HomeMy WebLinkAbout037-08 Bengloff - T/Nest Egg Nominee Trust
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
APPLICATION
Fee: $300.00
File No. O)1--Dj
Owner's name(s):Donna M. Bengloff, as Trustee of Nest Egg Nominee Trust
Mailing address: 350 Boylston Street, Unit 305, Newton, MA 02459
Phone Number:617 710-7200
E-11ail:thebengloffs@aol.com
Applicant's name(s):Donna Bengloff
Mailing Address: c/o Milton Rowland, 15 Commercial Wharf ,Nantucket02554
Phone Number:508 228-2044
E-Mail: mick@miltonrowland.com
Locus Address: 13 7 Polpis Road
Assessor's Map/Parcel:44/7.1
Land Court Plan/Plan Book & Page/Plan File No.:L. C. Pl. 10999-F, Lot 11
Deed Reference/Certificate of Title: 22171
Zoning DistrtctLUG - 3
Uses on Lot-Commercial: None X Yes (describe)
Residential: Number of dwellings 1 Duplex
Apartments
Date of Structure(s): all pre-date 7/72 no or
Building Permit Numbers: 9192-92
Previous Zoning Board Application Numbers: 084 - 05
V ttt1 {. {; C., r l
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
Print form
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State below or ana.ch :I. sep:u::ate addendum. of specific special peunits or "uWlce relief applying for:
I certify that the iDformation coot:lined herein is substaDtially complete and true to the
best of mr knowledge~ under the pains and penalties of perjlUy.
SIGNA~DRE~_d3~Q# ~e~ .
SIGNATURE, 6 Applh.t/ Attomer/Ageot*
*If an Agent is representingtbe Owner or the Applicant, please provide II. signed proof of agency.
OFFICE USE ONLY
Application received 00:_1_1 _ Ry~ Complete=-- Need Copies:
Piled with Town Cle.rk:J -' _ Planning Boacd:j J _ Buildiag Dept.:j ..J _ ~
Fee deposited with ToWQ TreJ.SllJ::er.J J _ By:_ Waiver requested: _ -
Granted~/ _1_ Hearing notice posted with To"\vn Clerk:_1 J Mailed:: / /
J&M _I_I _ & _ / _/ _ Hearing(s) held on~/_1 Opened on; T 7 -
Continued to~/_I_ WjthdraV\:l1~/ _1_ Decision Due By: T T -
Made: / I Filed v.'(Town Clerk: / / Mailed: /-/--
--- --- ---
2 FairgroUlut. Road NilDlUCkrt Nasc~usett3 92554
508-228-7'215 lrlephOllc 508-228~7298 fae$.iuWc
ADDENDUM
The applicant requests relief by Special Permit under Zoning By-law Section 139-16.C
(2), for relief from an unintentional setback intrusion of not greater than five feet into a
required yard and not closer than four feet from a lot line. The applicant constructed a
deck with setback of about seventeen feet from the southwesterly side lot line, upon the
belief that the locus was a lot of record. Side yard setback in this district is a minimum of
twenty feet; ten feet, however, for a lot of record. In the alternative, the applicant requests
relief by Variance; a modification of the Variance relief granted in file 084-05, to
establish the applicable side yard setback as being ten feet, as for a lot of record; or a
finding that no relief is required because the applicable setback is that for a lot of record.
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Prop ID
Address
Sale Date
Sale Price
Book/Page
Lot Size
447.1
137 POLPIS RD
03/20/2006
$0
C0022171
1.18 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.
PisclaiOler The information displayed on this or
any other map produced by The Town of
Nantucket is for reference purposes only. The
Tow'n 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
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LOT 11 DOES HOT COMPLY Yr'IlHCURRENT ZONING AND ]S
CONSIDERED ^ SEPARATE: LOT BY V1RlUE Of VARIANCE GRANlED
BY lHE ZONING BOARD OF APPEAlS, SEE LC.DOC./115,112
RESlRICllNG LOT ONE DWELlING .
CURRENT ZONING: LUG-3
MINIMUM LOT SIZE: 120,000 S.F. *
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SlOE AND REAR SETBACK: 20'
ALLOWABLE G.C.R,: 37.
EXISTING G.C,R.:4,3:t7. *
FOR PROPERTl' UHf OETERMINA1l0N rrilS PLOT PLAN
REUES ON CURRENT DEEDS ).NO PLANS OF RECORD,
Y'ERIF1ED BY FlELD MEASUREMO-HS AS SHOWN HEREON.
nus PLAN IS NOT REPRESENTED TO BE A TInE
EXAl.4INAllON OR A RECORDABLE SURIlEY.
N,B,141-61, 314-66
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AS-BUILT PLOT PLAN
137 POLPIS ROAD
IN
NANTUCKET, MASSACHUSETTS
SCALE:l"-40' DATE:AUGUST 29,2007
DEED REFERENCE: LC,DOC,#115.435
PLAN REFERENCE,LC,PL, 10999-F
ASSESSOR'S REFERENCE:
MAP:44 PARCEL: 7.'
PREP ARED FOR:
ROBERT &: DONNA M.
BENGLOFF
NANTUCKET SURVEYORS LLC
5 \~NDY WAY
NANTUCKET. MA. 02554
COPYRIGHT BY NANTUCKET SURVEYORS, LLC.
N-9528
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Town of Nantucket
Zoning Board of Appeals
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
PROPERTY OWNER. ... .U&.7w'?4-<... '2lz..'.. .~:~
MAILING ADDRESS............................................. .Ri..................
PROPERTY LOCATION.... ./<3..1.....f~.... M:(....................
ASSESSOR MAP/P ;R,CEL......... '1~.. / ~~.. H~"'.'~' ~,9.0 f'fI
SUBMITTED B~(. ..If?~. ... ...... .Y....... ..... ~;..~. ........ .f.
SEE ATTACHED PAGES
I certify that the foregoing is a list of all persons who are owners of abutting
property, owners ofland directly opposite on any public or private street or way;
and abutters of the 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).
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ASSESSOR'S OFFICE
TOWN OF NANTUCKET
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509 228-20B2
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AGENT FORM
the u..'"ldeJ.~signed, hereby authorize my agent
act on my behalf and make any rlece~5a.ry
on my filed application with the Zoni.ng Boa.rd
these ch~ngee b requested by the Board.
Record
Owner
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TOWN OF NANTUCKET
BOARD OF APPEALS ;:\
NANTUCKET, MASSACHUSETTSll2554~
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Date:
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July 15(.12008
To: Parties in Interest and. Others concerned with the Decision of
the BOARD OF APPEALS in the Application of the following:
Application No.:
037-08
Owner/Applicant:
Donna M. Bengloff, Trustee
of Nest Egg Nominee Trust
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 ~fter 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.
74L '1 o'/i. (j&)
Michael J. O'Mara, Chair.man
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 44, Parcel 7.1
137 Polpis Road
Limited Use General-3
Land Court Plan 10999-F
Lot 11
Certificate of Title No. 22171
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Thursday, June 12, 2008, at 1:00 P.M., at 2
Fairgrounds Road, Nantucket, Massachusetts, the Board made the
following decision on the application of DONNA M. BENGLOFF, as
Trustee of NEST EGG NOMINEE TRUST, c/o Reade, Gullicksen, Hanley
& Gifford, LLP, Post Office Box 2669, Nantucket, Massachusetts
02584, File No. 037-08:
2. The applicant requests relief by Special Permit under
Nantucket Zoning By-law ~139-16C (2) , for relief from an
unintentional setback intrusion of not greater than five (5) feet
into a required yard and not closer than four (4) feet from a lot
line. The applicant constructed a deck with setback of about
seventeen (17) feet from the southwesterly side lot 1 ine, upon
the belief that the locus was a lot of record. Side yard setback
in this district is a minimum of twenty (20) feet, but ten (10)
feet for a lot of record, under By-law ~139-16A. The status of
the locus as a separate lot of record from a vacant adj acent
parcel, formerly in common ownership, was established by Variance
relief granted in File No. 084-05. The locus does not conform
with the minimum lot area of 120,000 square feet, containing
about 51,460 square feet, nor with the minimum frontage
requirement of 200 feet, having frontage of 130 feet on Polpis
Road. In addition to Special Permit relief, the applicant also
requested in the alternative the modification of the Variance in
File No. 084-05 to reduce the required setback to ten feeti a new
variancei or a finding that no relief was required. The locus is
situated at 137 Polpis Road, Assessor's Map 44, Parcel 7.1, is
1
shown upon Land Court plan 10999-F as Lot 11, and is in the
Limited Use General-3 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's
representatives, no support nor opposition was presented at the
public hearing.
4. The locus was created as a separate lot in 1979, at
which time it was situated in a Limited Use General-1 zoning
district, with a minimum lot area of 40,000 square feet and
minimum frontage of 100 feet; thus, it conformed to zoning
requirements in effect at that time. The zoning district in
which the locus is situated was later changed to the present
Limited Use General-3, and when that change became finally
effective in 2000 the locus became nonconforming. It would have
qualified as a lot of record, pre-existing the zoning
requirements with it does not conform, except for the fact that
it was in common ownership with an adj acent vacant lot for a
period of time, and thus merged as set forth in the decision in
File No. 084-05. The result of that decision was that the locus
had its validity as a separate building lot confirmed, but
nothing in that decision addressed the applicable dimensional
requirements for structures upon the locus, and thus the Limited
Use General-3 requirements apply.
5. As presented by the applicant, the applicant's
architectural designer, being aware of the status of the locus as
having been created before the rezoning to LUG-3, and being
unaware of the zoning history and Board of Appeals decision
affecting the locus, prepared plans for the present owner,
showing a new deck for the existing dwelling, sited with a
setback of seventeen (17) feet from the lot boundary. Although
the architect was provided with a survey plan of the locus which
was prepared at the time of acquisition of the locus by the
present owner, this survey did not identify the issue of the
circumstances which effectively stripped the locus of its lot-of-
record status. These plans were submitted to the Building
Department, which likewise did not identify the locus as not
being entitled to lot-of-record treatment, and a building permit
was issued. The deck was constructed with the setback of
seventeen (17) feet, exactly in accordance with the plans, and
the issue was not raised until a surveyor noted it on an as-built
plan prepared for the purpose of closing out the building permit.
6. Under the facts as presented, a majority of four of the
five members sitting on this case (Waine, Tupper, Koseatac and
2
Botticelli), with one opposed (Toole), voted to make the finding
that the intrusion upon the setback of the subject deck was based
in reliance upon a licensed survey, and that the expense of
correcting the violation outweighed any benefit from the removal
of the intrusionj and accordingly, by the same vote of four
members in favor and one opposed voted to grant the requested
relief by Special Permit under By-law ~139-16C(2), to permit the
deck to remain in its present locationj subject to the condition
that it shall remain as a deck and that no further alteration of
any portion of the structure within the required setback shall
take place in the absence of further relief from the Board of
Appeals.
SIGNATURE PAGE TO FOLLOW
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Dated:
July
, 2008
..--
~
Nantucket, ss.
COMMONWEALTH OF MASSACHUSETTS
July /~ , 2008
On this / {, day of July, 2008, before me, the undersigned Notary Public, personally appeared
Lr)4 ~t/J('~/// , who is personally known to me, and who is the person 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.
~~
Notary Public:t?J1"s.~ Mar-..,..-
My commission expires: Ma~ -:J,;I, ~~r~
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