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Home My WebLink About044-04 TOWN OF NANTUCKET BOARD OF APPEALS c::5 ~ NANTUCKET, MASSACHUSETTS ;1)2554 C/J '" LJ -" Date: ~YQm~ 10 LV , 29cey: ;'-,) o 0\ To: Parties in Interest and, Others concerned with the Decision of the BOARD OF APPEALS in the Application of the following: Application No.: 0lfLt--Qt/ Owner/Applicant: €-1{9JY\ ~J~ llrv~e.. o-f2 Cl t'.{:f k:tY19fV' Trr)~1 Enclosed is the Decision of the BOARD OF APPEALS which has this day been filed in the office of the Nantucket ~own 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); ~139-32I (VARIANCES) ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS. NANTUCKET ZONING BOARD OF APPEALS 1 East Chestnut Street Nantucket, Massachusetts 02554 Assessor's Map 32 Parcels 12 and 13 LUG-2 83 Eel Point Road Plan Book 15, Page 10, Lot 3 Plan Book 17, Page 140, Lot4A Deed Ref. 338/11 DEOSION: 1. At a public hearing of the Nantucket Zoning Board of Appeals, on Friday, August 13, 2004, at 1:00 P.M., in the Conference Room in the Town Annex Building, 37 Washington Street, Nantucket, Massachusetts, the Board made the following Decision on the Application (044-04) of ELLEN HARDE, TRUSTEE OF CLIFFHANGER TRUST, with a mailing address of 39 Main Street, PO Box 391, Westford, MA 01886, in connection with property known as 83 Eel Point Road, Nantucket, Massachusetts. 2. Applicant is seeking relief by V ARIANCE under Nantucket Zoning By- law Section 139-16A (Intensity Regulations - front yard setback) in order to reduce the required 35-foot front yard setback to zero feet from Tristram Avenue (an unconstructed paper road) in order to relocate the existing single-family dwelling from a point just south of the north shore coastal dune that is said to have undergone substantial erosion. Applicant is also seeking to relocate/reconstruct a 10' x 12' storage shed within the required 35-foot front yard setback and validate the front stoop of the secondary dwelling that is sited as close as about 31.5 feet from the front yard lot line. The Locus is conforming in all respects other than as noted above. The Premises is located at 83 EEL POINT ROAD, Assessor's Map 32, Parcels 12 and 13, Plan Book 15, Page 10, Lot 3 and Plan Book 17, Page 140, Lot 4A. The property is zoned Limited-Use-General-2. 3. Our Decision is based upon the Application and accompanying materials, plans, photographs, representations and testimony received at our public hearing. The Planning Board made no recommendation, as the matter was not of planning concern. There were no letters on file. The immediate abutter to the west was represented by counsel at the hearing and stated that her clients were in favor of the relocation of the structures. She also expressed her clients' concern about maintaining their access across Applicant's property and the ability to open Tristram A venue should that access evaporate, as it was not formally memorialized. A letter was on file from the Administrator of the Conservation Commission dated July 21, 2004, stating that the Commission "voted to support Ms. Harde's application for a variance..." The letter detailed the erosion rates and the present situation along the north shore coastal dune in the area. 4. Applicant represented that the Locus is situated in the north shore coastal dune area, which had a long documented history of experiencing ongoing severe erosion. The purpose of the Applicant's proposed project was to move the existing single-family dwelling and shed to a location that would be about zero feet from the front yard lot along Tristram A venue in a zoning district that requires a minimum front yard setback of 35 feet. Tristram Avenue is unconstructed at this point and Applicant presented evidence that there were other dwellings along Tristram Avenue that were similarly sited within the 35-foot front yard setback area. Her dwelling, as relocated, would be consistent with the placement of those structures. Applicant also stated that the Board had granted similar relief in the area and for structures that had to relocate into front yard setbacks due to erosion in Siasconset, Surfside and the Cisco Beach areas. Applicant represented that no one used this section of Tristram A venue and all of the properties in the area accessed their properties from Eel Point Road by driveways placed across privately owned lots to the south, either by right of ownership or by informal or formal easements. If the structures were moved to a zero-foot setback there would be no negative impact on the public as there would be no ability to visualize that it was at zero feet given that Tristram Avenue was not constructed and was layed out with a 66-foot width. Addressing the abutters' concerns, Applicant stated that there would still be sufficient room to open a portion of Tristram Avenue should any of the driveways be eliminated. Should the need arise, Applicant may have to reconstruct the shed in its new location as opposed to moving the existing shed. Applicant was also seeking Variance relief to validate the front steps of the secondary dwelling located to the southwest of the primary dwelling. The main portion of the structure was conforming. The front steps encroached on the required 35-foot front yard setback area by about 4.7 feet. The Board expressed concern about this portion of the relief requested and asked that the stairs be relocated to eliminate the need to grant a Variance to validate the intrusion. 5. Based upon the foregoing, the Board finds that the erosion of the north shore coastal dune is a unique soil condition and topography affecting Applicant's land and not affecting the LUG-2 zoning district generally and the possible loss of Applicant's dwelling and accessory structure due to erosion would result in substantial hardship. The Board further finds that relocating the existing dwelling and shed to a point no closer than five feet from the front yard lot line along Tristram Avenue would be in harmony with the general purpose and intent of the Zoning By-law and be consistent with the siting of other structures in the neighborhood, providing a desirable public benefit; in addition, Variance relief may be granted without substantial detriment to the public good and without nullifying or substantially derogating from the intent or purpose of the Zoning By-law. The Board notes that a grant of relief in this case would be consistent with similar relief granted in other decisions related to other properties along the North Bluff and elsewhere on the Island where severe erosion has taken place. 2 6. Accordingly, the Board of Appeals, by a UNANIMOUS vote, the Board GRANTS the requested relief by VARIANCE under Section 139-16A to permit the existing single-family dwelling and shed (whether reconstructed or existing) to be sited within the front yard setback, based upon the following conditions: . (a) The single-family dwelling and shed (attached or unattached to said structure) shall not be sited any closer to the front yard lot line along Tristram A venue than five feet; (b) There shall be no exterior construction related to this particular project between May 15 and September 15 of any given year; (c) The exterior front steps of the secondary dwelling shall be relocated so as not to intrude into the front yard setback area (no relief is 'g-ranted to validate these steps in this Decision); and (d) The structures shall be sited in substantial conformity with the "Site Plan", by Blackwell & Associates, Inc., dated August 19, 2004, signed by the surveyor September 10, 2004, a reduced copy of which is attached hereto as Exhibit A. Dated: September d.3 I 2004 ~awJ' Dale Waine r 3 I I I I I I I I * r ~;r i !t: r 1&'" I "', 1- .-1 r , I OO~ 0: , :z:! ) ::::> : I '5 I O! , (/): I V: 1--, , WI G! l! I~i ~!, " Bi:: OOz :z:: I ~ <( , ~ :z:! 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'............... , ) ....... -~ ~"",......,..... /I.f? \ '~7 I / / co ~ 1C CQ i liii !I ~I I~ ~~ ~ Ii ~ .. i ft of ~ n i;~;,i I !I :~II.~ i I. ~I!i~~~ r Ir~~ 131 nll~~ a 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, AUGUST 13,2004, IN THE CONFERENCE ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the Application ofthe following: ELLEN HARDE, TRUSTEE OF CLIFFHANGER TRUST BOARD OF APPEALS FILE NO. 044-04 Applicant is seeking relief by VARIANCE under Nantucket Zoning By-law Section 139-16A (Intensity Regulations - front yard setback) in order to reduce the required 35-foot front yard setback to zero feet from Tristram Avenue (an unconstructed paper road) in order to relocate the existing single-family dwelling from a point just south of the north shore coastal dune that is said to have undergone substantial erosion. Applicant is also seeking to relocate/reconstruct a 10' x 12' storage shed within the required 35-foot front yard setback and validate the front stoop of the secondary dwelling that is sited as close as about 31.5 feet from the front yard lot line. The Locus is conforming in all respects other than as noted above. The Premises is located at 83 EEL POINT ROAD, Assessor's Map 32, Parcels 12 and 13, Plan Book 15, Page 10, Lot 3 and Plan Book 17, Page 140, Lot 4A. The property is zoned Limited-Use-General-2. N~~~~~--- '< TillS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR FURTHER INFORMATION. d .,._,:.::.. ::-:J - en - :~) - !".) j "..)\ ~ ..... " J . J 1 '} ~::'::I. .;l-, . ..."J NANTUCKET ZONING BOARD OF APPEALS " 1 EAST CHESTNUT STREET NANTUCKET, MA 02554 APPLICATION FOR RELIEF CASE NO.() 4<frOY FEE: $300.00 Owner's name(s):_t;.\ \en "orde J T~e-'" . ~\ \~~a1\~l!.l" 'T~~t:. Mailing address: ~q Mcu(\ ~.\:.c-e ~-\:. , P 0 ~)C. ~'.. \Ne.'!.~C"'d Applicant's name(s): ~e. Mailing address:. ~e 'Locus'address: g ~ E.e..l 9au'\4:. C2.aad. Land Court PlanIPlan Book & PageIPlan File No.: "'" A. Date lot acquired:--1~_ Deed Ref./Cert. of Title: :Uses on Lot- Commercial: None_ Yes (describe) . Residential: Number of dwellings-.JL. Duplex . Apartments . B~ilding Date(s): AU pre-date 7/72? p..r~ ~ AS., ~~~ Qooo Building Permit Nos: ~Q ~-OO Previous Zoning Board Application Nos.: N A. MA. t:)\ CiR'- Assessor's Map/Parcel: ~~/,~: ,~ Lot No.: Zoning District: Rental Rooms . ~l~"'I4~ C of O(s)? ~--"""- J ~ pe.ncl~^, ~&A .ec.,~&cn State below or on a separate addendum specific reli~f sought (Special Permit, Variance, Appeal), Section of the Zoning By.;.law, and supporting details, grounds for grant of relief, listing any existing nonconformities: A \j Af-\\~ Ne.'& ~fCt'l\ ~ ~~on '~'\-\t.A requ; ('e,me.n1:. ~ c.. ~s' ~(1)nt. ~d ~e,\:,'o~ b \) o...\\~ 0('\ e.~( ~\:\ <'C; s ;r.e\e- F~ \~ d.~e.\ \', n~ -lD 'ceo =>o~th o~ ~e. \o.o~~ .O~ 'O~ Go c.o~td d\,,)(\e f>er d; red:,\c:n ~rn Co(,\~e.NO.'4;l d\ Comrn',~~\cn ~t.o.tf Q) pec-m:l a. \O'Il\:J' :')bo~ ~ne.d -m be So' ~~~'~l'\ o~ -t::.~ 4.cooJe t'ne.n.lc.\one.d c.~t::.~ ~('\e ~ o.\\~ the ~(\\:. '$~~ o"\' t:re. ~e.~o~ d.~\'.o~ -to C""et't\~('\ ~\.S' ~r't)m ~e.. ~t"on~ pc"'op~ ",ne. on -r('\~\.rbm A-Je.ntJ& t 0. no\:.. C~~"ctueUd ~ er ro04. 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: ~ ~ .~ Applicant X Attorney/Agent (If not owner or owner's attorney, please enclose proQf f agency to bring this matter before the Board) FOR . OF ICE USE Application received on:_:J-'~~BY: Complete: Need eopies?: ~ \ Filed with Town Clerk:l i7.JJJ 0 Plan ' : Buildin' _ :~ Fee deposited with Town Treasurer:2Jz(Q../Q!jBY: Waiver requested?:~ranted:~~_ Hcaring notiee posted with Town Clerk: :J..l&/2'L Mailed:1-(t!!J i5fI&M: IIL[I 0 f & r:; S I O~ Hearing(s) held on:~_I--: Opened on:-1_'_ Continued to:_I_'_ Withdrawn?:~~_ DECISION DUE BY:_I--1_ Made:_I-1_ Filed wffown Clerk:~_I_ Mailed:_/~_ DECISION APPEALED?: 1 1 SUPERIOR COURT: LAND COURT Form 4/03'03 --- ~~. ~A~oe t>A~i'Q.Q'1"'i I'ott.~ (iIi.\.. 'Pea."'T ao~" LOCUS MAP APPROX. 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I I 0 ~ ~ ~ ~ w i z ~ ..~ I < ZN :;,r;:t;:r;:" '" 0 0 0 0 0' ~ u. z z z ~~ 0 z Iii Iii Iii g~~~~ Iii u::> Q. ::s ::s ::s ::s i:i:.J 2 u;~ .,; " " " " ~ j: UJ ::ii w ..- ..- ~ ..- g ww~~~ 0 0 ~ ue z z ,,~ ~~~~f5 w '" i'i " " " " z. z" l-Oollle5 ~5i ga:~~u ..-::> :::!::::E>(7jO (Q)i.::) @ t)] ~~~~~ 0-_ ~:~ zz~L5c.:: u~ ~:S-a..ct:t:I QJ C\] C'"J l() Q:) ~ k --aI....,,~. ."~~i&Tua ...~~ ,.~~~~~, I o<C, ]~ 1.f~7\ : O~l' Ylt: -t- ;" . J- : .... ... . =. ~_ - ~ E \, ~~I ~~'..... ~~ ./c) ~ ,:~()~~'" ~"I!~ORA1t.~\~'. -..-,'........'~ NANTUCKET CONSERVATION COMMISSION 3 7 WASHINGTON STREET NANTUCKET,1{ASSACHUSETTS02554 TEL (508) 228-7230 . FAX (508) 228-7232 July 21, 2004 Mrs. Nancy Sevrens, Chairman Nantucket Zoning Board of Appeals 1 East Chestnut Street Nantucket, MA 02554 RE: Ellen Harde Application for a Variance at 83 Eel Point Road Dear Mrs. Sevrens: The Nantucket Conservation Commission voted to support Ms. Harde's application for a variance from the zoning bylaw's setback requirements so that she might move her residence as far back as possible from the eroding coastal dune and dune scarp north of Eel Pont Road. As you no doubt are aware, over the past several years, areas along the northern shoreline along Eel Pont Road have experienced steady erosion. One such area is Ms. Harde's lot at 83 Eel Point Road, which has eroded at an annualized rate of one to two feet per year. Ms. Harde has proposed moving her house as far back from the eroding shoreline as possible, thereby placing the structure in the setback to a road layout that exists on paper but not on the ground. The Commission supports this option. The Nantucket Zoning Bylaw, section 139-32, sets out a three-part test wherein circumstances would support the ZBA's grant of a variance from, in this case, the setback requirement. A variance is appropriate upon a finding that (1) "owing to circumstances relating to the soil, shape, or topography of such land or structures and especially affecting such land or structures but not affecting the zoning district in which it is located," (2) a hardship would befall the petitioner, and (3) relief would not detract from the public good or derogate the intent or purpose of the bylaw. The Conservation Commission has significant regulatory experience with the properties along Eel Point Road. In this instance, the Harde property is located within the LUG-2 zoning district, a district that encompasses an area much larger than the eroding coastal shoreline along Eel Point Road. Properties such as Ms. Harde's, which are located on eroding shorelines experience conditions relating to their topography (the configuration t -2- of their surface) shared by few of the other properties within the LUG-2 district. From the Conservation Commission's perspective, the property in question meets the threshold for complying with the first of the three-part zoning variance test. The Conservation Commission's regulatory expertise provides no greater insight into the second and third part of the variance test than that expertise held by the ZBA, and the Commission provides no additional commentary beyond its general support for a variance in this case. If you have any additional comments please feel free to call. 00~ Dirk G. Roggeveen Administrator -~---- ~ ~ @ ~ ---------------~--- ---~~ ! I I ! ~---.....J_~______"_______ ~5~OO. 't' '1"'-"~' '~!VED ~~ c ~~SESSORS t. r i ,'...... Town of Nantucket JUL 1 5 2004 NOF I . , .r..'KET MA ";""':\.."". , ZONING BOARD OF APPEALS LIST OF P ARTlES IN INTEREST IN THE MA TIER OF TIlE PETITION OF PROPERTY.Om!ER....g~..;:-:....~~..~ MAl L TN GAD D RES S. . . . . . .. . . . . . . . . . . .. . .. . .. . : . . . . . .. . . . . . . . . .. . .. . .. .. . . . . . . . . . . . . . . . . .. PROPERTY LOCA TrON......... .~3...... .~... ~.. d?~ . .: 3"~ ~ /;< 9--/3 ASSESSORS MAPfP ARCEL:......... ..~............................................ APPLICANT.... '.... ...... ...... .,. ...... ...... ............. ..... ... ......... ......... ... ...... 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