HomeMy WebLinkAbout27-16 5 Kite Hill Laner
TOWN OF NANTUCKET
BOARD OF
NANTUCKET, MA 02554
Fee: $450.00
APPLICATION
town n
Town & County Building
16 Broad St
Nantucket, MA 02564
JUN -14201 /zi_
027,.16
File No.�
Owner's name(s): Kite Hill, LLC
Mailing address: c/o Reade, Gul icksen, Hanley, Gifford & Cohen, LLP
6 Young's Way, Post Office Box 2669, Nantucket, Massachusetts 02584
Phone Number: 508 - 228 -3128 E -Mail: air @readelaw.com
Applicant's name(s): Same
Mailing Address: Same
Phone Number: Same E -Mail: Same
Locus Address: 5 Kite Hill Lane Assessor's Map /Parcel: 42.4.4 -65
Land Court Plan. 15206 -C, Lot D; 15206 -D, Lot 2
Certificate of Title: 26033 Zoning District Residential Old Historic (ROH)
Uses on Lot- Commercial: None Yes (describe)
Residential: Number of dwellings' One Duplex Apartments
Date of Structure(s): all pre -date 7/72 or
Building Permit Numbers:
Previous Zoning Board Application Numbers: 051 -89; 083 -91
2 Fairgrounds Road Nantucket Massachusetts 02554
508 - 228 -7215 telephone 508 - 228 -7298 facsimile
r: \.hared \VpD \Dillard \Kit. 8111 \ZBA App for 7- 2016.do=
State below or attach a separate addendum of specific special permits or variance relief applying for:
See attached addendum.
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: Kite Hill, LLC Owner*
By:
SIGNATURE: / :tkFFj1eaft t /Attorney /Agent
Arthur I. Re de, Jr.
OFFICE USE ONLY
Application received on: _ /_ /_ By: Complete: Need Copies:
Filed with Town Clerk: -/ -/_ Planning Board:–/–/– Building Dept.:, –/_ By:_
Fee deposited with Town Treasurer: –/–/_ By:_ Waiver requested:
Granted:—/—/— Hearing notice posted with Town Clerk: –/–/_ Mailed:_/_/_
I&M_/_/_ &_/_/_ Hearing(s) held on:—/—/— Opened on :_/ —/_
Continued to: _J_/_ Withdrawn:_ /_/_ Decision Due By:_/_/_
Made:—/—/— Filed w /Town Clerk-_/__J_ Mailed:—/—/—
2 Fairgrounds Road Nantucket Massachusetts 02554
508 - 228 -7215 telephone 508 -228 -7298 facsimile
F: \shared \NpD \Di11a d\Hita Hill \LBA App for 7- 2016.doer
ADDENDUM TO APPLICATION BY KITE HILL, LLC,
TO NANTUCKET BOARD OF APPEALS
Locus, which consists of Lot D on Land Court Plan 15206 -C and
Lot 2 on Land Court Plan 15206 -D, includes land on the northerly
side of Kite Hill Lane (sometimes called Sunset Avenue) which is
generally known as 5 Kite Hill Lane, together with the fee in
the entire way known as Kite Hill Lane (extending to Cliff
Road) , and also a strip of land on the southerly side of Kite
Hill Lane, all as part of the same Land Court lot. Lot 2 on
Plan 15206 -D is a small parcel which has been added to and
merged with Lot D, and is not a separate building lot.
The unusual status of locus has been considered by the Board of
Appeals in two previous cases. In 051 -89, the Board granted
Variance relief to enable Lot C on Plan 15206 -C to be conveyed
separately from Lot D, which was then vacant. In 083 -91, the
Board granted Variance relief for Lots C and D, relieving these
lots from the frontage requirement of the Zoning By -law, finding
that Kite Hill Lane did not constitute a "street" within the
meaning of the By -law. Lot D actually fronts upon Cliff Road,
but this frontage is within the limits of the easement or way
known as Kite Hill Lane and does not serve any purpose of
frontage.
Controversies have arisen among the owners of the lots fronting
on Kite Hill Lane, and there have been certain encroachments on
this way which have had an impact upon passage through the way,
as well as issues relating to parking. However, the affected
parties (the applicant, as the owner of Lot D, and the owners of
Lot C and of the unregistered land to the south of the easterly
portion of Kite Hill Lane) have reached a mutually satisfactory
agreement to resolve these issues, as described in this
application.
As part of this settlement, certain parcels are to be carved out
from Lot D and conveyed by the applicant to abutters.
Attached to this application is a plan by Blackwell &
Associates, Inc., in three sheets. Sheet 1 depicts the existing
conditions upon locus and the relevant adjacent parcels (the
"Existing Conditions Plan "). Sheet 2 shows proposed conveyances
by the applicant (the "Conveyance Plan ") . Sheet 3 shows the
proposed conditions upon these parcels if the conveyances are
made as proposed and conveyed parcels are merged as proposed
(the "Proposed Conditions Plan ").
As shown upon the Conveyance Plan, it is proposed that the
applicant's land be divided and disposed of as follows:
• Lot 3 constitutes the remaining portions of Lot D and Lot 2
which will be retained by the applicant after the
conveyance of other parcels, as a single lot.
• Lots 4 and 5 are to be conveyed to the owner of Lot C
(known as 3 Kite Hill Lane) and will be merged with Lot C
by duly- recorded Lot Merger Covenant.
• Lots 6 and 7 are to be conveyed to the owner of the
unregistered land shown as land of Dillard on the
Conveyance Plan (knows as 86 Center Street), and will be
merged with the land of Dillard by duly- recorded Lot Merger
Covenant.
Because the boundary changes of the Lot C property and the
Dillard property will only add land to those lots, the zoning
status of those lots will not be affected, so no relief is
sought for them. As to locus, the practical, usable portion of
the applicant's land will be essentially unaffected. However,
the outlying portions of locus that will be removed and conveyed
to abutters will technically increase certain nonconformities of
locus, and accordingly relief by Variance is sought for those
changes.
Specifically, the conveyance of Lot 4 will result in the side
yard setback of an existing shed upon Lot D being reduced from
about 6.0 feet to about 2.0 feet, with 5 feet being the minimum
side yard setback in this district; however, the setback of the
dwelling upon Lot C will be increased by about 4 feet and will
become conforming. The regularity calculation for Lot D is now
0.297, with 0.55 being the minimum required; the regularity for
the resulting Lot 3 will be 0.198. This calculation includes
all of Kite Hill Lane, however, and the buildable portion of the
lot remains regular in shape.
Accordingly, the applicant requests relief by Variance from the
Intensity Regulations in Nantucket Zoning By -law §139 -16, to
authorize the reconfiguration of the applicant's land as
described herein.
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Property Information #
Property 42.4.4 65�
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Location 5 KITE HILL LN
Owner BOSZHARDT ANDY santi�
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
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J.J
Town of Nantucket
Zoning Board of Appeals
RECEIVED
BOARD OF ASSESSORS
JUN 14 2016
TOWN OF
NANTUCKET, MA
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
PROPERTY OWNER ....{C;-�z N�. �. �. �.. 1- !-G ...........................
MAILING ADDRESS.....c /o Reade, . Gullicksen, Hanle
MAILING Gifford, LLP
PROPERTY -LOCATION ....`.....K. +c. ......1 Lan.e,._..
ASSESSOR MAP/PARCEL 4 .. � ...`{. r .. �O. ca .... .......................:....... .
SITBMITTED BY... , , , , Reade: Gullicksen , Hanley & Gifford, LLP
.......................
SEE ATTACHED PAGES .
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
02—d
TE
ASSESSOR'S OFFI C E
TOWN'OF NANTUCKET
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Nantucket Historical Assn
PO Box 1016
Nantucket, MA 02554
Bula Properties LLC
c/o Bill and Carla Fisher
751 A Portola Street
San Francisco, CA 94129
COPU
Roelof I J Baan etal
Stocklenweg 78
8706 Meilen
Katharine C Stout Trst 17 West Chester St LLC Pin Oak Properties No 1 LLC
Katharine C Stout Trust c/o Wilmington Trust Co — RE Dept c/o Andrew Fellon
PO Box 2233 P O Box 1596 3 Overbrook Rd
Nantucket, MA 02554 Baltimore, MD 21203 Louisville, KY 40207
Alan J & Kathleen M Costa
23A W Chester St
Nantucket, MA 02554
Lisa J Millet & Bradford Tripp Trs
6 Virginia Dr
Lakeville, MA 02347
Robert A & Elaine E Yordan
2 Riverdale Drive
Cromwell, CT 06416
Christopher & Virginia B Rich
c/o EBS Boston
20 Park Plaza # 1014
Boston, MA 02116
Patrick A Healy
2 St John Place
West Port, CT 06880
Brian & Jill Hughes
100 Riverside Blvd Apt 10
New York, NY 10069
21 West Chester St LLC
c/o Girl LLC
4 North Water St
Nantucket, MA 02554
Lucy Fowlkes Breed Tr
Breed W Chester Nom Trust
11 West Chester St
Nantucket, MA 02554
Robert D Joffe
300 West End Ave Apt 13A
New York, NY 10023
William M Moore Jr
P O Box 7012
Siasconset, MA 02564
Carol R IzenTrst
Red Barn Door Nominee Trust
181 Laurel Rd
Chestnut Hill, MA 02467
Dennis & Christine O C Miller
1535 28' St NW
Washington, DC 20007
Joseph A Bosco et al
67 Havenmeyer Road
Irvington, NY 10533
Paul A Zevnik
Croquet Pitch LLC
1111 Pennsylvania Dr N W
Washington, DC 20004
Janice A & Ralph James Trst
Maggie Westchester Trust U
79 Puritan Lane
Swampscott, MA 01907
Shaun J Ruddy Trst
MLR Qualified Per Resd Trust
312 Westoe Rd
Richmond, VA 23229
Millicent K Ruddy Nominee Tr
312 Westoe Road
Richmond, VA 23229
Joanne Leslie & Jonathan Ames etal Elizabeth M Lencyn etal
11 Lower Cross Road 46 Broad Brook Ln
Saddle River, NJ 07458 Stamford, CT 06907
Colette M Abbott Ralph & Janice A James Trs
c/o Chester Smiley LLC Maggie Westchester Trust
41 West Street Ste 800 79 Puritan Ln
Boston, MA 02111
Swampscot, MA 02215
Caroline R Weld James D Featherstonhaugh Trs Jeffrey A Fearon Trst
P 0 Box 1162 99 Pine St Ste 207 7777 Forest Lane # C -700
Nantucket, MA 02554 Albany, NY 12207 Dallas, TX 75230
Sarah A Little
14 Montvale Rd
Wellesley, MA 02481
Joan M Marco Trst etal
19 Revere Ln
Glastonbury, CT 06033
Margaret Pawlowski Trustee
8 Cliff Road Unit #
Nantucket, MA 02554
Margaret A Marino Trst
Southwind Nom Trust
243 North Street # 6
Boston, MA 02113
Ralph B Walter & Sandra L Bowers
382 Central Park West
Apt 19P
New York, NY 10025
Jeffrey S & Diana M Owen
7421 Lynnhurst St
Chevy Chase, MD 20815
Marcia L Balisciano
37 Linver Rd
London Englan
SW63RA
Jacksonville Properties LLC
c/o Cynthia Dareshori
19 Crosswinds Path
Walpole, MA 02081
Frances Karltunen
67 N Centre St
Nantucket, MA 02554
Lucy Fowlkes Breed Tr George R & Barbara Mrkonic
Breed W Chester Nom Trust c/o Goerge R & Barbara M Mrkonic
11 West Chester St Tr
Nantucket, MA 02554 2558 Kent Ridge Ct
Bloomfield Hill, MI 48301
Mons A King Deborah A Wasil
PO Box 235 28 Cliff Rd
Paoli, PA 19301 Nantucket, MA 02554
Bernard B Fink Trst Sawb Corporation
BBF Revocable Trust c/o Robin B Woods
122 Saint Edward Place 137 Five Mile River Rd
Palm Beach Gard, FL 33418 Darien, CT 06820
J Stephen & Daisy M Rapp FHLP LLC
131 Cat Rock Rd 120 Cabot Street
Cos Cob, CT 06807 Chestnut Hill, MA 02467
Cliff Cottage LLC Twenty Cliff Nantucket LLC
51 Westmoreland Place 7 Harcourt Street
St Louis, MO 63108 Boston, MA 02116
Carl M & Susan S Webster Arie L Kopelman Trst etal
1112 Park Ave Apt 15A 625 Park Ave
New York, NY 10128 New York, NY 10065
5 Folger Lane Realty Trust
c/o Rubin & Rudman LLP
50 Rowes Wharf
Boston, MA 02110
Tyler J & Michele L Wolfram
19 Indian Head Rd
Riverside, CT 06878
George Mrkonic Trst
Folger Square Trust
2558 Kent Ridge Court
Bloomfield Hill, MI 48301
Madaket Conservation Land Trus
c/o Kenneth Lindsay
P 0 Box 987
Nantucket, MA 02554
Nantucket Conservation Found I
PO Box 13
Nantucket, MA 02554
Julius Jensen III etal Trs
DRJ Cliff Road Realty Trust
15 Cliff Road
Nantucket, MA 02554
David B & Anna -Karin Dillard Lab Trust Cliff Lodge Inn LLC
c/o Seeta Ross 4200 Massachusetts Av NW 9 Cliff Rd
45 Rockefeller Plz Ste 19 Washington, DC 20016 Nantucket, MA 02554
New York, NY 10111
John N Little & Nancy S Wittenberg
Trustees
158 Woodland Street
Sherborn, MA 01770
Sarah Little Tr
Rosa Rugosa Rty Trust
57 Monsen Rd
Concord, MA 01742
Century House Real Estate Trst
PO Box 603
Nantucket, MA 02554
Benjamin M & Linda B McGrath
1220 Park Ave 11 A
New York, NY 10128
Maureen Dunphy Tr etal
One Kite Hill Ln Realty Trust
330 E 43`d St #605
New York, NY 10017
Aime L Goldberg Trst
Kite Hill Three Realty Trust
841 Worcester Rd
Natick, MA 01760
Nobska Properties LLC etal
c/o Laetitia Friis
1 Sky Lane
Brewster, NY 10509
Marybeth Wise
547 Lake Av
Greenwich, CT 06830
William Wraith IV & Ellen P Jacob,
168 Lees Hill Road
Basking Ridge, NJ 07920
Barbara 0 Dezalduondo etal Trs
c/o Lucille Briance
13 Holland St
London, England
W 84NA
Robert V Matthews
c/o Matthews Ventures LLC
250 Royal Palm Way
Palm Beach, FL 33480
NANTUCKE a'
TOWN CLERK 9 TOWN Li 1. t
; N , 2615 AUG 12 PM 3: 06
9poniait€^ TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: August 12 , 2016
To: Parties in Interest and Others concerned with the Decision of
The BOARD OF APPEALS in the Application of the following:
Application No: 27-16
Current Owner: KITE HILL, LLC
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 .
___22,,---(- _
Eleanor W. Antonietti,
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 42.4.4, Parcel 65 L.C. Plan 15206-C, Lot D;
5 Kite Hill Lane L.C. Plan 15206-D, Lot 2
Residential Old Historic Certificate of Title No. 26033
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals, on Thursday, July 14,
2016, at 12:00 noon, at 4 Fairgrounds Road, Nantucket, Massachusetts, the Board made the
following decision on the application of KITE HILL, LLC, c/o Reade, Gullicksen, Hanley &
Gifford, LLP, Post Office Box 2669,Nantucket, Massachusetts 02584, File No. 27-16:
2. The applicant proposes to change the boundaries of its existing nonconforming lot
(consisting of two merged parcels) in order to convey parcels of land to abutting landowners,
without creating any new lots. Locus is nonconforming as to the regularity calculation under
Nantucket Zoning By-law § 139-16.D, which is 0.297, with 0.55 being the minimum required;
the proposed reconfiguration would leave the remaining portion of locus with a regularity
calculation of 0.198. Side yard setback of an existing shed upon locus would be reduced from
6.0 feet to 2.0 feet; minimum side yard setback in the ROH district is 5 feet under By-law § 139-
16.A. Accordingly, the applicant requests relief by Variance under By-law § 139-32 in order to
accomplish the proposed boundary line changes despite these increased and new
nonconformities. The locus is situated at 5 Kite Hill Lane, Assessor's Parcel 42.44.65, consists
of the land shown on Land Court Plan 15206-C as Lot D and the land shown on Land Court Plan
15206-D as Lot 2, and is situated in the Residential Old Historic ("ROH") zoning district.
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, no matter of planning concern being presented. There was no opposition
presented at the public hearing; one neighbor appeared in support, along with the applicant's
representative.
4. As set forth in the application and explained by the applicant's counsel, the locus
includes land on the northerly side of Kite Hill Lane (sometimes called Sunset Avenue),
containing the dwelling known as 5 Kite Hill Lane; in addition, it includes the fee in the entire
length of Kite Hill Lane, extending out between land of other owners to Cliff Road, and also a
strip of land on the southerly side of Kite Hill Lane. The unusual status of locus has been
considered by the Board of Appeals in two previous cases. In Case No. 051-89, the Board
granted relief to enable Lot C on Plan 15206-C to be conveyed separately from Lot D, which was
2
then vacant. In Case No. 083-91, the Board granted variance relief for Lots C and D, relieving
these lots from the frontage requirement of the By-law, finding that Kite Hill Lane did not
constitute a "street" within the meaning of the By-law. Lot D actually fronts on Cliff Road, but
this frontage is within the easement or way known as Kite Hill Lane and does not serve any
purpose of frontage.
5. We are informed by the applicant's counsel that controversies have arisen among the
owners of the properties abutting Kite Hill Lane, and there have been certain encroachments
upon this way which have had an impact upon free passage, as well as issues relating to parking.
We are further informed that the interested parties (the applicant, the owner of Lot C, and the
owner of the unregistered land lying to the south of the easterly portion of Kite Hill Lane) have
reached a mutually satisfactory agreement to resolve these issues, in connection with which
certain parcels are to be carved out of Lot D and conveyed to abutters. Attached to this decision
as Exhibit A is a copy of a plan by Blackwell & Associates, Inc., in three sheets. Sheet 1 depicts
the existing conditions upon locus and the relevant adjacent parcels (the "Existing Conditions
Plan"). Sheet 2 shows the proposed conveyances by the applicant (the "Conveyance Plan").
Sheet 3 shows the proposed conditions upon these parcels if the conveyances are made and the
conveyed parcels are merged as proposed (the "Proposed Conditions Plan").
6. As shown upon the Conveyance Plan, it is proposed that locus be divided and disposed of
as follows:
(a) Lot 3 constitutes the remaining portions of Lot D and Lot 2, which will be
retained by the applicant as a single lot.
(b) Lots 4 and 5 are to be conveyed to the owner of Lot C (known as 3 Kite
Hill Lane) and will be merged with Lot C by duly-recorded instrument.
(c) Lots 6 and 7 are to be conveyed to the owner of the unregistered land
shown as land of Dillard on the Conveyance Plan (formerly known as 86
Center Street, and now known and numbered as 2 Kite Hill Lane), and
will be merged with the Dillard land by duly recorded instrument.
Because the boundary changes of the 3 Kite Hill Lane and 2 Kite Hill Lane properties will only
add land to those lots, their zoning status will not be affected. As to locus, the practical, usable
portion of locus will essentially be unaffected and is regular in shape; however, the conveyance
of outlying portions of locus to abutters will technically increase the nonconformity in regularity
computation. The conveyance of Lot 4, which will place the shed upon Lot 3 in zoning
nonconformity, will result in the side yard setback of the dwelling upon Lot C becoming
conforming upon the merged 3 Kite Hill Lane property.
3
7. Based upon the unusual history and configuration of locus and the adjacent lots, and in
the light of the neighborhood agreement (as supported by one of the affected neighbors at the
public hearing), the Zoning Board of Appeals, by a MARJORITY vote of four members
(Botticelli, McCarthy, Koseatac and Mondani) in favor, and one (Toole) opposed, made the
finding that owing to circumstances relating to the shape of locus and especially affecting it but
not affecting generally the zoning district in which locus is located, a literal enforcement of the
provisions of the By-law would involve substantial hardship, financial or otherwise, to the
petitioner or appellant, and that requested relief by VARIANCE may be granted without
substantial detriment to the public good and without nullifying or substantially derogating from
the intent or purpose of the By-law, and granted variance relief as requested.
SIGNATURE PAGE TO FOLLOW
4
I-
•
Assessor's Map 42.4.4, Parcel 65 L.C. Plan 15206-C, Lot D;
5 Kite Hill Lane L.C. Plan 15206-D, Lot 2
Residential Old Historic /\,
Certificate of Title No. 26033
Dated: August , 2016 i n
kUlle01
Lisa otticelli'> 4
Kerim Kos- : ac
*EV cCarthi
ic..-1-
es Mondan.
/
A Ii .
T. !rd 7 Toole (opposed)
COMMONWEALTH OF MASSACHUSETTS
Nantucket, ss (_
On the i t day of Autqut61 , 2016, before me, the undersigned notary public,
personally appeared Usa.)6ok{,ce,t(, , one of the above-named members of
the Zoning Board of Nantucket, Massachusetts, personally known to me to be the person whose
name is signed on the preceding document, and acknowledged that he/she signed the foregoing
instrument voluntarily for the purposes therein expressed.
/
/4,6,) . / , .
?Ss J,c' STRANG
Notar Public: ,
nary Public
My Commission Expires: '
xpires: ;' massacnuse tS
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