HomeMy WebLinkAbout065-06
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET,
MASSACHUSETTS 02554
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To: Parties in Interest and Others concerned with the ,~
-"I5ecislon of the BOARD OF APPEALS in the Application of (.:the
following: N
Application No.: 0&5'"-00
Owner/Applicant: t+n~~J(~i0hn1~Q
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
fiiing 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 Decision must be given
to the Town Clerk so as to be received within such TWENTY
(20) days.
/ew-------
Chairman
cc: Town Clerk
Planning Board
,Building CommissJoner
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)~ 9139-321 (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
Town of Nantucket
Zoning Board of Appeals
2 Fairgrounds Road
Nantucket, Massachusetts 02554
Assessor"s Map 41
Parcel 96
Residential-2
30 Pilgrim Road
LCPLN 13328-E, Lot 8
C.O.T. 20,890
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 ANTHONY PRESTANDREA, c/o
Vaughan, Dale and Hunter, P.C., Whaler's Lane, P.O. Box 659, Nantucket, MA 02554, on Board
of Appeals File No. 065..06:
1. Applicant is seeking, to the extent necessary, a MODIFICATION of the
V ARIANCE relief granted pursuant to Nantucket Zoning By-law Section 139-16A in the
Decision in BOA File No. 001-04, that validated the siting of the existing single-family dwelling
and stoop, constructed in 1977 during a time when the front yard setback requirement was 20-
feet, and allowed the alteration of the stoop within the same footprint by adding a roof over a
new porch with steps and without coming any closer to the front yard lot line than currently sited
and without enclosing the porch~ subject to certain conditions. Applicant seeks to substitute new
Exhibit B-1 for that contained in said Decision. In addition, Applicant is seeking reliefby
SPECIAL PERMIT under Zoning By-law Section 139-33A (alteration/expansion of a pre-
existing nonconforming use/structure). Applicant is now seeking to construct an addition onto
the southwesterly side of the house no closer than about 27 feet from the front yard lot line and
no closer than the existing structure. The addition would be conforming to all other dimensional
zoning requirements. The property is nonconforming as to front yard setback with portions of the
dwelling sited as close to the front yard lot line along Pilgrim Road as about 14.9 feet in a district
that requires a minimum front yard setback of 30 feet. The Locus is conforming to all other
dimensional zoning requirements.
The Premises is located at 30 PILGRIM ROAD~ Assessor's Map 41, Parcel 96,
Land Court Plan No. 13328-E, Lot 8. The property is zoned Residential-2.
2. The Decision is based upon the Application and materials submitted with it and
testimony and evidence presented at the Public Hearing. The Planning Board made no
recommendation in this matter. There were no letters of support or opposition to the Applicanfs
request presented at the public hearing or on file. Other than the presentation made by the
Applicant's representative at the public hearing, there was no public comment.
3. Applicant, through counsel, explained to the Board that when the existing single-
family dwelling was sited by the predecessor in titlelbuilder in 1977 it was inadvertently placed
14.9:t: feet from the front yard property line in a Zoning District that then required a front yard
setback of 20 feet. The Premises was improved pursuant to a duly issued 1977 building permit,
which was properly closed and is benefited by a Certificate of Occupancy. Applicant's attorney
further explained that during the interim period between the date of construction and the time of
this hearing, the front yard setback in this Residential-2 District had increased to a minimum of
30 feet.
Applicant's attorney reminded the board that in March, 2004, Applicant sought and
received variance relief in the Decision in BOA File No. 015-04 (the "Decision") to both validate
the existing siting of the house as well as make alterations to the front stoop. Applicant also
sought establishment of a small building envelope within the required 30-foot front yard setback
area but no closer to the front yard lot line along Pilgrim Road in order to allow for future
construction of an addition without having to make further application to this Board. The area
would have been outside of the designated wetland resource area zone affecting the entire
westerly rear portion of the property which limited the possible areas for future construction. In
the Decision, the Board validated the siting of the dwelling and alterations to the front stoop
thereon but did not establish the building envelope for future construction, requiring that any
such future construction would need further relief from this Board.
In the intervening time between that Application and this one, Applicant designed an
addition to the existing dwelling on the southerly side of the structure, was granted Certificates
of Appropriateness Nos. 48~113 and 48,764 for the addition by the Nantucket Historic District
Commission. Applicant further applied to the Nantucket Conservation Commission for
permission to build said addition within the restricted area between twenty-five and fifty feet
from the wetland edge. Applicant was granted permission to construct in that location and was
granted an Order of Conditions to perform the requested work.
The a majority of the new addition on the southerly side of the dwelling would be sited
outside of the required 30-foot front yard setback area, with only a small portion of the new
addition being sited within the required setback area. The addition would not come any closer to
the front yard lot line than the existing dwelling in any case. Applicant stated that due to the
interior configuration and the siting of the main portion of the existing dwelling, placement
options of the addition were severely limited. The resulting overall ground cover ratio would be
about 7%, substantially less than the allowable of 12.5% and the structure would continue to
meet all other dimensional zoning requirements.
4. Therefore, based upon the foregoing, the Board of Appeals finds that the
modification to the original variance relief granted in the Decision could be made with the
without derogating from the public good and reaffmns the findings made in the Decision, citing
the limitations placed on the property due to the presence of a substantial wetlands area, irregular
shape of the lot and location of the existing structure. The Board further fmds that a grant of
special permit relief to expand the structure as proposed would not create a situation that would
be substantially more detrimental to the neighborhood than the existing nonconforming situation.
5. Accordingly, by a vote offour in favor (Waine, Koseatac, Wiley, Tupper) and
one opposed (Sevrens), the Board GRANTS the requested MODIFICATON of the VARIANCE
relief granted in the Decision in BOA File No. 015-04 and substitution of a new Exhibit B-1 and
new HOC plans, and reliefby SPECIAL PERMIT pursuant to Nantucket Zoning By-law Section
139-33A to construct the addition as proposed, subject to the following condition:
(a) The addition shall be sited substantially as shown upon the "Plot Plan", done by
Stephen Sullivan of Nantucket Surveyors LLC, licensed land surveyor, dated July 6,
2006, a reduced copy of which is attached hereto and marked as Exhibit B-,l; and
(b) The addition shall be done in substantial conformance with Certificate of
Appropriateness Nos. 48,113 and 48,764, as may be amended from time to time.
September 1 , 2006
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1. PART OF BUILDING SHO~ HEREON
IS WllHlN lHE CURRENT FRONlYARD SElBACK,
2, APPROXlMA lE FLOOD ZONE SCAlED FROM
NANlUCKET FLOOD INSURANCE RAlE MAP,
3. VtEllANDS FLAGGED BY DON SCHALL
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CURRENT ZONING: R-2
MINIMUM LOT SIZE: 20,000 S.F
MINIMUM FRONTAGE: 75 FT,
FRONlYARD SElBACK: 30 FT.
SIDE AND REAR SElBACK: 10 FT,
ALlOWABLE G.C.R.: 12.5:rc:
EXISTING G.C.R.: 4.3:rc: :I:
PROPOSED G.C.R.: n :I:
PROPERlY UNES SHOWN ARE TAKEN FROM RECOROED
DEED AND PLAN REFERRED TO HEREON. BUILDINGS. MONU-
MENTS. ETC. ARE PLOTlED FROM FIELD MEASUREMENTS.
I HEREBY CERTIFY TO lHE BEST OF MY KNOWlEDGE
lHAT lHE PREMISES SHOWN ON lHlS PLAN ARE
LOCATED WllHlN lHE BloC ZONES AS DEUNEATED
ON lHE "FlRt.f' MAP OF COMMUNllY NO. 250230;
MASS. EFfEC11'IE: 7/2/1992 BY lHE FEDERAL
EMERGENCY MANAGEt.lENT AGENCY,
.B3
PLOT PLAN FOR
#30 PILGRIM ROAD
TO BE FILED WITH
WITH A ZONING BOARD
OF APPEALS APPUCATlON
IN
NANTUCKE~ MASSACHUSETTS
SCALE: 1"=30' DATE: JULY 6. 2006
DEED REFERENCE: CERT.#20890
PLAN REFERENCE: LC.PL 13328-E
ASSESSOR'S REFERENCE:
MAP: 41 PARCEL: 96
PREPARED FOR:
ANTHONY PRESTANDREA
NANlUCKET SURVEYORS LLC
5 WINDY WAY
NANlUCKET. MA, 02554
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NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
CASE NO.(J~) -dCp
FEE: $300.00
APPLICA nON FOR RELIEF
Owner's name(s): Anthonv Prestandrea
Mailing address: C/o William F, Hunter. Esq.. Sarah F. Alger. P.C.. Two South Water Street
Applicant's name(s): Same
Mailing address: Same
Locus address: 30 Pilgrim Road Assessor's Map/Parcel: 41 / 96
Land Court PlanIPlan Book & PageIP1an file No.: LCPLN 13328-E Lot No.: ~
Date lot acquired: 09/03/2003 Registry reference: Certificate of Title 20890
Zoning District: Residential-2 (R-2)
Uses on Lot - Commercial: No (describe) Residential: Yes
Residential: Number of dwellings: 1 Duplex: N/ A Apts, / Staff dormitory: N/ A Rental Rooms: N/ A
Building Date(s): All pre-date 7/72? NO or _C ofO(s)
Building Permit Nos,:
Previous Zoning Board Application Nos.: Variance BOA File 015-04. Document No, 111133
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:
SPECIAL PERMIT RELIEF
PLEASE SEE ADDENDUM, ATTACHED HERETO
SIGNATURE:
William
Applicant: _ Attorney/Agent: X
FOR ZBA OFFICE USE . v::
Application 'ecei~ed on' 7i2{)(e By, C( JI.J.~fplete' Need copies?,
:~r!J}JJJI"k:7 ~anning BO~ ..i1,i". Ek~
Fee deposited with Town Treasure;]; ~ . aiver requested?: _ Granted:_/ _1_
Hearing notice posted with Town Clerk:'2J~ailed:2 21~&M: y 21!2fp&
-iJ 30~
Hearing(s) held on:_1 ~ _ Opened on:_1 ~ _ Continued
to:~~_ Withdrawn?:~__
DECISION DUE BY: ~_I_ Made:
erein is substantially complete and true to the best of my
s of perjury.
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1
I certify that the info
knowledge, under the
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Filed w/Town Clerk:_ _1_
Mailed:~~_
DECISION APPEALED?:~~_ SUPERIOR COURT: LAND COURT
Form 4/03/03
ANTHONYPRESTANDREA
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30 PILGRIM ROAD. NANTUC~
Anthony Prestandrea (Applicant), owner of 30 Pilgrim Road, Nantucket,
evidenced by deed dated September 3,2003 and registered with the Nantucket
Registry District of the Land Court as Document No. 103989, seeks a Special Permit
pursuant to Section 139-33 A. (4) (a) and (b), Preexisting nonconforming uses,
structures and lots, as amended. Locus is presently improved by a wood-framed
single-family dwelling, preexisting and non-conforming as to front yard setback.
Applicant requests a Special Permit to allow the alteration and extension of the dwelling
by constructing an addition to the southeast side of it while intruding into the front yard
setback no further than the preexisting dwelling.
Additionally, Applicant is seeking, to the extent necessary, a MODIFICATION of
the Variance relief granted pursuant to Nantucket Zoning By-law Section 139-16A in
the Decision in BOA File No. 001-04, that validated the siting of the existing single-
family dwelling and stoop, constructed in 1977 during a time when the front yard
setback requirement was 20-feet, and allowed the alteration of the stoop within the
same footprint by adding a roof over a new porch with steps and without coming any
closer to the front yard lot line than currently sited and without enclosing the porch,
subject to certain conditions.
The Premises is located in the Residential-2 Zoning District. Premises consist of
a single parcel of land improved as described herein and shown as Lot 8 on plan
numbered 13328-E, dated August 5, 1974, Josiah S. Barrett. Surveyor, filed with
C.O.T. No. 7255 at the recorded with the Nantucket Registry District of the Land Court
and as Parcel 96 on Assessor Map 41.
With respect to Lot Area, the Premises is comprised of 20,166 +/- square feet in
a zoning district with a minimum area requirement of 20,000 square feet. The single-
family wood-framed dwelling is pre-existing, nonconforming as to front yard setback
being sited 14.9' +/- feet, at its closest point, from the front yard property line in a
zoning district having a 30' front yard setback requirement. In all other respects, the
Premises currently conform to the dimensional requirements of the zoning by-Jaw for a
preexisting single-family dwelling in the R-2 District.
BASIS FOR REQUESTED RELIEF
In 2004, Applicant was denied a Variance from the Nantucket Zoning Board
which, if granted, would have allowed him to encroach into the 30' front yard
setback to allow expansion of the existing dwelling beyond the Nantucket
Conservation Commission and Massachusetts Department of Environmental
Protection 50' no-build buffer to a vegetated wetland at the rear of the property.
This relief was denied by the Zoning Board of Appeals. As a result this decision,
the Applicant applied to the Nantucket Conservation Commission for relief from its
requirement that all non-water related structures maintain a 50' foot buffer to the
edge of a wetland. A portion of the requested relief -was granted by the
Conservation Commission. However, a very small portion of the addition is now
proposed to sit within the 30' front yard setback but no closer than the preexisting,
non-conforming dwelling improving the Locus.
Applicant has submitted the addition to the Nantucket Historic District
Commission (HOC), and was granted Certificate of Appropriateness No. ,a copy
of which is attached hereto.
Therefore Applicant is requesting a Finding that the proposed changes to
the structure are not substantially more detrimental to the neighborhood than the
existing nonconforming structure and a Special Permit supporting such Finding.
REQUESTED RELIEF
Therefore, the Applicant respectfully asks the Board to vote in favor of a
MODIFICATION, to the extent one may be found to be necessary, of the Variance
relief granted pursuant to Nantucket Zoning By-law Section 139-16A in the
Decision in BOA File No. 001-04, and a FINDING and SPECIAL PERMIT pursuant
to Section 139-33 A. (4) (a) and (b), as amended, to allow the construction and
alteration of the existing dwelling pursuant to the approved HOC plans and Exhibit
"A", attached hereto.
Town of Nantucket Web GIS - Printable Map
Page 1 of2
Town of Nantucket Web GIS
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Prop ID
Address
Owner
Sale Date
Sale Price
Book/Page
Lot Size
4196
30 PILGRIM RD
PRESTANDREA ANTHONY
PO BOX 1044
MILLER PLACE, NY 11764
09/22/2003
$840,000
C0020890
0.46 acres
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.
Qiss:la.Lm~r The information displayed on this or
any other map produced by The Town of
Nantucket is for reference purposes only. The
Town of Nantucket does not guarantee the
accuracy of the data. Users are responsible for
determining the suitability for individual needs,
All information is from the Town of Nantucket
Town of Nantucket, Mass
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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.
Ql~clQimer The information displayed on this or
any other map produced by The Town of
Nantucket is for reference purposes only, The
Town of Nantucket does not guarantee the
accuracy of the data. Users are responsible for
determining the suitability for individual needs,
All information is from the Town of Nantucket
Town of Nantucket, Mass
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Town of Nantucket Web GIS - Printable Map
Page I of2
Town of Nantucket Web GIS
Prop ID
Address
Owner
4196
30 PILGRIM RD
PRESTANDREA ANTHONY
Sale Date
Sale Price
Book/Page
Lot Size
PO BOX 1044
MIUER PLACE, NY 11764
09/22/2003
$840,000
C0020890
0.46 acres
NOT A LEGAL DOCUMENT
For reference only:
caveats which must be considered when
using data are available from the
Nantucket GIS Coordinator.
The information
any other produced by
Nantucket is reference purposes
Town Nantucket does not guarantee
accuracy of the data. Users are for
the suitahility needs.
AI! is from the Town of Nantucket
1 r_f::r. ~."" _.l-~,A."'"
Town of Nantucket, Mass
Map Composed
http://host.appgeo.comlnantucketmaIPrintableMap.aspx?Preserve=Width&Map Width=432... 7/25/2006
\ \JOBS\ 7775+ \N907B\ZBA_PlAN. fix: 1
NOlES:
1. PART Of BUILDING SHO'Ml HEREON
IS WITHIN THE CURRENT FRONTYARD SElBACK,
:z. APPROXlMAlE R.OOD ZONE SCAlED FROM
NANTUCKET R.OOD INSURANCE RAlE MAP,
3. WETLANDS FLAGGED BY DON SCHALL
OF ENSR.
'" 'III
~11
r
"
CURRENT ZONING:
MINIMUM LOT SIZE:
MINIMUM FRONTAGE:
FRONTYARO SElBACK:
SIDE AND REAR SElBACK:
ALLOWABLE G,C.R.:
EXlSTlNG G,C.R,:
PROPOSED G.C.R,:
R-2
20.000 S.F
75 FT.
30 FT,
10 FT.
12,5ll:
4.3ll: :l:
7ll: :l:
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lsY
00
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PROPERTY UNES SHOWN ARE TAKEN FROM RECORDED
DEED AND PLAN REFERRED TO HEREON, BUILDINGS, MONU-
MENTS, ETC, ARE PLOTiED FROM FIELD MEASUREMENTS,
I HEREBY CERTlFY TO THE BEST OF MY KNOWLEDGE
THAT THE PREMISES SHOWN ON THIS PLAN ARE
LOCATED WITHIN THE B&C ZONES AS DEUNEATED
ON THE 'FlRM" MAP OF COMMUNITY NO. 250230;
MASS. EFfECTlVE: 7/2/1992 BY THE FEDERAL
EMERGENCY MANAGEMENT AGENCY,
N.B.313 80
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PLOT PLAN FOR
#30 PILGRIM ROAD
TO BE FILED WITH
WITH A ZONING BOARD
OF APPEALS APPUCATION
IN
NANTUCKET. MASSACHUSETTS
SCALE: 1"=30' DATE: JULY 6, 2006
DEED REFERENCE: CERT,#20890
PLAN REFERENCE: L,C.PL 13328-E
ASSESSOR'S REFERENCE:
MAP: 41 PARCEL: 96
PREP ARED FOR:
ANTHONY PRESTANDREA
NANTUCKET SURVEYORS LLC
5 WINDY WAY
NANTUCKET. MA, 02554
N-9078
OU0335
111133
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
\
Da te : J%>rl r
.30
, 2001
To: Parties in Interest and, Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No.:
Owner/Applicant:
Of s- --0 'f
va (Y1Y1M ~ ~ res -+on d vea..
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.
~l~~\.S~~
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 ~139-301 (SPECIAL PERMITS)~ ~139-321 (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
oooa~~G
111133
Zoning Board of Appeals
1 EAST CHESTNUT STREET
Nantucket, Massachusetts 02554
Phone 508-228-7215
Fax 508-228-7205
Assessor's Map 41
Parcel 96
Residential-2
30 Pilgrim Road
LCPLN 13328-E, Lot 8
C.O.T. 20,890
At a public hearing of the Nantucket Zoning Board of Appeals, open on Friday, March
12,2004 and continued. to Friday, April 2, 2004 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 ANTHONY PRESTANDREA, c/o Vaughan, Dale and
Hunter, P.C., Whal~'s Lane, P.O. Box 659, Nantucket, MA 02554, on Board of Appeals File
No. 015-04;
1. Applicant is seeking relief by VARIANCE under Nantucket Zoning By-law
Section 139-16A (Intensity Regulations - front yard setbacks). Applicant is seeking validation of
the siting of the existing single-family dwelling and front stoop, which are sited as close to the
front yard lot line along Pilgrim Road, as about 18.2 feet and 14.9 feet respectively, in a district
that required a minimum front yard setback of 20 feet at the time of the 1977 construction of the
dwelling (the District currently requires a minimum front yard setback of30 feet). A Certificate
of Occupancy was issued in 1996. In addition, the Applicant proposes to alter the existing stoop
within the same footprint by adding a roof over a new porch. Further, the Applicant is also
asking the Board to establish an overa1114-foot front yard setback line. The Locus is conforming
to all other dimensional zoning requirements.
2. The Decision is based upon the Application and materials submitted with it and
testimony and evidence presented. at the Public Hearing. The Planning Board made no
recommendation, as the matter was no of planning concern. There were no letters in support or
opposition to the Applicant's request on file or presented at the public hearing. Applicant was
represented at the public hearing by counsel.
3. Applicant, through counsel, explained to the Board that when the predecessor in
titlelbuilder sited the single-family dwelling in 1977 it was inadvertently placed 14.9::i: feet from
the front yard property line in a Zoning District that at the time required a front yard setback of
20 feet. Applicant's attorney stated. that the status of Pilgrim Road at the time of construction
was as a narrow winding dirt road. It appeared that the setback for the house may have been
taken from a measurement from the edge of the dirt road, not an uncommon occurrence in those
days, with a path of travel that actually was sited about six feet further east from the front yard
lot line. That would possibly account for the over five-foot intrusion. The Premises was
improved pursuant to a duly issued 1977 building permit~ which was properly closed and is
benefited by a 1996 Certificate of Occupancy. Applicant's attorney further explained that during
the interim period between the date of construction and the time of this hearing, the front yard
setback in this Residential-2 District had increased to a minimum of30 feet. Applicant's counsel
stated that there were two issues before the Board. The first was to validate the current siting of
()OO'~ '{'"':'
u~. I
I111J3
the structure and stoop and allow alterations to be made to the front stoop as approved by the
Historic District Commission (HOC) in Certificate of Appropriateness No. 42,952. Second~
Applicant was asking that the Board set an overall14-foot front yard setback area to allow for a
future expansion of the structure without having to return to this Board as there was additional
ground cover available.
Applicant's attorney demonstrated to the Board that in addition to the front yard
setback violation encumbering the Pilgrim Road side of the property, the Premises was further
encumbered by the jurisdiction of the Nantucket Conservation Commission due to the location of
a bordering vegetated wetland along the rear westerly side ofthe Lot. Applicant's attorney
demonstrated that the 30-foot front yard setback from the easterly front property line and the 50-
foot buffer from the wetlands on the westerly side of the Premises, converged and overlapped in
the middle of the property leaving it virtually unbuildable as a matter of right were it a vacant lot
today. Applicant's counsel opined that given the soil conditions and step change in grade from
east to west, leaving a small upland area where the house was currently situated, affecting this
piece of property and not generally affecting the zoning district in which it was situated, that the
Variance could be issued by the Zoning Board of Appeals allowing for an overalll4~foot front
yard setback without detriment to the public good. The requested 14- foot front yard setback
would validate the house and front stoop as presently constructed and provide a small buildable
side yard comprised approximately of 1 ,059:1:: square feet outside of the new l4-foot front yard
setback area and beyond the 50-foot buffer from the wetlands.
4. Based upon the foregoing, the Board of Appeals was disinclined to provide an
overalll4-foot front yard setback in a zoning district that currently requires a 30-foot front yard
setback, especially in the absence of any plans for a proposed addition. The Board felt that it
was not able to assess the impact of an addition without having a specific request before it.
However, the Board was prepared to validate the siting ofthe house including the front stoop,
provided that the front stoop was renovated in accordance with the approved HOC plans and not
enclosed without further relief from this Board. Therefore, the Board finds that owing to
circumstances relating to the soil conditions with the wetlands to the west, and topography of the
lot, with steep grade changes, and topography ofthe existing structure and especially affecting
this lot and structure, and not affecting generally the zoning district in which it is located, a
literal enforcement ofthe provisions of this chapter would involve substantial hardship, financial
and otherwise~ and the desirable relief may be granted without substantial detriment to the public
good and without nullifying or substantially derogating from the intent or purpose ofthe Zoning
By-law. The Board also finds that the structure is protected from enforcement due to the lapse of
over six years under the curative provisions ofMGL Ch. 40A, Section 6, and that there would be
no remedy to cure the front yard setback given the topography ofthe lot and the presence of a
wetland to the rear of the structure and the road to the east. No land could be purchased to cure
the setback intrusion.
5. Accordingly, by a vote of four in favor (Sevrens, Waine, Toole, Wiley) and one
abstention (Loftin), the Board GRANTS the requested VARIANCE relief under Nantucket
Zoning By"law Section 139-16A validating the siting of the existing single-family dwelling and
stoop and allowing the alteration of the stoop within the same footprint by adding a roof over a
new porch with steps, not coming any closer to the front yard lot line than currently sited and
without enclosing the porch, subject to the following conditions:
.. .
oooa33
111133
(a) The alteration to the existing stoop shall be done in substantial accordance with the
HDC Certificate of Appropriateness No. 42,952, as may be amended from time to
time, a reduced copy of the exterior elevations are marked as Exhibit A and attached
hereto; and
(b) The siting of the structure and stoop shall be substantially as shown upon the ''Plot
Plan for #30 Pilgrim Road", done by Nantucket Surveyors Inc., dated February 4,
2004, a reduced copy of which is attached hereto and marked as Exhibit B.
April ;,D, 2004
~
E
1 COtT'..f'Y Ttt.:...T 20 PA YS HAVE HAPMID Aj..n;..<2,
1US DEQSION WAS FUEl) IN TRij OFl<\Cl! Qf lti-fi
'J'O'M(a.auc. AND nlATNO~HAi ~
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MICHAEL S. &
S. JACQUEUNE EGAN
NOTES:
1. BUILDING SHOWN' HEREON
IS 1NlllilN niE CURRENT
FRONTYARO SETBACK
2. EDGE Of WE11.AND
AS DEllNEATEO AND APPROVED
UNDER D.E.P. fiLE NO. SE4&-1679
3. APPROXIMATE FLOOD ZONE SCALEO FROM
NANTUCKET FLOOD INSURANCE R....TE MAP.
41-93
N/f
MICHAEL S. &
S. JACQUELINE EGAN
~./~'
; , . .
\
111133
Nantucket Zoning Board of Appeal
March . 2004
4-1-95 /
N/f
1NlLUMI H. VROOMAN
CURIlEHT ~ R-2
IIllNlWll LOT SZE: 20.000 5.r
MHIlUIl FllONTAGE: 7~
fftONTYARD SE18Aa<: JO'
SIDE AND REAR SETIlAOOO'
AI.1.OWA8LE o.c.1l.: 12.5%
ElCISllHO G.c.R.. ~.3lI' :I:
PROPERTY LIlES SHOW4 IJfE. TAKEN fROIoI REOOIUlEO
om> AND PLAN REFERRED 10 HEREON. IlIJlU)It.lCS, UONU-
WENlS. ETC. ARE. PLOTlED FROIl f1ELI) WEA$URD.tENlS.
I HERESY CER11FY 10 1HE BEST OF IoIY 1<NC*fDGE
lHA T 'OlE PIlDISES SHO\\N ON 1HIS PLAN ARE
LOCA'lID \IIIlItIC 'DE B4tC ZONES Mi DE1JNEAlEI)
ON 1HE "f1RIt' YAP OF CXII/AlNI1Y NO. 2S023O;
MASS. EFfEC1l\IE: 7/2/1 vez. 8Y tHE FEDERAL
0IEIt0ENCY IoIANAGOIENT AGeNCY.
PLOT PLAN
FOR "30 PILGRIM ROAD
IN
NANTUCKET. MASSACHUSETTS
SCALE: 1".30' DATE: 2/4/2004
DEED REFERENCE: L.C.DOC. 1103969
PLAN REFERENCE: LC.PL 13328-E
ASSESSOR'S REFeRENCE:
MAP: 41 PARCEL: 96
PREPARED fOR:
ANniONY PRESTANDREA
NNmlCKET SURVEYORS INC.
II WINDY WAY
N......WCKET. Ill>.. 02554
dt S 00
Town of Nantucket
ZONING BOARD OF APPEALS
RECEiVED
BOARD OF ASSESSORS.
JUN 2 9 2006
I
TOWN OF
~,MA
,
COo
LIST'OF PARTIES 'IN INTEREST' IN THE MA TIER OF THE PETITION OF'
PROPERTY OM-iER'... .f((stC1.vd.r.c Q\........................... ..........
. . ('/irP' /"" t (2 '\ \ \ ,~L ~P( ~L (r:::::OOSoIdQ -III Q
MAILING ADDRESS..~'.}....LJ.T..Q.. ......~\J:r.\.l.-. ..<1f.1..~-':!...Q.......(J u
PROPERTY LOCATION.. m... f\ ~s ram... ..f?cx1d....................
. , ;" 1lln
ASSESSORS MAPIPARCEt.:....... .. ..':1!.J?. .........;...............................
APPLICANT.... ~((~r.d.~~..CCUL... d.... .6.1.1 L. .t\.LX!.h:.( ,
SEE ATTACHED PAGES
I certify that the foregoing is a list of persons w~o arc ownerS of abutting property, owners ~f
land directl~ opposite on any public or private street or way; and abutte" of the abutters' and aU
other land owners within 300 feet ofth~ property lirie of owner's property, all as they appear ~:>n
the most recent applicable tax list (M.G.L. c. 40A. Section 11 Zoning Code Chapter 139.
Section 139-29D (2) " .
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103989
000306
MASSACHUSETTS QUITCLAIM DEED
WE. MICHAEL S. EGAN and S. JACQUELINE EGAN, of 1575 Ponce De Leon Drive.
Ft. Lauderdale, FL 33316
forconsideration paid and in full consideration of EIGHT HUNDRED FORTY
THOUSAND and no/100 ($840,000.00) DOLLARS,
grant to ANTHONY PRESTANDREA. of PO Box 1044, Miller Place, NY 11764
with QUITCLAIM COVENANTS,
that certain parcel of land with all improvements thereon situate at 30 PILGRIM
ROAD in Nantucket. Nantucket County. Massachusetts, bounded and described as
follows:
EASTERLY
one hundred seventy-seven and 92/100
(177.92) feet, and
forty-three and 21/100 (43.21) feet, by
Pilgrim Road;
SOUTHEASTERLY
SOUTHERL Y
by Lot 7 on plan hereinafter mentioned, one
hundred (100,00) feet;
WESTERLY
by land now or formerly of Francis E. Holdgate
et ux, two hundred forty-one and 94/100
(241.94) feet; and
NORTHERL Y
by land now or formerly of Mary F. Hamblin et
ai, sixty-four (64.00) feet. .
All of said boundaries are determined by the Court to be located as shown upon plan
numbered 13328-E, drawn by Josiah S. Barrett, Surveyor, dated August 5, 1974 and
filed with Certificate of Title No. 725.5 'at the Registry District of Nantucket County.
Said land is shown thereon as Lot 8.
F:\Cl""ing Docslolo.ing.doc....n.r\deed.w..doo
, I
103989
.000307
Subject to rights, easements and restrictions of record as set out in Certificate of Title
No. 17,758 at the Nantucket Registry District for the Land Court insofar as the same
are in force and applicable.
For Grantors' title see Certificate of Title No. 17,758 at said Registry District.
WITNESS our hands and seals as of the 3 day of September, 2003.
~ ~~~
s. Ja~nr:tfigan '
STATE OF FLORIDA
County of&- n LA J (l rd
September -3 ,2003
Then personally appeared the above-named Michael S. Egan and S. Jacqueline
Egan and acknowledged the foregoing instrument to be their free act and deed
before me,
~JC~
Notary Public
My Commission expires: I (;) III I 0 lo
- -
- -
. MARIE D. CASTEllON [
NofJuy PublIc - state d t=L...I..o... ,
~. . - My CanmIMicn Ei;Jia '........ ~
~ Commml,,'on , Dga,~i::
Bonded By Nallona/ Notary Aaan.
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Town of Nantucket
ZONING BOARD OF APPEALS
RECEiVED
BOARD OF ASSESSORS.
JUN 2 9 2006
I
TOWN OF
~KET, MA
,
COo
LIST'OF PARTIES 'IN INTEREST IN THE MA TIER OF THE PETrrlON OF'
PROPERTY OwNER.... :f.Y(stCtvd.r.cO\......... ............................
. .. .
MAILING ~DDRESS.. ili'f.:rn. .E-A \ .\J:\wtr.if@t (5.9.8.l2?~ -III e
PROPERTY uiCA TION..~... tl. IS ram... ..f.bJ.d....................
. ; 11jq
'ASSESSORS MAPIPARCEL:....... .. ... h.P............~...............................
APPLiCANT.... f.rf40.r.d.~.CCllC... d.... .6..UL..ti~(
SEE ATTACHED PAGES
I certify that the foregoing is a list of persons w~o are ownerS of abutting property, owners oJ
land directlv opposite on any public or private street or way; and a:butte~ of the abutters. a.nd all
other land owners within 300 feet ofth~ property lirie of owner's prop.erty, all as they appear?n
the most recent applicable tax list (M.G.L. c. 40A, Section 11 Zoning Code Chapter 139.
Section 139.29D (2) .' .
(~~o ~dtl~
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ASSESSOR'S OFFICE
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