HomeMy WebLinkAbout136-86TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
December 5, 1986
Re: DELORES D. GABRIEL (136 -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, NOVEMBER
21, 1986 at 1:30 p.m. in the Town and County Building, Nantucket, made
the following Decision upon the Application of DELORES D. GABRIEL (136 -86)
address 301 East 22nd Street, New York, NY 10010.
1. Applicant seeks relief by VARIANCE from the 75 -foot frontage
requirement of Zoning By -Law SECTION 139 -16A. The premises are located
at 21R MADAKET ROAD, Assessor's Parcel 41 -300, and zoned RESIDENTIAL -2.
2. Our findings are based upon the Application papers and corres-
pondence together with representations and testimony received at our
hearing. From these, we find that Applicant's Lot 2 was created by ANR
subdivision endorsed 8/18/70, upon the Application of Robert A. Hardy.
Front Lot 1 of 16,180 SF has 88.62 frontage on the Madaket Road, while
rear Lot 2 of porkchop shape is of 56,750 SF area with an about 160 -foot
long entryway providing 20 -foot frontage just to the east of Lot 1.
3. Lot 2 was made non - conforming as to frontage with the mid -1972
adoption of Zoning (perhaps also as to regularity factor by subsequently
adopted Section 139 -16D, not in issue here). The exact date Zoning be-
came effective is not established on this record. Applicant's counsel
represented that it became effective no earlier than the date approved
by the State's Attorney General July 30, 1972, and no later than public
posting of that approval by August 8 or 9, 1972. In any event, Robert
Hardy sold it out of common ownership with Lot 1 by deed to Applicant on
or about August 2, 1972. Lot 1 was sold to a Mr. Smith on or about Sept-
ember 28, 1972 and later sold to the present owners Mr. and Mrs. Warren
W. Hill.
4. Both Messrs Hill and Hardy favor the requested relief. Mr. Hardy
states his unawareness at the time of the 1972 transfers of any problems
created by our adoption of Zoning, understanding that both lots remained
buildable.
f36-86)
)
-2-
5. We have in certain prior instances granted variance relief to
an innocent purchaser of a lot rendered unbuildable in the 1970's when,
we are told, the bar of Nantucket was not mindful of the zoning implica-
tions, e.g., of an over -long holding in common ownership after an ANR
subdivision. In this instance, Applicant may have taken title early enough
to pre -date the effectiveness of Zoning. If so, she may claim the benefit
of Section 139 -33E for "grandfathering ". Besides uncertainty as to Zoning's
effective date, however, the situation is clouded by the overriding pro-
visions of Massachusetts Zoning Act, MGL Ch. 40A, Section 6 on which our
Section 139 -33E is based. State law requires a 50' frontage for such
grandfathering, as we read it (as well as a minimum of 5000 SF area,
met here).
6. In this instance, the Planning Board recommended favorable
action, and no opposition was heard.
7. Given the irregularity of the lot and the evident hardship in
holding since 1972 a lot which is now unbuildable, we are able to make
the findings required by Variance Section 139 -32A as to hardship and
not generally affecting the R -2 zoning district. Upon the condition that
Applicant continue always to maintain the 160 -foot long entryway passable
by vehicles up to 12 -foot width, we are further able to find that the
desired relief may be granted without substantial detriment to the public
good and without nullifying or substantially derogating from the intent
or purpose of the zoning chapter. Reading Section 139 -16A
for its intent, one may regard 20 -foot frontage as an absolute minimum to
meet basic requirements of safety. The entryway is at least 20 feet wide
along its 160 -foot length.
8. Accordingly, by UNANIMOUS vote, this Board GRANTS to Applicant
the requested relief by VARIANCE from the 75 -foot frontage requirement
of Section 139 -16A, subject to the condition as to maintaining the entry-
way passable as stated in the preceding paragraph.
Dated: December 5, 1986
Nantucket, MA 02554
A ,_____ T T _,l �__ T__
William R. Sher m n
NOTICE
A Public Hearing of the BOARD OF APPEALS will be held on
FRIDAY, NOVEMBER 21, 1986 at 1:30 p.m. in the TOWN AND COUNTY
BUILDING, FEDERAL AND BROAD STREETS, NANTUCKET, on the Appli-
cation of DELORES D. GABRIEL (136 -86) seeking relief by VARIANCE
from the 75 -foot frontage requirement of SECTION 139 -16A not
exempted by SECTION 139 -33E of the Zoning By -Law. Applicant's
Lot 2 was held in common ownership with Lot 1 for several days
after the effective 1972 date of zoning. Lot 2, Plan Book 18,
Page 1091s located at 21R MADAKET ROAD, Assessor's Parcel
41 -300, in the RESIDENTIAL -2 zoning district.
tt
William R. Sherman, Chairman
BOARD OF APPEALS
F :x,
%B -1
FEE $100.00 Case No.
APPLICATION TO THE BOARD OF APPEALS
Nantucket, Massachusetts
To the Members of the Board of Appeals:
The undersigned hereby applies for relief from the terms of the
('ZONING BY- LAW) (BUILDING CODE) on property described below:
Location of Property 21R Madaket Road - -- —
Lot No. 2 Plan No. Book 18, Page 10
District is zoned for Residential 2 _
Type of structure (Existing or Proposed) or proposed use: residential
Owne r' s Name Delores D. Gabriel _
rrwner's Address 301 East 22nd Street, New York, NY 10010
Mien did you acquire this property'? August 2, 1972
Has application been filed at Building Department? No
Has any previous appeal been made? No
:Iectiun of By-Law or Code from which relief is requested:
139 -16, Intensity Regulations and 139 -32, Variances
Peason for asking relief:_ Applicant requests variance relief pursuant to Section
139 -32 front Section 139 -16, Intensity Regulations to cure a technical defect and cure
marketability of title which arose when Lots 1 and 2 were held in ccumon ownership for
several days after the initial adoption and subsequent Attorney General approval of zoning
by the Town of Nantucket in 1972. Lot 2 exceeds the minimum lot size but not the frontage
requira�nt ot 'JS teet -- - - --
Signature of applicant —
Julie A. Fitzgerald
Attorney for Applicant
ATTACH: (1) A list of the names and addresses of each abutting owner
and owner abutting the abutters.
(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 applicatiun.
BOARD'S DECISION
Application submitted to Board C� ,
Advertising dates
Ilearing date (s)
Decision of Board
(recision filed with the Town Clerk
4.a 111,1a, ;W // -
TOWN OF NANTUCKET
BOARD OF APPEALS
List of parties in interest in the matter of the petition of:
Name Delores D. Gabriel
Address 301 E. 22nd St., New York, NY 10010
Property Address 21 R Madaket Road
0
I.certify the foregoing is a list of persons who are owners of
land abutting the property and owners of land directly opposite
the property on any street or way, and owners of land within
300 feet of the property, all as they appear on the most recent
applicable tax list.
�_ - --
Date Ts- sessor
i Town of Nantucket
r
Abutters List
Gabriel
Map 41, Parcel 300
Map 41
Parcels
186
187
298
• 301
302
303
304
305
306
307
401
404
405
406
406.1
406.2
406.3
407
408
409
430
431
432
446
448
540
[`
/ '=|
i.
-------- ........
........ ................ ... ......... ........ ........ ........ ... .... -------_—__
�---- .... .... .... —........ ........ ........ ..... ........ ....... ........ ........ ........
F11. I[���_�1��;
,71
/ |w
--.... — .... .... .... .... —_---________________------'--__'_---__
.:.
,
. �
�-----_----------_---------------
123,
*CHANGED
STIRLINGBROOK FARM
RK—��17� �c—^«'' ,'`/ '3��
!�r
'
/=
........ .... .... .... .... .... .... .... ....
.... .... .... .... .... .... .... .... .... — .... .... .... .... .... .... .... .... .... .... .... .... .... .... .... .... .... ....
.... .... .... ... .... ... .... .... .... .... .... .... .... .... .... .... .... ... .... ... —... .... .... .... .... .... .... .... — .... .... .... .... ...
*�
MA
�
`—
�
o |"'
i"
� .`,
I
O
— LL
77 J I t., t 1, 1
Cl
cz r T i 7
.2
123� -W-Cl
:241
Im
........ ........ ........ ........ ....... ....... ....... ....... ....... .............. ................ ..... .. ........ ........ .... .... ........ ....... ........ ... .... . ......... ...... ........ .................. ........ ........ ... ......................
291
A
32 jJ P ...... r
C 1 -1
�j r f.-L
1331
"'L.. L
341
,
j351
37
31
140
141
ii 41j
-6,
53
isal
"
!`
i
!
=
�u
|=!
-----... .... .... -- ..... ....... -----.... .... .... .... ----.......... ..... ...... ............ ---------------------------_-_-_---_
"^�
L|
|�______-___________��M]lJCKE3�-__
|r
|"m
!o
........ .... ... ........ .... .... ........
........ .... .... ....... ........ ........ ........ ........ .... .... ........ ............ .... ....... _______________
_ ��-----'
- ----------------------
Y���(����___I��}�-I1(AiQ�_ILEJ��L'-___'--_--_.-___-_
C/O ROYAL LEON
!`"'
*CHANGE0
`13 �MEA �
~
-~
n
|z^ �
�z|
�
MAD�KET
',i
|°�--------
! 14.
~ ^
_----_------------_------------------_----_----------_------_
^
_---_---- .... ........
^`
r
__° PRINCETGN
^�
`
NJ OS5�2 LOT 3 R' BK 17 PG 9t
i I _�
..,fn a� -
138 9A;,p 206
WRii Ai. M,!t¢tTi gJtTi: ul DXV.,e i,cl Pr, pakW IStV f7!YID'J `,L{ ibt
1, ROSE.M R. 'TARDY (aaarwitd to Anita P. Hardy,,
at Nantucket Town And -------------------------------
Matsaatbusetta,
jlas s for Co"demdon pad, and is full oonudcrvion of $iS,t?00.00
Rractsro DELORES DANILDWICZ GABRIEL (married to Mth ptual Gabriel) •
of 301 East 22nd Street, New York, Now Ynrk. 10010, %`ih rCultriaim rutrrztnatm
the land in Nantucket Town and County, Massachusetts, situate off Madaket Read, and
bounded and described as follows:
(De"ptioa a»d rr,-a:vbrac; r!, if anyl
NORT14ERLY by land of Ella it. T; +•,urstorl of al, 236.13 fat;
EASTERLY by land of Mitc11611 Todd, Jr., 415.90 feet;
SOL►THERLY by Madaket Road, 20.07 feat;
WESTERLY by Lot 1 on plan hereinafter referred to, 160.05
feet,
SOUTHERLY by said Lot 1 on acid plan, 114.69 feet and by
land of Same'. W. Feldman of ux, 39.09 feet; and
WESTERLY by land of Lawrence J. Cronin at al slid by land
of Amy A. C. Doran, 253.03 feat,
Containing S6,7S0 square feet.
For my title see Deed recorded in Book 131, Page 555 at the
Nantucket Registry of Deeds.
Being shown as Lot 2 on flan dated August 15, 1970, drawn by
Josiah S. Barrett, recorded herewith,
Said Lot 2 is subject to an casement for underground utilities
as she, out in an instrument recorded in €ook 115, Pogo 151 at
the ".r�.ntucket Registry Of ilaec 's. It is further subject to a
right of way, 20 feet wide, winning from Madaket Foal approxi-
mately 160.05 feet in a northerly direction for access to the
rear c' Lot I on the aforesaid plan.
ill,rtitu rY hand and sr -a1 chid Ist day of ... A'rZWt,... .... . ...1 .72.
IS
t)411 ►n,L _ k;At, SET,
..............
tL4r Qinrrt"InItutealtll a! favlaaartltla.rtta
Nantucket u. August Se 1972
Then pc•rwnally sp e,tred the above named Robert A, Hardy
and acknowledged the foregoing instrument to be his free act and deed, before r.:a
NANTUCKET COUNTY
Received and Entered n,; a,a�mt�;..
AttbSt
(01ndirid%4?p1 of Tenaan- Tawu in CCamrloria _Tenants by ae Err!lretp.)
1972 3•
AUG i n nY t A
JZ eta f@ ass aer d as Ali,, HG 8Y cHAr n, 497 op Irv69 `
!sine
7' +cr deed presenitd (a: (iYUI aba ?I contain at have en&.tned u(>,la it the full name, ter, tea t and peal t4fire adJrna of r9rZ RraKtK
tad t re; nil ci 'i" anount :;f tt,e full a- miJerauun thertd In dullsrs or the nature of the u:,er c.,n +; :e au, -n tl +er<i,.t, if am Ja,.rici !-u
I slu,,I c manriiry runt the full eunsiJct.o� 0 shall meta the k!tal price (w the Cunrryau,e wilt; tu: Jedwnnn for arq lien: or tc•
it; nhram rn asr.,med by :he jtantee of tanainitt,{ thota,n. All such endurummts anJ tcu!ab of -e;l ix tr,,,rdo! a pert aw Jrol.
Pa.lu:e to curnplr w�;th thta Ma1-13 $hall M,t affect the validity al any deed. No reais!tc i.f dtc a shall accept a Jar! lot tttnr:a ;aa un;eW j
it ,a w curnrl,ante rah the tNoirerrimu of taw section. 1
I
z
>
z
0
z 0
r
<
>
>
MAIDAKIET
ROAD
c
700
(®R
0
z
z
z
Z
Oa
Z. L
C)
(33
o
Yll
C
%:
0
>
m in
z
>
lu)
0.
L --- L'�
0
to
Jn
co
s
0
lu
(A
"P
o
G3
>
I
c
X
m
11%
.14 ok le, as"W
3c
r
.4 Z
;A.*
0
r
0
fq
ol
0
2
0
w
.0
10
+
0
Q)
(A
0
-13v
W :3.2 ea.
131
IF
ELLA
COer
P. —rHURSTO"
AUG 2 1972 3-247 PM
11 in
RiciiVrO AND ENTERED WirP
NANTlICKLI COk]PjT'Y Ok.nS h00K',V
PLAN'
AT TOT lm�
:
CT
LAW OFFICES
HOLMES, HAYS & FITZGERALD
35 CENTER STREET
NANTUCKET, MASS. 02554
WAYNE F. HOLMES
WILLIAM H. HAYS III
JULIE A. FITZGERALD
October 28, 1986
William R. Sherman, Chairman
Board of Appeals
Town & County Building
Broad Street
Nantucket, MA 02554
RE: Delores D. Gabriel
Application for a Variance
Dear Mr. Sherman:
Enclosed for filing please find the following:
1. Application plus three copies;
2. Certified Abutter's List plus three copies;
3. Four copies of the Deed; and
4. Four copies of the plot plan.
AREA CODE 617
228.0052
Also enclosed please find a check in the amount of $100.00
to cover the filing fee for same.
Kindly schedule this matter for the next available hearing
date.
Very truly yours,
Julie A. Fitzgerald
JAF /jrc
Enclosures
cc: Mrs. Madelyne Perry, Town Clerk,'
Seymour Gloger, Esq.
\B -1
FEE $100.00 Case No.
APPLICATION TO THE DOARD OF APPEALS
Nantucket, Massachusetts
To the Members of the Board of Appeals:
The undersigned hereby applies for relief from the terms of t)ie
(ZONING B1- LAW)(BUILDING CODE) on property described below:
Location of Property 21R Madaket Road
I,ot No. 2 Plan No. Book 18, Page 10 _
District is zoned for Residential 2
Type of structure (Existing or Proposed) or proposed use: residential
Owner's Name Delores D. Gabriel
''wncr's Address 301 East 22nd Street, New York, NY 10010
Mien did you acquire this property? August 2, 1972
Has application been filed at Building Department? No
Has any previous appeal been made? No
Sectiun of By -Law or Code from which relief is requested:_ _
139 -16, Intensity Regulations and 139 -32, Variances
itc.ison for asking relief:_ Applicant requests variance relief pursuant to Section
139 -32 from Section 139 -16, Intensity Regulations to cure a technical defect and cure
marketability of title which arose when Lots 1 and 2 were held in cc mnn ownership for
sevy al days after the initial adoption and subsequent Attorney General approval of zoning
by the Town of Nantucket in 1972. Lot 2 exceeds the minimum lot size but not the frontage
- - - --
Signature of applicant —
Julie A. Fitzger
Attorney for Applicant
(1) A list of the names and addresses of each abutting owner
and owner abutting the abutters.
(2) A check in the amount of $100.00 made payable to the 'Down
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.
BOARD'S DECISION
Application submitted to Board
Advertising dates
Hearing date(s)
Decision of Board
Decision filed with the Town Clerk
TOWN OF NANTUCKET
BOARD OF AFPEALS
List of parties in interest in the matter of the petition of:
Name Delores D. Gabriel
Address 301 E. 22nd St., New York, NY 10010
property Address 21 R Madaket Road
6
I certify the foregoing is a list of persons who are owners of
land abutting the property and owners of land directly opposite
the property on any street or way, and owners of land within
300 feet of the property, all as they appear on the most recent
applicable tax list.
L l�� _ �_ - --
Date assessor
Town of Nantucket
Abutters List
Gabriel
Map 41, Parcel 300
Map 41
Parcels
186
187
298
301
302
303
304
305
306
307
401
404
405
406
406.1
406.2
406.3
407
408
409
430
431
432
446
448
540
,^ ��rmNGED 58 FEARING
.n/
ic!
... ____����___�____________
' .--�----------------------------
=.
/
=' �------�------�-- E''
RR 2 BOX 7�82 —
i= *CHANGED STIRLINGBROOK FARM
|z�
OW[:,_____-____-
^-
�2r
^
°� �
`-
'
—=
� /- =
r �=|
�
/
] ",'
/z
.o.
*CHANGE�
1� MEADOW
LN
�K-SOz52
P�-2S� O1/ /7c
|`�
.z,'
`^
i=-
mA-�2���'_�
-�----
�
!n!
��������������
........ ........ ............ ... ........ ........
.... ... ................ .... ... .... .... .... ....
........ .... .... .... .... ....... .......
... ... ------------_- ........ - .... .... ... .... .... ....
',`
u,
*CHANGED
12 MEAN � �
DOW L
BK-0O154
�
-
PG 15*
n'
..`
.... .... -~-___________________
/
-____-_-_-_------_--_-__----_--------_----_-_----'
»
-
.�.
^"
4,
~
=.
^"�_____
|^`
.w
�
------------'----'
'
----------
a =
� �°
------------------------------
�" *
*CHANGED
17
[,!
|
`^
'. -
---- ........ ....... ... -__----_ .
.... ........ ........ .... _---- .... .... -------_- .... ......... -_-----_-- .... ........ ....... ....
_------_---... .... ....
i"
��^
d
.... .... ......_ .. -..... _ ...........................
r. , ........ ....
--
.L) __i.:.�, �.i a.•`_ ;�, t
.- ' ?� �_._.L•:i.1,s •.>.f_.'11aY.i�. ' "', Y:,,r.. -t t :C,:•...,;., ,_t
i
`, — — —
I
f
35;
!361
37 —.
139 _
Al
65
�7
�I
138 ?*x206
WASSACHUS41'ra QUO",,. .11. pa.. I INDIVIDUAL) "I
1. ROBERT A. HARDY (married to Anita P. Hardy)
ofNantucket Town and -------------------------------------------- couaty, Musachuserni,
iXiFFAX1112111111liZA for Consideration paid, and in PA co"Jeration of $15,000.00
granuto DELORES DANILOWICZ GA.BRIEL (married to Hugh Paul Gabriel) •
of 301 East 22nd Street, Now York, Now York 10010, with quiWatm rvvenants
• thelandin Nantucket Town and County. Massachusetts, situate off Madakst Road, and
bounded and described as follows:
[Ditacripticus and encumb,,o(el, d any)
NORTIiERLY by land of Ella P. Thurston at al. 236.13 fact;
EASTERLY by land Of Mitchell Todd, Jr., 415.90 feet;
S01UTHERLY by Madaket Road. 20.07 feet;
WESTERLY by Lot I an plan hereinafter referred to, 160.05
feet;
SOVTHERLY by said Lot I On Said Plan, 114.69 foot and by
land of Samuel W. Feldman at ux. 39.09 feet; and
WESTERLY by land of Lawrence J. Cronin at 41 and by land
of Any A. C. Doran, 253.03 fact,
Containing S6,7SO square feet.
For my title see Dead recorded in Book 131, Page SSS at the
Nantucket Registry of Deeds.
Being shown as Lot 2 on Plan dated August 15. 1970, drawn by
Josiah S. Barrett, recorded herewith.
Said Lot 2 is subject to an Easement for underground utilities
as set out in an instrument recorded in Book 115, Page isl at
the Nantucket Registry of Deeds. It is further subject to a
right of way, 20 feet wide, running from Madpket Road approxi-
mately 160.05 feet in a northerly direction for. access to the
rear of Lot 1 on the aforesaid plan.
Ottitras ... lRy ... hand and seal this...... 13t - ....day of .......... August . ............... 19 ... 7z.
...........
J..Iv, A L-t- -4 11 . .....
%as
........ .. . . .. ...................... L ........... . +1
............ ............................................. .... ...............
Nantucket u. August 1972
Then perionally appeared the above named Robert A. Hardy
and acknowledged the foregoing instrument to be his free as and deed, before me
NANTUCKET COUNTY 001 1
Received and Entered
My comin"Usa "pit" a—
Attdst
Tecan
.4 T�
at Teaum--Tenstau In Commosi,—Tcrutnts by the Entirety.)
AUG 1972 3.32 DM. III IM 6 Al AMZhIDM SY CHAVrER 407 OF 1169
:,er, deed, eW fair tv"rcerl 'aluill contain as be" endlaned upoo it the (oil fame, rniJenct and post (!lire Wir"s
and IT al 01 =111 Of the full "IfIIIIJONation thirmal in dollars of the nature of the Must crimijersilon Ifieftiot. if ciat deliveftJ 114
& Oirr'llic mi"Ortory sum. The full cututicieute dull 111411111111 tbt local I'Mil' IIII Clul COnveysitsir with-cul JitJuinon fur any hens at so.
(ccinh—les s.—W III the fifentea of fecrusirstrut th"ruct. All such &nJ I"evails ll,all be as part Lid he dcri
I F"l, . Of to comply with this section shall taut affect tisse validity al may deed. No register of de" th&U ucept a deed lot staccudiAg unicsts
it so III compliance with the fisquirectients, of that miscuois.
w
p
D
b
D. t
D
it
z
3
v
f
u
N IL
z
m N
z o
a <
_
i3
r
` MACAKET
RoAo
O
r c
> o
N 700
JLO'
(A
<
O ae
88•�e.Z
_ i
Z
„ �
l
♦
a
f .o
Z
z
m
Z
�N
a
9
m
G1
O n
O
p o
D
3
o
D
00 �!
o -"
v
A
°
a
nI
Z
w
p
D
b
D. t
D
?°L
�
3
v
f
u
N IL
_
C
m
k
O
.p
(A
— O
6"
a
i
W Z
fn h 3e ,4 w 15'3.7a'
.0 Z at xis Z o
t"0
0
-4 Z
O
o
� a
A
A
L rn
4
D
?°L
�
3
v
o
N
r 3 �
0 3
n
R� Q
0
0 A
Z
73" Ic' 3s 34. 13,
s
Grata EL-LA P. THURSTOcv ET „L
AUG 2 1972 3.29 PEA
f RECEIVED AND FNTERFD WIN
NANTUCMEL COUNTY DEEDS /ROOK OF
PLANS --L_Si— iA(GL -/ Off_
•.«��i ATTtii� -W• � �i.. Ut
4�
D
Z
0
0
r
D A
C 0
Q) o
' rl
o - A
D
= —D
po I
D
D
A
A o
rn �
� n
� D
m r
2 �
Q'
O
13
M I
li I