HomeMy WebLinkAbout033-04
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
J'tXIe ;(J
, 20 0,-/
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
() 'B3-6~
bwner/Applicant: /J1at> 't>~ I< Y(j II;, Tr(jc:.;;7ee-
n-P- ~ T(lJerr-h J - OfY2- r: 111M T rusr
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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.
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); fi139-32I (VARIANCES)
I
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCI<ET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
Assessor's Map 42.4.4, Parcel 54
21 Cliff Road
Residential-1
Plan Book 22, Page 111
Lot 1
Deed, Book 433, Page 8
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, May 14, 2004, at 1:00 P.M., in the
Selectmen's Meeting Room, in the Town Annex Building, 37
Washington Street, Nantucket, Massachusetts, the Board made the
following decision on the application of ALAN D. KROLL, Trustee
of TWENTY-ONE CLIFF TRUST, c/o Reade, Gullicksen, Hanley &
Gifford, LLP, Post Office Box 2669, Nantucket, Massachusetts
02584, File No. 033-04:
2. The Applicant is seeking relief by SPECIAL PERMIT under
Nantucket Zoning By-law ~139-33.A (alteration or extension of a
pre-existing, nonconforming structure). The Applicant proposes
to construct an addition to the existing single-family dwelling
upon the Locus, which is currently nonconforming as to height.
The structure has an average elevation above mean grade of about
36.9 feet, with three of the four sides exceeding 32 feet in
height. The maximum elevation above mean grade permitted under
By-law ~139-17.A is 30 feet, and no one building side may exceed
32 feet in height. The proposed addition would add mass above 30
feet in elevation but the finished height above mean grade, as
computed under the provisions of the By-law, would not increase
and would remain at maximum height of about 36.9 feet. The Locus
and the structure thereon are conforming in all other respects
with applicable zoning requirements, except that a deck and steps
are sited as close as about 0.9 foot from the southerly side lot
line, with the minimum side yard setback in the Residential-1
zoning district being five feet. This setback nonconformity
would not be increased, and all new construction would take place
outside of the required setback areas. The Locus is situated at
21 Cliff Road, Assessor's Map 42.4.4, Parcel 54, is shown in Plan
Book 22, Page 111, as Lot 1, and is situated in a Residential-1
zoning district.
3. Our decision is based upon the application and
accompanying materials, and representations and testimony
received at our public hearing. The Planning Board made no
recommendation, on the basis that no matter of planning concern
was presented. Except for the presentation by the Applicant I s
representatives, there was no support or opposition presented at
the public hearing.
1
4. As presented by the Applicant, the dwelling upon the
Locus pre-exists the Nantucket Zoning By-Iaw's initial adoption
in 1972, and is clearly visible on a 1938 and 1957 aerial
photograph in the Town records, and validated as well as duly
grandfathered by historic information contained in the records at
the Nantucket Historic District Commission office. This structure
exceeds the maximum height requirement of 30 feet under By-law
~139-16.A, and also the provision that no one building side may
exceed 32 feet. The Applicant proposes to make alterations
within the footprint of the structure, certain of which would be
within the portion of the structure, which is above 30 feet in
elevation, and to construct an addition to the rear of the
structure. However, as explained by the Applicant's counsel and
survey consultant, the overall elevation above mean grade,
computed under the By-law would not change and would involve
about 368 square feet of additional space above 30 feet. The
proposed changes have been approved by the Nantucket Historic
District Commission ("HDC") in Certificate of Appropriateness No.
43,537.
5. Based upon the foregoing presentation, the Board of
Appeals, by UNANIMOUS vote, found that the proposed alterations
and extension of the Applicant's dwelling would not be
substantially more detrimental to the neighborhood than the
existing nonconforming condition of the structure, and further by
UNANIMOUS vote, GRANTED relief by SPECIAL PERMIT under Nantucket
Zoning By-law ~139-33.A (4), to authorize the Applicant to make
the proposed changes, subject to the following conditions:
(a) Alterations shall be constructed in substantial
conformity with the plans approved by the HDC under its
Certificate of Appropriateness No. 43,537, as may be amended from
time to time; and
(b) It is acknowledged that this decision relates
solely to the requested relief and expressly does not rule in any
way upon the side yard setback en roachment issue affecting the
dwelling upon the Locus.
Dated: June~, 2004
(
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2
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 of the NANTUCKET ZONING BOARD OF APPEALS will be held at
1:00 P.M., FRIDAY, MAY 14, 2004 in the Conference Room, Town Annex Building,
37 Washington Street, Nantucket, Massachusetts, on the Application ofthe following:
ALAN D. KROLL, AS TRUSTEE OF TWENTY-ONE CLIFF TRUST
BOARD OF APPEALS FILE NO. 033-04
Applicant is seeking a relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33A (alteration/extension ofa pre-existing nonconforming
structure/use). Applicant proposes to construct an addition to the existing single-family
dwelling, which is currently nonconforming as to height. The structure has an average
height above mean grade of about 36.9 feet, with three ofthe four sides exceeding about
32 feet in height. The maximum height permitted under Nantucket Zoning By-law
Section 139-17 A is 30 feet, and no one building side may exceed 32 feet in height. The
proposed addition would add mass above 30 feet in elevation but the finished height
above mean grade would not increase and would remain at about 36.9 feet. The Locus is
conforming in all respects to zoning, except as to side yard setback with a deck and steps
being sited as close as about .90 feet from the southerly side yard lot line in a district that
requires a minimum side yard setback of five feet. This setback nonconformity would not
be increased and all new construction would take place outside of the required setback
areas.
The Premises is located at 21 CLIFF ROAD, Assessor's Map 42.4.4, Parcel 54,
Plan Book 22, Page Ill, Lot No.1. The property is zoned Residential-l.
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THIS NOTICE IS A V AILABLE IN LARGE PRINT ROTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
CASE NO. G3,3 -04
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s): Alan D. Kroll, as Trustee of Twenty-One Cliff Trust
Mailing address: c/o Reade, Gullicksen, Hanley & Gifford, LLP
Applicant's name(s): Same
Mailing address: 6 Youn~'s Way, Post Office Box 2669, Nantucket, Massachusetts 02584
Locus address:
21 Cliff Road
Assessor's Map/Parcel: 42.4.4-54
Land Court Plan!Plan Book & PagelPlan File No.: 22-111
Date lot acquired: 11/1/93 Deed Ref.lCert. of Title: 433-8
Uses on Lot - Commercial: None ~ Yes (describe)
Residential: Number of dwellings~ Duplex_ Apartments _Rental Rooms
Lot No.:
1
Zoning District:
R-l
Building Date(s): All pre-date 7/72?
Building Permit Nos:
Previous Zoning Board Application Nos.:
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:
C of O(s)?
or
The applicant proposes to construct an addition to the existing single-family
dwelling upon the locus, which is a pre-existing structure, nonconforming with the
Nantucket Zoning By-law in that it has average height above average mean grade of
36.9 feet, with three of the four sides exceeding 32 feet in height; maximum height
permitted under By-law ~139-17.A is 30 feet, and no one building side may exceed 32
feet in height. The proposed addition will add mass above 30 feet in elevation;
however, finished height above average mean grade will not increase and will remain
at 36.9 feet. Accordingly, to the extent necessary, the applicant requests a
Special Permit under ~139-33.A(4), for the alteration of the pre-existing,
nonconforming structure. The locus and the structures thereon are conforming in
every other respect, and no new nonconformities will be added nor existing
nonconformities increased.
I certify that the information
knowledge, under the pai
ontained herein is substantially complete and true to the best of my
d penalties of rjury.
L-
SIGNATURE: Applicant Attorney/Agent x
(If not owner or own's attorney, pie se enclose proof of agency to bring this matter before the Board)
FOR ZBA OFFICE USE /
Application received on:~1 I r tDL-By: I (.L< /) Complete: V Need copies?:
Filed with Town Clerk:iO)O/~Ia:lllliIlg Board: I. L Building Depr.:-t--~ LJ1.. 0
Fee deposited with Town Treasnre-#-J3t;J~:~aiver reqncsted?: Granted: 1 1_
Hearing notice posted with Town Clerk:$/~ Mailed:~3Q/~ I&M: </ 1 ~ti12Y & JI (p If:2!L
Hearing(s) held on:_I_I_ Opened on:~_I_ Continued to:_I_I_ Withdrawn?:_I_I_
DECISION DUE BY: 1 1 Made: 1 1 Filed w/Town Clerk: 1 1 Mailed: 1 1
--- --- --- ---
DECISION APPEALED?: 1 1 SUPERIOR COURT: LAND COURT Form 4/03/03
F:\WpK\Kopelman\ZBA APP.doc
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PROfESSIONAL ENGINEERS. REGISTERED LAND SURVEYORS
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CURRENT ZONING CLASSIFICATION:
Residential 1 (R-1)
MINIMUM LOT SIZE:
MINIMUM FRONTAGE:
FRONT YARD SETBACK:
REAR/SIDE SETBACK:
GROUND COVER % :
5000 S.F.
50 FT.
10 FT.
5FT.
30 %
18, 745i:S.F.
SEE PLAN
SEE PLAN
SEE PLAN
9i:%
42.4.4-8
N/F
BROADUS
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WLFI10~ :LF111
EXIS7i G ..
RITAINtN . WALL
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POND ..
PR8fflED : ..
EXPANSION L f{
1 sr+2ND WLFj'i. wLFI5
STORY
PROPOSED
ADDITION
368::tS.F.
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42.4.4-54.2
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42.4.4-70
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42.4.4-56
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NOTE: THE EXISTING STRUCTURE DOES NOT CONFORM TO
THE 30' HEIGHT LIMITATION FOUND IN SEC. 139-17 OF THE
ZONING CODE. SPECIRCALLY SEC. 139-17 A. (1) LIMITS
THE A~GE HEIGHT OF ALL SIDES OF A BUILDING TO
30 FEET. THE A~RAGE HEIGHT OF THE EXISTING HOUSE
IS 36.9 FEET. THREE OF THE FOUR SIDES EXCEED
THE 32' HEIGHT LIMITATION FOUND WITHIN THE SECTION.
THE PROPOSED ADDmON WILL NOT CHANGE THE BUILDING
HEIGHT CALCULATION DUE TO THE CONRGURATlON OF THE
ADDmON AND THE GRADE CONDmONS SPECIRC TO THE SITE.
ORIGINAL SIGNED AND STAMPED COPIES OF THIS PLAN M4Y BE
PHOTOCOPIED BY THE BOARD OF APPEALS OR THE NANTUCKU
COUNTY REGISTRY OF DEEDS FOR RECORDING PURPOSES.
IN CASES OF DISCREPANCIES REGARDING INFORMATION CONTAINED
HEREON AND UNAUTHORIZED PHOTOCOPIES OF THIS PLAN, ONLY
ORIGINAL! Y STAMPED AND ENDORSED COPIES SHALL BE
Plot Plan to Accompany
Board 01 Appeals Application
in
Na,ntucket, Jlassachusetts
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Vcil..1r-'/ 6l!'l, i). dB' - I) ;)../0
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Town of Nantucket
ZONING BQARD OF APPEALS
RECEIVED .
BOARD OF ASSESSORS
DEe 0 4 2003
TOWN OF
NANTUCKET, MA
UST OF PARTIES IN INTEREST [N THE MATTER OF THE PETITION OF
PROPE~TY OWNER. .-..... ~.~ ,~" ..(K~~..U (.Tr.~~ )
MAILrNG ~DDRESS......., ::~." ,~.t!~.......... ............ ...........,,,
PROPERTY LoeA lION........~ .1.. .~.~~:ft:.:e.~... .... ..............",.
ASSESSORS MAPIPARCEL...... ...'j~"~':f.;-::, €~, ,...""., ,. f'" ... ......
APPLICANT.......,.,....~,...~.~-..~~.J~j.T.'G'.[f~
SEE AITACHED PAGES
1 certify that the foregoing is a list of persons who are ownen 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. all as they appear on
the most recent applicable tax list (M.O.t. c. 40A. Section 11 Zoning Code Chapter 139. .
Section l39-29D (2) .
1J.u-,.. .~...:4Jt? 3
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DATE -
ASSESSOR'S OFFICE
Town of Nant\lcket
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