HomeMy WebLinkAbout096-06
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 0255~
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Date: ~CJ2X(\~ ~9, ~o00
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To: Parties i~ Interest and, Others concerned with the v~
-])eEislondOf the BOARD OFl APPEALS in the Application of the
following:
Owner/Applicant:
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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 Becision must be given
to the Town Clerk so as to be received within such TWENTY
(20) days.' '
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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 9139-301 (SPECIAL PERMITS); 9139-321 (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
2 Fairgrounds Road
Nantucket, Massachusetts 02554
Assessor's Map 30, Parcel 279
82B Cliff Road
Residential-l
Land Court Plan No. 13199-10
Lot 87
Cert. of Title 21,720
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals, commencing on Friday,
November 3, 2006, and continued to and concluded upon Friday, December 8, 2006, at 1:00 P.M., in
the Conference Room, at 2 Fairgrounds Road, Nantucket, Massachusetts, the Board made the
following Decision on the application of KENT J. MURPHY AND LINDA J. MURPHY, of 18
Amelia Drive, Nantucket MA 02554, BOA File No. 096-06:
2. Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-law
Section 139-16C(2). Applicants are asking the Board to validate the unintentional front yard setback
intrusion of the front stoop of the single-family dwelling constructed in 2005. The stoop and steps
are sited as close as about 7.0 feet from the northerly front yard lot line along Cliff Road in a district
that requires a minimum front yard setback of ten feet. Though the front steps were shown on the
plans approved by the Historic District Commission, no allowance was made for them when the
house was located on the site by the licensed surveyor. The Locus is conforming in all other respects
to the dimensional requirements of the Nantucket Zoning By-law.
The Premises is located at 82B CLIFF ROAD, Assessor's Map 30, Parcel 279, Land Court
Plan 13199-10, Lot 87. The property is zoned Residential-I.
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, on the basis that no matters of planning concern were presented. Except for the
presentation by the Applicant and the Applicant's representative, no support or opposition was
presented at the public hearing. There was one letter on file in opposition, expressing concern about
the possible impact on Cliff Road and the proposed bike path.
4. Applicant represented that the dwelling in question is a new structure. Initial plans
showed a stoop at the northerly front door entrance of the single-family dwelling which had been
approved by the Nantucket Historic District Commission ("HDC") in the Certificate of
Appropriateness No. 46,008. A full set of the HDC approved elevations of the structure were
transmitted by the Applicant's representative to the surveyor; these drawings also included a
basement plan and floor plans which showed the foundation wall, but because there was no
basement structure under the front stoop/steps, showed nothing respecting said stoop/steps. As
explained by the surveyor, who attended the hearing on December 8, 2006 on behalf of the
Applicant, his crew proceeded to site the structure by pinning the location of the footings;
apparently, his employees did this on the basis of the basement plan and overlooked the fact that the
accompanying plans showed the stoop/stairs projecting from the dwelling. The Applicant proceeded
in good faith to construct the dwelling upon the foundation as sited by the surveyor, and also
constructed a stoop and entry stairs on the northerly fayade of the dwelling, all as shown upon the
HDC-approved plans which accompanied the building permit application. When a building location
plan was prepared by the surveyor, it showed that the northerly front stoop and steps were sited
about seven feet from the front yard lot line along Cliff Road, with the structure itself being
conforming in all respects, and thus intruded upon the required ten-foot front yard setback by about
three feet. A reduced copy of the "Building Location Plan", as prepared by Weller & Associates,
Inc., dated October 4, 2006, and is attached hereto as Exhibit A.
5. Applicant stated that pursuant to these facts, the Applicant met the threshold criteria for
the granting of special permit relief, in that the intrusion was less than five feet into the setback area
and not within four feet of a lot line. Since the setback violation was in the front yard, toward a
public way, no benefit to an abutter from removing the intrusion was apparent. Applicant also
reasonably relied upon a survey in siting and constructing the house and front stoop. Further, it
appeared that there was no benefit or advantage to the Applicant from the placement of the dwelling
within the setback area, as opposed to meeting the setback requirement and there were mitigating
factors related to the topography of the site and the location of the mounded septic system. Further
Applicant stated that the HDC plans clearly indicated that a front stoop was planned for the structure
and said plans were in the possession of the surveyor at the time the foundation was pinned on site.
6. Based upon the foregoing presentation, the Board of Appeals fmds that the setback
intrusion in this matter was unintentional, not greater than five feet into a setback area and not closer
than four feet to a lot line, that the burden of correcting the intrusion substantially outweighs any
beneflt to an abutter of eliminating the intrusion with Cliff Road being the abutting property to the
northeast, and that the siting of the structure was reasonably based upon a licensed survey as
evidenced by the verbal testimony by the licensed surveyor at the second public hearing and written
documentation in the file.
7. Accordingly, by vote of four in favor (Sevrens, Waine, Toole, Wiley) and one opposed
(Tupper), the Board of Appeals GRANTS the requested relief by SPECIAL PERMIT under
Nantucket Zoning By-law ~ 139-16.C(2), validating the siting of the dwelling, subject to the
following conditions:
(a) The improvements on the lot shall be substantially as shown upon Exhibit A
with a front yard setback of no closer than 7.0 feet from the front yard lot line;
(b) Only the existing dwelling, as shown upon Exhibit A, is hereby validated; no
other construction shall take place in the front yard setback area in the absence
of further relief from the Board of Appeals;
(c) There shall be no further expansion of the structure without further relief from
this Board; and
(d) Applicant has waived the right, as an exclusion from ground cover under the
definition of "Ground Cover" in By-law ~192-2, to construct a shed having a
maximum ground cover of 121 square feet; and
Dated: December j1, 2006
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10/05/200G 10:27
5087750754
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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. NOVEMBER 3. 2006 in the Conference Room, 2
FAIRGROUNDS ROAD, FORMERLY KNOWN AS THE NANTUCKET
ELECTRIC COMPANY BIDLDING, WITH AN ENTRANCE FROM OLD
SOUTH ROAD, FIRST RIGHT AFfER FAIRGROUNDS ROAD COMING
FROM TOWN WITH ENTRANCE FROM THE FRONT OF THE BUILDING,
Nantucket, Massachusetts, on the Application of the following:
KENT J. MURPHY AND LINDA J. MURPHY
BOARD OF APPEALS FILE NO. 096-06
The Applicants are seeking relief by SPECIAL PERMIT under Nantucket
Zoning By-law Section 139-16C(2). Applicants are asking the Board to validate the
unintentional front yard setback intrusion of the front stoop ofthe single-family
dwelling constructed in 2005. The stoop and steps are sited as close as about 7.0 feet
from the northerly front yard lot line along Cliff Road in a district that requires a
minimum front yard setback of ten feet. Though the front steps were shown on the
plans approved by the Historic District Commission, no allowance was made for
them when the house was located on the site by the licensed surveyor. The Locus is
conforming in all other respects to the dimensional requirements ofthe Nantucket
Zoning By-law.
The Premises is located at 82B CLIFF ROAD, Assessor's Map 30, Parcel
279, Land Court Plan 13199-10, Lot 87. The property is zoned Residential-I.
Nancy J. Se
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. 0 Cf.~-dO
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s): k:.eJ..J, J. a LI'
Mailing address: I'i.. kYv'\eX,o... Pr\ve.. No.'(\"'~
Applicant's name(s): K.~ MVJP~
Mailing address: \ Y> A-tvuJ1o... cy,~
Locus address: f3').5 Cl.\tt ~ Assessor's Map/Parcel: 30 ..z.~
Land Court Plan'Plan Book & Page/Plan File No.: I ~ \ 9 '\ ~ \ 0 Lot No.: Sa
Date lot acquired:~ '..L! 0'5 Deed Ref.lCert. of Title: ~ 'J...O Zoning District: R 1-
Uses on Lot-Commercial: None~ Yes (describe)
Residential: Number of dwellings---L-. Duplex_ Apartments Rental Rooms
Building Date(s): All pre-date 7'72? or ;)cW.s-~ ~ C ofO(s)?
Building Permit Nos: LD l..Q.:_05
. ~c!hfL-
Previous Zoning Board Application Nos.:
State below or on a separate addendum specific relief sought (Special Permit, Variance, Appeal), Section of
the Zoning By-law, and supporting details, grounds for grant of relief, listing any existing nonconformities:
C;-ee ~ ~ l~J L.ca:t1-ett.. tft>tM.. ~v.(~0(l ~ ~ \w..pforeAj
f \...~J Do \ \&.~ eN.. s i-K> .....0 {- (__ll~ ~ lVOt. &. .p., (l 9,;s4 f;;'
(ve '^-'''- \_~W( Y"'-":-\-.. \.-~4..J: "5-41"$ -\-<> (e~ . r~
~,or- 5.A..i- 'e.~ . 't Lv. Y p r" -\.i &@ 3 r \ _.J. ~+ ~.,l:::
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I certify that the information contained herein is substantially complete and true to the best of my
knowledge, under the pains penalti of perjury. /
SIGNATURE: APplicant~ Attorney' Agent
(If not owner or own r's orney, se enclose proof of agency to bring this matter before the Board)
FQR~~ QFFICE USE . -------
Application received onJ.4/S':J(/Q By: U~ Complete: Need copies?: ~. ,
Filed with Town Clerk:{Otil1. ~l.nn;ng B... d. 1"--1_ Building Dept.:---' ---'~ u.. - ru.V
~'ee deposited with Town Treasnrer: -.!J JifJJJsy: (RJih Waiver requested?: _Granted: ---' ~-
Hearing notice posted with Town Clerk:/O {'i3 '~Mailed:jD ,.!fiI;1ti.&M~ 0 / tiJ () C!J& (0' Z-li2ofla
Hearing(s) held on:_/_/_ Opened on:~_'_ Continued to:_/_/_ Withdrawn?:_/_/_
DECISION DUE BY:----'_'_ Made:_'_'_ Filed wrrown Clerk:_'----'- Mailed:~~_
LAND COURT
Form 4/03/03
DECISION APPEALED?:_'_'_ SUPERIOR COURT:
1 own 01 NantucKet weD lJl~ - ynntaOle Map
page 1 ot '2
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Prop ID
Address
Owner
Sale Date
Sale Price
Book/Page
Lot Size
30 74.1
84 CLIFF RD
SOULE CHARLES & ELNA
TRS
84 CLIFF ROAD NOMINEE
TRUST
84 CLIFF RD
NANTUCKET, MA 02554
02/25/2002
$0
C0020223
0,28 acres
Town of Nantucket Web GIS
NOT A LEGAL DOCUf\1ENT
For reference
caveats which must be considered
this data are available from
Nantucket GIS Coordinator,
Town of Nantucket, Mass
Map Composed
http://host.appgeo.comlnantucketmalPrintableMap.aspx?Preserve=Width&Map Width=86... 10/16/2006
lOwn 01 NantucKet Web Ul~ - t'nntable Map
Page 1 ot '2
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Prop ID
Address
Owner
30 74.1
84 CLIFF RD
SOULE CHARLES & ELNA
TRS
84 CLIFF ROAD NOMINEE
TRUST
84 CLIFF RD
NANTUCKET, MA 02554
02/25/2002
$0
C0020223
0.28 acres
NOT A LEGAL DOCUf\1ENT
For general reference
caveats which must be considered when
this data are available from the
Nantucket GIS Coordinator
Sale Date
Sale Price
Book/Page
Lot Size
hy r(~wn or
purpose:;
"f own of Nantucket cloes uot
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Town of Nantucket, Mass
Map Composed
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Page 1 ot '2
1 own ot Nantucket Web Ul:-l - t'nntable Map
Town of Nantucket Web GIS
30 74.1
84 CUFF RD
SOULE CHARLES & ELNA
TRS
84 CLIFF ROAD NOMINEE
TRUST
84 CLIFF RD
NANTUCKET, MA 02554
02/25/2002
$0
C0020223
0.28 acres
Prop 1D
Address
Owner
NOT A LEGAL DOCUfvlENT
For reference only:
caveats which mllst be considered
using this data are avaiiable
Nantucket GIS Coordlllator,
Sale Date
Sale Price
Book/Page
Lot Size
Town of Nantucket, Mass
Map Composec
http://host.appgeo.com/nantucketmalPrintableMap.aspx?Preserve= Width&Map Width=4 3... 10/1612006
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Wel1er &: Associates
Baybeny SqllarC - Sll~ 4C
164S FdJIOUlh K4. - P.o. Box 417
CadetViIle, MA 02632.0417
October 1'.2006
To: Town of NantUCket
Zoning Board of Appeals
I East Chestnut SI.
Nantucket, MA 02554
Froro: William Weller
weUcr & AssoCiate$
Re: 82 B Cliff Rd., Nantueket. MA. AM 30, par. 219.
Dear Board Members:
Weller Ie. Associates., the surveyors of record for 82 B Cliff Rd., sited the
on the lot in a way as not to allow for front steps without coaoachiq into the front
~k. Front steps were delineated on the design plans, but not on the pelimiuary
layout plans or the an:hitcct's foundation plan, which wac used to site the dwcDing.
was an oversight on are pan not to provide room within 1he setback for frOftt steps.
lot had a severe pade change of approximately 8 feet frm1 the back to me front of
dwellins which limited the placemcut of die dwelling. We in all hoIlesty were tryioc
keep 1he dwelling lIS far forward as possible, to allow sufticieDt room for me
septic system and a driveway.
We hope that tbis information wiU help clarify the situation.
Pax: (508)775-0754
Phone (SOl) 77 13S
/
Weller & Associates
P.O. Box 417
Centerville MA 02632-0417
(508) 775-0735
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Weller & Associates
Bayberry Square - Suite 4C
1645 Falmouth Rd. - P.O. Box 417
Centervitle, MA 02632-0417
October 4, 2006
To: Town of Nantucket
Zoning Board of Appeals
1 East Chestnut St.
Nantucket, MA 02554
From: William Weller . \ '\P"j J! ) d /7
Weller & Associates ~ It. c... ~ .
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Re: 82 B Cliff Rd., Nantucket, MA, AM 30, par. 279.
Board Members:
Weller & Associates, the surveyors of record for 82 B Cliff Road, sited the house
on the lot in a way as not to allow for front steps without encroaching into the front yard
setback. front steps were not delineated on the design plans that were used to site the
building. Therefore sufficient setback was not provided to allow for front steps to access
the constructed dwelling. as required by the building code.
Fax: (508)775..0754
Phone (508) 77S-0735
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BOAAO OF ASSESSORS
SFP 2 8 2006
10WN OF
~MA
Zoning Board of Appeals
LIST OF PARTIES IN INTEREST IN THE MA ITER OF THE PETffiON OF:
PROPERTYOWNER.........#'~..t::~..2l;~
MAILING ADDRESS.......... ..j;...... .......... ..... 7J~:;;; >. .ZTi.. ...
PROPERTY LOCATION..............;;<...I3...........~iJ<.../IY;(.......
30 - :t19
ASSESSOR MAPIP ARCEL......................... ... .............................................
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APPLICANT..............."".N........................................................................ .
SEE AITACHED PAGES
I certify that the foregoing is a list of 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, all as they appear on the
most recent applicable tax list (M.G.L. c. 40A, Section 11 Zoning Code Chapter 40A
Section 139-29B (2)
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A SESSOR'S OFFICE
Town of Nantucket
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