HomeMy WebLinkAbout09-16 36 York StreetTOWN ..
BOARD OF APPEALS
NANTUCKET, MA 02554
APPLICATION
1
Lt_ - ,_ "r
i:.�r'NIi isltJi Ems.
Town & County Building
16 Broad St
Nantucket, MA 02554
Fee: $450.00 File No. 64-oll
_V_fjV
Owner's name(s): Jennifer Regan
Mailing address: c/o Reade, Gullicksen, Hanley & Gifford. LLP PO Box 2669
Nantucket, MA 02584
Phone Number: (508)228-3128
Applicant's name(s): Same
Mailing Address: same
Phone Number: same E -Mail: same
E -Mail: mh @readelaw.com
Locus Address: 36 York Street Assessor's Map /Parcel: 55.4.1 -103
Land Court Plan /Plan Book & Page /Plan File No.: PI Bk 22 Page 120
Deed Reference /Certificate of Title: BkBk 1 178 Zoning District R -1
Uses on Lot- Commercial: None x Yes (describe)
Residential: Number of dwellings 1 Duplex Apartments
Date of Structure(s): all pre -date 7/72 yes or
Building Permit Numbers: 216 -05 and 282 -06
Previous Zoning Board Application Numbers:071 -04, 081 -07 and 045 -11
2 Fairgrounds Road Nantucket Massachusetts 02554
508 - 228 -7215 telephone 508 - 228 -7298 facsimile
State below or attach a separate addendum of specific special permits or variance relief applying for:
Applicant requests a modification of the Special Pernut relief granted in Case No. 045 -11, or in the
alternative, a Variance pursuant to §139 -32 of the zoning by -law, to validate current front and side
yard setbacks of a pre - existing, nonconforming dwelling, at not less than 4.9+ feet at its closest
point from the front yard line, and 0.4± feet at its closest point from the sideyard line. Subsequent
to work wherein the existinLy dwelling was lifted up and repositioned on a replacement
foundation /basement, two corners of the dwelling are now approximately 1.5 inches closer to the
setbacks than was proposed in relief granted in Case No. 045 -11.
I certify that the information contained herein is substantially complete and true to the
best of my knowledge, under the pains and penalties of perjury.
SIGNATURE:i,a ,Owner*
t p, U — /-,
SIGNATURE:
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:
P1ICUZVlI`Il 1UW111.1Ci11. 11A1111LL1 LV�uu. LLLUUUl L�, L.._ BT'
Fee deposited with Town Treasurer: – / –/_ By: Waiver requested:
Granted:_ /_ /_ Hearing notice posted with Town Clerk: _ /_ /_ Mailed:_ /_ /_
Hearing(s) held on:—/—/— Opened on
Continued to:_ /_ /_ Withdrawn:—/—/ Decision Due By:_ /_ /_
Made:—/—/— Filed w /Town Clerk:_ /_ /_ Mailed:_ /_/
2 Fairgrounds Road Nantucket Massachusetts 0 25 54
508 - 228 -7215 telephone 508 - 228 -7298 facsimile
CURRENT ZONING CLASSIFICATION:
Residential 1 (R -1)
Existing:
MINIMUM LOT SIZE:
5000 S.F.
2,905 S.F.t
MINIMUM FRONTAGE:
50 FT.
SEE PLAN
FRONT YARD SETBACK:
10 FT.
SEE PLAN
REAR /SIDE SETBACK:
5 FT.
SEE PLAN
GROUND COVER % :
30 %
29.6%
Yp�r' EDGE P
!j AVEM
ENT
55.4.1 -50
N /F
S. PAULINE FICH WARNER
REVOCABLE TRUST
LEGEND
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"'rAD NOTE:
*DENOTES 02/01/16 FIELD MEASURMENTS
BUILDING OFFSET MEASUREMENTS
11,6j" � Q IN BLACK REFLECT THE PROPOSED
BUILDING LOCATION PER BOA
2264' I CASE 045 -11.
55.4.1 -49 a'" -4
N/F o2 JEFFREY L.
CONWAY BLACKWELL
o No.35388
■ DENOTES CONCRETE BOUND WITH
DRILLHOLE FOUND
THIS PLOT PLAN WAS PREPARED FOR THE TOWN
OF NANTUCKET BUILDING DEPARTMENT ONLY AND
SHOULD NOT BE CONSIDERED A PROPERTY LINE
SURVEY. THIS PLAN SHOULD NOT BE USED TO
ESTABLISH PROPERTY LINES, FENCES, HEDGES OR
ANY ANCILLARY STRUCTURES ON THE PREMISES.
THE PROPERTY LINES SHOWN RELY ON CURRENT
DEEDS AND PLANS OF RECORD.
THIS PLOT PLAN IS NOT A CERTIFICATION AS TO
TITLE OR OWNERSHIP OF THE PROPERTY SHOWN.
OWNERS OF ADJOINING PROPERTIES ARE SHOWN
ACCORDING TO CURRENT ASSESSOR RECORDS.
ASSESSOR MAP: . 55.4.1 , PARCEL: 103. . .
T: \CHRIST JOB 7
16.
BUILDING LOCATION PLAN
OF LAND IN
NANTUCKET, MA
SCALE: 1 "= 20' DATE: FEBRUARY 10, 2016
Owner: ..JENNIFER ,REGAN .
Deed Bk. /Pg.: 1254/178 , Plan Bk. /Pg.: 22/120
Locus: . . . . .36 YORK STREET
BLACKWELL and ASSOCIATES, Inc.
Professional Land Surveyors
20 TEASDALE CIRCLE
NANTUCKET, MASS. 02554
(508) 228 -9026
B7413
I own ana County OT Nantucket, MA
36 York Street
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York St
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Property Information
Property
55.4.1 103
ID
Location
36 YORK ST
Owner
REGAN JENNIFER
MAP FOR REFERENCE ONLY
NOT A LEGAL DOCUMENT
Town and County of Nantucket, MA makes no
claims and no warranties, expressed or implied,
concerning the validity or accuracy of the GIS data
presented on this map.
Parcels updated December, 2014
Properties updated January, 2015
reDruary y, LUlq
7
aA
554A 197
tt
55.4.119.
*2Y
55
Town of Nantucket
Zoninp, Board of Appeals
RECEIVED
BOARD CE ASSESSOR;
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF;
PROPERTY OWNER ........ .
............. t�e �,., , ... , . , .. , ........... .
MAILING ADDRESS,,, c/o Reade, Gullicksen, Hanley. & Tdfford; I,LP_
PROPERTY LOCATION,.,,,.....,
ASSESSOR MAP /PARCEL,,.,,,,,,, '(/ f 0 3
SUBMITTED BY,,,,R ?ade, Gullicksen, Hanley Gifford, LLP
SEE ATTACHED PAGES
FEB +(0 9 +1
TOWN Or
NANTUCKET MA
I certify that the foregoing is a list of all 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, as they appear on the most recent applicable tax
list (M,G.L, c, 40A, Section 11 and Zoning Code Chapter 40A, Section 139 -29B
(2 ),
DATE
l e
ASSESSOR'S OFFICE ✓
TO` N3 OF NANTUCKET
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Easy Peel® Labels i ® Bend along line to AVERVO 5160
Use Avery® Template 51600 �' Feed Paper expose Pop -up Edger"' 9
IL
Patricia L. McCrady Lucinda B. Garrison Charles W. Hart
14 West York Lane 13 Atlantic Avenue 12 W York Ln
Nantucket, MA 02554 Nantucket, MA 02554 Nantucket, MA 02554
Frank G. & Jean S. Emerling Charlotte Louisa Maison Daniel Snell Wayland Trst etal
44 Punch Bowl Dr 33 Upper Hollow Rd Stillwaters Nominee Trust
Falmouth, MA 02540 Stowe, VT 05672 -4519 PO Box 297
Nantucket, MA 02554
Richard A. & Claire H. Seaquist Trst Peter 0. & Elizabeth Carey Barbara T. Thomas
PO Box 2805 1713 Greenway Dr c/o Margaret M. & Francis X. McGillin
Nantucket, MA 02584 Fredericksburg, VA 20041 68 Concord Turnpike
Concord, MA 01742
Louis E. & Maria -Luisa Roberts Ernest W. & Hanneke Campbell Shelby C. Campbell
85 Cedar Terr 5 W York Ln 3 W York Ln
Milton, MA 02186 Nantucket, MA 02554 Nantucket, MA 02554
Kenneth A. Deluze
& Mary T. Fernandes Donald M. & Isabel C. Stewart Trst Peter J. & Deborah H. Kahn
Nantucket Trust 5555 South Everett Ave, Apt 1B 2 Goldleaf Court
84 Liberty St Chicago, IL 60637 Bethesda, MD 20817
Weymouth, MA 02190
Michael F. & Ronna R. Galvin Pamela E. Campbell Battle Road Company, Inc.
11 W York Lane 10934 Fury Lane c/o CRM Management
Nantucket, MA 02554 La Mesa, CA 91941 PO Box 778
New York, NY 10013
Darian V. & Elizabeth M. Almodobar Paul & Giovanna LaPaglia, Trs Laurie A. Kaplan Trst
4 Atlantic Av LaPaglia Realty Trust 163335 th Street NW
Nantucket, MA 02554 5 Atlantic Ave Washington, DC 20007
Nantucket, MA 02554
Kathleen A. Conway S. Pauline Finch Warner Gerald F. & Elizabeth Egan
812 North President St PO Box 1842 25 Wilkes Street
Jackson, MS 39202 Wilson, WY 83014 Alexandria, VA 22314
Richard C. Pietrafesa Jr. Maria F. Pino Nantucket Historical Assn
104 Wendell Terrace 11 Marchard Way PO Box 1016
Syracuse, NY 13203 Norton, MA 02766 Nantucket, MA 02554
William J. Stone, II Jodi W. Hill, Trustee Lawrence K. Lema
48B Brook St Hill Nantucket Realty Trust c/o Elizabeth Lema
Manchester, MA 01944 40 Commercial Wharf PO Box 1007
Boston, MA 02110 S. Dennis, MA 02660
I~tiquettes faciles a peter ; A' Repliez a la hachure afin de ; www.avery.com
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Donald H. Chapin Trst David & Lotte Meister
West York St Trust 72 Hillside Rd
1239 Theall Rd Rye, NY 10580
Rye, NY 10580
Gregory & Heather Keltz Michael & Tara Vessels
PO Box 1191 115 Long Neck Point Rd
Nantucket, MA 02554 Darien, CT 06820
Martin T. & Mary Karen Lanigan Stephen G. & Thomas & Mary Virtue
11 Edward Court 3205 Harrington Dr
Basking Ridge, NJ 07920 Boca Raton, FL 33496
Museum of Afro American History Carvalho Investments Assc LP
46 Joy St 16 Parsons Av
Boston, MA 02114 East Providence, RI 02914
The Development Company, Inc. John A. Keane
60 Monmouth Park Highway 4 W Creek Rd
Long Branch, NJ 07764 Nantucket, MA 02554
36 York Street
Map 5541, Parcel 103
2 Pages
Set of Two
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Johannes M. & Kristin L. Frey
264 Laurel Rd
New Canaan, CT 06840
The Development Co Inc.
60 Monmouth Park Highway
West Longbranch, NJ 07764
Kirk A & Barbara Ann Howard
1019 Windlea Run
Wilmington, NC 28409
Nina S. & Stuart C. Reid
38'l� York Street
Nantucket, MA 02554
Margit Corby Baker
43 Pleasant St
Nantucket, MA 02554
Marianne Hanley, Attorney
Reade, Gullicksen, Hanley & Gifford, LLP
Post Office Box 2669
Nantucket, MA 02584
www.avery.com
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Town &ad Clding
=� 6 Bro St
Nantucket! MA ounty 025Bui54
TOWN OF NANTUCKET MR {9n-_
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: March 17, 2016
To: Parties in Interest and Others concerned with the Decision of
The BOARD OF APPEALS in the Application of the following:
Application No: 09-16
Current Owners /Applicant: JENNIFER REGAN
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 .
Eleanor W. Antonie
Zoning Administrator
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
508-325-7587.
NANTUCKET ZONING BOARD OF APPEALS
2 Fairgrounds Road
Nantucket, Massachusetts 02554
Assessor's Map 55.4.1, Parcel 103 Book 1254, Page 178
36 York Street Plan Book 22, Page 120
Residential One (R-1)
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals held on March 10, 2016 at
1:00 P.M., in the Conference Room, at 4 Fairgrounds Road,Nantucket, Massachusetts, the Board
made the following Decision on the application of JENNIFER REGAN, c/o Reade, Gullicksen,
Hanley, & Gifford, LLP, Post Office Box 2669, Nantucket, Massachusetts 02584, File No. 09-
16.
2. Applicant is requesting a modification of prior Special Peunit relief granted pursuant to
Zoning By-law Section 139-33.A to allow the alteration of a pre-existing nonconforming
structure by lifting the structure in order to install a new foundation and basement. The structure,
subsequent to the approved repositioning on the new foundation, is sited 1.5 inches closer in two
corners abutting the westerly side and northerly front yard lot lines, but no closer to the side and
front yard setbacks than said structure at its closest points. In the alternative, Applicant is
requesting Variance relief pursuant to Section 139-32 from the intensity regulations in Section
139-16 to validate the unintentional change in setback distances as they pertain to the subject
portions of the structure. The Locus, an undersized lot of record situated at 36 York Street, is
shown on Assessor's Map 55.4.1 as Parcel 103 and upon Plan Book 22, Page 120. Evidence of
owner's title is recorded at Book 1254, Page 178 on file at the Nantucket County Registry of
Deeds. The site is zoned Residential 1 (R-1).
3. Our decision is based upon the application and accompanying materials, and
representations and testimony received at our public hearing. There was no Planning Board
recommendation, as no matter of planning concern was presented. There was no opposition,
written or oral, to the application.
4. As presented to the Board by the Applicant's representative, the subject structure was
granted prior relief by Special Permit in File No. 045-11 pursuant to Section 139-33.A in order
to repair the structure and replace a crawl space with a basement beneath it, including under the
portions of the structure encroaching into the side and front yard setbacks. The property is shown
1
on plan entitled, "Building Location Plan of Land in Nantucket Ma.", dated March 14, 2016,
prepared by Blackwell and Associates, Inc., a reduced copy of which is attached herewith as
"Exhibit A". The locus is nonconforming as to lot area, containing approximately 2,905 square
feet in the Residential 1 (R-1) zoning district which requires a minimum lot area of 5,000 square
feet, and as to frontage, having approximately 36.63 feet of frontage on York Street where fifty
(50) feet of frontage is required.
The dwelling structure is nonconforming as to setbacks, being sited approximately 4.1 feet from
the northerly front yard lot line at its closest point and approximately 0.5 feet from the westerly
side yard lot line at its closest point in a zoning district where the minimum front yard setback is
ten(10) feet and the minimum side yard setback is five (5) feet.
5. Previous relief granted by this Board allowed for work to be done upon the dwelling
within the required front and sideyard setbacks. The approved alterations consisted of lifting up
the house so that the foundation could be repaired and a new basement added, and then placing
the house back down in the same location. An as-built plan of the house done after the work
now discloses that two areas of the house are located one-tenth of a foot nearer to the required
yard line than previously proposed, with the northwesterly corner of the house being 3.6 feet
from the side yard line rather than 3.7 feet, and the northeasterly corner of the house being 4.9
feet from the front yard line rather than than 5.0 feet. No portion of the house is any closer to the
front or side yard lines than the closest front yard and sideyard setback points of 4.1 feet and 0.4
feet respectively, prior to the move. Certain of the side yard setback distances on the westerly
side of the house have actually been made more conforming, as a result of the move.
6. Therefore, after a discussion with the Applicant, the Board finds that modifying such
Special Permit relief pursuant to By-Law Section 139-33.A to validate the siting of the structure
as shown on the 2016 As-Built, would be both consistent with the 2011 Decision and in harmony
with the general purposes and intent of the By-law. As noted in the above-referenced 2011
decision, the premises are located in a historic portion of the Island where there is a prevalence
of properties and structures which are non-conforming as to the dimensional requirements of the
by-law. Furthermore, the houses on the opposite side of York Street are situated within the
Residential Old Historic District, where no front yard setback is required. Based on the
foregoing, the Board finds that such alterations and changes to the pre-existing nonconforming
setbacks would not be substantially more detrimental to the neighborhood than the relief
previously granted, particularly given the de minimis nature of the change to the nonconforming
setback distances in place prior to the alterations.
7. Accordingly, by a UNANIMOUS vote, the Board GRANTS the requested
Modification to a SPECIAL PERMIT pursuant to Nantucket Zoning By-law Section 139-
33.A, to allow for the change of the setbacks as shown upon "Exhibit A" attached hereto,
subject to the following conditions:
a. Except as herein modified, the relief granted by this Board in prior Special Permit—
File 45-11, recorded at Book 1292, Page 68 on file with the Nantucket Registry of
Deeds—shall remain in full force and effect; and
b. No further changes to the nonconforming setbacks shall be made without further
relief from this Board.
SIGNATURE PAGE TO FOLLOW
2
Assessor's Map 55.4.1, Parcel 103 Book 1254, Page 178
36 York Street Plan Book 22, Page 120
Residential One (R-1)
Dated: ,2016
o44/
.ward Tool:r
Kerim Koseatac
Susan McC.! y
1/
_AIL it
IMJ. O'Mara
Mar Poor
COMMONWEALTH OF MASSACHUSETTS
County of Nantucket, ss
On the //A day of qU , 2016, before me, the undersigned notary public,
personally appeared C , one of the above-named
members of the Zoning Board of Appeals of Nantucket, Massachusetts, personally known to me
to be the person whose name is signed on the preceding document, and acknowledged that he
signed the fo'egoing instrument voluntarily for the purposes therein expressed.
AdAd
(bALi
•'ficial S at e and Seal e Mary Public k KAREN L. E. -BRADFORD 4
My co ssion expires: /01 w�
Not Public'
/ ' cot>wwr�u,N��>rueSncHUSErra
My Comrniision Expires
December 18, 2020' I
ce
3
"EXHIBIT A"
•
CURRENT ZONING-CLASSIFICATION:
Residential 1 (R-1) Existing: •
•
MINIMUM LOT SIZE:. 5000 S.F. 2,905 S.F.t
MINIMUM FRONTAGE: 50 FT. SEE PLAN
FRONT YARD SETBACK: 10 FT. SEE PLAN
REAR/SIDE SETBACK: 5 FT. SEE PLAN
GROUND COVER % : 30 % 29.6%
YOR EDGE
• PAVEA,1
ENT
6� ss v � �i
STR
3'6 • • .�l EDG T
E PAVEMENT
■ '
i
Og tl i Z Q
55.4.1-50 . v) --11-1
F ��"c c" o •
S. PAULINE CH WARNER ce a�
'REVOCABLE TRUST
..
0.5 LI 7 •;. .
! 55.4.1-102
N/F
0 8t M �U �/• DOUGLAS
Z
Q.
IBuCKAD
•I / .-
0/ .cH OF Mqs
17.677" ., �F31 sq�
.2 2 6 o JEFFREY-L. 16
•• 4 BLACKWELL m
o No.35388
P"
55.4.1-49
(10,c•-z.qM S!_0P
N/F ��5s-NI% fa
CONWAY. a
• • .
LEGEND •
• •
II DENOTES CONCRETE BOUND WITH.
DRILLHOLE FOUND
BUILDING LOCATION PLAN
OF LAND IN
NANTUCKET, MA
• SCALE: 1"= 20' DATE: MARCH 14, 2016
THIS PLOT PLAN WAS PREPARED FOR THE TOWN
OF NANTUCKET BUILDING DEPARTMENT ONLY AND Owner.
JENNIFER REGAN
SHOULD NOT BE CONSIDERED A PROPERTY LINE
SURVEY. THIS PLAN NOT BE USED TO
ESTABLISH PROPERTY L NOES; FENCES, HEDGES OR Deed Bk./Pg.:12 /178• Plan Bk./Pg.:
ANY ANCILLARY STRUCTURES ON THE PREMISES. 36 YORK STREET
THE PROPERTY LINES SHOWN RELY ON CURRENT Locus
DEEDS AND PLANS OF RECORD. I •
THIS'PLOT PLAN IS NOT A CERTIFICATION AS TO
TITLE OR OWNERSHIP OF THE.PROPERTY SHOWN. BLACKWELL and ASSOCIATES, Inc.
OWNERS'OF ADJOINING PROPERTIES ARE SHOWN Professional Land Surveyors
ACCORDING TO CURRENT ASSESSOR RECORDS.. 20 TEASDALE CIRCLE
• i
ASSESSOR MAP. 55.4.1 ! PARCEL' 103 NANTUCKET, MASS. 02554
(508) 228-9026
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