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HomeMy WebLinkAbout13-17 130 Main Street TOWN OF NANTUCKET BOARD OF APPEALS rat NANTUCKET, MA 02554 °, n0 APPLICATION l - k7 Fee: $450.00 File No. / Owner's name(s): Mark and Elizabeth Norris Mailing address: P.O. Box 3362,Nantucket,MA 02584 Phone Number: unknown E-mail: unknown Applicant's name(s): Mark J.Abate and Pia L. Abate Mailing Address: 138 Lake Drive,Mountain Lakes,NJ 07046 Phone Number: (973)525-4222 E-Mail: mabatePgoodwinlaw.com Locus Address: 130 Main Street Assessor's Map/Parcel: 42.3.3/96.3 Land Court Plan/Plan Book&Page/Plan File No.: 2017-4 Book 1574 Deed Reference/Certificate of Title: Page 327 Zoning District ROH Uses on Lot-Commercial:None x Yes(describe) Residential:Number of dwellings 1 Duplex Apartments Date of Structure(s): all pre-date 7/72 or 2017 Building Permit Numbers: 126-17 Previous Zoning Board Application Numbers: 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: See 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: Owner* SIGNATURE: Applicant/ orne Agent* *If an 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: Filed with Town Clerk:_/_/_Planning Board:_/_/_Building Dept.:_/_/_ Fee deposited with Town Treasurer:_/_/_By:_Waiver requested: Granted: /_/ Hearing notice posted with Town Clerk:_/_/_Mailed: / /_ I&M_/_/_&_/J_Hearing(s)held on:_/_/_Opened on:_/_/_ Continued to: /__/__Withdrawn:_/_/_Decision Due By: /_/__ Made:_/_/_Filed w/Town Clerk:_/_/_Mailed:_/ /_ 2 Fairgrounds Road Nantucket Massachusetts 02554 508-228-7215 telephone 508-228-7298 facsimile Addendum to Application of Mark J. Abate and Pia L. Abate Pursuant to M.G.L. c. 40A, §§ 8 & 15 and Section 139-31 of the Nantucket Zoning Bylaw (the "Bylaw"), applicants Mark J. Abate and Pia L. Abate (the "Abates"), owners of property at 130B Main Street, appeal from the March 24, 2017 decision of Zoning Enforcement Officer Marcus Silverstein denying the Abates' March 13, 2017 request for enforcement of the applicable provisions of the Bylaw with respect to the ongoing construction on abutting property at 130 Main Street (the "Locus"). Portions of the concrete foundation of the house under construction on the Locus intrude about two feet into the required five-foot side-yard setback, thus violating the setback requirement. Under the applicable Bylaw definitions, the foundation is a "structure" as well as a "building" (or part thereof), and may not be located within a "yard." The intruding portions of the foundation are intended to serve as window wells; however there is no exception for window wells in any of the relevant definitions. The intruding portions of the foundation are above the existing grade of the Locus. Attached in support of this appeal are copies of: the Abates' March 13, 2017 request for enforcement (Exhibit A); Mr. Silverstein's March 24, 2017 decision denying enforcement (Exhibit B); an excerpt from the Nantucket Assessor's Map showing the Locus and surrounding properties (Exhibit C); an undated sketch plan depicting the proposed construction on the Locus (Exhibit D); two photos of the intruding portions of the foundation taken on April 9, 2017 (Exhibit E); and the subject Building Permit (Exhibit F). The Abates respectfully request that the Zoning Board of Appeals reverse the Zoning Enforcement Officer's decision, issue an order halting work under the subject Building Permit, and revoke the Building Permit. PIERCE ATWOOD Donald R. Pinto, Jr. 100 Summer Street 22nd Floor, Suite 2250 Boston, MA 02110 617.488.8175 voice 617.824.2020 fax dpinto @pierceatwood.com www.pierceatwood.com March 13, 2017 BY CERTIFIED MAIL, RETURN RECEIPT REQUESTED Marcus Silverstein, Zoning Compliance Coordinator Town of Nantucket Building Department 2 Fairgrounds Road Nantucket, Massachusetts 02554 RE: 130 Main Street, Nantucket, MA Request for Stop Order and Revocation of Building Permit Dear Mr. Silverstein: I represent Mark J. Abate and Pia L. Abate, owners of the residential property known as 130B Main Street. I am writing to you in your capacity as the Town of Nantucket Zoning Enforcement Officer. This request concerns the property known as 130 Main Street ("130 Main"), which is owned by Mark and Elizabeth Norris (copied on this letter) and which abuts my clients' property to the northeast. On January 26, 2017, the Town of Nantucket Building Department issued a building permit for the construction of a four- bedroom house at 130 Main. Pursuant to that building permit a concrete foundation was recently poured, and my clients are informed that in three locations the foundation encroaches by about two feet into the required five-foot side-yard setback on the northwesterly side of 130 Main — a 40% encroachment. The foundation plainly is both a "structure" and a "building" (or part thereof) as defined in the Nantucket Zoning Bylaw, and it does not fall within any of the exceptions to the otherwise applicable setback requirement included in the definition of"yard." Accordingly, in the absence of a variance, the foundation violates the Zoning Bylaw and further construction of a house on top of that foundation must stop. PORTLAND,ME BOSTON,MA EXHIBIT A STOCKHOLM,5E WASHINGTON,DC a Page 2 March 13, 2017 Additionally, though it does not present a zoning issue, I note that the same foundation encroachment also violates a private utility easement that my clients were granted in November, 2016, which is co-extensive with the five-foot side-yard setback area. Both the Town's Deputy Director of Public Works and Sewer Director have considered this issue and have expressed the view that this encroachment is problematic from the standpoint of installation and maintenance of utilities. For these above-described reasons, pursuant to M.G.L. c. 40A, § 7 and § 139-25 of the Nantucket Zoning Bylaw, my clients respectfully request that you enforce the Zoning Bylaw by promptly issuing an order stopping all work at 130 Main and revoking the subject building permit. As you know, under both M.G.L. c. 40A, § 7 and § 139-25 of the Zoning Bylaw, you must respond to this request in writing within 14 days of receipt. Please send your response to me at the above address. Do not hesitate to call me if you have any questions. Very truly yours, Donald R. Pinto, Jr DRP/abh cc: Mark and Elizabeth Norris (by certified mail, return receipt requested) • is �� r - Planning and Land Use Services c ik, March 24, 2017 Pierce Atwood,LLP c/o Donald R.Pinto,Jr. 100 Summer St. 22nd flr.,Ste. 2250 Boston,MA 02110 Dear Mr. Pinto, I have received and reviewed your request for zoning enforcement regarding a possible setback intrusion on the property known as 130 Main St. (Map#42.3.3,Parcel#96.3). Below is/are my finding(s): The portion of the constructed foundation that may be within the required setback area on the northwest of the property consists of two approved window wells.Window wells are I considered in the same vein as retaining walls,which are explicitly exempted from setback requirements.As such,I find no enforceable violation of the zoning bylaw at this time. F If you are aggrieved by this decision,you may file appeal with the Zoning Board of Appeals i withi thirty(30) days of the date of this notice. i Rest -- ull Marcus i verstein Zoning Enforcement Officer Town of Nantucket cc: Steven Cohen Cohen&Cohen Law PC 1 55 f gE F c 2 Fairgrounds Road • Nantucket,MA 02554 • 508-228-7298 facsimile EXHIBIT B . I 4 I 41 I I MI • 1 i Q II 0 • i I I r .1 1 1 i 1 II li II B 1 4 — 41 455 • V III 139 eit .,t 4 ,1 .1/42.3.3 46.1 ' :1141 11 1 I . . , I i • io 4 • 2 1 il - 1 ii I I 1.1° 131 i' 42.3.3 47, , 1 : 129 42.3.3 48 : IX I .,r 1 127 b.,f v-----,_ [Lij Ili 1 II' • • II . r. ..; • , ----- 1 / I cci 42. ;II 1 N sr 1.12,4 123 . , . I *, tr---- - - • - -Ii. . , • . .,1 cc 4 1 - . I, . . . . .I . 1 42.3.3 49 11' Z1 II • a • • . • ' • n i i 125 1 / - i_ i 1 .me' . . . ' ' • • 1 • i . . I i 1 .4. . ,; 41 Pal ( I 144INST • , 1 il . • .: i' '36i • ill , . . „ 411NST i.: Fi ' I 42.3.31E • . --- . MI ' / P — — . 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Box 3362,,Nantucket,MA 02584 PROPERTY LOCATION 130 Main Street ASSESSOR MAP/PARCEL 42.3.3/96.3 SUBMITTED BY Donald Pinto 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 (2). DATE ASSESSOR'S dFFICE TOWN OF NANTUCKET iL .-1 CD 0, . 10 MI • • a a a a H H 0 0 . 0 Hi 03 01 0 aO N O F F F F F F ❑ E E ❑ F a H m m F O m F F m E F ,a .0 F m m m co) m m F a m a m a F F F E F ❑ m 0 0 F F F F Z m F F E F F E m m m m F E. co,. 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Pinto, Jr. 100 Summer Street 22nd Floor, Suite 2250 Boston, MA 02110 April 24, 2017 617.488.8175 voice 617.824.2020 fax BY HAND DELIVERY dpinto @pierceatwood.com www.pierceatwood.corn Catherine Flanagan Stover, Town Clerk Town of Nantucket 16 Broad Street Nantucket, MA 02554 RE: Notice of Appeal Under M.G.L. c. 40A, §§ 8 & 15 and Nantucket Zoning Bylaw Section 139-31 Regarding 130 Main Street Dear Clerk Stover: Please take notice that on this day Mark J. Abate and Pia L. Abate, owners of property at 130B Main Street, have appealed to the Nantucket Zoning Board of Appeals from the March 24, 2017 decision of Zoning Enforcement Officer Marcus Silverstein denying the Abates' March 13, 2017 request for zoning enforcement with respect to the ongoing construction on abutting property at 130 Main Street (the "Locus"). A copy of the Abates' appeal is enclosed. The grounds for this appeal are that portions of the concrete foundation of the house under construction on the Locus intrude about two feet into the required five-foot side-yard setback, thus violating the setback requirement. Under the applicable Zoning Bylaw definitions, the foundation is a "structure" as well as a "building" (or part thereof), and may not be located within a "yard." The intruding portions of the foundation are intended to serve as window wells; however there is no exception for window wells in any of the relevant definitions. The intruding portions of the foundation are above the existing grade of the Locus. Do not hesitate to contact me if you have any questions. Z a Q D Very truly yours, 0?- 9 Donald R. Pinto, Jr. g l•R DRP/abh cc: Marcus Silverstein, Zoning Enforcement Officer Nantucket Zoning Board of Appeals Steven L. Cohen, Esq. PORTLAND,ME BOSTON,MA PORTSMOUTH,NH PROVIDENCE,RI AUGUSTA,ME STOCKHOLM,SE WASHINGTON,DC i a PIERCE ATWOODa_ Donald R. Pinto, Jr. 100 Summer Street 22" Floor, Suite 2250 Boston, MA 02110 617.488.8175 voice 617.824.2020 fax April 24, 2017 dpinto @pierceatwood.com www.pierceatwood.com BY HAND DELIVERY Nantucket Zoning Board of Appeals 2 Fairgrounds Road Nantucket, MA 02554 RE: Appeal Under M.G.L. c. 40A, §§ 8 & 15 and Nantucket Zoning Bylaw Section 139-31 Regarding 130 Main Street Ladies and Gentlemen: Enclosed for filing please find the following in connection with the above- referenced appeal: (1) two copies of completed Application with Addendum and Exhibits A-F; (2) stamped Assessor's copy of abutters list and additional copy; (3) two sets of addressed mailing labels; and (4) filing fee check in the amount of $450. I will also be e-mailing an electronic copy of the Application to Eleanor Antonietti. I would appreciate your date-stamping a copy of this letter and returning it with the person making the delivery. Thank you very much for your assistance. Very truly yours Donald R. Pint , Jr. DRP/abh cc: Town Clerk (by hand delivery) Steven L. Cohen, Esq. (by e-mail) PORTLAND,ME BOSTON,MA PORTSMOUTH,NH PROVIDENCE,RI AUGUSTA,ME STOCKHOLM,SE WASHINGTON,DC s �)) l„ tt 1,is s t 7 .,.. '•.. Ill�•l�741 itl l C ?' Y'f∎' ii c- + i� +• __• ,.' , ,,,,,, •,.7-, -irk A:,i. VAti• I , •-• .,...,,as. , s a�i�i�i�' 1�a :K�►i qj} .+of ice T �^. Illy+ ' CAI I \ a / P' { , • .If/�dt'i.� .. — &_4_S .� "�. { `�!'�' i r � ..--- IN . ij • • t� 3• `i .A. i. 3.i t,r ''T . i Y," 2 [ ice,", f7 _ y _ 1. ' f.," 6 .:'',-,--if,, ..1,--,r ' ':.- F t r.#,= r .� t . { ti tr Y^l 4 r�ry OC S /N, t may i, , : r„ - , J . .f,",.'.'.'.....91,' ,."•,tr-.; 1: ' s , .''.:*•,..1V....,:*:7...''''''' 54 A;I:,-..,WY:Aler...W.:..13.47.:.',...,;;;A -7.,.: 7""°.-...' - '':'"•. " .*4-.-' ,. ..; ��. ,• y . r r • J , �� � EXHIBIT E