERI-0209717 07/ 18:�. CT 06820 LOT 12 LC PL 9595-H . PARCEL .... ... ........ ........ ........ ........ ........ HAME & BILLING ADDRESS ........ ........ .... .... .... .... ........ ....... ...... ..... ........ ........ ................ ------... ... ................ PP�PE�TY ........... ... - ... ........................ �E�C ��/ - .... .... - .... .... � .... ---��----- SANDY RUBEN FAMILY 1Ri/ST 0001 mnC>!DL}A C/O GOLD JG ETAL TR D 2040 AVE OF THE STARS 121 /93 l � LOS ANGELES CA 90067 LOT 13 PL FU 9-;'; ................... 7324-014 .... ... -------------------------------------------------------------------- FINNELL MICHAEL H & KUUHA PATRICIn F 0002 GULiY R� STE 222 *CHANGED 696 E COLORADO BLVD CERT-0005070 / /42 PASADENA CA 91101 L87 3 LC PL 256l1-A 7324-015 BRINTON CHARLES W EST OF 0p10 OCEAN nVE *CHANGED BK-001iO PS-011 07/ /43 NANTUCKET HA 02551 '---------------------------------------------------------------------------- 7324-0181 EWING DAVID E 0016 OCEAN A�/F C/O SANDY RB UEN FAH[LY T *CHANGED 2040 AVE OF THE STARS CFNT-0009119 01/ /80 CENTURY CITY CA 9()06/ LOT 13 LC PL 9595-H ----------------------------------------------------------------------------- ^ 7324-0182 LARSEN FUND INC TIME-LIFE BLDG «CHANGED ROCKEFEii[R PLAZA CFNT-9006793 91/ /9(� NEW YORK NY 10020 LOT 14 LC Pi 959541 ----------------------------------------------------------------------------- L�KSEN FUND INC TIME-LIFE BLDr�', FD 1:Z .1<1 PLAZA CE�T-0006393 01/ /20 NEW YORK NY 10020 LOT 15 LC Pi 95950H / 7324-0184 *[�HANGFD BIDS JOHN R 50 HANSON RD DARIEN CERI-0209717 07/ 18:�. CT 06820 LOT 12 LC PL 9595-H . AB -1 FEE $100.00 Case No APPLICATION TO THE BOARD OF APPEALS To the Members of the Board of Appeals: Nantucket, Massachusetts The undersigned hereby applies for relief from the terms ut: the (ZONING BY- LAW)(BUILDTNG CODE) on property described below: Location of Property 7R Ocean Avenue Siasconset Lot No. 3 _ _ - - ^_ Plan No. _Plan File 9 - -A _(_73.2._4- 054)_ District is zoned for Residential Old Historic ' Type of structure (Existing or Proposed) or proposed use: existin Owner's Narne Alan Costa, Auther McCabe,II, Miles Siegal Owner' s Address One Washington Mall Boston, MA When did you acquire this property? December 23, 1983 Has application been filed at building Department? No Has anv previous appeal been made? No Section of By -I,aw or Code from which relief is requested: 139 -16 and 139 -32 ftea,,;on for asking relief: Applicant seeks a VARIANCE from 139 -16 of the Nantucket Zoning By -laws (Intensity, Regulations) to cure the technical defect resulting from the creation of the subject premises via a subdivision.as shown on a plan of land prepared for David E. Ewing dated April 28, 1980 and recorded at Nantucket Registry of Deeds Plan File 9 -A. Si na ure of plicant James K. Glidden Attorney for �licant ATTACH: (1) A list o�f� n arnes a dresses of each abutOpllj <;.,r ..er and owne u g the abutters. (2) A check in the amount of $100. 00 made payable to t-.!:c_- of Nantucket. (3) Four copies of the application and a snap or plat, s1Io,.; is1g the location of the property to be considered. (a) If the applicant is other than the owner, pleasc indic,.,te your authority to make this application. BOARD'S DECISION Application submitted to Board V` gp Advertising dates !searing date(s) Decision of Board Decision filed with the Town Clerk Aq 417~- zae