HomeMy WebLinkAbout046-94 Form 3 89
S NANTUCKET ZONING BOARD OF APPEALS
TOWN AND COUNTY BUILDING
NANTUCKET, MA 02554
June ..2c-7 , 19 94
To: Parties in Interest and others
concerned with the decision of the
Board of Appeals in Application No. 046=94
. � . FARA.H F . ALGFP , mTTrgrT 7 07 7ATT\T "7' 71
REALTY TRUST
Enclosed is the decision of the Board of Appeals which has
this day been filed with the Nantucket Town Clerk.
An appeal from this decision may he taken pursuant to
Section 17 of Chapter 40A, Massachusetts General Laws.
Any action appealing the decision must be brought by
filing a complaint in court within twenty (20) days after
this 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.
/-
f I/'1 / / rTh
Dale W. 6vaine, Chairman
cc: Town Clerk
Planning Board
Building Commissioner
ZONING BOARD OF APPEALS
10 South Beach Street
Nantucket, Massachusetts 02554
Map 27 , Parcels 15 and 16 148 Polpis Road
Zoning District: LUG-3 Certificate of Title 12852
Lots 21 and 22,
Land Court Plan 14311-S
At a public hearing of the Nantucket Zoning Board of
Appeals, duly called and held on June 3 , 1994 , at the Town and
County Building , Federal and Broad Streets, Nantucket, at 1 :00
P.M. , the Board made the following decision upon the application
Z T*.N r r1T 2 REALTY TRUST . c/o Reade
of SARAH F. ALGER, Trustee of _r_ _.. _. _ _ _
& Alger Professional Corporation, 6 Young ' s Way, Post Office Box
2669 , Nantucket, Massachusetts 02584 , Board of Appeals File No.
046-94:
1 . The Applicant is seeking a Variance pursuant to
Nantucket Zoning By-Law §139-32A from lot area requirements of
Nantucket Zoning By-Law §139-16A ; Int.,naity Regulations ) of the
By-Law to cure an alleged merger of the Locus with adjacent land.
The Locus contains 32, 682 square feet; required lot area in this
district is 120,000 square feet.
The Premises is located at 148 Polpis Road, Assessor ' s Map 027 ,
Parcels 016 and 015 and are shown as Lots 21 and 22 , on Land
Court Plan 14311-S . There property is zoned Limited Use
General-3.
2. Our decision is based upon the application, and
testimony and materials presented to us at our public hearing .
Certain neighboring property owners expressed opposition to the
granting of a variance. The Planning Board staff failed to make
a recommendation.
3. The Locus is situated within a portion of the Limited
Uoe General - 3 zoning district, by virtue of a vote of Towr.
Meeting on November 15, 1990 ; however, minimum lot area and
ground cover requirements previously applicable in the Limited
Use General - 1 zoning district, in which the Locus was formerly
situated, were expressly continued in effect by vote of Town
Meeting for then-existing lots of record, notwithstanding the
zoning change . The Locus contains 32 , 862 square feet in area,
including Lots 21 and 22 ; the applicant concedes Lots 21 and 22
are merged for zoning purposes. The relevant facts to this
application consist of ownership of the Locus by one Julia K.
Chadwick from July 26, 1976 to December 24, 1986 , while the
adjacent Lot 20 on Land Court Plan 14311-S was owned by Alcon H.
Chadwick and Julia K. Chadwick, husband and wife, as tenants by
the entirety, from August 19 , 1985 to December 24, 1986, and the
adjacent Lot 32 on Land Court Plan 14311-X was owned by Alcon H.
-1-
Chadwick from July 26, 1976 to December 24, 1986. An issue has
been raised that the the ownership of the Locus by Julia K.
Chadwick at a time when she and her husband as tenants by the
entirety owned an adjacent lot, and her husband alone owned
another adjacent lot, have effected a merger because of a
doctrine attributed to the Land Court decision in DiStefano v.
Town of Stoughton, Land Court Miscellaneous Case No. 128307 , LCR
1933 , Volume 1 , Page 42, that adjacent nonconforming lots owned
by spouses are merged to the extent necessary to eliminate or
minimize zoning nonconformities because they are deemed to be
under "common control" .
4. For the reasons articulated in our Harrod decision
(038-94) where we found that one spouse is not in control of the
other spouse, we reject this argument and determine that variance
caller is unnecessary to confirm the status of the Locus as a
,Talird building lot , since no merger has occurred. The Locus
u�u, Burin ;period in question, have been conveyed only by
action of Julia K. Chadwick, acting alone, while the conveyance
of Lot 20 required action of both Alcon H. Chadwick and Julia K.
Chadwick, acting in concert, and Lot 32 could have been conveyed
only by Alcon H. Chadwick, acting alone. Since the action of
different individuals were necessary to make any conveyances of
these parcels, we find that they cannot have merged.
Accordingly, we find that the Locus has not merged with either of
the adjacent lots ( 20 and 32) referenced herein, and is
accordingly protected as a lot of record in separate ownership,
preceding the imposition of zoning requirements which rendered
the Locus nonconforming .
O . where ore, by unanimous vote, the Board denied the
_ sted variance relief on the grounds that it was unnecessary
to confirm the status of the Locus as a pre-existing , lot of
record since no merger has occurred.
'
) �.� 1 f /
(Dated: June 7 , 1994)
-Irle W. ine i
Linda F. Williams
, 1
RECEIVED A ��. / A• >
TOWN CLERK'S OFFICE WI Liam P. Hourihan, Jr./
NANTUCKET, MA 02554
JUN 2 91994 /fin -
nvit: � `'/ �
p \ R bert eichter
CLERK: Zi, 14-o h / `
-2-
kah/50/7,AIN
Zoning Board of Appeals
South Beach Street
Nantucket, Mass. 02554
NOTICE
A Public Hearing of the ZONING BOARD OF APPEALS will be held
at 1: 00 P.M. , Friday, June 3 , 1994, in the Town and County
Building, the Selectmen's Meeting Room, Broad Street, Nantucket,
Massachusetts, on the Application of:
SARAH F. ALGER, TRUSTEE OF ZAIN LOT 21 REALTY TRUST
Board of Appeals File No. 046-94
Applicant is seeking a Variance pursuant to Nantucket Zoning
By-Law §139-32A from lot area requirements of Nantucket Zoning By-
Law §139-16A (Intensity Regulations) of the By-Law to cure an
alleged merger of the Locus with adjacent land. The locus contains
32 , 682 square feet; required lot area in this district is 120, 000
square feet.
The premises is located at 148 Polpis Road, Assessor's Map 027 ,
Parcels 016 and 015 and are shown as Lots 21 and 22 , on Land Court
Plan 14311-S. The property is zoned Limited Use General-3 .
L- (" ' �1, (tu((�
Dal W. Waine, Chairman
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. FOR ASSISTANCE CALL
(508) 228-7215 .
BoA Form 1.-89 NANTUCKET ZONING BOARD OF APPEALS
TOWN AND COUNTY BUILDING Date
NANTUCKET, HA 02554 ��11
CASE No v Q-Q
APPLICATION FOR RELIEF
Owner's name(s) : Sarah F. Alger, Trustee of Zain Lot 21 Realty Trust
Mailing address: Post Office Box 2669, Nantucket, Massachusetts 02584
Applicant's name: Same
4 Mailing address: Same
Location of lot: Assessor's map and parcel• number 027 - 016 and 015
Street address: 148 Polpis Road
Registry Land Ct Plan, Plan Bk & Pg or Plan File 14311-S Lots 21 and 22
Date lot acquired: 12 24 86 Cert. of Title 12852 LUG 3
q --_/ Dood Rof• , Zoning district
Uses on lot - commercial: None x or • MCD?_ 1
•
- number of: dwellings_ duplex_ apartments rental rooms
Building date(s) : all pre-8/72? or vacant land C of 0? N
Building Permit appl'n. Nos.
Case Nos. all BoA applications, lawsuits:
State fully all .zoning relief sought and respective Code sections d
and subsections, specifically what' you propose compared to present Ni,
and what grounds you urge for BoA to make each finding per Section
kl
139-32A x if Variance, 139-30A if a Special Permit (and 139-33A
if to alter or extend a noncoiorming use) . If appeal per 139-3A
&B attach decision or order appealed. OK to attach addendum 4.
Applicant requests a Variance from lot area requirements of §139-16.A. (Intensity
Regulations} of the By-law to cure an alleged merger of the locus with
adjacent land. The locus contains 32,682 square feet; required lot area in this
district is 120,000 square feet, however for lots in existence prior to
ti
November 15, 1990, required lot area is 40,000 square feet. q
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Items enclosed as part of this Application: orderl addendum2 <Fi9 \ 199 . S4 0
Locus map x Site plan ' showing present . +-planned structures S ,C
Floor plans present proposed elevations (HDC approved?
Listings lot area frontage setbacks GCR parking data _
Assessor-certifie3 addressee Tilt 4 sets x ma 1 ni g labels 2 sets z -. p �;. ,.
15200 fee payable to Town. of Nantucket x proof' 'cap' covenant — �,.,f
(If an appeal, ask Town'Clerk to send Bldg Comr record to BoA77-
I certify that the requested information' submitted is substantially
complete and true to the best of my knowledge,' under the pains and
penalties of perju y.
SIGNATURE: Applicant x Attorney/agent
3 (If not owner or owner's attorney, enclose proof of authority)
FOR BoA OFFICE USE L �j�� �
Application copies recd: 4 I.,//or for BoA on / ?" Y
b C.
One copy filed with Town Clerk on 5'/.L /.. 'by complete? V
One copy each to Planning Bd and Building Dept 3/1114 by areA.J
$200 fee check given Town Treasurer
_o`� (/E by waived?
Hearing notice posted_.t(mailed. /J ' I & M /b/ L2 i Hearing(s) on- _/_/ cont'd to_/_/ , /_/ withdrawn?__ /__/
Decision due by_/_/ made_/_/ filed TC_/__/_ mailed_/__/_
See related cases lawsuits other
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BOA Form 2-89
NANTUCKET ZONING BOARD OF APPEALS
TOWN AND COUNTY BUILDING
NANTUCKET, MASSACHUSETTS 02554
ASSESSOR ' S LIST OF PARTIES IN INTEREST
PROPERTY OWNER: Sarah F. Alger, Trustee of Zain Lot 21 Realty Trust
APPLICANT FOR RELIEF (SAME? Yes ) :
ADDRESS OF PROPERTY: 148 Polpis Road
ASSESSOR ' S MAP - PARCEL : 0027-016 ,4- 01-,5- *
LIST OF PARTIES INCLUDING ADDRESSES (OR SEE ATTACHED ) :
I certify that the foregoing (or the attached ' ) lists all
persons, natural or legal, 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 three hundred feet of the property line of Owner ' s
property, as they (and their address) appear on the most recent
applicable tax list [per M.G.L . c.40A, Section 11 and Zoning Code
Chapter 139, Section 139-29D(2 ) ] .
Date Assessorfi Town of Nantucket
*
Note: Applicant (petitioner) should include with the lot for
which zoning relief is sought , any commonly-owned abutting lots
which might become involved in the zoning matter. List map and
parcels for each abutter.
Submitted by Reade & Alger P. C.
Date: April 15 , 1994
Reade & Alger Client : Poole
04/26/94 . TOWN OF NANTUCKET PAGE 1
07:22:47 OWNER'S MAILING ADDRESS LIST MUAS750 7.2
Map Block Lot Owner's/Co-Owner's Name Mailing Address/City State Zip Property Location
0027 0031 HEARD VIRGINIA S PO BOX 448 0010 FULLING MILL RD
NANTUCKET MA 02554
0027 0014 HARTER JANE FAY P.O. BOX 1367 0150 POLPIS RD
NANTUCKET MA 02554
0027 0006 DAVIS JOHN H TR PO BOX 671 0060 SHAWKEMO RD
LAUREL BROOKE FARM REALTY TRUS EAST LONGMEADOW MA 01028
0027 00341 CHADWICK FRANKLIN P 0144 POLPIS RD 0000 POLPIS RD
PO BOX 163 NANTUCKET MA 02554
0027 0033 BORDEN KAREN KELLY 6616 ROYAL OAK CT 0000 POLPIS
TUCKER GA 30084
0027 0032 SMITH GLENORA KELLY FULLING MILL WAY 0000 POLPIS
NANTUCKET MA 02554
0027 00342 TUCKER EDWARD & SANDRA 0041 BLACKBERRY LN 0000 POLPIS RD
_FRAMINGHAM MA 01701
0027 0031 HEARD VIRGINIA S PO BOX 448 0010 FULLING MILL RD
MA 02554'',-, LAJJl G�
0027 0015 ALGER SARAH F TR PO BOX 2669'"' 0000 SHAWKEMO
ZAIN LOT 21 REALTY TRUST NANTUCKET MA 02584
0027 0014 HARTER JANE FAY P.O. BOX 1367 0150 POLPIS RD
NANTUCKET MA 02554
0027 0011 LANDRETH ROBERT E 1600 COUNTRY CLUB DR 0156 POLPIS RD
MIDLAND TX 79701
0044 0009 CHADWICK BRIAN J & CHARLENE A 0140 POLPIS RD 0140 POLPIS RD
NANTUCKET MA 02554
0044 0010 CHADWICK FRANKLIN P & SANDRA M 0144 POLPIS RD 0144 POLPIS RD
PO BOX 163 NANTUCKET MA 02554
0044 0011 DICK STACY S 30 FARNHAM PARK DRIVE 0146 POLPIS RD
HOUSTON TX 77024
0044 00073 CUMBIE STEPHEN MARK & DRUSCILL 8230 LEESBURG PIKE 0141 POLPIS RD
C/O N V COMM STE 500 VIENNA VA 22182
0044 0027 NANTUCKET CONSERVATION FOUND I 0118 CLIFF RD 0143 POLPIS RD
NANTUCKET MA 02554
0044 0008 WITTMANN JOHN C 14 GREENRIDGE CIRCLE 0147 POLPIS RD
NEWTOWN PA 18940
0044 0013 STAMBAUGH BEVERLY T & PHILLIP 0111 HERRICK RD 0153 POLPIS RD
BOXFORD MA 01921
0044 0012 STAMBAUGH PHILLIP F & BEVERLY 0111 HERRICK RD 0151 POLPIS RD
BOXFORD MA 01921
0044 0014 TIMBERS ELIZABETH L 6845 WILLOW WOOD DR 0155 POLPIS RD
UNIT 3071 BOCA RATON FL 33434
NUMBER OF RECORDS = 20