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Home My WebLink About093-06 TOWN .OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: 0'0<1"\ U 0.'1 1'1 , 200? To: Parties in Interest and. Others concerned with the -])eCrsTon-Of the BOARD OJ.fj APPEALS in the Application of the following: Appl ica tion No.: 0 ~ 3 -(J~ ~ner/APPlicant: ~~e - H. 'bUl5 CfY\&&"~5()o{JJ.fttUt~ , n.J ~ fe e [; of' JQ ~ f+ lr€O () e- rR Tfnoma g G- .0Jorj) Ctnce (' G-.~ DW crvr-1€es {' }' ~RT I )/ - OJr'enderj m~c'f- f?v Enclosed is the Decision 0 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 com~laint and certified copy of the Becision must be given to the Town Clerk so as to be received within such TWENTY (20) days. . ~Vb2~ ~~\J~ !Uo nc..~ . Iewe ~) Chairman 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 g139-301 (SPECIAL PERMITS); 0139-321 (VARIANCES) ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS. TOWN OF NANTUCKET ZONING BOARD OF APPEALS 2 FAIRGROUNDS ROAD NANTUCKET, MASSACHUSETTS 02554 Assessors Map 30 Parcels 54 and 54.1 R-1 7 and 9 J efferson Avenue Plan File No. 49-G, Lots 1 and 2 Deed Ref. 517/193 and 199 At a Public Hearing ofthe Nantucket Zoning Board of Appeals, at 1 :00 P.M., Friday, October 13, 2006, continued to December 8, 2006 meeting after opening for further information, and then continued without further discussion to the January 5, 2007 meeting, at which time this Decision was rendered; in the Conference Room, 2 Fairgrounds Road, Nantucket, Massachusetts, on the Application ofthe GEORGE H. DAVIS AND EMILY SNOW DAVIS, TRUSTEES OF JEFFERSON AVENUE REALTY TRUST, of529 Chandler Lane, Villanova, PA 19085; THOMAS G. SNOW AND VALERIE G. SNOW, TRUSEES OF BUG LIGHT REALTY TRUST, OWNERS, of 52 Starr Ridge Road, Needham, MA 02492; AND FOR CAMILLA WARRENDER, CONTRACT PURCHASER, of PO Box 3421, Nantucket, MA 02584, Board of Appeals File No. 093-06, the Board made the following Decision: 1. Applicant (Warrender) is seeking relief by VARIANCE under Nantucket Zoning By-law Section 139-16A (Intensity Regulations - front yard setback). Applicant proposes to construct a single-family dwelling on the lot. The vacant lot is conforming as to lot size and frontage. However, due to the presence of substantial wetlands on the property and the need to meet the 50-foot wetland buffer, Applicant proposes to site the house as close as about 2.3 feet from the front yard lot line along Jefferson Avenue rather than at the minimum required for this district of ten feet. The structure would meet side and rear yard setback and ground cover requirements. The Premises is located at 7 AND 9 JEFFERSON AVENUE, Assessor's Map 30, Parcels 54 and 54.1, Plan File No. 49-G, Lots 1 and 2. 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, as there were no issues of planning concern. There were four letters on file in opposition submitted by abutters, who expressed concerns about the placement of the dwelling within the required ten-foot front yard setback area and thus not in context with the placement of surrounding houses. Letters also expressed concerns about establishment of a negative precedent for the area should relief be granted and possible flooding on neighboring properties from any construction on the site. Legal counsel, representing the abutter to the west across J efferson Avenue, was present to speak against the grant of variance relief. Counsel stated that there were no grounds upon which to base a grant of variance relief and that the hardship was ofthe Applicant's own making, given that there was the ability to construct a conforming smaller dwelling that would meet all Zoning By-law setback requirements as well as wetland setback distance requirements, particularly as the lot was vacant. Counsel for the owners of the Premises (Davis/Snow) was present and spoke in favor of the Application. 3. Applicant, through counsel, represented that the property is a conforming vacant lot in all respects, having about 16,159 square feet of lot area in a district that requires a minimum lot size of 5,000 square feet. The lot also exceeds the minimum frontage required of 50 feet, having about 118 feet along Jefferson Avenue. Applicant proposes to construct an about 1,120 square-foot single-family dwelling on the property, originally proposed to be sited as close as about 2'3" from the front yard lot line, rather than the required minimum of ten feet. In response to Board concerns expressed at the last meeting public testimony was taken, Applicant moved the house back so as to be sited as close as about 3' 4.5". Applicant stated that a portion ofthe dwelling, constituting about 320 square feet, would be situated within the required setback area. The dwelling would be conforming in all other respects. Applicant stated that the building envelope on the lot was negatively impacted by the presence of a substantial wetland area on the rear portion ofthe property. In order to maintain at least a fifty-foot setback distance from the edge of the wetland area, Applicant needed to place the proposed house within the required front yard setback area. Applicant represented that the proposal had been proceeding through the public hearing process before the Nantucket Conservation Commission when she was asked to seek variance relief from this Board prior to any waivers being granted by the Commission. Applicant further stated that the house was of a modest size and substantially less than the 30% allowed in this zoning district. 4. Board Members expressed concern about siting a structure so close to Jefferson A venue and felt that there was an ability to downsize the structure in order not to require relief. Therefore, based upon the foregoing, the Board finds that to allow intrusion into the required front yard setback area by a grant of variance relief would be inappropriate and absent compelling testimony to the contrary, the situation would seem to be of the Applicant's own making, a self-inflicted wound. The Board also finds that, while there are significant wetland areas affecting this lot, there are insufficient grounds to support a grant of Variance relief as there is a building envelope available to the Applicant within which a dwelling could be constructed that would be conforming as to Zoning By-law requirements and any grant of variance relief would possibly set a negative precedent. 5. Accordingly, upon a motion duly made and seconded to grant the requested relief by Variance under Nantucket Zoning By-law Section 139-l6A with a five-foot front yard setback, there was one vote in favor (Waine), and four votes in opposition (Sevrens, Koseatac, Wiley, Tupper). A second motion was made and seconded to grant the relief requested with a front yard setback distance of as close as about 2' 3" by Variance under Nantucket Zoning By-law Section 139-16A, there were no votes in favor and five votes in opposition (Sevrens, Waine, Koseatac, Wiley, Tupper). Therefore, relief is hereby DENIED. Dated: January It{, 2007 D~ewmn~__ ~ ~ '-~ Kerim Koseatac ---- d "" c' ~S::: C- :::. 2 :t..:' f- ...... co U 1'0 ~ Lv 6~89 !,ortn NANTUCKET ~ONJ:NG BO).1U) OF lo.P1?EJ\LB TOWN >>ID COUll'rY BUILDUIG NNn'OcKB'r,HA 02554 File No. .:1i2-00 ~sse$sor's Parcel THIS l\.GREEMEN'l' "00 EX'l'END <IHE TIME LDfiT FOR THE BOARD OF APPEALS TO'lQKE A DECISION: (or t.o hold a publ ic he.aril'\g or take other ac~~?n~\co ce~~ the APplication of~ ~ wa,lf€fldv /" pursuant to the p,ro~~s~ons of the Acts of 1981, Cbapter 498, a11\endin~ the state Zonin9 Act, Cbapte):' 40~ of_ the . -ltassaobus~ttS-.GEU:leJ;'a). La1lfS~ APplioant(sl/l'e'titLon,r(s) and the Board of APpeals'he.l:eby agree to ex~end the tilne.li1P.it _ for a public .hearing ~ on the App~icati:on, or . for a decision ~.. of tlie. Board, or . - . - . for any' other action '. ... -by the BoarO: I (wb<<:thU' sucn Appli.;C?ation. is an ap~~1: _ frol!1 ~he . decl-si.on of anf 'ad:i1ini.strative Off1.CUL1,~petl.t1.on fo~ 'a spec~al Pet:JD,3.t, ~, - or .for ~ 'Vari~rice , or tor 'any -- eJC:te~:Lon _' moQj.ficat;:i.o~ _,. or' renewa __ thereof) . ..,dlll .. to the NEW 'rIME LpnT of lUidn,iqht on Ii m Qt.' put not ear~ier t.han a time lilnit setD1 statute 0 . The ,Applicant(S), or the att.oPleY ~' or aCIent ' , "pp1icant(S) representAld to be du1Y iuthor,zed to a<>t io tb~S .....tter _ r "PP1icant(sl, in e"ecUtit)~ tbl.s Agreement wa~ves 'an r~qhts Und~r the Nantuc~t zon~n9 Bylaw and the state Z ~nq Act, as a1l\ended, to. the extentl but only to the. e nt, 'inconsi,stent with t.his Agreement. S} ({hIt. t ~ FOR 'ritE BOARD Ot-:~~ Effec~t'll !~ {joY J>gre_nt cc: Town c~~rk planning- Boa~d' Building Co~issioner A9re~ent filed in the office of the Town Clerk: o~tJI~O(p Town ClerK ,"d SO~I.-aZ2-BOS $lIIe~ {t HI' epUl' ~lt:Ol 90 l.0 ~aa : ~ . ~1a(;98ll8e9 ~~:ll 900l1L0/l1 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. OCTOBER 13.2006 in the Conference R~om, 2 FAIRGROUNDS ROAD, FORMERLY KNOWN AS THE NANTUCKET ELECTRIC COMPANY BUILDING, WITH AN ENTRANCE FROM OLD SOUTH ROAD, FIRST RIGHT AFTER FAIRGROUNDS ROAD COMING FROM TOWN WITH ENTRANCE FROM THE FRONT OF THE BUILDING, Nantucket, Massachusetts, on the Application of the following: GEORGE H. DAVIS AND EMILY SNOW DAVIS, TRUSTEES OF JEFFERSON AVENUE REALTY TRUST AND THOMAS G. SNOW AND VALERIE G. SNOW, TRUSEES OF BUG LIGHT REALTY TRUST, OWNERS; AND FOR CAMILLA W ARRENDER, CONTRACT PURCHASER BOARD OF APPEALS FILE NO. 093-06 Applicant is seeking reliefby VARIANCE under Nantucket Zoning By-law Section 139-I6A (Intensity Regulations - front yard setback). Applicant (Warrender) proposes to construct a single-family dwelling on the lot. The vacant lot is conforming as to lot size and frontage. However, due to the presence of substantial wetlands on the property and the need to meet the 50-foot wetland buffer, Applicant proposes to site the house as close as about 2.3 feet from the front yard lot line along Jefferson Avenue rather than at the minimum required for this district of ten feet. The structure would meet side and rear yard setback and ground cover requirements. The Premises is located at 7 AND 9 JEFFERSON AVENUE, Assessor's Map 30, Parcels 54 and 54.1, Plan File No. 49-G, Lots 1 and 2. The property is zoned Residential-I. NrzHi!vS~ ~ u--. 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. G 93 ~()& FEE: $300.00 APPLICATION FOR RELIEF Owner's name(s): George H. Davis and Emily Snow Davis, Trustees of Jefferson Ave. Realty Trust Thomas G. Snow and Valerie G. Snow, Trustees of Bug Light Realty Trust 52 Starr Ridge Road, Needham MA 02492 ~ :~'"i;J n Mailing address: Applicant's name(s):Camilla Warrender Mailing address: PO Box 3421 Nantucket MA 02584 f~ --0 N N .".."~ Locus address: 7 & 9 Jefferson Avenue Assessor's Map/Parcel: 30 - 54 an~ 54.1 ..:::> Land Court Plan/Plan Book & Page/Plan File No.:_ 49-G Lot No.: .::; f~:\& 2 Date lot acquired:_10/_1_/96_ Deed Ref./Cert. of Title:517, Page 193 & 199_Zoning District:_R-I Uses on Lot - Commercial: None_X_ Yes (describe) Residential: Number of dwellings_ Duplex_ Apartments_Rental Rooms Building Date(s): All pre-date 7/72? Building Permit or Vacant CofO(s)?_N/A_ Nos: N/A Previous Zoning Board Application Nos.:_N/A 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: Applicant is contract purchaser of vacant lot. She intends to purchase and then construct a single-family residence. The lot contains 16.159 square feet of area and has 118 feet of frontage on Jefferson Avenue, a public way. However, over half of the lot area is a wetland or within fifty (50) feet of the wetland. The resultant building area of the lot outside the fifty (50) foot wetland buffer zone is very restricted, and when coupled with the ten (10) foot front yard setback, it makes the lot buildable only for a very tiny house. Applicant seeks a variance pursuant to Chapter 134 ~ 33 from Chapter 130 ~ 16 to decrease the applicable front yard setback from 10 feet to 2.3 feet. SIGNATURE: Applicant Attorney/Agent_x_ (If not owner or owner's attorney, please enclose proof of agency to bring this matter before the Board) FOR ZB~ 9~F~CE USE . / Application received on:~~f/ Iii. 0 By: U)lA.J) Complete: ~ Need copies?: . Filed with Town Clerk:$~Plalrning B.':"~'~ , ~ ~nilding Dept.'_~ By, 0 aJJJ Fee deposited with Town Treasurer:~/lt1:JiaBY: ~~aiver requested?:_Granted:_/_/_ Hearing notice posted with Town Clerk:~_jMffi1ailed:~Li)1!il..J&M:~/2Kr{)~ i ()/ ~ ~ Hearing(s) held on:~--1_ Opened on:_/--1_ Continued to:_/_/_ Withdrawn?:--1_/_ DECISION DUE BY:_/_/_ Made:--1_/_ Filed w/Town Clerk:_/--1_ Mailed:--1_/_ I certify that the information contained rein is substantially complete and true to the best of my knowledge, under the pains and penalf s of perjury. DECISION APPEALED?:_/_/_ SUPERIOR COURT: LAND COURT Form 4/03/03 ....J. .,- .0 " C ~ " '" " ~ ~ ~d ~ \ \ i s ~ \)0 l'-'<l \)~ ~~ :7(J') ~~ CD " '" " .t \ \ j -$ ~rl ~z .J < ~~ ~~ j ~j. l~ f 1 l f Z.B.A. Application - Not for Construction 07.04.06 II] tI ill e:', .. < ill -=' \~~~ II II IJ u _...: Legend ~ NHESP Potential Vernal Pools:''" NOT equivalent to Certified Vernal Pools" G NHESP 2003 Massachusetts Certified Vemal Pools! NHESP 2003 Priority Habitats for State-Protected Rare Species NHESP 2003 Estimated Habitats for Rare Wildlife: For Use with the MA Wetlands Protection Act Regulations (310 CMR 10) II D '$"'l.~~~~.:'.?:'riit..: '~;,;".:. -li~" ",k~-P;;'~;F:-:,~~:,.?';-, . Basemap: 2003 Orlhophotography, NantucketGIS n Scale 1 :3,600 1 inch = 300 feet 150 0 150 w*, s Figure 4: Natural Heritage Areas 30-54 & 30-54.1 Jefferson Avenue Nantucket, Massachusetts =p~~~~~ 300 Feet 040n/OA II . II . . . . II _ - 50-Foot Buffer . _ -. - INetland Boundary Subject Pro perty _ Hydrological Connection o BARRIER BEACH SYSTEM .i~ BARRIER BEACH-COASTAL DUNE D,..sHRUBSWAMP " II . Basemap: 2003 Orlhophotography, NantucketG/S ,,,'>i;i'it~..:~...~',,,._--, . Scale 1 :300 1 inch = 25 feet o 10 20 w.' s Figure 5: Wetland Areas 30-54 & 30-54.1 Jefferson Avenue Nantucket, Massachusetts :Epsilon t.; i::; 0,': 1..1l r: s- \ ~ ;: 10 Feet 04120/06 Town of Nantucket Web GIS - Printable Map Page 1 of2 Town of Nantucket Web GIS Prop IO Address Owner 3054 7 JEFFERSON AV SNOW THOMAS G & VALERIE G TRS BUG UGHT REALTY TRUST 56 COUNTRY WAY NEEDHAM, MA 02492 10/16/1996 $0 00517/0193 0.18 acres Sale Date sale Price Book/Page Lot Size " 4l :1 I.' '.'...;; I, k ~ ~ i l1 N NOT A LEGAL DOCUMENT For general reference only: Important caveats which must be considered when using this data are available from the Nantucket GIS Coordinator. Disclaimer The information displayed on tillS or any other map produced by The Town of ! Nantucket IS for reference purposes only _ The : Town of Nantucket does not guarantee the ilCcuracy of the data. Users are responsil"lle for detell111111n(l the suitability for IndiVidual needs. All II1formation IS from the Town of Nantucket Town of Nantucket, Mass Map Composed http://host.appgeo.comlnantucketmaIPrintableMap.aspx?Preserve=Width&Map Width=864... 9/21/2006 r~~..._~~h;,- ,....&..._~~t-;...~ C-,.~j.-...~ ,'-,,\ ~_..-~~~~- .' ~ ~~ t ~ ---. ~ -_.-/-~--- --- ~ ~ ~~"'~~~\' ",A<"'/'/ \. '~~ ,/' /",\'!i\ \. / A (\ ",,,, \<.'l ." .<';? / "'\ \. \ /' , .. "",.,'.\ ~-€\}'~ //., '.. ~., ". \.' ~I \"~ -<>\ '. ~. .... .-..' ill ~ ' ./ \ ... AI' q . c:; f II / \ .1\ \ i~i ~ "\ "\ ~ / \ ,j\ i t~e' " .' /" . . '.€J ' \ ~/.A,,\ ~~, \ ..:' 4>V, \. \ \ . .. \ Ihl .~ '. ~ \ c \./'~ \ .. li ,~(/. \~\ \\ I'~ i!~ ~. d~ \ ni~ \.'y~;Y f~ l'j ~~\, II. \/...--;;;..~ r T' \ . ..;rr: ).1>'" / V~:-J ~ \ \ . ,'.. ",;'/:Y ~---:-/ / \'?, " u:.\/ /~ / ~p,,'::j /..,,,,, ___ ~....~ / .\ ~ , __1':... )J""";' ..' _ ______ l' '-fJ'>,. Ii;: ___ /f' "IIi / ,~ !11_!IH ~!:!W 'iIIH,! I t 11 f I ~ , It " I ~l~ ti I, ~> "~ .AI} ~9 .. 'IH.I~ , ~.. ~ f t; ~ ~; il! .'t t- . -" l- - . . ,- ~! . r-r-f ~ 'u 'tit r-r'~ ~ , \.4."-......... Z 5-'- RECEIVED BOARD OF ASSesSORS SEP - " 2flO6 TOWN OF NANTUCKET. MA #.5,60 v~ \N \...- 0--1 "'-u r< f 1"'\ \ '0'0 QV ,,\D .':J (J ,---\...1./ .\>' V vI.!' \....-'- \)L ..>( Town of Nantucket Zoning Board of Appeals LIST OF PARTIES IN INTEREST IN THE MATIER OF THE PETITION OF: "'\"".:>-'\.....~ ~ ~~o--J ,\^"'''''lC ~'\'" PROPERTY OWNER... -..............,.... ......,.... ..................,................................ MAILING ADDRESS. ~ ~::;.... .::-:~.~~~.... .~. ~ ~ \,.. .~.~.,...,...~.~. ~~. ~1 ~~.~ ~~o.. "3c.'f~"t(\~~...... '-\\,,)( PROPERTY LOCATION.................... -...... _...........,......,...................,........... ASSESSOR MAPIPARCEL....... ..~..~......:-:..... ...~..~. ..-..... .~.::-. .~......... .~..~:. \ APPLICANT....... .~..~. ,~.~.~ ~.~......... .~. ~.?-: ~~.~. ~.~.~.................. SEEATIACHED 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 ovmers within 300 feet of the property line of owner' 5 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) <:.c'"\ DATE '\ 0\.... \ . 1l1lA~ I . d vOSv-'--S2E-80S swe1111M .~ epu1i GL- I D '0 l--v ~ ~lO"'(,,( 'M ~ l"\ U\ \ ," n...... \\"C'( N}- dSE:EO 90 vI das rl !:l ([) P: m !:l ~ ...:l I'l :>: P: ~ ~ ~ ~ ~ ~ ~ ..::I cU 0 tI ~ ~ ~ ~ H P, ",-i ..: :>: :>: ~ ~ ~ Z Z ~ ~ :>: ~ ..., IOl tI tI Z Z Z ...:l ...:l Z Z ~ Z Z ~ ~ ~ ~ III III ~ Z Z Z ~ 0 Z 0 0 0 0 0 0 U 0 0 0 Eo< Eo< {J) Eo< 0 {J) {J) Eo< Eo< Z {J) 1Il Z {J) {J) Eo< 0 Cl III {J) {J) {J) III P: ~ P: P: {J) P: P: ~ ~ ...:l P: P: ...:l Z P: P: ~ ~ ~ Z ~ ..::I Z P: P: P: IOl IOl IOl P: IOl IOl 0 IOl IOl 0 ...:l IOl IOl ...:l H Cl IOl IOl IOl Cl III '" III IOl '" '" tI '" '" ~ 0 r>. r>. {J) 0 0 0 rl :>: Z r>. r>. r>. 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