HomeMy WebLinkAbout047-06
TOWN .OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
0tJf"Y2- 60 , 200(0
To: Parties in Interest and. Others concerned with the
-- -- --])ecIslon.of the BOARD OF APPEALS in the Application of the
following:
....
Application No.:
Owner/Applicant:
OLfl-OW
fuc")/~ U. (O(}le(la
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
fi1ing 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 C1erk so as to be received wi hin such TWENTY
(20) days.
~
Chairman
cc: Town Clerk
Planning Board
~uilding Commis~ioner
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.
NAN'l'UCKET ZONING BOARD OF APPEALS
2 Fairgr;ounds Road
Nantucket, Massachusetts 02554
Assessor's Map 60.1.2, Parcel 5
12 Tennessee Avenue
Residential-2
Land Court Plan 3092-S
Lot 2
Certificate of Title No. 15790
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, June 9, 2006, 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 of DAVID V. CAN'rELLA, c/o Reade, Gullicksen,
Hanley & Gifford, LLP, Post Office Box 2669, Nantucket,
Massachusetts 02584, File No. 047-06:
2. The Applicant is seeking relief by SPECIAL PERMIT under
Nantucket Zoning By-law ~139-33.A (alteration/expansion of a pre-
existing, nonconforming structure) and, to the extent necessary,
MODIFICATION of the previous SPECIAL PERMIT relief granted in the
Decision in Board of Appeals Files Nos. 072-94, 023-99 and 025-
05. The Applicant proposes to construct a boathouse addition to
the rear of the single-family dwelling, which would be sited no
closer than about 0.5 foot to the northeasterly side lot line,
with the existing dwelling being now sited at zero setback from
the same side yard lot line. The locus would continue to conform
to the maximum ground cover requirement. The locus is
nonconforming as to lot area, containing about 12,682 square
feet, with the minimum in this zoning district being 20,000
square feet; as to front yard setback, with the structure being
sited as close as about 23.2 feet from the front lot line along
Tennessee Avenue, the minimum front yard setback in this district
being 30 feet; and as to side yard setback, as noted above. The
Locus is situated at 12 TENNESSEE AVENUE, Assessor's Map 60.1.2,
Parcel 5, is shown upon Land Court Plan 3092-S as Lot 2, and is
situated in a RESIDENTIAL-2 zoning district.
3. Our decision is based upon the application and
accompanying materials, and representations and testimony
recei ved at our public hearing. There was no Planning Board
recommendation. The abutter directly across G Street, to the
northeast of the locus, wrote a letter in support of the
application; no other support or opposition was presented at the
public hearing.
4. As presented by the Applicant and his legal
representative, the proposal is to construct an addition to the
existing single-family dwelling on the rear northerly (water
side) portion of the structure, to be used exclusively as a
boathouse ancillary to the dwelling upon the locus, for the
storage and maintenance of the Applicant's boats and boat
equipment. The addition would be constructed parallel to, and no
1
closer than 0.5 foot from, the northeasterly side yard lot line
along G Street; the existing structure has a zero setback from
this lot line. In answer to a question by a member of the Board
as to why the addition could not be constructed farther from the
lot line, the Applicant explained that views from other
neighboring properties would be best protected by siting the
addition as proposed and the building envelope for any additions
to the house is restricted to an extent by the wetlands present
on the northerly portion of the lot. The proposed addition has
been approved by the Nantucket Historic District Commission
("HDC") and by the Nantucket Conservation Commission as a water
dependent structure. The pre-existing, nonconforming nature of
the dwelling upon the locus has been established, as set forth in
the above-cited prior Decisions by the Board of Appeals.
Applicant represented that there would be no running water or
insulation in the boat house structure and it would not be
converted to habitable space.
5. Under Zoning By-law ~139-33.A(5), the Board of Appeals
is empowered to grant relief by special permit to authorize the
extension of a pre-existing, nonconforming structure wi thin a
setback, provided that the nonconforming setback distance is not
made more nonconforming and the Board of Appeals finds that the
extension will not be substantially more detrimental to the
neighborhood. However, the Board expressed concern about the
proximity of the structure to the easterly side yard lot line and
possible further intrusion. The Applicant agreed to make every
effort to ensure that the structure was appropriately sited at
the completion of the foundation level.
6. Therefore, based upon the support from the nearest
neighbor and the lack of any other expressions of neighborhood
concern, the Board of Appeals, by UNANIMOUS vote, made the
finding that the proposed extension of the existing structure, as
conditioned as hereinafter set forth, would not be substantially
more detrimental to the neighborhood than the pre-existing
nonconformity, and that the nonconforming setback distance would
not be reduced by the proposed extension. Accordingly, by the
same UNANIMOUS vote, the Board of Appeals GRANTED the requested
relief by SPECIAL PERMIT under Nantucket Zoning By-law Section
139-33A and to the extent necessary a MODIFICATION of the
previous relief in the Decisions in BOA File Nos. 072-94, 023-99
and 025-05, to allow the proposed extension, subject to the
following conditions:
(a) The addition shall be constructed in substantial
conformi ty with the "Plot Plan" by Blackwell and Associates,
Inc., dated May 5, 2006, a reduced copy of which is attached
hereto as Exhibit A;
(b) The boat house and addition connecting the boat
house to the single-family dwelling shall be done in substantial
compliance with and Certificate of Appropriateness Nos. 47,675
and 48,011, issued by the HDC, as may be amended from time to
time;
2
(b) There shall be
appurtenances attached G Street;
no
further
additions
or
(c) The boathouse addition shall not be used for human
habitation; and
Dated:
(d) A setback of not less than 0.5 foot (6 inches)
maintained between all portions of the addition and the
J:~~e ;;:~ :~;6 line alORe~ ;:w)~~it
~alne
shall be
easterly
A;
~~f:.~
David R. Wiley
L~~
Kerim Koseatac
AEOIIVID
TOWN CLERK'S OFFICE
NANTUCKET, MA 02564
JUN 3 0 2006
n~ Yf
CLERK:
3
ORIGINAl. SIGNED.Nil STAMPED COPIES OF lHIS PlNl IotAY BE
PHOlllCOI'lED BY 1HE IIOAAD OF APPEALS OR 1lE twllUCI<ET
REGlSlRY ~ DEEDS FOR RECORDING PURPOSES. IN CASCi OF
DISCREPANCIES REGARDING 1Nf'ORIlA'OON CONTAINED IOEON AND
lJWIIHDRIZB) PHOTOCOPES OF 1HIS PlNl. ONlY ORIGINAU.Y
STAII'ED AND OOORSED COPES SHAlL BE ACl(NOWtEOOED BY lHE
CERTm<<l !NIl SURVEYOR.
1HIS INSPECOON PlNl WAS PRD'ARED TO IC:J)UPIN( AN APPllCATlON TO
1lE NANnJCKEI' IIOAAD Of APPEAlS AND IS NOT TO BE CONSI)ERED A FULL
INSIRlJIlEMT SUM.Y. lHIS PlNl SHOULD NOT BE USED TO ~AIlIISH PROPERlY
.UIIS. rom. IBlGES OR IN( ANCWR\' STRUCJURES ON 1HE PREIIISES.
1lE PROPERlY UNES SOOWN RElY ON CURRDIT DEEDS AND PlANS
Of RECORD.
1HIS KiPECOON PlNl IS NOT It CERJH:A'OON IS TO 1HE mu: OR
l1flNERSHP Of TIE PROPERlY SIIlWN. OWNERS Of AIlJOINING PROPERT1ES
NlE. SOOWN Aa:ORDIlG TO CURRENT TOWN Of NANnJCKEI' ASSESSOR
RECORDS. . .
1HIS PlAN SHAll. NOT lIE USED FOR IN( 0lllER PURPOSE 0lllER 1HAN
lIS INTENDED USE STATED MINt
~1lIacboI a: MoocIcMo Inc.
C:\SPF\PROJ\PBO\B3806\ZBA.dwg 5/5/2006 2:27:45. PM EST
..
CURRENT ZONING CLASSIFlCAnON:
Residential 2 (R-2)
MINIMUM LOT SIZE: 20.000 S.F.
MINIMUM FRONTAGE: 75 FT.
FRONT YARD SETBACK: 30 FT.
REAR/SIDE SETBACK: 10FT.
GROUND COVER X : 12.5X
PROPOSED GROUND COVER X :
HITHER
CREEK
x 2.2
JII. 60.1.2-.1
SHARP. JOOI.PH G. JR.
LoC.C. :so92-S
CERr. ('8$01
LO A
JII.
60.1.2-4
P.tAI REJS~. INC.
LoC.C. :so92-S
CERr. 112$21
Lot 1
Zoning BOGrd 0/ AppeaLs
EXISTING:
12.682" S.F.:i:
SEE PLAN .
SEE PLAN
SEE PLAN
9.6X
12.1X
FILE NO DATE:
60.1.2-6
SHARP. JOOI.PH G. JR.
LoC.C. .1Og2-S
CERr.1'H72
La 12
PLot Plan to Accompany
Board 01 AppeaJ,s Application
'R
Nantucket, Mass.
SCALE: 1. - 30'
DA"TE: MAY 5. 2006
Owner: ,., .1M'{(l).q41ff$U4..,...
Cert. of TItle: *1.5?9P. Pion: L;-c..q. .39~2:-~.. L!>1 ?
Tox "op-Porc~.I: . . . . . . f:iO: 1,'~'7QO.5. . . . . . . .
Locu.: , . . .#.1.2. T~N~~~~E.E. ~V.E~~; , , . . . . ,
BLACKRU and ASSOCIATES, Inc.
ProjessitrnaL La.nd Surveyors
20 TEASDALE CIRCLE
NANTUCKE~ ~S~ 02554
(508) 228-9026
B3B06
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 9, 2006, IN THE CONFERENCE ROOM,
TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the
Application of the following;.
DAVID V. CANTELLA
BOARD OF APPEALS FILE NO. 047-06
Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33A (alteration! expansion of a pre-existing/nonconforming
strUcture/use) and, to the extent necessary, MODIFICATION of the previous SPECIAL
PERMIT relief granted in the Decisions in BOA File Nos. 072-94, 023-99 and 025-05.
Applicant proposes to construct a boathouse addition to the rear of the single-family
dwelling that would be sited no closer than about 0.5 feet from the northeasterly side yard
lot line, with the existing dwelling sited as close as about zero feet from the same side
yard lot line. The lot would continue to conform to the ground cover requirement. The lot
is nonconforming as to lot size with the lot containing about 12,682 square feet oflot area
in a district that requires a minimum lot size of 20,000 square feet; as to front yard
setback with the structure being sited as close as about 23.2 feet from the front yard lot
line along Tennessee Avenue in a district that requires a minimum front yard setback of
30 feet; and as to setback with the dwelling being sited as close as about zero feet from
the northeasterly side yard lot line in a district that requires a minimum side yard setback
often feet.
The Premises is located at 12 TENNESSEE AVENUE, Assessor's Map 60.1.2,
ParcelS, Land Court Plan 3092-S, Lot 2. The property is zoned Residential-2.
~~. cJOJf)0J
Dale Waine, Chairman
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, MASSACHUSETTS 02554
CASE No0117 -06
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s):
Mailing address:
Applicant's name(s):
Mailing address:
Locus address:
Land Court PlanIPlao Book & PagelPlfto File No.: 3092-S Lot No.: 2
Date lot acquired: 5/25/93 Deed Ref./Cert. of Title: 15790 Zoning Distrid: &-2
;0-'\ ...fJ
Uses on Lot _ Commercial: None-L Yes (describe) - -n
Residential: Number of dwellings-1- Duplex_ Apartments _RentaJ. ROO~~
/\
Building Date(s): All pre-date 7/72? x or C ofO(s)?:~
Building Permit Nos:
Previous Zoning Board Application Nos.:
David V. Cantella
c/o Reade. Gullicksen. Hanlev & Gifford. LLP
Same
6 Youn!!'s Way. Post Office Box 2669. Nantucket. Massachusetts 02584
12 Tennessee Avenue Assessor's MaplParcel: 60.1.2-5
=J
023-99' 025-05
...l.
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:
The applicant proposes to alter his pre-existing, nonconforming single-
family dwelling by constructing an addition to be used as a boathouse, with
its closest point being about 0.5 foot from the northeasterly side line of
the lot along G Street, a private and unconstructed way. The structure now
has zero setback from the northeasterly side line; a minimum side yard
setback of ten feet is required in the R-2 zoning district. The dwelling is
also nonconforming as to front yard setback, which is about 23.2 feet, the
minimum in the R-2 zoning district being 30 feet; this setback would not be
affected by the proposed work. Accordingly, the applicant requests a
special Permit under Nantucket zoning By-law ~139-33.A(5), for the extension
of the pre-eXisting, nonconforming structure without increasing its
nonconformity.
I certify that the information contained herein is substantially complete and true to the best of my
knowledge, under the ins and penalties of perjury.
SIGNATURE: Applicant Attorney/Agent x
(H not owner or ner's attorney, p ease enclose proof of agency to bring this atter before the Board)
FOR ZBA OFFICE USE
Applicatioo reteived 00: r-/~ ~ By: ~ Complete: Need copies?-
Filed with Town Clerk:-.TI ~I nin. Bud mg ept.: 1 _ B :
Fee deposited with Town Treasurer: 1 ~By:~aiver r~ested?: Granted: 1 1
Hearing ootite posted with Town Clerk: 1111-&4 M1illed:~f7{, 1 J&M: Xl ~ Q1J)& Jjj IiSf;'
Hearing(s) held on:_I--1_ Opened on:--1_I_ Continued to:_I_I_ Withdrawn?:--1--1_
DECISION DUE BY: 1 1 Made: 1 1 Filed wffown Clerk: 1 1 Mailed: 1 1
DECISION APPEALED?: 1 1_ SUPERIOR COURT: LAND COURT Form 4/03/03
p:\WpC\eantella\ZBA APP 2006.doc
CURRENT ZONING CLASSIFICATION:
Residential 2 (R-2)
MINIMUM LOT SIZE: 20,000 S.F.
MINIMUM FRONTAGE: 75 n:
FRONT YARD SETBACK: 30 n:
REAR/SIDE SETBACK: 10 n:
GROUND COVER % : 12.5%
PROPOSED GROUND COVER % :
Zoning Board, oJ Appeals
EXISTING:
12,682 S.F.::t
SEE PLAN
SEE PLAN
SEE PLAN
9.6%
12.1%
FILE NO. DATE:
x 2.2
JIk. 60. 1.2-3
N/F
SHARP, RANOOLPH G. JR.
LC.C. 3092-5
CERT. /18501
LOT A
HITHER
CREEK
JIk.
EXI5nNG
WOOD
BOAROWALK
PER WAlE7.i'WA>S
liCENSE 18540
JIk.
JIk.
60. 1.2-4
N/F
P&:M REfS TRUCKING, INC.
LC.C. 3092-5
CERT. /12521
LOT 1
60.1.2-6
N/F
SHARP, RANOOLPH G. JR.
LC.C. 3092-5
CERT./'8472
LO 12
EXISnNG
ORIVEWAY
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Plot Plan to Accompany
Board of Appeals Application
in
Nantucket, Mass.
ORIGIWII.. SIGNED AND STAMPED COPIES OF THIS PlAN MAY BE
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MIN. FRONTAGE: . . .75. .F:~. .
FRONT YARD S.B.: . . :39.~. .
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ONLY ORlGIN:AU.Y STAMPS> AND
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SHALl BE ~ BY
THE CERTlFYING LMD SURVEYOR.
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J CERTIFY, TO THE BEST OF MY KNOWLEDGE, THAT THE
PREMISES SHOWN ARE LOCATED IN flOOD HAZAAD ZONE:
A~ , ~). C; . , OEUNEATED ON F.I.R.t.1. / COMMUNITY PANEL
NUMBER: 250230-00 . ,I~ . . . D, BY THE FEDERAL
EMERGENCY t.lANACEMENT AGENCY. EFFECTIVE DAlE OF
MAPS: JUNE 3, 1986 AND !oS PERIOOICAl..LY REVISED,
THIS INSPECTION PLAN W!oS PREPARED FOR MORTGAGE PURPOSES
ONLY AND IS NOT TO BE CONSIDERED A FULL INSlRUMEHT SURVEY.
THIS PlAN SHOULD NOT BE USED TO FSTABUSH PROPERTY UHES.
FENCES, HEDGES OR Nf'( ANC1WRY SlRUCTURtS ON '!HE PREMISES,
THE PROPERTY UNES SHOWN RELY ON CURROO DEEDS ANI) PlANS
OF RECORD.
THIS INSPECTION PlAN IS NOT A CERTIF1CJ.nON !oS TO '!HE TI11.E OR
OWNERSHIP OF THE PROPERlY SHOWN. OWNERS OF ADJOINING PROPERTIES
ARE SHOWN ACCORDING TO CURRENT TOWN OF NANTUCKET ASSESSOR
RECOROS.
THIS PLAN SHALL NOT BE USED FOR Am OTHER PURPOSE OTHER 1Kl.N
ITS INTENDED USE STAlED NlevE.
BIockwel1 Ie AslOClotes Ine. rNOT TO BE RE~
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REVISED: AIJ~.4J 2COO
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Deed/Cerl: .cf~ .'fi7~9 Plan: ~.q. ~97--::? , .
Tax Mop: 9?',/.?-:,5. Locus:"'(Z. 7;q.JtI~1=A~' .
BLACmLL ~ ASSOCIATES, Inc.
ProlcsdaMl Lad SVIU1Wors
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69. GerSUler, Louis 17 Batley Avenue Gate 541153
Sitting Mr. McLaughlin, Mr. Roggevcea, Mi. William&. Ms. Norton, MIs- Hin Holdgak
Alternates Ms, COOmM, Ms. McCrae
Representing Arthur Reade, StepheD StimSOD, Annie Gilson (P06t, gates are natural wood, binges are bronze)
Concerns Putting up gates that lU'e pcrrnaDCDtly opeo
Motion Ms. Norton approve 2M
Vote 4-1 (Ms. Witliarm) Certlftc.te ## 47645
70_ Gerstner, Lollis 17 Batley Avenue Paving 54/153
Sitting Mr. McLaughlin, Mr. R.oggcYCell, Ms. Willi,lJIS, Ms- Norton I Mrs. Hill Holdgatc
Alternates Ms_ Coombs~ Ms. McCrae
Representing Arthur Reade, Stephen Stimsoll, Annie Gilson
Concems Cobblestone apron in IUr.lla~, coming off dirt road, grade changes
Motioo Ms. NOJton approve 2'"
Vote 4.1 (Ms- Willialm) Certtftcate" .7646
71. Murphy, Kent 82BCliffRoad RctIiDiPg wan
Sitting Mr. McLaughlin, Mr. Roggevtc8, Ms. Williamt, Ms. Norton , MD. Hill HoIdgatc
Alternates Ms. Coombs, Ms. McCrae
Representing
Concerns
Motion
Vote
7~, . Grip, Douglas 74 Pocomo Road Pergola
SIttmg Mr. McLaughlin, Mr_ Roggcveca. Ms, WilliaQlS, M!, Norton, Mrs, Hill Holdple
Altcrnaws Ms. Coombs, Ms. McCrae
Representing
Conccrns
Motion
Vote
74_ . Cantella, David 12 Teunesscc AvctlQC - MAB Boat House
Slttmg Mr- Mclaughlin, Mr. R.og&eveeu, Ms, Williams, Ms_ Norton, Mrs. Hill Holdga&c
Alternates Ms. Coombs. Ms. McCrae
Representing
Concerns
Motion
Vote
Sitting
Alternates
Reprcsenting
Concerns
Motion
Vote
30/279
Ms, Williams view
.5-0
2M
CertUlc.te "
IU I 11
Mr, Mc:LaugbJin. Mr. RogcYeCll, Ms. Williams. Ms. NortIOD . Mrs. Hill Ho1dptc
Ms. Coombs, M5. MeCnle
Bill McGuiIc (Demolish portion. DJlWO remainder)
III
I H 1
Ms, Norton view
5-0
2M
CerUflcatc 1#
15/36
Walls and pergola are separate
Mrs. Hill Holdgm approve pap only as natural
5-0
2M
Certifi~.te ##
47647
60_ 1.2/5
Ms, W.Uiams Vlew
5-0
2'"
Certificate ##
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lIng r_ McLaughlin, Mr. Rogeveen, Ms_ Wiiliams. Ms- Norto~'~Mr,. Hill Holdgate ..~ .... '.. -'.' ..". -.-'.. ...:,: :.. ..
Alternates Ms. Coombs, Ms. McCrae
Representing
Concerns
Motion
Vote
Ms, Williams view
5.0
_ 2""
Certtneate #
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
May
t I
, 19 99
To: Parties in Interest and, Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No.:
023-99
Owner/Applicant:
DAVID V. CANTELLA
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.
~w, \llwAQ
Dale W. Waine 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 9139-301 (SPECIAL PERMITS); 9139-321 (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
37 WASHINGTON STREET
NANTUCKET, MASSACHUSETIS 02554
PHONE 508-228-7215
FAX 508-228-7205
Assessor's Map 60.1.2
Parcel 5
R-2
12 Tennessee Avenue, Madaket
Land Court Plan 3092-S, Lot 2
Cert. of Title No. 14,197
At a Public Hearing of the Nantucket Zoning Board of Appeals held
at 1:00 P.M., Friday, March 12, 1999, in the Conference Room, Town and
County Building, 37 Washington Street, Nantucket, Massachusetts, on the
Application of DAVID V. CANTELLA, of 191 Marlboro Street, Apt. 3, Boston,
MA 02116, Board of Appeals File No. 023-99, the Board made the following
Decision:
1. Applicant is seeking relief by SPECIAL PERMIT under Nantucket
Zoning Bylaw g139-33A (alteration/expansion of a pre-existing
nonconforming structure/use). Applicant proposes to construct a 64+
square-foot enclosed entry room onto the front of the said to be
pre-existing nonconforming single-family dwelling. The Lot contains
12,682+ square feet of lot area in a district that requires a minimum lot
size of 20,000 square feet. The dwelling is nonconforming as to setbacks,
being sited 23.2~ feet at its closest point from the front yard lot line
in a district that requires a minimum of a 30-foot front yard setback and
has a zero easterly side yard setback at its closest point in a district
that requires a minimum side yard setback of 10 feet. The proposed
addition would be sited 20.31~ feet from the front yard lot line.
In the alternative, Applicant is seeking relief by VARIANCE
pursuant to Nantucket Zoning Bylaw g139-16A (Intensity Regulations -
setbacks) in order to construct the aforementioned addition as proposed.
A Special Permit, allowing construction of a similar addition that
was to come no closer to the front yard lot line than 23.2+ feet, was
issued by the Board of Appeals in Case No. 072-94; however, the Applicant
was unable to proceed with the project at that time, and the Special
Permit has accordingly lapsed.
The Premises is located at 12 TENNESSEE AVENUE, MADAKET,
Assessor's Map 60.1.2, Parcel 5, shown on Land Court Plan 3092-S as Lot
2. The property is zoned Residential-2.
2. The Decision is based upon the Application and materials submitted
with it and the testimony and evidence presented at the Hearing. There
was one (1) letter on file that expressed no objection provided that
there be no further encroachment in the setback area as measured from
"G" Street. The Planning Board made no recommendation as the matter was
not of planning concern.
3. Applicant, through counsel, represents that the proposed project
is the same as that which was approved in 072-94 with no other
, '
alterations planned. Applicant proposes to construct a 64~ square-foot
enclosed entry-way onto the front of a pre-existing nonconforming
single-family dwelling. Said addition would encroach further into the
nonconforming front yard setback area, sited 20.31~ feet from Tennessee
Avenue rather than at the current 23.2+ feet, in a district that requires
a minimum front yard setback of 30 feet. The ground cover ratio would be
increased from 1,103+ square feet (8.7~%) to 1,167+ square feet (9.2+%)
with the maximum ground cover ratio allowable in the R-2 zoning district
being 12.5%.
4. As it did in its 1994 Special Permit Decision No. 072-94 in this
matter, the Board finds that the proposed addition would be an
intensification of the nonconforming front yard setback, further
encroaching into said setback area, and is unable to justify grounds for
a grant of Variance relief under Nantucket Zoning Bylaw 6139-16A and
literal enforcement of the provisions of the Zoning Bylaw would not
involve a substantial hardship, financial or otherwise, with said
hardship being created by the Applicant. Therefore upon a request by
Applicant to WITHDRAW WITHOUT PREJUDICE the request for VARIANCE relief,
the Board so voted unanimously.
5. However, the Board does find that a proposed alteration that would
come no closer to the front yard lot line than the existing structure,
though an intensification of the massing of the structure within the
setback area, would not be substantially more detrimental to the
neighborhood than the existing nonconformities, with the addition being
modest in size with minimal impact on the area and no increase in
intensity of use.
6. Accordingly, by a unanimous vote, the Board GRANTS the requested
SPECIAL PERMIT under Nantucket Zoning Bylaw g139-33A to alter and extend
the single-family dwelling by adding an entry-way room onto the front of
the structure subject to the following conditions:
a. The addition shall not increase the nonconforming front yard
setback and be sited no closer to that lot line than 23.2~ feet at its
closest point; and
b. The addition shall be constructed in substantial conformance
with the Certificate of Appropriateness No. 32,507 issued by the Historic
District Commission. The Board notes that the Order of Conditions No.
SE-48-414 issued by the Conservation Commission, and included as
condition "b" in paragraph "5" of the Decision in BOA File No. 072-94,
has arguably expired and cannot be used as a valid condition in this
Decision as a new Order of Conditions had not been sought as of the date
of this Decision. f. \
t( , 1999 "~)
.l\0~
Edward Murphy
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I(
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
~~(
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, 2 ClQ.)'"
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To: Parties in Interest and. Others concerned with the
Decision of .the BOARD OF APPEALS in the Application of the
following:
Owner/Applicant:
o;zS'~os~
Oau/1cL,J. _Chrf)~J{a
.'
L
Application No.:
w,
"
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Enclosed is the Decision of the BOARD OF APPEALS ~hich has
this day been filed in the office of the Nantucket Town
Clerk.
An Appeal from this Decision may be taken pursw~,nt 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.
~~IN(1~ C~\ JJ0kJi-
f\ ~i.;:l . -rf2()S J Cha irman
cc: Town Clerk
Planning Board
Building CornmisSloner
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)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massaohusetts 02554
Assessor's Map 60.1.2, Parcel 5
12 Tennessee Avenue
Residential-2
Land Court Plan 3092-S
Lot 2
Certificate of Title No. 15,790
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, March 11, 2005, 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 of DAVID V. CANTELLA, c/o Reade,
Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669,
Nantucket, Massachusetts 02584, File No. 025-05:
2. The Applicant is seeking a MODIFICATION of SPECIAL
PERMIT relief granted under Nantucket Zoning By-law ~139-33.A
(alteration/expansion of a pre-existing, nonconforming structure)
in the Decision in Board of Appeals File No. 023-99. That
Decision allowed the expansion of the Applicant's pre-existing,
nonconforming single-family dwelling, by constructing a new
entryway on the southerly front of the house within the required
30-foot front yard setback area without coming any closer to that
lot line than the structure. The Applicant constructed that
addition pursuant to a validly-issued building permit. However,
the addition constructed was larger than the addition originally
approved by the Board of Appeals, although it came no closer to
the front lot line than was permitted. The Applicant is seeking
validation of the addition as constructed. A Certificate of
Occupancy was issued in 2000 for the addition. In addition, the
Applicant is seeking new SPECIAL PERMIT relief under By-law ~139-
33.A (alteration/expansion of a pre-existing, nonconforming
structure) to enlarge an existing addition on the northeasterly
side of the house, which is situated as close as about 1.8 feet
from the northeasterly side lot line, with the minimum side yard
setback allowed in this zoning district being ten feet, by
constructing an addition which would also enclose an exterior
access to the crawl space. The new addition would extend
vertically about two feet in height (for a maximum height in the
addition of about ten feet), extend horizontally about seven feet
in a southwesterly direction and about one foot in width, and be
sited within the side and front yard setback areas but not come
closer to the side or front lot lines than the structure as it
now exists. The new addition would continue to contain the
existing boiler and provide interior access to the crawl space.
The Locus would continue to comply with the maximum permitted
ground cover ratio of 12.5%. The Locus is nonconforming as to
1
:rot size, having an area of about 12,682 square feet, with the
minimum required in this zoning district being 20,000 square
feet; as to front yard setback, with the structure being sited as
close as about 23.2 feet from the front lot line, with minimum
front yard setback in this district being 30 feet; and as to side
yard setback, with the structure being sited with zero setback
from the northeasterly side lot line, with the minimum required
in this zoning district being ten feet. The Premises is situated
at 12 TENNESSEE AVENUE, Assessor's Map 60.1.2, Parcel 5, is shown
upon Land Court Plan 3092-S as Lot 2, and is situated in a
Residential-2 zoning district.
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 matter of planning concern
was presented. Except for the presentation by the Applicant and
his legal representative, there was no support or opposition
presented at the public hearing and no letters on file.
4. As presented by the Applicant and his counsel, this
application was brought in order to correct a serious problem
with the boiler in the existing dwelling, which was inadequately
protected from winter weather conditions and had suffered
freezing damage in cold weather. In order to adequately insulate
and protect the boiler, Applicant represented that it was
necessary to expand the shed addition (which may include
demolishing the existing shed to construct a new larger shed) in
which it was currently housed. Applicant also proposed to enclose
the existing crawl space access area in the new shed addition to
permit interior access to this area and curtail freezing of the
structure. This addition was sited wi thin both the front and
northeasterly side yard setback areas. The expanded new shed
would not be sited any closer than the existing house to the
front or side yard lot lines. The shed would also include an
upward expansion within the setback area. Applicant stated that
the shed would be located in an area of the lot that immediately
abutted an unconstructed way that had little likelihood of being
opened given the proximity of the house and road to the wetlands
and Hither Creek, and there was substantial natural vegetation in
that area.
5. Applicant represented that in addition, upon review of
the site plan for the Locus, by Blackwell & Associates, Inc.,
dated August 4, 2000, a reduced copy of which is attached hereto
as Exhibit A, it was determined that the front entryway addition
constructed pursuant to the relief granted in the Decision in BOA
File No. 023-99 was larger and in a different configuration than
what was shown upon the plan submitted therein, although it came
no closer to the front yard lot line than the existing house, as
required by the Board at the time, Therefore, the Applicant was
seeking a modification to said relief to validate the addition as
built, which had already received a Certificate of Occupancy. The
2
site plan in 1999, was a site plan that was submitted with the
first application for special permit relief in 1994 when the
Applicant had received permission to expand the front entryway
and which the Applicant never exercised prior to the expiration
of the permit. When the Applicant made application in 1999 for
the same purpose, the Decision stated that relief was based upon
the plan and information contained in the 1994 file. The addition
shown in both 1994 and 1999 was actually sited further into the
front yard setback area and when application was made to the
Building Department a new plan had been done showing the addition
spread out more and not in the front yard setback area. However,
said corrected site plan was never submitted to the Board. There
was no issue of any violation of ground cover requirements.
6. Therefore, based upon the facts as presented, the Board
of Appeals, by UNANIMOUS vote, makes the finding that the
proposed addition would be an intensification of the
nonconformity in that the shed would be expanded both vertically
and horizontally within the front and side yard setback areas.
However, the Board also finds that said expansion of the shed
would not be substantially more detrimental to the neighborhood
than the existing nonconformity. In addition, the Board also
finds that the addition completed in 2000 would not be
substantially more detrimental to the neighborhood than the pre-
existing, nonconforming location of the existing dwelling.
Neither the new shed nor the front entry way as constructed would
be closer to the lot lines than portions of the pre-existing
nonconforming dwelling. Accordingly, by UNANIMOUS vote, the Board
of Appeals votes to GRANT the requested relief by SPECIAL PERMIT
under Nantucket Zoning By-law ~139-33.A to expand the shed as
proposed and by MODIFICATION of the SPECIAL PERMIT issued in BOA
File No. 023-99 to validate the front entryway, subj ect to the
following conditions:
a. The addition shall be constructed in substantial
conformity to the plans submitted to the
Nantucket Historic District Commission and
approved under Certificate of Appropriateness
No,45,497, as may be amended from time to time;
and
b. The front entryway shall be substantially as
shown on Exhibit A, which plan refers solely to
the existing footprint of the structure and is
not indicative of the new shed to be constructed.
3
. ~ ZBA Decision 025-05)
Dated: April ,~
4
GO./.2 -4 FLOOD 7.olJE A5
N/F - '-'Ft:Oci~o~:8-'-'
P./v(. RE1S TRUCKIN'G-,INC.
LOT 1 L.C "30'92 - 6
TO: . r:1-(~ . . 'i?o.5TQIJ, .~I'(~. <;F;l-!':S. .5!,-,!!~G;~
. .B~~. ,.F~S'-~: . . . . . , . . AND NO OTHERS.
I CERTIFY. TO THE BEST OF MY KNOWlEDGE. THAT lHE
PREMISES SHOWN ARE LOCATED IN FLOOG HAZARD ZONE:
Ap) 1;3,. ~ . , DEUNEATED ON F.I.R,M. / COMMUNllY PANR
NUMBER: 250230-00 . .I~ . . . D, BY lHE FEDERAL
EMERGENCY MANAGEMENT AGENCY. EFFECTIVE DATE OF
MAPS: JUNE 3, 1986 AND to PERIODICALLY REVISED.
THIS II'lSPECTlON PlAl'l Wto PREPARED FOR MORTGAGE PURPOSES
ONLY AND IS 1'101 TO BE CONSIDERED A FULL INSTRUMENT SURVE'l'.
THIS PLAN SHOULD !:lOT BE USED TO F5TABUstl PROPF'RlY UNES.
FENCES, HEDGES OR ANY ANC1UWf STRUCTURES ON THE PR8lISES,
THE PROPERTY LiNts SHOWN RELY ON CURRENT DEEDS AND PlANS
OF RECORD.
THIS INSPECTION PLAN IS NOT A CERnFlCA1l01'l to TO THE 1l11.E OR
OWNERSHIP OF THE PROPERTY SHOWN. OWNERS OF ADJOINING PROPERTIES
ARE SHOWN ACCORDING TO CURRENT TOWN OF NANTUCKET ASSESSOR
RECORDS.
THIS PLAN SHALL NOT BE USED FOR ANY OWER PURPOSE OWER THAN
ITS INTENDED USE STATED ABOVE.
. 11lKl'" tlASSlfttATlnR: R'- Z
MIN. AREA: . ~909. -?: r::.. . .
MIN. FRONTAGE: . . .7[5, . F:T;. .
FRONT YARD S.B.: . . :'0.~. .
REAR &. SIDE 5:8.: . . (0. .F!. .
GROUND COVER (7.): . . I~: ~ f..
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EASE'MEN'T
DOC. .. 350 58
Blackwell & Anociotu Inc.
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ONLY ORIGiNALlY STAMPS> HID
ENDORSED COPlts OF THIS PlH'l
SHAll BE ACKNOWLBlGEll BY
THE cERnFY1NG lAND SURVEYOR.
EXlsnNG:
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UNCoVERED
CRAWL SPACE
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SCALE: 1" = z':5 DATE: APRIL 30, 1'7'73
1?TZV/SF:O: AIlG.4, 'Z(:I:Xl
Owner: .QA,VJIi'(.~I:-^!r:E.~. . . . . . . . . . . . .
, . . . . . . . . . . , . . , . . LOT z' . . . .
DeedjCert.: .c~~T; .1?'T?9 Plan: ~.q. :pt:;'7'l.7:? . ,
Tax Mop: ??I.?~? Locus:"').Z, ~E.NI'i~):OA~' .
[NOT TO BE RECORDED]
BLACKWEU. d: ASSOCIATES, Inc.
Professi.a'Ml Land SU1"V81(OTS
6 YotmgJs WGqf
Nootu.c1cet, ~tts 02554
FBI(,: 131; -7Z (. 8-9116 B- 380"
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