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HomeMy WebLinkAbout036-04 TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: "3 tlV1-t- ~, , 20 CJ'f To: Parties in Interest and. Others concerned with the Decision of the BOARD OF APPEALS in the Application of the fol.lowing: Application No.: 03(0--- () t/. (' OYrJ/p L. (/Yle>h W~:i;) h,n bwner/Applicant: 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 V^RIANCES HAVE A TIME LIMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDING'TO NANTUCKET ZONING BY-LAW ~139-30I (SPECIAL PERMITS); ~139-32I (VARIANCES) I ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS. Assessors Map 41 Parcel 86 R-2 TOWN OF NANTUCKET ZONING BOARD OF APPEALS 1 EAST CHESTNUT STREET NANTUCKET, MASSACHUSETTS 02554 116 Cliff Road Land Court Plan 9455-1, Lot 14 COT 11,497 At a Public Hearing of the Nantucket Zoning Board of Appeals, held at 1:00 P.M., Friday, June 11,2004, in the Conference Room, Town Annex Building, 37 Washington Street, Nantucket, Massachusetts, on the Application ofthe CAROLE 1. MENDELSOHN, of 1330 Valewood Drive, Naples, FL 31449, Board of Appeals File No. 036-04, the Board made the following Decision: 1. Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By- law Section 139-16C(I) in order to reduce the rear yard setback from ten feet to five feet in order to validate the siting of a boat storage structure on a lot that also contains a single-family dwelling. The shed is sited as close as about 5.62 feet from the rear yard lot line in a district that requires a minimum rear yard setback often feet. No expansion of the shed within the required setback is proposed as part of this Application. The Locus is nonconforming as to frontage with the lot accessed by a 20-foot easement from Cliff Road through Conservation Foundation property in a district that requires a minimum frontage of75 feet. The Locus is conforming to size, ground cover, parking and setback requirements other than what is noted above. The Premises is located at 116 CLIFF ROAD, Assessor's Map 41, Parcel 86, Land Court Plan 9455-1, Lot 14. The property is zoned Residential-2. 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, as the matter was not of planning concern. There were no letters on file in favor of or in opposition to the Application. 3. Applicant represented, through counsel, that she was asking the Board to validate the siting of an existing about 16' x 24' square-foot boat storage shed that was constructed under duly issued Building Permit No. 41-86 (the Permit) and inadvertently sited as close as about 5.62 feet from the southerly rear yard lot line, in a district that requires a minimum of a ten-foot side and rear yard setback distance. In the Residential-2 district in which the structure is located, the Board of Appeals may reduce the side and rear yard setback distance from ten to five feet by Special Permit. The Applicant represented that she was seeking only to validate the siting of the structure and not change the use or alter or extend it under this Application. Applicant stated that the structure was protected from enforcement action as more than six years has passed since its construction, but she wanted to clean up all of the outstanding permits on the Locus, that also contained a separate single-family dwelling and pool. There was no apparent explanation for the mis-siting as the Permit application indicated that the proposed setback at the time was to be 30 feet. Applicant represented that it would be difficuh and costly for her to move the structure out of the ten-foot setback area as it was constructed on a slab and it would require constructing a new foundation and moving utilities. The property was surrounded by open Nantucket Conservation Foundation (NCF) property and the structure would seem to have little impact on the area. Applicant represented that the NCF had no concerns with the structure remaining in its present location. 4. Therefore, based upon the foregoing, the Board finds that the reduction in the southerly rear yard setback distance from ten feet to five feet solely to validate the current siting of the boat storage building would be in harmony with the general purpose and intent of the Zoning By-law, would not be substantially more detrimental to the neighborhood than the existing situation, and the burden of correcting the situation substantially outweighs any benefit to an abutter of eliminating the intrusion, particularly as the abutter has expressed no concerns with this structure remaining in its present location. 5. Accordingly, by a vote offour in favor (Sevrens, O'Mara, Loftin, Sanford) and one opposed (Toole), the Board GRANTS the requested reliefby SPECIAL PERMIT under Nantucket Zoning By-law Section 139-16C(l) to validate the siting of the boat storage structure, upon the following conditions: a. Relief is solely for the purpose of validating the current siting of the boat storage structure and there shall be no further expansion or change of use of the structure without further relief from this Board; b. There shall be no further construction within the required ten-foot side and rear yard setback areas without further relief from this Board; and c. The siting of the boat storage structure shall be substantially as shown upon the "As Buih Plot Plan", done by Frank Holdgate, licensed surveyor, dated September 26,2000, a reduced copy of which is attached hereto as Exhibit A. Dated: J '\ \J (A~ J( A ~ \/ ~"1 { Q"7 [11..- Nancy J. Se~ \ r' C'_ . t.. ~ 1 f.:> " Edward Sanford C. Richard Loftin ~Chael~:'\.; Edward S. Toole t'l I t'l :..0 I ~ I ( \ I I I I , . I } , . I ( ~ '- .~ ~- w ~ l);) -v ,.." /62 , 7'7 ~R>/-.Jvvt.fL 0.. \)l S" .j ~ I (j\ 'I \ ~i ) I ~~ I I /J I I I I I I I I \ \ \ .... \ I \ .... I \ '- \ I I i I l LL 9'tss - "' TJ>.,Y-. MAp ZOH,-e:... ' .12--- z 1..i\1"f -r~HTAs-J;:. "7S' 1\\/ "I ",U-A, 2.0 000 ::,f' "" I "t 'f'-v.>'"t' YA#J I 30' ....l"\ lJ:..1.1l.j.5ItE:. ID' Y I'rl-Ji &'I/...s>"-"U/ C6v"-j:. I z.., S- /. ~^i8- )/ .5:l<./.srHi6- 6-f!t>....."'D Cl>II'IC(l_ I%r 1-/4'<01'1 Cr -poo L.. 5.~ /. A...s. 'i>/.Z I ~ ,.. ?l..CT f' ~A H 1,,\ I./"Joirv,,:;~ lv\A . FP R.. c...e-...~OL-~ \..., ~1-n:~v.L-~O~14 sc.~ \"::. ,-/01 '1- Z'-- 00 FRAN. I::... 0 fJ,!)L.il6-A rrr: W"-"'T1::..~,..~a.. "':.-r: NAHr""dq::'T M.A ~. ~ -.0 ..... 1'---- I I ~ C\) -J I Jfr.ltt !:'\ Nl>,.l{n(.cJ::;.t.r U 0\ f=O/.LI-\.D "iT" oM N,'S,P=Wtt-'r 10 "f N c::..Ji:.1'-:r 1../ ~ ~ IJ.C. J-..c... 9~ 5:s.~ ~ ~AJ-trl<..Cf::..i::.T Ca ~~iJ<:,.,TIO"f 1-f5Fit..vATICJ^( r-fl-r OLl I/o{C L.. DT I I ~ Go J..c.. CN5.:?_'30 II{ OJ!> 1=E."lC .E'... ..... \. , "" ,':" lo-j6-lZd,,,\~ j', G- ~ " ~L. .. \G:o'IC' ,'~L.';'l>': :.,,': I AAtrA;;: :> 6) '?Z-/ -:'1" "- ;. -X OL o. e~ Ac.. t ~ l ill 1: \J ~ r ~ Ul " " ~ i- il ,8 s:: I'>t ~ I \)J f1 \0 I \] ~ \" .....- .... ......... I I ( '- \ \ .... ......- .. f -t 1 I ;j}-et:. ~T /'1 CJS:.IlT 1/.1/97 I ---- 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, JUNE 11,2004 in the Conference Room, Town Annex Building, 37 Washington Street, Nantucket, Massachusetts, on the Application of the following: CAROLE L. MENDELSOHN BOARD OF APPEALS FILE NO. 036-04 Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By- law Section 139-16C(l) in order to reduce the rear yard setback from ten feet to five feet in order to validate the siting of a boat storage structure on a lot that also contains a single-family dwelling. The shed is sited as close as about 5.62 feet from the rear yard lot line in a district that requires a minimum rear yard setback of ten feet. No expansion of the shed within the required setback is proposed as part of this Application. The Locus is nonconforming as to frontage with the lot accessed by a 20-foot easement from Cliff Road through Conservation Foundation property in a district that requires a minimum frontage of75 feet. The Locus is conforming to size, ground cover, parking and setback requirements other than what is noted above. The Premises is located at 116 CLIFF ROAD, Assessor's Map 41, Parcel 86, Land Court Plan 9455-1, Lot 14. The property is zoned Residential-2. 0GM~~,ut~ Nancy J. Sevre s harrman THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR FURTHER INFORMATION. NANTUCKET ZONING BOARD OF APPEALS 1 EAST CHESTNUT STREET NANTUCKET, MA 02554 CASE NO. () 3G "" 0 'f FEE: $300.00 APPLICATION FOR RELIEF Owner's name(s): Carole L. Mendelsohn Mailing address:_1330 Valewood Drive, Naples, FL 31449 Applicant's name(s):_Same Mailing address:_Same Locus address: 116 Cliff Road Assessor's Map/Parcel:_ 41/86 Land Court Plan/Plan Book & Page/Plan File No.:_LC PL 9455-1 Date lot acquired: 12_/04_/ 84 Deed Ref./Cert. of Title:_ CT 11497 Uses on Lot - Commercial: None X Yes (describe) Residential: Number of dwellings_l_ Duplex_ Apartments_Rental Rooms Building Date(s): All pre-date 7/72? or_ dwelling pre-dates zoning_C of O(s)? Building Permit Nos:_12881-96, 13498-96,4245-85 Lot No.: 14 Zoning District: R-2 Previous Zoning Board Application Nos.:_None 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: Appellant took out a building permit in 1996 (13498-96) to build a 16' x 24' storage shed. The permit was signed off by the Historic Districts Commission and the final sign off was obtained from the Building Department in 1997. When applicant had the as-built completed it was discovered that the shed was 5.62 feet from the rear property line in the R-2 district which requires a ten foot rear line set back. Applicant seeks a Special Permit pursuant to Ch 139 16C(I). ;c"-) I certify that the information cont ined herein is substantially complete and true to the best of my / knowledge, under the pains and enalties of perjury. 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CP--..'Q....o L""'-- L. .......'iL......~L-~o\.l,i-.\ ......,0' "';-2:6-00 f" L." ;.{ l..c... 9~s'::2 - .:;z:: 4.6r "0/ C~.P-T //'0/'17 t.L M.r....~T' ~ i~ ;: V -L ~ n ~ D-. l..- .~ ,. -:~ .~. .J~ 'r.~" , L E ~02 COO z g ,8 I 1P 5, 00 Town of Nantucket RECEIVED BOARD OF ASSESSORS MAY 0 6 2004 I TOWN OF NANTUCKET, MA ZONING BOARD OF APPEALS LIST OF PARTIES IN INTEREST IN THE MATIER OF THE PETITION OF PROPERTY OwNER....C~..J1..Mrtds~........ . . MAILING ~DDRESS... %.... .G.tt.d4!!<:l.'.r!:. .G.4.~~~ .e.c. PROPERTY LOCATION..... ./1 Cd... ..~If..U.. ................ . . ;:. 4/!~& ASSESSORS MAPIPARCEL:........ ........ .. ...... ... ...... ...... ... .................. APPLICANT...... 0J~.~ :t: Gr.~~t. P~.................... ... SEE ATIACHED PAGES 1 certify that the foregoing is a list of persons who are owners of abutting property, owners of land directl;- opposite on any public or private street or waYi and abutter.s of the abutters and all other land owners within 300 feet of the, property Iirie of owner's property, all as they appear ~n the most recent applicable tax list (M.G.L. c. 40A, Section 11 Zoning Code Chapter 139. Section 139-29D (2) .. ~'4"g~t.t/. DATE' /J -- . t/!~ ~~......;... ASSESSOR'S OFFICE Town of Nantucket '. " t.!l ~::i tI) H ' HE-! ~B ~~ ~ l f< f< f< f< a O)CQ O)fI) .~ ~~~II:!'l~1I:1I: ~ Ii! Ii! Ii! Ii! Ii! Ii! li! li! ~ li! li! Ii! li! Ii! li! II: II: II: ~ ~ II: ~ ~ S A A t t s s t t t tat t t t t t 8 8 8 ; a 8 a ~ ~ ~ H H 0 0 H M H ....; ~ H H H H H ~ ~ ~ u u ~ u 0 ~ t t tl tl ~ ~ tl tl tl tl 8 0 tl tl tl tl tl w ; ; ~ ~ w ~ ~ 5-4 HHl"11f18gltlU')M~fj......CDCO"'CD~ -.-1r--rilP"lI"'4 tIS HHN..... n'l"4.,..t..... (\"IN'I"'4....-.-10 CNN...... ......... ~ U U ...... ..... 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