HomeMy WebLinkAbout027-04
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
may S' , 2004
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Owner/Applicant:
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mfJ 7T~y S'MOOP
Application No.:
Enclosed is the Decision of the BOARD OF APPEALS which has
this day been filed in 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 an complaint in 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.
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/lJ(JJ(l ~ J. '. n3p Cha irman
cc: Town Clerk
Planning Board
Building Commissioner
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME
LIMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDING' TO NANTUCKET
ZONING BY-LAW ~139-30I (SPECIAL PERMITS); ~139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
Assessors Map 42.4.4
Parcel 6
R-I
29 Cliff Road
Land Court Plan 1489I-A
COT 20,735
At a Public Hearing of the Nantucket Zoning Board of Appeals, held at 1:00 P.M.,
Friday, April 2, 2004, in the Conference Room, Town Annex Building, 37 Washington
Street, Nantucket, Massachusetts, on the Application of ROBERT L. MOORE, JR. AND
MARY E. MOTTERSHEAD, 3323 P Street, NW, Washington, DC, 20007, Board of
Appeals File No. 027-04, the Board made the following Decision:
1. Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33A (alteration/expansion of a pre-existing nonconforming
structure/use). Applicants propose to construct a new entry porch over an existing patio
area as part of an overall renovation of the structure and conversion from a bed and
breakfast inn to a single-family home. The new porch would be sited as close as about 1.7
feet from the northwesterly side yard lot line, and no closer to that lot line than the
existing structure, which is sited as close as about 1.7 feet from that lot line in a district
that requires minimum side setback distance of five feet. Should the Board fmd that the
following require relief from this Board, Applicants are also seeking the same reliefto
allow the removal and replacement of inset wooden landscaping steps, not attached to the
structure that are located as close as zero feet from the southeasterly side yard lot line,
without coming any closer.
The Premises is located at 29 CLIFF ROAD, Assessor's Map 42.4.4, Parcel 6,
Land Court Plan 1489I-A. The property is zoned Residential-I.
2. The Decision is based upon the Application and the materials submitted with it
and the testimony and evidence presented at the Hearing. The Planning Board made no
recommendation finding that the matter did not present any issues of planning concern.
There were no letters on file from abutters.
3. The Applicants, through their counsel, represented that they were undertaking a
substantial renovation of a single-family structure that was formerly used as an inn (a
nonconforming use in this zoning district). As part of that renovation, they wished to
construct a new side covered entry porch on the westerly front side ofthe structure. The
structure was nonconforming on the northwesterly side as it is sited as close as about 1.7
feet from that side yard lot line in a district that requires a minimum side yard setback of
five feet. The new porch would come no closer to that lot line than the existing structure.
None of the other existing nonconformities would be affected by the porch addition.
Applicant stated that the porch would be constructed substantially on the same location
that a patio had existed since a time prior to the 1972 enactment of the Nantucket Zoning
By-law, and visible on an aerial photograph in the Town records as early as 1938. In
addition, the Applicants wished to remove and replace a set of freestanding landscaping
wooden steps, embedded in the yard, that provided access between two different levels in
the grassy area to the east of the structure, but sited within the southeasterly side yard
setback area. The steps were also visible on the aerial mentioned above. The Nantucket
Historic District Commission had approved the renovations, including the steps and
porch, in Certificate of Appropriateness No. 42,213, with other subsequent Certificates
having been issued for other renovations of the structure not before this Board.
4. Based upon the foregoing, the Board fmds that the construction of a covered
porch as proposed would constitute an increase in the nonconforming massing in the
required setback area and a continuation of the pre-existing nonconforming building line.
However, the Board also finds that said porch addition would not be substantially more
detrimental to the neighborhood, especially in the absence of any neighborhood
comment, than the existing nonconformity. The Board further fmds that the steps in this
instance are landscaping elements and are thus exempt from the provisions of the Zoning
By-law as to setback requirements and no relief from this Board is necessary to replace
them.
5. Accordingly, by a UNANIMOUS vote, the Board GRANTS the requested
SPECIAL PERMIT relief under Nantucket Zoning By-law Section 139-33A to allow the
construction of a new covered entry porch on the westerly side of the front of the
structure without coming any closer to the northwesterly side yard lot line than the
existing structure, upon the following conditions:
a. The alterations/expansion of the structure shall be completed in
substantial conformance with Certificate of Appropriateness No. 42,213
issued by the Nantucket Historic District Commission as it relates
specifically to the porch, as may be amended; and
b. The porch addition shall be constructed in substantially the same location
as the "patio" area shown on the "Mortgage Plot Plan", done by Charles
W. Hart, dated May 16, 2003, a reduced copy of which is attached hereto
as ExhibrrA. d
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ZONING CLASSIFICATION: . ./R.-
I.lIN. AREA: . . . . . . $Opq S,r,r
MIN. FRONTAGE: . . . . . I. ':;'0. J::'/,"
fRONT YARD 5,B.: . . . . . /.0. rr.-
RV.R c!c SIDE S.B.: . . . . . 4".r:r:
GROUND COVER (~): . . .30.%
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I CERTIFY. TO THE BEST Of MY KNOWLEDGE, THAT ~ PRElIlSES
SHOWN ARE. LOCATED IN FLOOD ttWRO ZONE: ."C. . ..DEUNEA-lED
ON fJ.R.I.l. / COMMUNllY PANEL NUl;ABER: 250230-00 J..t..J), BY
THE fEDERAL DtERGENCY IdANAGElJEtfI' AGENCY. EFFECTNE. DATE
Of' t.lAPS: JUNE 3, 1986, AND ),S PERIODICAl.lY RE:VISm.
THIS PLOT PlAN WAS PREPARED F{)R MORTGAGE PURPOSES
ONLY AffD IS NOT TO BE CONSID!RED A f1JU lNSTRlJMENT
SURVrY. TH1S PUN SHOULD NOT BE USED TO ESTABUSH
PROPERrr' UNES, FENCES, ,HEDG.ES OR ANY ANCJlLARY
STRUCTlJRES ON THE PREMISES. THE PROPERrr' LINES SHOWN
RELY ON CURRENT DEEDS AND PLANS OF RECORD.
THIS PLOT PLAN IS. NOT A crRTlFJCATlON AS TO THE nru: OR
OWNERSHIP OF THt PROPERrr' SHOWN. OWNERS Of AOJ01H('NG
PROPERTiES ARE SHOWN ACCORDING TO CURRENT ASSESSOR
RECORDS OF 'THE TOWN OF NANTUCKET.
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MORTGAGE PLOT PLAN
Of LAND IN
NANTUCKET, MASS.
SCALE: ,. = 50 / DATE: MY /~.2a:J.3
Owner: .~.k'/A"A..!-( I,(?{"{.(/,~~ . . . . .
Deed: ~ . /.Z r.l?8. Plon;~,~/mW.-A
Tax Mop: 9,f? Y-.f/.. '7 ". . Locus:;[:'(. c.<./~;;:-.
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CHARLES W. HART & ASSOCI! TES, Inc.
SANFORD BOAT BUILDING
4~ SP ARKS AVENUE
NANTUCKET. MASS. 02'554
(508) 228-8910 H-0'f5'.<
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NOT TO Sf: RECORDED.
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
PHONE 508-228-7215
FAX 508-228-7205
NOTICE
A Public Hearing ofthe NANTUCKET ZONING BOARD OF APPEALS will be held at
1:00 P.M., FRIDAY, APRIL 2, 2004 in the Conference Room, Town Annex Building,
37 Washington Street, Nantucket, Massachusetts, on the Application of the following:
ROBERT L. MOORE, JR. AND MARY E. MOTTERSHEAD
BOARD OF APPEALS FILE NO. 027-04
Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33A (alteration/expansion of a pre-existing nonconforming
structure/use). Applicants propose to construct a new entry porch over an existing patio
area as part of an overall renovation of the structure and conversion from a bed and
breakfast inn to a single-family home. The new porch would be sited as close as about 1.7
feet from the northwesterly side yard lot line, and no closer to that lot line than the
existing structure, which is sited as close as about 1.7 feet from that lot line in a district
that requires minimum side setback distance of five feet. Should the Board find that the
following require relief from this Board, Applicants are also seeking the same relief to
allow the removal and replacement of inset wooden landscaping steps, not attached to the
structure that are located as close as zero feet from the southeasterly side yard lot line,
without coming any closer.
The Premises is located at 29 CLIFF ROAD, Assessor's Map 42.4.4, Parcel 6,
Land Court Plan 14891-A. The property is zoned Residential-I.
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1\ Nancy 1. Sevrens C
TIllS NOTICE IS AVAILABLE IN LARGE PRIN ROTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
APPLICATION FOR RELIEF
CASE No.Oc7-o,/
FEE: $300.00
Owner's name(s): ROBERT L. MOORE, JR. and MARY E. MOTTERSHEAD
Mailing address: 3323 P Street, N.W., Washington, D.C., 20007
Applicant's name(s): same
Mailing address: same
Locus address: 29 Cliff Road
Land Court Plan No.: 14891-A
Date lot acquired:05116/2003
Assessor's Map/Parcel: 4244/006
Cert. of Title: 20735 Zoning District: R-1
Uses on Lot - Commercial: None_X_ Yes (describe)
Residential: Number of dwellings: 1
Building Date(s): All pre-date 7/72? Yes
State below or on a separate addendum specific relief sought (Special Permit, Variance, Appeal), Section of
the Zoning By-law, and supporting details, grounds for grant of relief, listing any existing nonconformities:
Applicants, Robert L. Moore, Jr. and Mary E. Mottershead, request a Special Permit pursuant to Section
139-33A(5) of the By-Law to locate and construct a portion of a new porch within the westerly sideline setback
area without increasing the existing non-conforming setback intrusion and to remove and the reconstruct existing
wooden stairs that are located in the easterly side line setback area. See Addendum "A".
~
I certify that the information contained herein is substantially complete and true t~Jhe best Of my
knowledge, under the pains and penalties of perjury. ~
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Robert L. Moore, Jr. and Mary E. Mottershead ::''0
SIGNATURE~YTheir Attorney, ~, AltOrneY/Agentxx:
Kevin F. Dale, Esqu' e \0
(If not owner or owner's attorn , please enclose proof of agency to bring this matter before the Board)
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Application received O.:J:;-lt/z-Ii(BY: FO~~C~o~~ete: VNeed copies?: \
Filed with Town Clerk:.3.;f{a/E.tPlanlJiJ1g-Bo~ld:~' 1_ Building uept.:_t- ~y: L.t jCto
Fee deposited with Town Treasnrer::3J1iu Or By: JiiiJw aiver requested?: -c---r- Granted: ---! ---! ,
Hearing notice posted with Town Clerk:3.;-&;JtfMailed:3; O/.Q!jI&M:3/8/ ot.f& 3/6!:>i-C'{
Hearing(s) held on:_/~_ Opened on:_/_/_ Continued to:~~_ Withdrawn?:_/_/_
DECISION DUE BY:_/~_ Made:~_/_ Filed w/Town Clerk:_/_/_ Mailed:~~_
DECISION APPEALED?:_/_/_ SUPERIOR COURT: LAND COURT Form 4/03/03
ADDENDUM "A"
Applicants Robert L. Moore, Jr. and Mary E. Mottershead purchased the property at 29
Cliff Road from Erika L. Klauer on May 16, 2003. There is a pre-existing, non-conforming
primary dwelling on the property. The dwelling is non-conforming because a portion ofthe
dwelling is located within the northwesterly five (5') foot sideline setback area (1.7' from the
northwesterly lot line at its closest point) and another portion of the dwelling, and existing
wooden stairs, are located within the southeasterly five (5') foot sideline set back area (1.2' from
the southeasterly lot line at its closest point). In all other respects the property complies with the
zoning intensity regulations for the Residential-l Zoning District.
The property has an area of 10,690 square feet and a ground cover of22.43%. A
minimum lot size of 51 ,000 square feet and a maximum ground cover ratio of 30% are required
in the Residential-1 Zoning District.
Applicants are renovating the house and wish to construct a small porch on the rear,
northwest comer of the house. A portion of the porch will be located in the five (5') foot setback
area, no closer than 1.7' feet from the side lot line. The existing house is located 1.7' from the
side lot line at its closest point. Applicants also wish to remove and replace existing wooden
stairs that are located in the five (5') foot setback area on the southeasterly side of the property.
Applicants request a Special Permit pursuant to Section 139-33A(5) of the By-Law to
permit them to construct the porch and to remove and replace the wooden steps. Each
improvement will not make the existing non-conforming sideline setback intrusions more non-
conforming. The proposed porch will be the same distance from the sideline as the existing
house and the new wooden stairs will replace the old wooden stairs in the same location. These
improvements will enhance the property and be beneficial to the Cliff Road neighborhood.
ZONING CLASSIFICATION: . ./R.-
I.lIN, AREA: . . . . , , $Opq S,/?'
MIN. FRONTAGE: . . . . . I. ':;'0. ~
FRONT YARD S.B.: . . . . . /.0. rr
REAR c!c SIDE S.B.: . . . . . ,::r.~
GROUND COVER (~): . . ..30.%
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I CERTIFY, TO THE BEST OF MY KNOWlEDGE, THAT ~ PREUISES
SHOWN ARE LOCATED IN flOOD HAZARD ZONE: ."C.'. .,DELlNEATED
ON F.l.R.U. / COI.WUNllY PANEL NUMBER: 250230-00 J.J..:l), BY
THE FEDERAl. EIotERGENCY t.lANAGEUENT AGENCY. EFFECTIVE DATE
Of lIAPS: JUNE J, 1986, AND AS PERIODICALLY REVISED.
THIS PLOT PlAN WAS PREPARED FOR MORTGAGE PURPOsrs
ONLY AND IS NOT TO BE CONSIDERED A FULL JNSTRlJMfNT
SURVEY. THIS PLAN SHOULD NOT BE USED TO ESTABLISH
PROPERTY UNES, FENCES. .HEDGES OR AN'( ANCJLLARY
STRUcnJRfS ON THE PREMISES. THE PROPERTY LINES SHOWN
RELY ON CURRENT DEEDS AND PLANS OF RECORD.
THIS PLOT PLAN IS NOT A CERMCATION AS TO THE TITLE OR
OWNERSHIP OF' THE PROPERTY SHOWN. OWNERS Of AOJ01~NG
PROPERTIES ARE SHOWN ACCORDING TO CURRENT ASSESSOR
RECORDS OF' THE TOWN OF NANTUCKET.
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MORTGAGE PLOT PLAN
OF LAND IN
NANTUCKET, MASS.
SCALE: 1" = :50 / DATE: MY /~.2a:7.3
Owner: .~^/A':A. /., 1.(-:G{"'i.6."~~ . . . . .
Deed: ~7;' . /.5:; ~;f?8. Plon;~,~/Y8o/.-A
Tax Map: 7"~ Y-.f/.. -:- ". . Locus: J?'? . (;<./~/!.
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CHARLES W. HART & ASSOCIATES, Inc.
SANFORD BOAT BlnLDrNG
4~ SP ARKS AVENUE
NANTUCKET, MASS. 02554
(508) 228-8910 H-6~.z
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NOT TO BE RECORDED.
TOWN
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COMPILED FROM AERIAL PHOTOGRAPHS. DEEDS.
AND PLANS OF RECORD AND IS NOT TO BE
CONStRUED AS HAVINC SUFFICIENT ACCUR~
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RECEIVED
BOARD OF ASS~Ss~')PS
MAR 0 8 2004
TOWN OF
NANTUCKET, MA
ASSESSOR'S LIST OF PARTIES IN INTEREST //_ / /
~~f L , /4pz;n:.. JIi. ~CI tY~ 6. ~trt=f;S~
PROPERTY OWNER: /1I'llfI-r 7- clef M 1.., KI.I11/f.R.
APPLICANT FOR RELI~ (SAME.. _) : /lDkt,f. L.~,., j ~ ~, f.1d~rsk4c/
Vf ClIFF 1ZMc/ I N~kie+, /14 ~
ASSESSOR'S MAP - PARCEL: i~tflf-'- O~h *
. ~Ca~
Form Y
NANTUCKET ZONING BOARD OF APPEALS
TOWN AND COUNTY BUILDING
NANTUCKET, MA 02554
ADDRESS OF PROPERTY:
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
~roperty line of Owner's property, as they (and their address) appear on
the most recent applicable tax list [per M.G.L. c.40A, ~11 and Zoning Code
Chapter 139, ~139-29D(2)]. ~,
0h~~1 )
Date / I Ass~ssor' s Offic
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.
~~~:~tted by ~~~-::~~Ik.
Client: 1 ~
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