HomeMy WebLinkAbout23-17 104 Cliff Roadr1�raTUC��.
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
APPLICATION
Fee: $450.00 File No.l
Owner's name(s): Richard Sears and Tracey Lynn Sears
Mailing address: c/o Reade, Gullicksen, Hanley & Gifford, 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: 104 Cliff Road Assessor's Map /Parcel: 41 -11
Land Court Plan 13328 -D, Lot 4
Deed n e fee- ,nee Certificate of Title 23563 Zoning District Residential -20 (R -20)
Uses on Lot- Commercial: None Yes (describe)
Residential: Number of dwellings One Duplex -- Apartments --
Date of Structure(s): all pre -date 7/72 Yes or
Building Permit Numbers: 15693 - 97;1837 -16
Previous Zoning Board Application Numbers: 030 -97; 028 -00
2 Fairgrounds Road Nantucket Massachusetts 02554
508 - 228 -7215 telephone 508 - 228 -7298 facsimile
F: \WpS \Sears \104 C1iff \Z9A APP for 5- 2017.do
State below or attach a separate addendum of specific special permits or variance relief applying for:
The applicants request a Special Permit under Nantucket Zoning By-
law §139- 33.A(1)(a), based upon a finding that proposed alterations
to the pre- existing, nonconforming structure upon locus will not be
substantially more detrimental to the neighborhood than the existing
nonconforming structure, or in the alternative a finding under §139 -
33.A(1)(b), that the proposed alterations to the structure do not
increase its nonconforming nature and do not create any new
nonconformities. Specifically, the applicants propose to add a
shower, stoop and air conditioning compressor unit within the 30'
front yard setback area from Cliff Road, all as shown upon plans
submitted herewith. The front yard setback of the pre- existing
structure is now about 12.5 feet; none of these alterations will be
closer to Cliff Road and thus will not create any new nonconformity
nor increase any existing nonconformity. The applicants also propose
to move a shed, now encroaching upon front yard setback and (easterly)
side yard setback; the shed, as so moved, will comply with all setback
requirements. The applicants also propose to make certain other
additions and alterations to the dwelling, all of which will comply
with all setbacks and other zoning requirements.
This application is made without prejudice to the position of the
applicants that they are entitled to a finding under §139- 33.A(1)(b)
by the Zoning Administrator, that the proposed alterations to the
structure do not increase its nonconforming nature and do not create
any new nonconformities, which has been requested by the applicants
and has not been acted upon.
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: Richard S rs and Tracey Lynn Sears Owners*
By:
SIGNATURE: / Apphean /Attorney /Agent
Ar hur I. Reade, 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:—/—/— Withdrawn:_ //_ Decision Due By:—/—/—
Made:—/—/— Filed w /Town Clerk:—/—/— Mailed:—/—/—
2 Fairgrounds Road Nantucket Massachusetts 02554
508 - 228 -7215 telephone 508 - 228 -7298 facsimile
F: \WpS \Sears \104 Cliff \zH APP for 8- 2017.do=
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Property Information
Property 4111
ID
Location 104 CUFF RD
Owner SEARS RICHARD & TRACEY LYNN
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 04120/2017
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41 -12
NOTES
1) DENOTES DOES NOT CONFORM TO
CURRENT ZONING REQUIREMENTS
AT nME OF SURD/ 14SION (812JI72)
BUILDING AND LOT CONFORMED WITH
ZONING BYLAW. (SEC. 1,39 -2 LOT-)
2) THIS LOT IS SUBJECT TO AND HAS THE
BENEFIT OF A SPECIAL PERMIT GRANTED BY THE
Z. B. A. AND RECORDED AS L. C. DOC. ,/'76182.
3) PARKING PROVIDED ON PARCEL 41 -12
SEE ACCESS AND PARKING EASEMENT, L.G. DOC. P07534.
CURRENT ZONING: R -20
MINIMUM LOT SIZE: 20,000 S.F.
MINIMUM FRONTAGE: 75 FT.
FRONTYARD SETBACK: 30 FT.
SIDE AND REAR SETBACK: 10 FT.
ALLOWABLE G.C.R.: 12.5% (1,500 S.F. LOT OF RECORD)
EXISTING G.C.R.: 1,320±S.F.
FOR PROPERTY LINE DETERMINATION THIS PLOT PLAN
RELIES ON CURRENT DEEDS AND PLANS OF RECORD,
VERIFIED BY FIELD MEASUREMENTS AS SHOWN HEREON.
THIS PLAN IS NOT REPRESENTED TO BE A TITLE
EXAMINATION OR A RECORDABLE SURVEY.
N.B. 214 -0
N
MULL. LLC
CERT/22554
L 0 T 20, L. CPL. /13328 -L
41 -12.1
EXISTING CONDITIONS PLOT PLAN
IN
NANTUCKET, MASSACHUSETTS
SCALE: 1 " =30' DATE: 9/15/16
DEED REFERENCE:CERT. #23563
PLAN REFERENCE:L.C.PL. #13328 -D
ASSESSOR'S REFERENCE:
MAP: 41 PARCEL: 11
PREPARED FOR:
RICHARD & TRACEY LYNN SEARS
NANTUCKET SURVEYORS LLC
5 WINDY WAY
NANTUCKET, MA. 02554
N -10798
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NOTES
1) DENOTES DOES NOT CONFORM TO
CURRENT ZONING REOUIREMENTS:
AT 77ME OF SUBDIVISION (8123/72)
BUILDING AND LOT CONFORMED WITH
ZONING BYLAW. (SEC 139 -2 LOT -)
2) THIS LOT IS SUBJECT TO AND HAS THE
BENEFIT OF A SPECIAL PERMIT GRANTED BY THE
Z.B.A. AND RECORDED AS L. C. DOC. .076182.
3) PARKING PRO LADED ON PARCEL 41 -12.
SEE ACCESS AND PARKING EASEMENT, L.C. DOC. #107534.
CURRENT ZONING: R -20
MINIMUM LOT SIZE: 20,000 S.F.
MINIMUM FRONTAGE: 75 FT.
FRONTYARD SETBACK: 30 FT.
SIDE AND REAR SETBACK: 10 FT.
ALLOWABLE G.C.R.: 12.5% (1,500 S.F, LOT OF RECORD)
EXISTING G.C.R.: 1,320±S.F.
FOR PROPERTY LINE DETERMINATION THIS PLOT PLAN
RELIES ON CURRENT DEEDS AND PLANS OF RECORD,
VERIFIED BY FIELD MEASUREMENTS AS SHOWN HEREON.
THIS PLAN IS NOT REPRESENTED TO BE A TITLE
EXAMINATION OR A RECORDABLE SURVEY.
N. B. 214 -0
N/F
A(ULL, LtC
CER7./22554
LOT 20, LCPL.113J28-L
4r-12.1
PROPOSED PLOT PLAN
IN
NANTUCKET, MASSACHUSETTS
SCALE:1 " =30' DATE: 9/15/16
DEED REFERENCE :CERT. #23563
PLAN REFERENCE: L.C.PL. #13328 -D
ASSESSOR'S REFERENCE:
MAP: 41 PARCEL: ?1
PREPARED FOR:
RICHARD & TRACEY LYNN SEARS
NANTUCKET SURVEYORS LLC
5 WINDY WAY
NANTUCKET, MA. 02554
N -10798
eOgRDROFgs o
0Z0,, -90R.9 APR2
Town of Nantucket
Zoning Board of Appeals
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
Rt c aid C. ors Jr QC
Sears
PROPERTY OWNER......
MAILING ADDRESS..., c /o.?Reade,.Gullicksenz, Hanley.;& Gifford, LLP
PROPERTY LOCATION... �!! .ff ..KPACI ...........................
ASSESSOR "/PARCEL..4 1... � .. [. ! ......
SUBMITTED BY......... Rgade, 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
(2)•
DATE ASSESSOR'S OFFICE
TOWN OF NANTUCKET
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www.avery.com
1- 800 -GO -AVERY j
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Date: September 1, 2017
To: Parties in Interest and Others concerned with the Decision of
The BOARD OF APPEALS in the Application of the following:
Application No.: 23 -17
Owner /Applicant: RICHARD SEARS and TRACEY LYNN SEARS
Property Description:
104 Cliff Road
41/11
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 Nantucket Superior Court or 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. 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 41, Parcel 11
104 Cliff Road
Residential Twenty (R -20)
nFCTQT(1N-
Certificate of Title No. 23563
Lot 4
Land Court Plan 13328 -D
1. At a public hearing of the Nantucket Zoning Board of Appeals, on Thursday, August 10,
2017, at 1:00 P.M., at 4 Fairgrounds Road, Nantucket, Massachusetts, the Board made the
following decision on the application of RICHARD SEARS and TRACEY LYNN SEARS,
c/o Reade, Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669, Nantucket, Massachusetts
02584, File No. 23 -17:
2. The applicants request permission for alteration of their pre- existing, nonconforming
single - family dwelling by adding an outdoor shower and an air conditioning compressor unit
within the front yard setback of locus. Minimum front yard setback under the Nantucket Zoning
By -law in this Residential -20 (R -20) zoning district is 30 feet. The closest point of the existing
structure to the front lot line along Cliff Road is an enclosed cellar entrance, with front yard
setback of about 12.5 feet; the front wall of the structure is about 16.1 feet from the Cliff Road
lot line. The new compressor is sited between the front wall of the structure and Cliff Road, but
farther from the lot line than the cellar entrance enclosure. The outdoor shower is situated on the
side of the structure, farther from Cliff Road than the front wall. Other changes are entirely
outside the setback areas. The applicants request a Special Permit under By -law §139-33.A for
the alteration of the pre - existing, nonconforming structure as described above. Locus is situated
at 104 Cliff Road, approximately shown on Nantucket Assessor's Map 41, Parcel 11, and
consists of Lot 4 on Land Court Plan 13328 -D.
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. Two letters from abutters in support of the application were received by the
Board; one of these abutters attended the public hearing and spoke in support. No opposition
was received by the Board.
4. As explained by the applicants at the public hearing, although the legal frontage for the
lot comprising locus is on Cliff Road, in fact there is no entrance from Cliff Road; the dwelling
is oriented toward Westmoor Lane, to and from which access is obtained over an easement, and
the Cliff Road side of the house is functionally the rear. There has previously been an air
conditioning compressor within the front yard setback as measured from Cliff Road, not closer to
the front lot line than the cellar entrance enclosure; the new compressor is also not closer to the
front lot line than the cellar entrance enclosure. The applicants explained, as corroborated by the
2
direct abutters, that placing the compressor outside the setback would result in its being highly
visible and audible for one or both of these neighbors, while the Cliff Road side of the house is
screened from the road by a high, dense hedge. Prior conditions upon the site are shown upon an
"Existing Conditions Plot Plan" by Nantucket Surveyors LLC dated September 15, 2015, a copy
of which is attached as Exhibit A; altered conditions are shown upon a "Proposed Plot Plan" also
by Nantucket Surveyors LLC dated September 15, 2015, a copy of which is attached as Exhibit
B.
5. Concern was expressed by Board members as to the status of the cellar entrance
enclosure as demarking the closest point of the structure to the front lot line.
6. Based upon the explanation presented at the public hearing, the Board of Appeals, by
unanimous vote, found that the alteration of the pre- existing, nonconforming dwelling by
placement of the new compressor as shown upon Exhibit B would not be substantially more
detrimental to the neighborhood than the pre- existing conditions, and that the other changes as
shown upon Exhibit B did not create any new nonconformity nor increase any existing
nonconformity, and granted relief by Special Permit under By- law §139 -33.A to approve the
alterations as shown upon Exhibit B; upon the condition that no further alterations may be made
within the area between the actual wall of the house on the Cliff Road side (not the cellar stairs
enclosure) and Cliff Road may be made without further relief from the Board of Appeals.
3
Assessor's Map 41, Parcel 11
104 Cliff Road
Residential Twenty (R -20)
Dated: 12017
Certificate of Title No. 23563
Lot 4
Land Court Plan 13328 -D
n Mc arthy
9.
ichae O'Mara
Kerim Koseatac
COMMONWEALTH OF MASSACHUSETTS
County of Nantucket, ss
On the ' day of, } tl , 2017, before me, the undersigned notary- public,
personally appeared �Gi�• , one of the above -named
1' Y rr ul
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 th goi g i strument voluntarily for the purposes therein expressed.
Official Signature and Seal of Notary Public
My commission expires:
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1"EXHIBIT A"
..
DH CB
fNO. �5 00
LOT 4
Area = 7, 674.tS F.
N/F
FRANCIS X. FARR LL 13& 39 NNIFER SELL
LOT 19, LGPL.113J28 -L
41 -12
NOTFS
1) DENOTFS DOES NOT CONFORM TO
CURRENT ZONING REQUIREMENTS:
AT TIME OF SUBDIVISION (81231-72)
BUILDING AND LOT CONFORMED WTH
ZONING BYLAW. (SEC. 139 -2 "LOT')
2) THIS LOT IS SUBJECT TO AND HAS TT-IE
BENEFIT OF A SPECIAL PERMIT GRANTED BY THE
Z.B.A. AND RECORDED AS L. C. DOC. ,/'76182.
3) PARKING PRO LADED ON PARCEL 41 -12.
SEE ACCESS AND PARKING EASEMENT, L.C. OOC. oFI07534.
CURRENT ZONING: R -20
MINIMUM LOT SIZE: 20,000 S.F.
MINIMUM FRONTAGE: 75 FT.
FRONTYARD SETBACK: 30 FT.
SIDE AND REAR SETBACK: 10 FT.
ALLOWABLE G.C.R.: 12.5% (1,500 S.F. LOT OF RECORD)
EXISTING G.C.R.: 1,320±S.F.
FOR PROPERTY LINE DETERMINATION THIS PLOT PLAN
RELIES ON CURRENT DEEDS AND PLANS OF RECORD,
VERIFIED BY FIELD MEASUREMENTS AS SHOWN HEREON.
THIS PLAN IS NOT REPRESENTED TO BE A TITLE
EXAMINATION OR A RECORDABLE SURVEY.
N. B. 214 -0
N/F
MULL. LL
CER1:122554
LOT 20, L.CPL.IIJ328 -L
41 -12.1
i
r
EXISTING CONDITIONS PLOT PLAN
IN
NANTUCKET, MASSACHUSETTS
SCALE: 1 " =30' DATE: 9/15/16
DEED REFERENCE: CERT. #23563
PLAN REFERENCE: L.C.PL. #13328 -D
ASSESSOR'S REFERENCE:
MAP: 41 PARCEL: 11
PREPARED FOR:
RICHARD & TRACEY LYNN SEARS
NANTUCKET SURVEYORS LLC
5 WINDY WAY
NANTUCKET, MA. 02554
—10798
I"EXHIBIT B"
ROAD
CLIFF �p1N)
Z (PUBLIC ' BAR SEW EAS11074g2• DHCB
o Z j0.0Q0010749P4 FND.
O a (L. C. pd Bk.892.�
V J
N 87.1
OSED µ,k
DHCB * r PR %
p
FND.
DHCB +} '
FND. 30.184! \ / ✓
AC STORY i ' PROPOSED SHOMER1
STOOP
I �D
D j2
G. � 4 f'
� �t SF `tt9
� i
lu �, mod,
J \ I PROPOSED
STOOP w
LOT 4 µ
Area = 7, 674fS. F 100.00'
O I
PARKING EASEMENT
(SEE NOTE 3)
N
FRANCIS X FARRELL & ,.ENN/FER SELL
CER7121339
LOT 19, L.CPL.113328-L
41 -12
NOTES
1) DENOTES DOES NOT CONFORM TO
CURRENT ZONING R£OUIREMENM
A T 77ME OF SUBDI 14510N (8123/72)
BUILDING AND LOT CONFORMED WTH
ZONING BYLAW. (SEC. 139 -2 "LOT')
2) THIS LOT IS SUBJECT TO AND HAS THE
BENEFIT OF A SPECIAL PERMIT GRANTED BY 7NE
Z.B.A. AND RECORDED AS L. C. DOC. 176182.
3) PARKING PRO LADED ON PARCEL 41 -12
SEE ACCESS AND PARKING EASEMENT, L.C. DOC. ,flO7534.
CURRENT ZONING: R -20
MINIMUM LOT SIZE: 20,000 S.F.
MINIMUM FRONTAGE: 75 FT.
FRONTYARD SETBACK: 30 FT.
SIDE AND REAR SETBACK: 10 FT.
ALLOWABLE G.C.R.: 12.5% (1,500 S.F. LOT OF RECORD)
EXISTING G.C.R.: 1,320±S.F.
FOR PROPERTY LINE DETERMINATION THIS PLOT PLAN
RELIES ON CURRENT DEEDS AND PLANS OF RECORD,
VERIFIED BY FIELD MEASUREMENTS AS SHOWN HEREON.
THIS PLAN IS NOT REPRESENTED TO BE A TITLE
EXAMINATION OR A RECORDABLE SURVEY.
N.B.214 -0
0
\tt 5• t
iU- \
PROPOSD
SJ
RECOc
G.0 =B5±SF
(£XEAIPT)
5 p0'
N/F
MULL, LL
CERT.122554
L0T 20. L. CPL. 113.32'5-L
41 -12.1
PROPOSED PLOT PLAN
IN
NANTUCKET, MASSACHUSETTS
SCALE: 1 " =30' DATE: 9/15/16
DEED REFERENCE:CERT. #23563
PLAN REFERENCE: L.C.PL. #13328 —D
ASSESSOR'S REFERENCE:
MAP: 41 PARCEL: 11
PREPARED FOR:
RICHARD & TRACEY LYNN SEARS
NANTUCKET SURVEYORS LLC
5 WINDY WAY
NANTUCKET, MA. 02554
—10