HomeMy WebLinkAbout063-06
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TOWN 'OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: Nu) U9-r c"L.., W0
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To: Parties in Interest and. Others concerned witi."the c:::l
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"])eclslou"o[ the BOARD OF APPEALS in the Application of Nle
following:
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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
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.
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cc: 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 Y139-30I (SPECIAL PERMITS); @139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
I
TfMVJI.of Nantucket
ZONING BOARD OF APPEALS
2 Fairgreu.Dds Road
Nantucket, Massachusetts 02554
Assessor's Map 67 , Parcel 241
Certificate of Title No. 20,752
R.lO
DECISION:
8 Pine Grove Lane (AKA 8 Pine Grove Road)
Land Court Plan No. 26439-G, Lot 26
Certificate of Title No. 20,594
1. At a public hearing of the Nantucket Zoning Board of Appeals, on Friday, August
11, 2006, at 1 :00 P.M., in the Conference Room, 2 Fairgrounds Road, Nantucket, Massachusetts,
the Board made the following Decision on the Application of DOUGLAS P. BENNETT, 8 Pine
Grove Lane, Nantucket, Massachusetts 02554, File No. 063-06:
2. Applicants are seeking reliefby SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-16C(1) to reduce the rear yard setback from ten feet to five feet in order to
construct an about 400 square-foot secondary dwelling and meet the 12-foot scalar separation
requirement between a primary and secondary dwelling; and in the alternative relief by
VARIANCE pursuant to Zoning By-law Section 139-7A(2)(b) 10 reduce the required scalar
separation between the primary and proposed secondary dwelling to as close as about nine feet
(8' 11.5"), in order 10 meet the required ten-foot rear yard setback distance. The secondary
dwelling would meet all other dimensional zoning requirements, including side yard setback.
Parking would be provided on site. The property is nonconforming as to side yard setback with
the structure being sited as close as about 5.22 feet from the northerly side yard lot line as it was
constructed during a time when the required side yard setback distance was five feet. The lot and
structure are conforming in all other respects.
The Premises is located at 8 PINE GROVE LANE, Assessor's Map 67, Parcel
~ Land Court Plan No. 26439-0, Lot 26. The property is zoned Residential-IO.
3. Our Decision is based upon the application and accompanying materials, and
representations and testimony received at our public hearing. The Planning Board made no
recommendation as there were no issues of phmning concern. One letter was received in the file
from an abutter at 63 and 65 Surfside Road stating that he had no objection and expressed
support for the Application.
4. Applicant stated that his family lives on the property year-round and he wished to
construct a small cottage in the rear of the property behind his existing single-family dwelling for
his adult daughter. The existing attached garage currently contains a second floor apartment that
is in need of intensive repairs and is virtually uninhabitable at the moment. The apartment would
be removed in order 10 maintain a maximum of two dwelling units on the lot Applicant
represented that due to the shape and siting of the existing house, the only place to site the
cottage would be in the southwesterly comer of the lot Applicant proposes 10 construct a small
20' x 20' structure and submitted several options for the Board's consideration. In order to meet
the 12-foot scalar separation required between the primary and secondary dwellings; the rear
yard setback distance would have to be reduced by special permit from ten feet to as close as five
feet as shown in Option 2, and as close as six feet in Option I. Option 3 showed a siting of the
cottage at greater than six feet from the rear yard lot line with about nine feet between the two
dwellings and Option 4 showed a siting that was about 9.5 feet from the rear yard lot line and as
"
cWsc as about ten feet from the primary dwelling. The latter two options would require both
special permit relief and variance relief to reduce the scalar separation between the two dwelling
units. Applicant stated that similar special permit relief to reduce the side and rear yard setback
distance has been granted within this R -10 district, including for an abutting property for their
secondary dwelling. All parkin~ ground cover and side yard setback requirements of the cottage
would be met.
5. Therefore, based upon the foregoing, the Board finds that reducing the westerly rear
yard setback requirement from ten feet to as close as five feet in order 10 allow construction of a
secondary dwelling as proposed, would not be substantially more detrimental to the
neighborhood, would have little impact, and be in harmony with the general purpose and intent
of the Nantucket Zoning By-law. Such relief would be consistent with similar relief granted for
similar situations within the R~lO zoning district and particularly within this neighborhood. The
Board expressed concern about reducing the required 12-foot scalar separation from the primary
dwelling by a grant of variance relief and felt that the more appropriate relief could be granted by
special permit in order to allow said reduction in the required rear yard setback distance.
6. According, the Board of Appeals, by a vote of four in favor (Sevrens, Waine,
Koseatac, Tupper) and one opposed (Wiley), GRANTS the requested relief by SPECIAL
PERMIT under Nantucket Zoning By-law Section 139-16C(I) to reduce the southerly rear yard
setback from ten feet to as close as five feet to allow the siting of the secondary dwelling as
proposed, upon the following conditions:
(a) The siting of the secondary dwelling shall be done in substantial
conformance with Option 2, attached hereto and marked as Exhibit A,
with the allowance for the cottage 10 be sited greater than five feet from
the rear yard lot line provided that the required minimum 12-foot scalar
separation between the primary and secondary dwellings be maintained;
(b) . There shall be no further building within the required ten-foot rear yard
setback area without further relief from this Board, other than what has
been herein permitted;
(c) The existing garage apartment shall be removed prior to issuance of the
Certificate of Occupancy for the new secondary dwelling and there shall
be a maximum of two dwelling units on the property at any given time;
and
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(d)
Dated: August 1...7" , 2006
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Owner's name(s):
Mailing address:
Applicant's name(s):
Mailing address:
Locu
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
APPLICATION FOR RELIEF
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CASE No.OCo3 -d(P
FEE: $300.00
l Assessor's MaplParcel: (07 / 2 ~ /
.
and Court PlaDIP n Book & PagelPlan File No.:_: '< Co Lf:.39-c;.. Lot No.: . 1.&
Date lot acquire :_1 JQj 03 Deed Ref.lCert. of Title: ~"J 5::"11 Zoning District: (2 -I D
Uses on Lot - Commercial: None / Yes (describe)
- .-4-
Residential: Number of dwellings-L Duplex_ Apartments_Rental Rooms
Building Date(s): All pre-date 7/72? or C ofO(s)?
Building Permit Nos:
Previous Zoning Board Application Nos.:
State below or on a separate addendum ~pecific relief sought (Special Permit, Variance, Appeal), Section of
the Zoning By-law, and supporting details, grounds for grant of relief, listing any existing nonconformities:
1'.PrKE Q~ YA-tJD Sa ~ ~'-.)~., 70 ~1-6V' rv ~-re: ~D~
To 5uIl.--O ..k'I 2.0' Y '2-0' ~J...J.o~ Dl-ueLUNlr MO ~-p trr
, 1..- I -0 II PJal IV\. &""tL S7i p:i.t, mA-l JJ l.-hvse .
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I certify that the information contained herein is substantially complete and true to the bestpfmy.:,,;
knowledge, under the pains d penalties of perjury. .f;: ....'
SIGNAT Applicant Attorney/Agent
(If not owner or owner's attorney, please enclose proof f agency to bring this matter before the Board)
FORZBA CE USE , ~
Application received on:..JJ!lJrJL By: Complete: Need copies?: L/ .
Filed with Town Clerk:.2~/~Planning Bua..dI_.'_I_ Buildiag Dept.:_I--'JY: ~~
Fee deposited with Town Treasurer: ~J4../5P By: ~Waiver requested?:_Granted:--"--"_
" Hearing notice posted with Town Clerk:~l/llf./c(g Mailed:::z.IZ4tcf9I&M:~~7/c16 & <:PI ~ IQG
Hearing(s) held on:--"_I_ Opened on:_/~/_ Continued to:_I_I_ Withdrawn?:--"_I_
DECISION DUE BY:_I_I_ Made:_I--"_ Filed wffown Clerk:_I_I_ Mailed:_I_I_
ADDENDUM
Applicants are seeking reliefby SPECIAL PERMIT under Nantucket Zoning By-law
Section 139-16C(I) to reduce the rear yard setback from ten feet to five feet in order to
construct an about 400 square-foot secondary dwelling and meet the 12.foot scalar
separation requirement between a primary and secondary dwelling; and in the alternative
reIiefby V ARIANCE pursuant to Zoning By-law Section 139-7 A(2)(b) to reduce the
required scalar separation between the primary and proposed secondary dwelling to as
close as about nine feet (8' 11.5"), in order to meet the required ten-foot rear yard setback
distance. The secondary dwelling would meet all other dimensional zoning requirements,
including side yard setback. Parking would be provided on site. The property is
nonconforming as to side yard setback with the structure being sited as close as about
5.22 feet from the northerly side yard lot line as it was constructed during a time when
the required side yard setback distance was five feet. The lot and structure are
conforming in all other respects.
Applicant lives on Nantucket year-round in his family home. He wishes to construct a
small cottage to the rear of the property for his adult daughter. Due to the shape and siting
of the existing house, the only place to site the cottage is in the southwesterly corner of
the lot. Applicant has proposed a small 20' x 20' structure with several options for the
Board to consider. In order to meet the 12-foot scalar separation required between the
primary and secondary dwelling, the rear yard setback area would have to be reduced by
special permit to about six feet in one scenario or five feet in another. In order to meet the
10- foot rear yard setback distance, the structure would have to be sited as close to the
primary dwelling as about nine feet and would need a variance. A fourth option would be
to provide a ten-foot scalar separation with about a 5.5 rear yard setback distance. Other
such reduction in side and rear yard setback special permit relief has been granted within
this R-l 0 district to allow construction of a porch, and validate siting of a structure on an
abutting parcel as well. All parking, ground cover and side yard setback requirements of
the cottage would be met.
Town of Nantucket Web Ul:S - PrIntable Map
Page 1 oi2
Town of Nantucket Web GIS
Prop ID
Address
Owner
Sale Date
Sale Price
Book/Page
Lot Size
67 241
8 PINE GROVE RD
BENNElT DOUGLAS P
8 PINE GROVE LN
NANTUCKET, MA 02554
01/10/2003
$0
C0020594
0.23 acres
NOT A LEGAL DOCUI'-1ENT
For reference only:
caveats which must be considered when
this data are available from the
Nantucket GIS Coordinator,
Town of Nantucket, Mass
Map Composed
All
http://host.appgeo.comlnantucketmaIPrlntableMap.aspx?Preserve=Width& Map Width= 172.., 7/19/2006
Town of Nantucket Web GIS - Printable Map
Page 1 of2
Prop 10
Address
Owner
Sale Date
Sale Price
Book/page
Lot Size
Town of Nantucket Web GIS
67 241
8 PINE GROVE RD
BENNETT DOUGLAS P
8 PINE GROVE LN
NANTUCKET, MA 02554
01/10/2003
$0
C0020594
0.23 acres
NOT A LEGAL DOCUMENT
For reference: Important
caveats which must be considered when
using this data are available from the
Nantucket GIS Coordinator.
Ttle information
produced by The Town
purposes
Nantucket does not guaranfee
of the data. Users are responSIble for
suitability II1dividual
till is from the Town of Nantucket Map Composed
1.....;:'" ,-,..." -.~-, "'.r>
http://host.appgeo.com/nantucketma/PrintableMap.aspx?Preserve= Width&Map Width=4 32... 717/2006
Town of Nantucket, Mass
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STEP/
NOTE' STRUCTURE PREDATES R-lO ZONING
I I CERTIFY THAT AS A RESULT OF
A SURVEY MADE ON THE GRoUNn
THAT THE STRUCTURE IS LOCATED
ON THE LOT AS SHO~N ~ITH NO
VISIBLE ENCROACHMENTS, AND DID
COMPLY ~ITH THE ZONING SETBACKS
IN EFFECT AT THE TIME OF CONST-
RUCTION, THE SITE IS SITUATED IN
ZONE I X ~ OF THE F,E,M.A,
MAP SHEET # 0012 D
COMMUNITY #250230/
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ZONING: R-lO
MINIMUM LOT SIZE, 10,000 SF,
MINIMUM FRONT AGE, 75 FT
FRONT YARD SETBACK' 20 FT
REAR 8. SIDE SETBACK' 10 FT
GROUND COVER RA TIo, 20%
PLOT PLAN OF LAND IN
NANTUCKET, MA
SCALE, I' = 20'
DATE: NOVEMBER 1~ 1998
JOHN J, SHUGRUE, INC,
57 OLD SOUTH ROAD
NANTUCKE~ MA 02554
FOR' DOUGLAS BENNETT
8. NANTUCKET BANK
PARCEL NO, 241 JOB NO, 6027-MPP
ASSESSORS MAP 67
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Town of Nantucket
RECEIVED
BOARD OF ASSESSORS
II II 1 0 2006 i
TOWN OF
NC\~..KEr~ MA
ZONING BOARD OF APPEALS
LIST OF P ARTlES IN INTEREST IN THE MA TIER OF THE PETITION OF
PROPER+YOwtjER.....~.I?..~.
MAILING ADDRESS.................. .~....... d................. ;:::r
PROPERTY LOCATION..., ..2,.. 12-::,..".. ..~..,' ,/~-:!..
ASSESSORS MAPIP ARCEL:....,.. ,4..7.,~..ti?,f/,...",....", ..""",."..",.
APPLlCANT............D~....~..................
SEE ATIACHED PAGES
I certify that the foregoing is a list of persons who are owners of abutting property, Owners of
land directly opposite on l11y public or private street or way; and abutten of the abutters and all
other land Owners within 300 feet of the. property lirie of owner's property, all as they appear on
the most recent applicable tax list (M,G,L. c. 40A, Section II Zoning Code Chapter 139,
Section 139.29B (2) ..
~.., /~.., ~C!.t!G
C%ATE f,
12 dkJ
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..~........
ASSESSOR'S OFFICE
Town of Nantucket
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