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Home My WebLink About029-08 Sabelhaus g c c= z --' w TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 ;:g (:) N June 12 ,2008 Date: To: Parties in Interest and. Others concerned with the Decision of the BOARD OF APPEALS in the Application of the following: Application No.: 029-08 Owner/Applicant: Robert G. Sabelhaus and Melanie R. Sabelhaus Enclosed is the Decision of the BOARD OF APPEALS which has this 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 give to the Town Clerk so as to be received wi thin such TWENTY ) d ys. Mi Chairman 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 30, Parcel 24.1 5 Heather Lane Residential-2 Land Court Plan 16309-C Lot 4 Cert. of Title No. 22218 DECISION: 1. At a public hearing of the Nantucket Zoning Board of Appeals, on Friday, May 9, 2008, at 1:00 P.M., at 2 Fairgrounds Road, Nantucket, Massachusetts, the Board made the following decision on the application of ROBERT G. SABELHAUS and MELANIE R. SABELHAUS, c/o Reade, Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669, Nantucket, Massachusetts 02584, File No. 029-08: 2. The applicant requests relief by Special Permit under Nantucket Zoning By-law ~139-33.A, for the alteration of the pre- existing, nonconforming single-family dwelling upon the locus by construction of an attached pergola within the front yard setback. The pre-existing nonconforming status of the dwelling with regard to front yard setback was determined and discussed in the Board of Appeals decision in File No. 049-06, which granted relief for an addition within the front yard setback. Minimum front yard setback in this zoning district is 30 feet; the existing dwelling is sited about 5.2 feet from the line of Heather Lane. The locus is situated at 5 HEATHER LANE, Assessor's Map 30, Parcel 24. I, is shown upon Land Court Plan 16309-C as Lot 4, and is within the 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 matters of planning concern were presented. Except for the presentation by the applicants' representatives, no support nor opposition was presented at the public hearing. 4. As presented by the applicants' counsel, the proposal is to place a pergola, which will not have a roof and will primarily serve as an open structure covered with vegetation and for ornamental purposes, in the front yard setback and connected to the existing dwelling, which as set forth above has a pre- existing nonconformity in front yard setback. Several members of the Board questioned whether the pergola was in fact to be treated as a structure, being more in the nature of a landscaping feature or fence which would not be obliged to maintain setback requirements. The Zoning Enforcement Officer stated that he considered it to be a structure within the meaning of the By-law, and under those circumstances the applicant asked the Board of Appeals to grant a Special Permit. 5. Counsel for the applicant further explained that initially the application was noticed as a request for a variance. Counsel determined that special permit relief was more appropriate and informed the Board at the public hearing that the applicant would prefer a finding of special permit relief rather than relief by variance. The Board first considered whether the proposed pergola addition would intensify the nonconformity of the dwelling, and because it would extend further into the setback area the Board, by unanimous vote, made the finding that it would increase the nonconformity. The Board then, by unanimous vote, made the finding that the pergola would not be substantially more detrimental to the neighborhood than the pre- existing nonconformity, as modified pursuant to the decision in File No. 049-06. The Board then proceeded, also by UNANIMOUS vote, to GRANT relief by SPECIAL PERMIT to allow the construction of the attached pergola within the front yard setback, subject to the condition that the addition consist only of a pergola, with any further alteration within the front yard setback area requiring further relief from the Board. SIGNATURE PAGE TO FOLLOW 2 . Dated: June -!d-, 2008 ( . ) 1~~-~~~ Dale . Waine Nantucket, ss. COMMONWEALTH OF MASSACHUSETTS Jt(I(..I / ~ 2008 On this;'~ day of June, 2 me, the undersigned Notary Public, personally appeared , who is personally known to me, and who is the pers n whose name is signed on the preceding or attached document, and who acknowledged to me that he/she signed it voluntarily for its stated purpose. ~/C~ Notary Public: y'~~faSt::l K.Nt1I!JY""'1' My commission expires: ~~ ~,J, ~/)13 3 Fee: $300.00 TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MA 02554 APPLICATION File No. O~"'Ok' Owner's name(s):_f"\~\&k"" i e.. -t15n\.o ~&..\o,,_ X""^p,, dS d co ::r::.,'j -u :::0 --' -...J \J -b: o Mailing address:2'Z-1@,--ytl' , '~ s;r...,.~\J(J..A\"l~.O~t":Jmt~\\~\D Phone Number:4tl9"'J>~s...'1&/10 ' ' . , E-Mai1:\N'\l..\t.."'(.c.....5/....'t>I.,\Mt..\J~\~...;. \. c...o--"C#..<;'-\ . ~\ Applicant's name(s): [\""\\.C3"'F"k,..,..... G-r-...v(~\_\)ec".\S';"'~. Mailing Address: ?o .. '\So'/... '3>\ S" :b' 1 ..Nt~ ",,-\u("LJIr. ,\,\/\ .0""'2.<;; 8)1.\- Phone Number: 50t'!>"lS" -Ao ~O E-Mai1:()~.J'M,l'<,.:s"",r....')tEc..n\v.Co...s\.~ Locus Address: 5 \AI? &...-\- ,^,V"LV\ .. Assessor's Map/Parcel: 30/ 'Z..L\. \ Land Court Plan/Plan Book & Page/Plan File No.: \C'.5()~- c:.- I \.....O.~. L\- Deed Reference/Certificate of Title: , 1.1..:z... \ B Zoning District R2.. Uses on Lot-Commercial: None X: ' Yes (describe) Residential: Number of dwellings \ Duplex Apartments Date of Structure (s): all pre-date 7/72 or Building Permit Numbers: Previous Zoning Board Application 2 Fairgrounds Road Nantucket Massachusetts 02554 508-228-7215 telephone 508-228-7298 facsimile State below or attach a separate addendum of specific special pennits or variance relief applying for: I certify that the information contained herein is substantially complete and true to the best of my knowledge, under the pains and penalties of perjury. SIGNATURE/ftil:;JiifitlbJ~ Owner* SIGNATURE: Applicant/ Attorney / Agent* *If an Agent is representing the Owner or the Applicant, please provide a signed proof of agency. OFFICE USE ONLY Application received on:___j~/ __ By: Complete~ Need Copies: Filed with Town Clerk:_/ _/ __ Planning Board:_/ _/ _ Building Dept.:_/ _/ _ By:_ Fee deposited with Town Treasurer:_/ _/ _ By:~ Waiver requested:------,- Granted:~/_/ _ Hearing notice posted with Town Clerk:__/ _/__ Mailed:__/ _/ _ I&M _/_/ ~ & _/ _/ _ Hearing(s) held on:_/~/ ~ Opened on :_/_/_ Continued to:_/~/~ Withdrawn=--./ ~/_ Decision Due By:_/__/_ Made:~/_/ _ Filed w /Town Clerk=--./_/ _ Mailed:_/__,-..I_ 2 Fairgrounds Road Nantucket Massachusetts 02554 508-228-7215 telephone 508-228-7298 facsimile -0-- --'" .- - --0 - - - - - 117224 ..... ~ ZOIfDfG aouD OF APPD.T.S 2 "&i~ ltoad. lfantucdr.et, Ma..aahQ..tts 02554 Assessor's Map 30~ Parcel 24.1 {part} 23 Hinckley Lane (part) Residential-2 Land Court Plan 16309-C Lot 4 Cert. of Title No. 22218 OEC~SIOJ!: 1. At a public hearing- of the Nantucket Zonin9 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 Boa~d made the following decision on the application" of ~ S. 5MBLBAOS and KILliHn R. SA8BLBAOS, c/o Reade, Gul 1 icksen , Hanley & Gifford, LLPr Post Office Box 2669, Nantucket, Massachusetts "02594, File No. 049-06~ 2. The Applicants are seeking ~elief by SPECIAL PERMI! under Nantucket Zoning By-law S139~33.A (alteration or expansion of a pre-existinq, nonconfor.ming structure or use). Applicants propose to renovate the existing single-family dwelling and change the elevations above mean 9rade of various elements of the dwelling, the highest point of which is now about 43 feet abov~ mean grade, in excess of the maximum of 30 feet allowed under tne zoning By-la~. The proposed changes ~ould include work in areas currently above 30 feet but below the existing maximum ridge height of the structure" whicb would remain unchanged. The Applicants also propose to alter, bv up~ard and lateral ex ansion, a portion of the structure w is sited within the fron ard set ack area e structure now e n $.lted as close as about .2 feet from the front yard lot line along a WWa H orov'ding access to and trom fl1nckley Lane. The additiofi W.1 thin the requl.re ront aX' se ea wou d not cOllle any closer to the ront ard lot line than the e:ust n stl:ucture, an wou not exceed the 3 -foot maximum elevation above mean grad~ Tne--loous would continue to confor:m to lot area, ground cov&r, frontage... side and rear yard setback requirements. The locus is situated at 23 HINCKLEY LANE (part), Assessor's Map 30, pa,rcel 24.1 (part), is notN shown upon Land Court Plan 16309-C as Lot 4, 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 wa& no Planning Board recommendation. Except for tbe presentation by the Applicants" representa.tive~, there was no support or opp<)sition presented at the public hearing. 4. Baseq upon the presentation by the Applicants' representatives, the locus is one of two lots recently created by an approval-not-required plan dividing the former Lot 1 on Land tp://www.masslandrecords.com/malr/controller 4/1/2008 CURRENT ZONING ClASSIFICATION: Roald.nllal 2 (R-2) MINIMUM LOT SIZE: 20.000 S.F. MINIMUM FRONTAGE: 75 "- FRONT YARD SETBACK: 30 fT; REAR/SIDE SETBACK: 10fT. GRotINO COVER ," : 12.5" NAN:fOCgEr SOON.D MOIJT "'CAN HiCH ~lFR 'l' ~ EXlSTING ffT_Y~ TOP OF BNlK 3-7-2006 "-.. 30-22,1 NINJIJJIC LLC CERT. 2~OO l.c. lfPZP-D LDT4 LOT A 64.6(}ol;/: s.r, 3D-lOP,' l. uiRJoRt'frwws. TRS. CCRT. 015-1 PlIJ/ FUE 32-A WIT, 30-104 'NICNIY mE ~ Wi! LLC CCRT. 21407 l.c. lfP2P-C LOT 1 ~ ~ ~, ~."'.. ~ '_!. DI1STING H/2~ 'o/2P;/:s.r. 9/5 s ",-.-eA<:.r<. . LECENJ) 1:- ~~,o&lo ItA. DENOTES IlCIII PF! FOII/D r 5U DENOTES CJOSr11jQ SPOT nMT/9H ? C1IARUS r. HART And ASSOC/JT8S. 1nc. ProJ,SIional Land Sunl8'lJOf'I 8 VoI'I J-J-I AM.6 .(..A 1-(8 NANTUCKET. JlASS. 02664- (608) 228-:89fO ASSlSSORS JlU 40 - ~-\ SIJ'E PlAN IH NANJ'UCKE'l, MASS. PI/EP.ARED I'OJ/ ROBERt C. J: J11LANIE R. SDJEUMUS CSRI'u,arz OJ' mu /l2Jfa SCUJ:.I".80' IUt'I: llAY 18. ,ffJ08 MV/$EO: jl.1k1J.... /01 ;Zoo8 p.Ulm 1M 8-8928 :II 5/00 Town of Nantucket RECEIVED BOARD OF ASSESSORS APR 0 8 2008 TOWN OF NANTUCKET, MA Zoning Board of Appeals LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF: PROPERTY OWNER.. .rz..o k!..v;-t.. .t:.. n~\~.~~.L-.. .0c:-~.t\~~u~. MAILING ADDRESS..... .5... J:.\~~.~e.-..... .b~~................. ............ PROPERTY LOCATION.... 5.. .~..I*L.-~.. .~""""'rL-...................... ASSESSOR MAP/PARCEL........ ..3.9.... ~k~. J................................... SUBMITTED BY.. .~.w;A~.. .1)~.'G~ .'. Ce. ...:-: 3.\t\.~L.. ::SO-Y.cl~.~... SEE ATTACHED PAGES I certify that the foregoing is a list of all persons who are owners of abutting property, owners of land directly opposite on any public or private street or way; and abutters ofthe abutters and all other land owners within 300 feet of the property line of owner's property, as they appear on the most recent applicable tax list (M.G.L. c. 40A, Section 11 and Zoning Code Chapter 40A, Section 139-29B (2). .~ ~k ~ ;l.tJOt ~ ~~/ q;~ A SESSOR'S OFFICE TOWN OF NANTUCKET rl Q) 01 f1l Po Il ~ ~ ~ ~' ~ ~ ~ ~ ~ l( ~ >t ~ ~ ~ ~ l( ~ t; t; ~ I I : I I I i I I I I I I i ~ ~ ~ ~ ~ ; ~ :: ~ a ~ ~ ~ : '~ : : : a : ~ ~ ~ a ~ ~ III NC"lSr--Nr-INNNNr-Iri'll'rlO\LOO\P::tlo\ 0\ 0\ r-I ~ ~ ~ r-I ~ ~ 0\ r-I 0 r-I ~ ~ ~ r-I r-I r-I M r-I r-I m LO N N 0 0 0 M M ~ m M 0\ r-I N N m 0\ 0. 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H 0 1""'1 III 1.0 N ..-4 ri M 1.0 ~ ~ P( Q fil tIl E ~ ~ ~ f<' tIl : a .... ~ ~ ~ fil P( P( P( P( r:l ~ ~ ~ 8 :il 11:1 Ii:1 ~ E-t till 0'] l:l:I 0 00 fIl {f.I U ~ ~ ~ ~ u ~ ~ ~ ~ ..:I ..:I ..:I ..:I o 0 t: ;.: ;.: ~ ~ ~ ~ P( p( H III III ;.: f< f< tIl tIl iil iil f< f< f< ~ ~ f< I:> P( >t 0 f< f<.... f< ~ : ~ ~ p:: E-t H E-t tIl :>l ~ ~ ~ :1 ~ ~ e >t 0" ..:I >t p( r:l :1 .. ':3 U U I!&t M i:l ~ H p( ;.: 0 tj l:; rot ........ .., H N U 0\ tQ f< tIl t1 ~ p:: iil :>l f< f< f< !l! ~ ~ ., ':3 f< ~ fil f;l ., Ii! .. p( ~ ~ ~ ~ ~ ~ tj :1 ~ :il f;l >t li! t: t: ~ t: ~ ~ ~ ~ u ~ ;.: u LO H r-I M 0\ :i!4 N 0'1" ~ ~ ~ ~ p( p( I I i i H H l><l l><l ltl ... .... .... ;.: g &: !:l U f< ..I ~ ~ ~ a ~ a I:> Iii e e i E : ~ e i ~ i I Iii ~ ..:I : ~ a a ~ a a B ~ I : 8 s a ~ ~ : ~ I ~~s~.rnl~~ei~a~~~;is~ ~ ~~~~~~aIIEa~~:~;a~~11 J ~1~ii;Riil~;~I!~li~~ ... ... 8 .... .... .... ~ N N '" '" '" .... .... .... N '" \0 ~ M M ~ LI't \0 m ~ 0\ 0 0 0 0 N .s ~~~~~~~::;::;::;::;::;~::;~~~~~~ o o '" ..... 0) '" .!! ~~o~o~C?C?oooooooooooo Use Avery{fl) TEMPLATE 8160'M ~ .6 Hinckley Lane LLC c/o Mosley Daniel L 825 Eight Avenue New York NY 10019 Mleczko Priscilla MG 3 Hinckley Lane Nantukcet MA 02554 Counihan Carol M. 3700 Concord Rd Doy1eston P A 18901 Twenty Five Hinckley Lane LLC 1 Town Hill Road Lakeville CT 06039 Arvonus Realty Co Inc c/o Maclay GeofSte 210 5555 N Port Washington Milwaukee WI 53217 Butler Eileen H Trustee 95 Cliff Road Nominee Trust 146 Rensselaer Road Essex Falls NJ 07021 Petkevich J Misha Eta! Trustees 93 Cliff Road Nominee Trust 60 Nobscot Road Weston MA 02493 Etiquettes faciles a peler Utilisez Ie gabarit AVERY~ 8160MC Feed Paper for Easy Peel Feature l. Mosley Daniel L Trustee c/o Cravath Swaine & Moore 825 Eight Avenue New York NY 10019 Wolff David S Trustee 25 Kimball A venue Realty Trust 20 Briar Hollow Lane Houston TX 77027 Von Summer Elizabeth & MollerJoh 280 Lasentradas Monticito CA 93108 Mills Edward K II Eta! 5503 South Scout Island Dr Austin TX 78731 Petkevich J Misha Etal Trs 93 Cliff Road Nominee Trust 60 Nobscot Road Weston MA 02493 Butler Eileen H Trustee Ninety Five CliffRd Nom Trust 146 Rensselaer Road Essex Falls NJ 07021 .... Sens de chargement ~ ~ .............,. -......"''''' A Finard Andrea S. & Todd B. Trst 21 Hinckley Lane Realty Trust 31 Carisbrooke Rd Wellesley MA 02481 Wolff David S Trustee 23 Kimball Avenue Realty Trust 20 Briar Hollow Lane Houston TX 77027 Von Summer Elizabeth 280 Las Entradas Dr Santa Barbara CA 93108 Zagayko Jean Hance Etal 3420 Fitchettes Lane Glen Allen VA 23060 Gifford K Dun Trst Slot Real Estate Trust 266 Beakon St Boston MA 02116 Finard Andrea S. & Todd B. Trst 21 Hinckley Lane Realty Trust 31 Carisbrooke Rd Wellesley MA 02481 Consultez la feuille www.avery.com d'instruction 1-800-GO-AVERY __ .. -- _f- - .----~---- ~ .. - - --~ Prop ID Address Sale Date sale Price Book/Page Lot Size - ------.--- -----r "" Town of Nantucket Web GIS 30 24.1 5 HEATHER LN 05/05/2006 $15,850,000 C0022218 0.68 acres r--. NOT A LEGAL DOCUMENT C) 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~nhir Tnfnrm~tinn C;\Jc:::tpm (~TC;' rI~t~h::lC:::p .~ Town of Nantucket, Massachusetts Map Composed Up:/ /host.appgeo.com/nantucketma/PrintableMap.aspx?Preserve=Scale&Map Width= 1728&MapHeight= 1 0... 4/1 0/2008