HomeMy WebLinkAbout042-07
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: June
, 2007
To: Parties in Interest and. Others concerned with the Decision of
the BOARD OF APPEALS In the Application of the following:
Application No. :
042-07
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Owner/Applicant: NANTUCKET AELLA LTD., INC.
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Enclosed is the Decision of the BOARD OF APPEALS which has~his
day been filed with 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 a
complaint in Land 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.
\J C1~~ ~ ~JW1d
Nancy J. Sevr ns, C alrman
cc: Town Clerk
Planning Board
Building Commissioner/Zoning Enforcement Officer
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME LIMIT
AND WILL EXPIRE IF NOT ACTED UPON ACCORDING TO NANTUCKET ZONING
BY-LAW SECTION 139-30 (SPECIAL PERMITS); SECTION 139-32
(VARIANCES). ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD
OF APPEALS OFFICE AT 508-228-7215.
NANTUCKET ZONING BOARD OF APPEALS
2 Fairgrounds Road
Nantucket, Massachusetts 02554
Assessor's Map 67, Parcel 14
4 Bartlett Road
Residential-Commercial-2
Plan Book 22, Page 14
Lot 7
Deed, Book 243, Page 24
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals, on Friday, May 11, 2007
at 1:00 PM, in the Conference Room, in the Town Annex Building, 2 Fairgrounds Road,
Nantucket, Massachusetts, the Board made the following Decision on the application of
NANTUCKET AELLA LTD., Inc., of Box 702, Nantucket, Massachusetts 02554, Board of
Appeals File No. 042-07:
2. Applicant is seeking relief by SPECIAL PERMIT pursuant to Nantucket Zoning By-law
S 139-16.C(2) to validate an unintentional setback intrusion of not greater than five feet and no
closer than four feet from a lot line. The lot is improved with a two-story office building that was
constructed in 1986 pursuant to a validly issued building permit. The structure itself is
conforming to all dimensional requirements of the Zoning By-law. However, the two separate
sets of steps on the northwesterly rear side of the structure intrude into the required five-foot side
yard setback area, and are sited as close as 4.2 feet from the lot line. In all other respects the lot
and structure are conforming to the dimensional requirements of the Zoning By-law.
The Premises is situated at 4 BARTLETT ROAD, Assessor's Map 67, Parcel 14, is
shown upon plan recorded with Nantucket Deeds in Plan Book 22, Page 14 as Lot 7. The
property is zoned Residential-Commercial 2.
3. Our decision is based upon the application and accompanymg materials, and
representations and testimony received at our public hearing. There was no Planning Board
recommendation, on the basis that no matters of planning concern were presented. Except for the
presentation by the Applicant's representative, there was no support or opposition presented at
the public hearing and there were no letters on file.
4. Applicant, through legal counsel, stated that the commercial office building at issue was
constructed in 1986 pursuant to validly issued Building Permit No. 4585-86, and subsequently
1
the owner applied for and received Certificate of Occupancy No. 4585-86 ("CO") issued the
same year without comment as to the side yard setback intrusion as "as-built" surveys were at
times not required to receive a CO. However, though the structure itself is conforming as to the
five-foot side yard setback requirement and constructed about six feet from the northwesterly
side yard lot line, a portion of the two sets of rear steps were sited as close as about 4.2 feet from
said lot line. Applicant explained that the siting of the building evidently did not take into
account the steps that were required to access the two doors on the rear of the structure that
provided a second means of egress for the offices on the first floor. Applicant is asking the
Board to validate the steps by special permit and as the steps were constructed prior to 1990, no
reliance on a surveyor is necessary, so long as the encroachment was not closer than four feet
from the lot line and not more than five feet into the required setback area. The structure had
existed in this configuration for about 21 years without incident or comment and the
encroachments of the steps were thus protected from enforcement action under the curative
provisions in M.G.L. c. 40A, Section 7. However, the steps remain noncomplying without a grant
of special permit relief and could pose a problem if further alterations or expansion are sought for
the building and uses.
5. Therefore, based upon the foregoing presentation, the Board of Appeals, by
UNANIMOUS vote, finds that the setback intrusions were unintentional and done prior to 1990,
were not greater than five feet into a setback area and not closer than four feet to a lot line, and
that the burden of correcting the intrusions substantially outweigh any benefit to an abutter of
eliminating the intrusion.
6. Accordingly, by UNANIMOUS vote, the Board of Appeals GRANTS the requested relief
by SPECIAL PERMIT pursuant to Nantucket Zoning By-law S139-16.C(2) in order to validate
the unintentional side yard setback intrusion, with the two rear steps being sited as close as about
4.2 feet from the northwesterly side yard lot line, based upon the following condition:
a. The siting of the rear steps of the structure shall be as substantially shown on the
"Plot Plan to Accompany Application to the ZBA", done by Robert A. Emack,
Professional Land Surveyor, dated March 15,2007, a copy of which is
attached hereto as Exhibit A;
7. In separate action, by a UNANIMOUS vote, the Board waives the site plan review
required pursuant to Nantucket Zoning By-law S 139-
Dated: June ~, 2007
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PLOT PLAN TO ACCOMPANY
APPLlCA TION TO THE ZBA IN
NANTUCKET, MASSACHUSETTS
SCALE: 1 "=30' DATE: MAR 15, 2007
DEED REFERENCE: DBK 213, PG 24
PLAN REFERENCE: PLBK 22, PG 14
AS~ESSOR'S REFERENCE:
MAP: 67 PARCEL: 14
PREP ARED FOR:
NANTUCKET AELLA LTD., INC.
EMACK SURVEYING
2 WASHAMAN AVENUE
NANTUCKET, MA. 02554
(508) 325-0940
J-833
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 ~
P.M.. FRIDAY. MAY 11.2007. in the Conference Room, 2 FAIRGROUNDS ROAD, Nantucket,
MA, on the Application of the following:
NANTUCKET AELLA LTD. INC.
BOARD OF APPEALS FILE NO. 042-07
Applicant is seeking relief by SPECIAL PERMIT pursuant to Nantucket Zoning By-law
Section 139-16C(2) to validate an unintentional setback intrusion of not greater than five feet and no
closer than four feet from a lot line. The lot is improved with a two-story office building that was
constructed in 1986 pursuant to a validly issued building permit. The structure itself is conforming to
all dimensional requirements of the Zoning By-law. However, the two separate sets of steps on the
northwesterly rear side of the structure intrude into the required five-foot side yard setback area, and
are sited as close as about 4.2 feet from that lot line. In all other respects the lot and structure are
conforming to the dimensional requirements of the Zoning By-law.
The Premises is located at 4 BARTLETT ROAD, Assessor's Map 67, Parcel 14, Plan Book
22, Page 14, Lot 7. The property is zoned Residential-Commercial-2.
()(OJNl {JJ~~
Nancy J. SeVI ns,-thamnan
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR FURTHER
INFORMATION.
NANTUCKET ZONING BOARD OF APPEALS
2 FAIRGROUNDS ROAD
NANTUCKET, MASSACHUSETTS 02554
CASE NoCi12 -OJ
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s):
Nantucket Aella Ltd.. Inc.
Mailing address:
Applicant's name(s):
Mailing address:
Locus address:
CIO Vaughan. Dale and Hunter. P.C.. POB 659. Nantucket. MA 02554
Same
CIO Vaughan. Dale and Hunter. P.C.. POB 659. Nantucket. MA 02554
4 Bartlett Road Assessor's Map/Parcel: 67/14
Land Court Plan/Plan Book & Page/Plan File No.: Book of Plans 22. Page14 Lot No.: 1
Date lot acquired: 1/16/86 Deed Ref.: Book 243. Page 24 Zoning District: RC-2
Uses on Lot - Commercial: Yes (describe) Offices
Residential: Number of dwellings: 0
Building Date(s): All pre-date 7/72? No or
Building Permit Nos:
Previous Zoning Board Application Nos.:
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:
C ofO(s) Yes
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Special Permit pursuant to sec. 139-16 C. (2) of the Nantucket Zoning By-Ia~!.hvalidat~an unintentional
setback intrusion not greater than five feet and not closer than four feet from a lot line;::: Please Sii Addendum,
attached hereto. .' ~
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tained herein is substantially complete and true to the best of my
penalties of perjury.
SIGNATURE: ""'^ \Applicant Attorney/Agent X
(If not owner or owne s attor ey, please e lose proof of agency to bring this matter before the Board)
FOR ZBA QFFICE USE .
Application received on: Iq;;By:--lP_~l Q) Complete: L- Aeed copies?: ...
Filed with Town Clerk: I (1)-Plgnnin~ R09rd' I / Building Dept.: I ~ ByY'/ ~
Fee deposited with Town Treasurer:.1J~Ql By: ~aiver requested?:_Granted:_I_I_
Hearing notice posted with Town Cler~~thl1 Mailed:~ 2rti2 I&M::l./fk..d.l &~/3_l1;L.
Hearing(s) held on:_I_/_ Opened on:_I_/_ Continued to:_/_/_ Withdrawn?:_I_I_
DECISION DUE BY: / / Made: 1 1 Filed wffown Clerk: / 1 Mailed: / 1
--- --- --- ---
DECISION APPEALED?:-'_I_ SUPERIOR COURT: LAND COURT Form 4/03/03
ADDENDUM
The Applicant, Nantucket Aella Ltd, Inc., requests a Special Permit pursuant to
Sections 139-30A and 139-16(C)(2) ofthe Nantucket Zoning By-law for the property
located at 4 Bartlett Road, ("hereinafter the Property"). The Property is shown as Lot 7
on a plan recorded at the Nantucket Registry of Deeds in Plan Book 22, Page 14.
The Property is located in the Residential Cornmercial-2 (RC-2) Zoning District.
The side yard setback in the RC-2 District is five (5) feet. The Property is improved by a
two story wood frame office building, the rear steps of which encroach into the side yard
setback on the northwest side of the Property. Specifically, the rear wall of the office
building was constructed and sited at 6.1 +/- feet from the side yard property line and
each of two sets of rear steps at the back of the building are then sited 4.2 +/- feet, at their
closets points, from the side property line in a Zoning District requiring a side yard free
of structures for a distance of five (5') feet.
The office building was constructed in 1986 pursuant to a validly issued Building
Permit (No. 4585-86), which construction was certified as conforming to the approved lot
plan and detailed statements for which said building permit issued by a Certificate of
Occupancy issued the same year (Certificate of Occupancy No. 4585-86).
The Applicant is seeking a Special Permit pursuant to section 139-16(C) (2) to
validate the unintentional setback intrusion. The intrusion is less than five feet into the
required yard and not closer than four feet from a lot line and it is the Applicant's
position that, as the setback intrusion has existed for over twenty years, the burden of
correcting it substantially outweighs any benefit to an abutter of eliminating the intrusion.
The Premises is conforming as to lot area, containing about 18,133 +/- square feet
where a minimum of 5,000 square feet is required, and with the exception of the afore
described intrusion, otherwise conforms to all requirements of the RC-2 Zoning District,
including frontage, having frontage on Bartlett Road in excess of the 40 feet required in
the District.
Applicant's request is meritorious and the relief requested may be granted without
derogating from the health, safety, convenience, morals and general welfare of the
inhabitants of neither the Town of Nantucket nor the Purpose of the By-Law.
The applicant respectfully requests that the Board grant it the requested Special
Permit.
1
Town of Nantucket Web GIS - Printable Map
Page 1 of2
Town of Nantucket Web GIS
Sale Date
Sale Price
Book/Page
Lot Size
67 14
4 BARTLETT RD
NANTUCKET AELLA L TD
INC
C/O DOOLEY JOHN P JR
12 POLLIWOG POND RD
NANTUCKET, MA 02554
01/17/1986
$90,000
00243/ 024
0.41 acres
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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.
Qjs~lijl~ 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
~pnnr~nhir Tnfnrm~tinn C:;vc;:tpm (r::Te::.) rl;:tt;:th;llC;:P
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Town of Nantucket, Mass
Map Composed
http://host.appgeo . com/nantucketrnalPrintab I eMap. aspx?Preserve= Width&Map Width=864... 4/23/2007
Town of Nantucket Web GIS - Printable Map
Page 1. of2
Town of Nantucket Web GIS
Prop ID
Address
Owner
67 14
4 BARTLETT RD
NANTUCKET AELLA L TD
INC
C/O DOOLEY JOHN P JR
12 POLLIWOG POND RD
NANTUCKET, MA 02554
01/17/1986
$90,000
00243/ 024
0.41 acres
Sale Date
Sale Price
Book/Page
Lot Size
NOT A LEGAL DOCUMENT
For general reference only: Important
caveats which must be considered when
using this data are available from the
Nantucket GIS Coordinator.
Disclaimer The information displayed on 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
(:;pnnr;::tnhir Tnfnrm.:::ltinn C::vc:::tpm ((:;Te:;, rl;:tt.:=th.o:t<::p
~~~
--------
Town of Nantucket, Mass
Map Composed
http://host.appgeo . com/nantucketma/PrintableMap. aspx?Preserve= Width&Map Width=4 3 2... 4/23/2007
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bound.d and da.cr1bad a. follow.,
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of Robart W. La", 175.00 f.etl
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to. 120.25 f.at; and
by ..icl Lot 8, 175.00 f..t.
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..illl .~ a. Lot 7 aD ,laa draw b, John J. lbuana. elat.d
Septa".r 22. 1982. r.corda. 11l Book of Plan. 22. '''. 14 at
the Nantucket 1e.1atry of De.....
For. our title ... De'" of O.car I. Quialay ancl ".,1. C. Quial.,
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CURRENT ZONING: RC-2 ~%~~G.'ST\~~
MINIMUM LOT SIZE: 5000 SFr;2 0.s10N--';p.,~\J s
MINIMUM FRONTAGE: 40 FT / L L.
FRONTYARDSETBACK: 10 FT ~r..;
SIDE AND REAR SETBACK: 5 FT
ALLOWABLE G.C.R.: 50%
EXISTING G.C.R.: 8.8% ~
FOR PROPERTY LINE DETERMINATION THIS PLOT PLAN
RELIES ON CURRENT DEEDS AND PLANS OF RECORD,
VERIFIED BY FIELD MEASUREMENTS AS SHOWN HEREON.
THIS PLAN IS NOT REPRESENTED TO BE A TITLE
EXAMINA TlON OR A RECORDABLE SURVEY.
N.B. 18 33
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APPLlCA TlON TO THE ZBA IN
NANTUCKET, MASSACHUSETTS
SCALE: 1"=30' DATE: MAR 15, 2007
DEED REFERENCE: DBK 213, PG 24
PLAN REFERENCE: PLBK 22, PG 14
AS::>t"'SSOR'S REFERENCE:
MAP: 67 PARCEL: 14
PREP ARED FOR:
NANTUCKET AELLA LTD., INC.
EMACK SURVEYING
2 WASHAMAN AVENUE
NANTUCKET, MA. 02554
(508) 325-0940
J-833
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2-89
NANTUCKET ZONING BOARD OF APPEALS
TOWN AND COUNTY BUILDING
NANTUCKET, MA 02554
BOARL;!
,'''OR5
FEB l ::] ?DO/
ASSESSOR'S LIST OF PARTIES IN INTEREST
) rlts\
ADDRESS OF PROPERTY:
PROPERTY OWNER: ~-q)(YEf (\::\\lj, \Th\\t\L-
APPLICANT FOR RELIEF (SAME? v' ):
l' ~ct\\~\\ ~O
(0"1- - -fr
*
ASSESSOR'S MAP - PARCEL:
*
LIST OF PARTIES INCLUDING ADDRESSES
*(OR SEE ATTACHED ~):
I certify that the foregoing (or the attached ) lists all persons,
natural or legal, who are owners of abutting property, owners of land
directly opposite on any public or private street or waYi and abutters of
the abutters and all other land owners within three hundred feet of the
~roperty line of Owner's property, as they (and their address) appear on
the most recent applicable tax list [per M.G.L. c.40A, ~ll and Zoning Code
c~er 139,", fi1.39-29D(2)] . ~ ." a dj./l4
V"tk If;- ;:<t7tl r ~A'AU.)
te Assessor's Office /
Town of Nantucket
*NOTE: Applicant (Petitioner) should include with the lot for which zoning
relief is sought, any commonly-owned abutting lots which might become
involved in the zoning matter. List map and parcels for each abutter.
j ah/FORHS lboa
Submitted by Vaugh~ and ~' P. C.
,Date: '~.l~. .
Client: b~~,+, .
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