HomeMy WebLinkAbout098-86TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
September 19, 1986
Re: MELVIN RAY, JR. (098 -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 FRIDAY, SEPTEM-
BER 59 1986 at 1:30 p.m. in the Town and County Building, Nantucket, made
the following Decision on the Application of MELVIN RAY, JR. (098 -86),
c/o Reade and Alger, Box 2669, Nantucket, MA 02584.
1. Applicant seeks a VARIANCE from Zoning By -Law SECTION 139 -16A,
16C and 16D (Intensity Regulations) to cure non - conformities as to
minimum lot size, ground cover ratio, frontage, side and rear lot line
setback distances and regularity_ formula which would arise with his
proposed ANR subdivision of the premises into two lots. The premises are-
located at 58 PLEASANT STREET, Assessor's Parcel 55.4.1 -45 (Plan Book 10,
Page 48) and zoned RESIDENTIAL -1.
2. Our findings are based upon the Application papers and viewing,
and map, testimony and representations at the hearing. From these, we
understand that Applicant has recently inherited the premises subject
to a life estate in favor of his aunt Georgette Tracy which applies
only to a cottage at the rear of the lot, also subject to an assumable
mortage. The cottage was a building (although not a dwelling) prior to
1955. The principal dwelling on the lot also is said to pre -date 1955.
Accord-
ingly, Applicant would rely on MGL Ch. 41 §81P, together with the Section
81L definition of "subdivision" (last sentence) in obtaining Planning
Board endorsement of a subdivision of the lot "approval not required"
( "ANR") between the pre -1955 buildings.
3. The law is well settled that an ANR subdivision endorsement
has no bearing on zoning enforcement. Arrigo v. Planning Board of Franklin
429 N. E. 2d 355, 12 Mass App. 802 (1981), also Gatozzi v. Director of
Inspection Services of Melrose, 376 N. E. 2d 1266, 6 Mass. App. 886 (1978).
Availability of an ANR subdivision endorsement, therefore, in no way
(098 -86)
-2-
aids Applicant in seeking relief from the very extensive zoning non -
conformities which he proposes to create. In certain prior cases locally
identified by "Dale Doctrine ", we have given relief to certain innocent
buyers of non - conforming lots resulting from ANR subdivision with pre -
1955 buildings. But in such cases we were confronted with historic, not
incipient, transfers and took pains to assure harmony with the general
purposes of our zoning code, in instances imposing conditions to insure
reasonable safety, etc.
4. Here, Applicant complains of a bequest in his favor which did
not give him unqualified title to the premises.We are told that the life
estate in his aunt's favor bars refinancing or sale of his interests.
Personal relationships are said not to favor an amicable resolution.
Nonetheless, the present circumstances apparently reflect the intent
of the testatrix - and should not occasion our granting relief so
clearly contrary to the general purpose and intent of the zoning code.
The proposed rear lot would have a pork -chop shape accessed by a narrow
driveway, the only one giving vehicular access to the property and
affording clearly sub - minimum 16.1 -foot frontage. With 5000 SF minimum
lot size in R -1, Applicant would create a front lot of 2711 SF and rear
lot of 2489 SF.
5. The premises are not unique within the R -1 zoning district,
as required for variance relief. Nor is there a basis for finding hard-
ship when Applicant has by gift received the premises with primary
dwelling he can live in or rent out, ANR subdivision being elective.
6. While the Planning Board's recommendation was favorable, they
communicated no basis for favoring relief. The most immediately affected
abutter was opposed.
7. Accordingly, upon the motion to grant the relief requested,
the vote of this Board was UNANIMOUS in the NEGATIVE. Relief by VARIANCE
is DENIED.
.. F
(098 -86)
Dated: September 19, 1986
Nantucket, MA 02554
-3-
William R. Sherman
Dorothy D. Vollans
C. Marshall Beale
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 STREET, NANTUCKET, on the
Application of MELVIN RAY, JR. (078 -86), seeking a VARIANCE
from Nantucket Code §139 -16.A, 16.0 and 16.1) (Intensity Regula-
tions - Minimum Lot Size, Ground Cover Ratio, Frontage, Side
Line Setback, Rear Line Setback, Regularity Formula). If granted,
the applicant would be permitted to divide his land into two
lots, each containing a pre -1955 dwelling, thus satisfying
a devise under his mother's will, despite the fact that both
lots thereby created would be nonconforming, and without making
any changes in existing conditions upon the ground. The premises
are located at 58 PLEASANT STREET (Assessor's Parcel 55.4.1 -45),
and are zoned RESIDENTIAL -1.
William R. Sherman, Chairman
BOARD OF APPEALS
FEE $100.00 Case No. EJ i
. APPLICAT 1O4 1,0 In+," BOARD OF ArPE.ALS
Nantucket, Massachusetts
To the Members of the Board of Appeals:
The undersigned hereby applies for relief from the terms of the
(ZONING BY- LAW)(B1ii(OMMOUBW on Property described below:
Location of Property__5$ Pleasa_n_` °`���` 155 4 1 - 45)
Lot No. _ _ f;an No.
District is zoned for Residential -1
Type of structure (Existing or Proposed) or proposed use: Two dwellings
Owner's Name Melvin Ea Jr.
Owner's Address c/o Reade & Al er Prof. Corn- P.O. Box 2669 Nantucket Mass. 02584
When did you acquire this property? April 27, 1985 (by inheritance)
Has application been filed at Building Department? No.
Has any previous appeal been made? No.
Section of By -Law or Code from which relief is reque$ted: Nantucket Code,
S139-16.A. 16.C. 16.D (intensity Regulations- Minimum Lot Size, Frontage Ground Cover
Reason for asking relief: Ratio Side Line Setback Rear Line Setback, Regular-
ity Formula) Reason for asking relief: Applicant requests a variance to permit him
to divide land into two lots, place lots in ,separate ownership each of which contains
a building pre- existing the 1955 adoption of the Subdivision Control Law in Nantucket,
and which buildings were separately devised under_ his mother's will. No change in
conditions upon the ground is intended. Signature of applicant
MELVIN RAY JR.
By: Aizo /.
ATTACH: (1) A list of the names and addresses of each abutting owner
and owner abutting the abutters, and owners within 300 feet.
(2) A check in the amount of $100.00 made payable to the Town �.
of Nantucket.
(3) Four copies of the application and a map or plan showing
the location of the property to be considered.
(4) If the applicant is other than the owner, please indicate '
your authority to make this application.
li
Application submitted
Advertising dates
Hearing date(s)
Decision of Board
BOARD'S DECISION
to Board /
Decision filed with the Town Clerk
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TOWN OF NANTUCKET
BOARD OF APP LA:.
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of, paz•t;e_ ,in interesl in th.- petition c7.
Name Melvin Rav, Jr. --
c/o Arthur I. Reade, Jr., Reade & Alger Professional Corp.,
Aed;:,.sr 4 Young's Way, P.O. Box 2669 Nantucket, Mass. _02584
property Address 58 Pleasant Street (55.4.1-451-_
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See Attached List
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1 certify the foregoing is a list of persons who are owners of la
owners of land abutting the abutters, owne) �
abutting the property, c
of lan3•directly opposite the property on any street or way, an
own==s of land within 300 feet of the property, all as they appe
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on the most recent applicable TAX list.
August/Y,'
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Assessor
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