HomeMy WebLinkAbout072-06
TOWN 'OF NANTUCKET
BO'ARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
CC/e)~r ~
, 20CJep
To: Parties in Interest and. Others concerned with the
--I)ecisIon-- of the BOARD OF APPEALS in the Application of the
following:
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Application No.: 07'{" -00
~Yl1er/APplicant. 8Q H#a~' ;~ lr"UflPC<
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Enclosed is the Decision of the BOARD OF APPEALS which has'
: f
this day beeif 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 necision must be given
to the Town Clerk so as to be received within such TWENTY
( 20) days.
ce: Town Clerk
Planning Board
~uilding Commis~ioner
~
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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); ~139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
ZONING BOARD OF APPEALS
2 FAIRGROUNDS ROAD
NANTUCKET, MASSACHUSETTS 02554
Assessor's Map 32, Parcels 14 and 15
Limited Use General- 2
Deed Book 1004, page 162
77 Eel Point Road
Lot 4, Plan Book 17, page 140 and
Lot 5, Plan Book 15, page 10
DECISION:
The Board of Appeals at a Public Hearing held on Friday, September 8, 2006, at
1:00 p.m. in the Conference Room at 2 Fairgrounds Road, Nantucket, Massachusetts,
made the following Decision on the Application (072-06) of BErrY J. FARRELL,
TRUSTEE of THE BErrY J. FARRELL REVOCABLE TRUST, of 1220 Log Cabin Lane,
St. Louis, Missouri 63124:
1. Applicant is seeking relief by V ARIANCE pursuant to Nantucket Zoning
By-law Section 139-16A (Intensity regulations - front yard setback). Applicant proposes
to construct an addition onto an existing ancillary structure, currently used as a
studio I office and sited within the required 35-foot southerly front yard setback area as
close as about eight feet from the property line along West Tristam Avenue. The
proposed addition would increase the existing height of the structure within the setback
area and would reduce the existing setback from about eight to about five feet from the
front yard lot line at its closest point. In addition and to the extent necessary, Applicant
is seeking relief by SPECIAL PERMIT under Section 139-33A (alterationl expansion of a
pre-existing nonconforming structure/use) in order to expand the said to be pre-
existing nonconforming ancillary structure within the setback. The property is
nonconforming as to lot size with the lot having about 69,000 square feet of area in a
district that requires a minimum lot size of 80,000 square feet; and as to front yard
setback as described above.
The Premises is located at 77 EEL POINT ROAD, Assessor's Map 32, Parcels 14
and 15; Plan book 17, page 140 Lot 4 and Plan book 15, page 10, Lot 5. The property is
zoned Limited Use General - 2.
2. The Board's Decision is based upon the Application and materials
submitted with it, plans, and representations and testimony received at the hearing. No
abutters were present at the hearing and there were no letters on file. The Planning
Board made no recommendation finding it not to be of planning concern.
3. The Applicant, through counsel, represented that due to the siting of the
existing studio I office structure and dwelling, location of the existing septic system and
the presence of the coastal bank and sharply sloping terrain, there were few options for
expansion of the studio/office structure, particularly as the structure is entirely located
within the required 35-foot front yard setback area. The structure is said to have been
built between 1966 and 1969 according to the owner of the property and would thus
make the studio/office validly grandfathered as to siting. Applicant proposes to
construct approximately 110 square feet of additional ground cover onto the existing
office/ studio. A location of a portion of the additional ground cover would increase the
nonconformity by reducing the southerly front yard setback distance from about eight
feet to about five feet along West Tristam Avenue. The structure would also be
expanded in an upward manner to add a second floor to the building, thereby
increasing the height of the structure approximately eight feet. The "Plot Plan" done by
Richard K. Earle, licensed surveyor, dated September 7, 2006, a reduced copy of which
is attached hereto as Exhibit A, indicates that there are significant wetland resource
areas along the northerly and westerly side of the locus limiting the available building
envelope and precluding a relocation of the existing structures. A separate plan done
June 12, 2006 on file indicated that the land has experienced significant erosion over
time with a loss of approximately 70 feet since 1997. Despite the erosion, the structures
still comply with the ground cover requirement of not more than a maximum of 4 %.
The Applicant represented that the building would not be converted to a residence, but
would remain an accessory structure used for office/ studio purposes.
4. Applicant, through counsel, represented that the front yard setback
requirement of 35 feet assumes that the street from which the setback would be applied
is one that is in use by others. In this case West Tristam Avenue is utilized only by the
Applicant as their driveway and not as a traveled way. Opening West Tristam Avenue
for through traffic would be very difficult due to the location of the coastal dune field.
A review of the area maps indicate that most properties on this section of West Tristam
Avenue were accessed by crossing over separate lots to the south that front on Eel Point
Road, whether by easement or agreement, and the traveled part of the road ended a
substantial distance to the east of the subject property. Said review of the other
properties also indicates that at least the structures on the immediately abutting lots to
the east and west are also similarly so sited within the required front yard setback areas.
The Board has previously recognized, in the Decision in BOA File No. 044-04, that a
nearby property was facing similar erosion and wetland constraints, and permitted that
Applicant to reduce the front yard setback to as close as five feet. There would
accordingly be no negative impact on the public by reducing the front yard setback.
5. Therefore, based upon the foregoing, the Board finds that the erosion of
shoreline to the north and the encroaching dune field to the west are unique soil
conditions and the topography of the lot and location of existing structures affect
Applicant's lot and not do not generally affecti the LUG-2 zoning district within which
the lot is situated, and the modest nature of the proposed renovations and addition
would make compliance with the setback requirements difficult and a hardship for the
Applicant. The Variance could 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 given the pattern of the lack of usage of West Tristam Avenue, not
being opened as a traveled way at that point and the lot accessed by easement from Eel
Point Road. The Board also notes that a grant of relief in this case would be consistent
with similar relief granted in other decisions related to properties elsewhere on the
Island that have experienced significant coastal erosion and particularly to a
neighboring lot with similar circumstances.
6. Therefore, based upon the foregoing, the Board finds that there would be
an expansion of the pre-existing nonconforming studio structure as proposed, but said
expansion would not be substantially more detrimental to the neighborhood than the
existing nonconformity. The Board notes that West Tristam Avenue is not open as a
traveled way at this point and there would be little impact on the surrounding
neighborhood, especially as several structures have been originally constructed or
moved to new similar sites within the required front yard setback areas due to the
erosion and presence of the coastal bank.
7. Accordingly, by a UNANIMOUS vote, the Board hereby GRANTS the
requested relief by VARIANCE pursuant to Nantucket Zoning By-law Section 139-16A
as to front yard setback to permit the accessory building on the Premises to be
renovated and expanded as proposed coming closer to the front yard lot line than the
existing structure, and by SPEGAL PERMIT pursuant to Section 139-33A to permit the
expansion of the studio with a second floor to provide additional studi%ffice space
and add approximately 110 square feet of additional ground cover. The relief hereby
granted is conditioned upon the following:
a. The alterations and expansion shall be done in substantial
conformity with the "Plot Plan", done by Richard K. Earle, licensed
surveyor, dated September 7, 2006, a reduced copy of which is
attached hereto as Exhibit A;
b. No portion of the addition shall be located any closer than five feet
from West Tristam Avenue;
c. The studio structure shall be limited to a single bathroom without a
bathtub; and
d. The studio structure shall not be used for human habitation
without further relief from this Board;
Dated: October ~
, 2006
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MINIMUM LOT SIZE:aJ,CX::O
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TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
2 FAIRGROUNDS ROAD
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, SEPTEMBER 8, 2006 in the Conference Room, at!
FAIRGROUNDS ROAD. Nantucket, Massachusetts, with a vehicular entrance from
Old South Road and a pedestrian entrance from the front of the former Nantucket Electric
Company building, on the Application of the following:
BETTY J. FARRELL, TRUSTEE OF THE BETTY J. FARRELL REVOCAB LE
TRUST
BOARD OF APPEALS FILE NO. 072-06
Applicant is relief by VARIANCE pursuant to Nantucket Zoning By-law Section
139-16A (Intensity regulations - front yard setback). Applicant proposes to construct an
addition onto an existing ancillary structure, currently used as a studi%ffice and sited
within the required 35-foot southerly front yard setback area as close as about eight feet
from the property line along West Tristram Avenue. The proposed addition would
increase the existing height of the structure within the setback area and would reduce the
existing setback from about eight to about five feet from the front yard lot line at its
closest point. In addition and to the extent necessary, Applicant is seeking relief by
SPECIAL PERMIT under Section 139-33A (alteration/expansion of a pre-existing
nonconforming structure/use) in order to expand the said to be pre-existing
nonconforming ancillary structure within the setback The property is nonconforming as
to lot size with the lot having about 69,000 square feet of area in a district that requires a
minimum lot size of 80,000 square feet; and as to front yard setback as described above.
The Premises is located at 77 EEL POINT ROAD, Assessor's Map 32, Parcels
14 and 15, Plan Book 17, page 140, Lot 4 and Plan Book 15, Page 10, Lot 5. The
property is zoned Limited-Use-General-2.
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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. 07 2-- - QC:;
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s): Betty J. Farrell, Trustee of the Betty 1. Farrell Revocable Trust
Mailing address: 1220 Log Cabin Lane, St. Louis, Missouri 63124
Applicant's name(s): same
Mailing address: same
Locus address: 77 Eel Point Road Assessor's Map/Parcel: Map 32, Parcels 14 and 15 '
Land Court PlanlPlan Book & PagelPlan File No.: Book 17, Page 140 Lot No.: 4
Book 15, Page 10 Lot No.: 5
Date lot acquired: 02/06/1989 Deed Ref.lCert. of Title: Book 1004, Page 162 Zoning District: LUG-2
Uses on Lot - Commercial: None Yes (describe)
Residential: Number of dwellings ~Duplex_ Apartments _Rental Rooms_
Building Date(s): All pre-date 7/72? Yes OR
C ofO(s)? Yes
Building Permit Nos:
15738-98
Previous Zoning Board Application Nos.: none
State below or on a separate addendum specific relief sought (Special Permit, Var "'e, App~al), See~ion of
the Zoning By-law, and supporting details, grounds for grant of relief, listing any Cii~ting n@onformities:
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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 and penalties of perjury.
Betty J. Farrell, rustee, by her attorney 2-.--
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SIGNATURE: Applicant Attorney/Agent It
(If not o~ner or owner's torney, please enc ose roof of agency to bring this matter bef~Jre the Board)
iF R ZB OFFICE USE ~------
Application received on:X../ I()~ By: Complete: V Need copies?' .
Filed with Town C1erk:.Jj 1 j;{ylan?1i ;"~rd:--' 1_ Bnlldlng Dept.: --' --' ->: -
Fee deposited with Town Treasurer: -81 ~~ By: ~Waiver requested?:_ Granted:--' --'-
Hearing notice posted with Town Clerk:Z~~ailed:.J]l1/4:I&M: 'ri?::f;f:o& l51.l..i../Qfp.
Hearing(s) held on:_I_I_ Opened on:~~_ Continued to:~_I_ Withdrawn?:_I_I_
DECISION DUE BY:_I_I_ Made:_I_I_ Filed wffown Clerk:~_I_ Mailed:_I_I_
DECISION APPEALED?:_I_I_ SUPERIOR COURT: LAND COURT Form 4/03/03
Addendum to Application of Betty J. Farrell, Trustee
The Applicant requests a variance from the requirements of Section 139-16 to
construct an addition to the existing studi%ffice within the front yard setback.
The existing structure is situated approximately 8 feet from the southerly
property line, within the required 35 foot setback, as shown on the attached plan
by Nantucket Surveyors, Inc" The proposed addition would increase the height
of the building within the setback and would be constructed approximately 5
feet from the southerly property line at its closest point, as shown on the attached
plan by Nantucket Architecture Group. The coastal dune and coastal bank
severely restrict this property. vVest Tristram Avenue, which bounds the
property to the south, is not a constructed road, but merely serves as a driveway
for the property. In the alternative, if applicable, relief by Special Permit to
renovate and expand a pre-existing non-conforming structure within the setback
is requested.
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