HomeMy WebLinkAbout061-05
TOWN 'OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: S.epte{ff)6.efL Z2.., 200S
To: Parties in Interest and Others concerned with the
..Decfsron Of the BOARD OF APPEALS in the Application of the
following:
Owner/Applicant:
oral-os
C nf'/ strJ iJ~er.5. Fox
,
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
corn.laint and certified copy of the necision must be given
to the Town Clerk so as to be received within such TWENTY
(20) days.
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 ~139-30I (SPECIAL PERMITS); fi139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
10 Cedar Circle
Assessor's Map 55, Parcel 499
Residential-l0
Lot 9, Plan File 46-A
Deed Book 575, Page 259
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals, on
Friday, September 9, 2005, 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 (061-05) of CHRISTOPHER J.
FOX, of 10 Cedar Circle, Nantucket, 02554, in connection with property known
as 10 Cedar Circle, Nantucket, Massachusetts.
2. Applicant is seeking relief by SPECIAL PERMIT under Nantucket
Zoning By-law Section 139-16C(l) (Intensity Regulations - setback) to reduce the
side yard setback from ten feet to about 7.5 feet. Applicant is seeking relief to
validate the siting of the entry stairway located on the southwesterly side of
Applicant's single-family dwelling. The stairs are nonconforming as to side yard
setback being sited as close as about 7.5 feet from the southwesterly side yard lot
line in a district that requires a side yard setback of ten feet. The house itself is
conforming and only the entry stoop and steps are sited within the setback area.
The Locus is conforming as to ground cover, lot size, frontage, parking and all
other setback requirements.
The Premises is located at 10 CEDAR CIRCLE, Assessor's Map 55,
Parcel 499, Plan File 46-A, Lot 9. The property is zoned Residential-l0.
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. One letter was received regarding the
Application from the direct abutter to the southwest and northeast, stating his
support for the grant of relief.
4. Applicant, through his representative, stated that he is seeking
relief by Special Permit pursuant to By-Law Section 139-16C(l) ("Exceptions for
Yards") to validate a side yard setback distance of 7.5 feet + / - on the
southwesterly side of Applicant's single-family dwelling in accordance with an
as-built plan from Nantucket Surveyor's Inc., dated January 12, 2002, a reduced
copy of which is attached hereto as Exhibit A. The side entrance stairs to
Applicant's home intrude by some 2.5 feet + / - into the required ten-foot side
yard setback area. Applicant states that when the home was constructed, the
home itself was in conformance with the required ten-foot side yard setback
requirement in this R-I0 zoning district. However, when the house was sited in
1998 to be conforming to the setback requirements, no provision was made for
the entry stairs to the side door. The Applicant states that the burden of entirely
relocating the entrance to the home substantially outweighs any benefit to any
abutter since the minimal intrusion of the stairs into the setback is entirely
outside of the 15-foot wide common driveway easement to the southwest of the
house. The direct abutter of the vacant land on either side of Applicant supports
the Applicant's request as so stated in the letter on file. The property is zoned R-
10, in which district side yard setback requirements can be reduced by special
permit from ten to five feet. Applicant states that validating the intrusion would
not be detrimental to the neighborhood and would have no negative impact on
the area or the abutters. Applicant further states that he bought the house while
it was under construction and completed the project assuming that it had been
properly permitted. The original building permit indicated that the wart now on
the southwesterly side of the structure was supposed to be constructed on the
northeasterly side of the structure according to the plans in the Building
Department file and on file with the Nantucket Historic District Commission.
The original owner of the property subsequently received approval to relocate
the addition to the southwesterly side of the structure. The amended Certificate
of Appropriateness was never picked up the from the Historic District
Commission office and the owner subsequently never amended the building
permit to reflect the change in the location of the wart, though the work was then
completed with the wart relocated. Applicant is now seeking to obtain a
Certificate of Occupancy and is in the process of clearing up the permits.
Applicant states that he had bought the property in good faith and reliance on
proper permitting and siting and relocating the wart to the northeasterly side of
the structure now would cause great financial hardship and take the primary
entrance to the house from a site proximate the parking area and driveway
easement.
5. Therefore, based upon the foregoing, the Board finds that Section
139-16C(l) provides that the Board of Appeals may grant a special permit to
reduce the side yard setback requirement from ten feet to as close as five feet in
this Residential-l0 zoning district. The Board also finds that correcting the
intrusion substantially outweighs any benefit to an abutter of eliminating the
intrusion. The Board further finds that that there would be no detriment to the
abutter or the neighborhood as the most affected abutter has clearly stated that
he has no objection to a grant of relief.
8. Accordingly, the Board of Appeals, by a UNANIMOUS vote,
GRANTS the requested SPECIAL PERMIT under Nantucket Zoning By-law
Section 139-16C(l) to validate the siting of the single-family dwelling at a point
as close as about 7.5 feet from the southwesterly side yard lot line, based upon
the following conditions:
a.
Exhibit A; and
The siting of the structure is in substantial conformance with
b. There shall be no further expansion of the structure within
the required southwesterly ten-foot side yard setback ea.
Dated: September ?/Z-, 2005 'J lJ ~
-~-U ~..u
Dale Waine
Ed7ard Toole
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JAME~ W. RILEY
55 - 4"lB
LOT "l
RECORD AREA.1057B:l:~.F,
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CLOVER DEVELOPMENT INC.
55 - 500
~ ZONNl3: R-10
INU1 LOT SIZE: 1??oo SF.
I'N'U1 FRaIITAllE: 75 FT.
FRONTYAAD SETBACK: 20FT.
SIlE AN> REAR SETBACK: 10 FT.
ALLOWAaE G.C.R.: 201
ElCISTN3 l3.C.R.: 9.4: :I:
FllRI'RCPERTYLKIlElEHlA11llNlHSPLOTI'l.NI
IS.ES CIN CURHT DEEDS ~ l\ANS CF ICCRl.
'IERfEI) BY FB.II I1!ASRI'ENI& AS lHlWN ISElN.
lHS PUIN IS NIT IEP!I:liENJED 10 BE " l11tE
~11llN lJl " IBllHWl.E 51R\1EY.
I _ CERTFY 10 _ lEST CF I'll' ICNDWl.EIllE
1ll4T _ PIEIIIES SHINN CIN 1HS PUIN I<<
UlCAlED _ 1IlE "C" ZIJE AS ~1aI
ON _ _ IW' CF cotUI1Y Ill. 2IilIZlO;
HASS. ~ 7-_ BY _ FEIlEIlAL
m:MEJlCY IWIMIEIt:lIT NIBICY.
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AS-BULT PLOT PLAN
N
NANTUCKET, MASSACHUSETTS
SCALE: 1".20' DA IE: 1-12-02
IEED REFERENCE: Dd.IlIc.575 Pg.2511
PLAN REFERENCE: PlFL .A
AS$SOR'S REFERENCE:
MAP: 55 PARCEL: 419
PfS>ARED FCR
CHRI~TOPl-ER J, FOX
NANTUCKET Sl.RVEYORS N::.
5 WN>Y WAY
NtHTUCI<ET. MIl. 02554
N-7337
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
PHONE 508-228-7215
FAX 508-228-7205
NOTICE
A Public Hearing of the SEPTEMBER 9, 2005, IN THE CONFERENCE
ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
Massachusetts, on the Application of the following:
CHRISTOPHER J. FOX
BOARD OF APPEALS FILE NO. 061-05
Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-16C(I) (Intensity Regulations - setback) to reduce the side yard setback
from ten feet to about 7.5 feet. Applicant is seeking relief to validate the siting of the
entry stairway located on the southwesterly side of Applicant's single-family dwelling.
The stairs are nonconforming as to side yard setback being sited as close as about 7.5 feet
from the southwesterly side yard lot line in a district that requires a side yard setback of
ten feet. The house itself is conforming and only the entry stoop and steps are sited
within the setback area. The Locus is conforming as to ground cover, lot size, frontage,
parking and all other setback requirements.
The Premises is located at 10 CEDAR CIRCLE, Assessor's Map 55, Parcel 499,
Plan File 46-A, Lot 9. The property is zoned Residential-IO.
Dale
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
CASE NO. (J(Q/ -O~
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s): C:hri !=:tnphpr ,J Fox
Mailing address: 10 Cedar Circle. Nantllckpt, M2\ 02554
Applicant's name(s): same
Mailing address:
Locus address: 10 Cedar Circle. Nantllckpt, Mn
Assessor's MaplParcel: 55/4 g g
Land Court PlanlPlan Book & Page/Plan File No.: PLFL 46-A
Date lot acquired: ~I ~I 98 Deed Ref./Cert. of Title:s 7 5/2 S g
Uses on Lot - Commercial: None~ Yes (describe)
Residential: Number of dwellings~ Duplex Apartments_Rental Rooms
Building Date(s): All pre-date 7/72? or ~ t q -o:;r C of O(s)? no
Building Permit Nos:
Previous Zoning Board Application Nos.: N / A
Lot No.: 9
Zoning District:_~ -lD
State below or on a separate addendum specific relief sought (Special Permit, Variance, Appeal), Section of
the Zoning By-law, and supporting details, grounds for grant of relief, listing any existing nonconformities:
see attached addendum
r"-:;
I
----.J
I certify that the information contained herein is su an lly complete and true to the best of my
knowledge, under the pains an ales
SIGNATURE: Applicant Attorney/Agent X
(If not owner or owner's attorney, please oof of agency to bring this matter before the Board)
~ /.~ OR FFICEUSE . / ~.
Application received on::/:)J!.2-l,d,L B : comPlet~:~N.. eed copies?: '.
Filed with Town Clerk:$/~O{" P .
Fee deposited with Town Treasurer:.~J S/By: aiver requested?:_Granted:~_I_
Hearing notice posted with Town Clerk:~ ,qf Mailed: g'f~Q[I&M:~/W.cLl& -SILI<<
Hearing(s) held on:_I_I_ Opened on:~_I_ Continued to:_/~_ Withdrawn?:_'_'_
DECISION DUE BY: 1 1 Made: , 1 Filed wffown Clerk: 1 , Mailed: , 1-
--- --- -----
DECISION APPEALED?: , , SUPERIOR COURT: LAND COURT Form 4/03/03
ADDENDUM
Applicant seeks relief by Special Permit pursuant to By-Law Section 139-l6C(1)
("Exceptions for Yards") to validate a side yard setback of7.5 feet +/- on the
southwesterly side of Applicant's house in accordance with an as-built plan from
Nantucket Surveyor's Inc., dated January 12,2002. The side entrance stairs to
Applicant's home intrude by some 2.5 feet +/- into the ten (10) foot side yard setback
area. Applicant states that when the home was constructed, the home itself was in
conformance with the required ten-foot side yard setback requirement in this zoning
district. However, when the house was sited in 1998 to be conforming to the setback
requirements, no provision was made for the entry stairs to the door. The Applicant
states that the burden of entirely relocating the entrance to the home substantially
outweighs any benefit to any abutter since the minimal intrusion into the setback is
entirely within a 15-foot wide common driveway easement. The direct abutter ofthe
vacant land on either side of Applicant supports the Applicant's request. The property is
zoned R-IO, in which district side yard setback requirements can be reduced by special
permit from ten (10) to five (5) feet. Applicant states that validating the intrusion would
not be detrimental to the neighborhood and would have no negative impact on the area or
the abutters. Applicant further states that he bought the house while it was under
construction and completed the project assuming that it had been properly permitted. The
original building permit indicated that the wart on the southwesterly side of the structure
was supposed to be constructed on the northeasterly side of the structure. The original
owner of the property subsequently received approval to switch the addition to the
southwesterly side of the structure, but never picked up the Certificate of Appropriateness
from the Historic District Commission office and never amended the building permit to
reflect the change in the location of the wart. Applicant is now seeking to obtain a
Certificate of Occupancy and is in the process of clearing up the permits. Applicant
bought the property in good faith and reliance on proper permitting.
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~LOVER DEVELOPMENT ING.
55 - 500
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6: R-10
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~(3E: 75 !=T.
\'BACK: 20FT.
I, SETBACK: 10 FT.
LR.:201
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~. 1lE'TEIf8l1CN ntS PLOT PLAN
~ R.ANS CF IEXRl.
. /IS SK)WN tEJECN.
.,IIJ'faENI'ED TO IE A 1TT1.E
IImRWI.f SLRVEY.
to TIE IBT CF t'IY I<NOWlEIICE
$!H)WN a.I ntS PlAN NE-
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~ CF CCJttNTY NO. 25023ll;
. 7-2-92 BY M FEIERAL
at:NT NBCY.
N/F
JAMES W. RILEY
55 - 49B
LOT 9
RECORD AREA=1057B::I:S,F.
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AS-BUlL T PLOT PLAI
IN
NANTUCKET. MASSACHUSE
SCALE: 1-=20' DATE: 1- ~
DEED HI:1' t:.Jt.I'lCE: Dd.Bk.57!
PLAN HI:1' t:.HI::la: PlFl. 4)
ASSESSOR'S Ht.t t.HI::NCE:
MAP: 55 PARCEL: <t99
PREPARED FCR
GHRISTOPHER J.
NANTUCI<ET ~VEYORS N
5 WNlY WAY
NNffiJCKET, MA. 02554
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. I. N.C.F. denot," Nantucket Conler'olicn Foundation, Inc.
2. N.C.H. denot.. Nontueket Cotloge HOlpilo'
3. U.S.A. de"olcs Uc:;te~ :lIot.. 01 America
4. (N.C.l denot.. nol conltructed
156
INFORMATION SHOWN HEREO~I WAS
COMPilED FROM AERIAL PHOTOGRAPHS, DEEDS,
AND PlANS Of RECORD "'''0 IS NOT TO B~ I
CONST' '" D AS "^',,'" ''''''''"NT N::C '.0 I
ACY FOR CONVEYANC~ '
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James Riley, President
Clover Development Corp.
PO Box 2913
Nantucket, MA 02584
Nantucket Zoning Board of Appeals
2 Chestnut Street
Nantucket, MA 02554
August 2, 2005
RE: Application of Christopher 1. Fox
10 Cedar Circle, Nantucket
Dear ZBA:
I am the owner of the properties located at 8 and 12 Cedar Circle, Nantucket (on
either side of Mr. Fox) and as such I am familiar with the above-referenced application
and Mr. Fox's request for relief from the Zoning Board under the zoning by-law to cure a
side yard setback problem that he has.
On his behalf I would like the Board to know that I have no objection to his
seeking relief to reduce his side yard setback to less than ten (10) feet in order to
accommodate the stairs to the side entrance of his house.
The reduced setback would be within a fifteen (15) foot common driveway
easement and in my opinion would not negatively impact either myself or others in the
neighborhood.
Accordingly, I support Mr. Fox's application and would ask you to do the same.
~ncerely, ~
d::y, President
Clover Development Corp.
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Town of Nantucket
ZONING BOARD OF APPEALS
LIST OF PARTIES IN INTEREST IN THE MATTER OF mE PETITION OF
PROPERTY OW!jERHH' . HH;:H HHH H'HHH H.jH:'~H
MAILfNG ADDRESS............. ..... ....... .~. :........ ...... ..... ...~..... ........ .....
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PROPERTY LOCATION.............v...... . .. ................ . .. . ......
. .: .. ~- 9'99-
ASSESSORS MAPIPARCEL:...., ,0. i'T!".. ,....,,,,.., ..... .......,....,...,..,,,.....,
APPLICANT..., ,., ,.,., .,...".. ,..", ,."", ,. ..",.", ,.,." ,..". .""".,.,.".... .0......,
SEE ATTACHED PAGES
I certify that the foregoing is a list of persons who are owners of abutting property, owners of
land directl" opposite on any public or private street or way; and abutten of the abutters and all
other land owners within 300 feet of the, property line of owner's property, all as they appear ?n
the most recent applicable tax list (M,G.L. CO 40A, Section 11 Zoning Code Chapter 139.
Section 139-29D (2) ..
qy, Hd. Hd??ar'
DATE'
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Town of Nantucket
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