HomeMy WebLinkAbout033-02
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
YnCLL(
3tf
, 200.J
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Owner/Applicant:
033~o~
b()Y"\/'\Q{ )(d'\~tl~
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
complaint and certified copy of the Decision 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 (SPECI,AL PERMITS); ~139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
Assessor's Map 68
Parcel 442
RC-2
10 Mary Ann Drive (AKA Lane)
LC Plan 16514-29, Lot 563
Certificate of Title No. 17,502
At a Public Hearing ofthe Nantucket Zoning Board of Appeals held at 1 :00 P.M., Friday,
AprilS, 2002, in the Conference Room, Town Annex Building, 37 Washington Street,
Nantucket, Massachusetts, on the Application of DANIEL KINSELLA of 10 Mary Ann Drive,
Nantucket, MA 02554, Board of Appeals File No. 033-02, the Board made the following
Decision:
1. Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-Law
Section 139-16C(2), or in the alternative, a VARIANCE under Section 139-16A (Intensity
Regulations - setback). Applicant is seeking to validate the said to be unintentional front yard
setback intrusion of a roofed over integrated porch, which is sited as close as about 16.1 from the
front yard lot line along Mary Ann Drive, in a district that requires a minimum setback of20
feet. The Locus is conforming in all other respects.
The Premises is located at 10 MARY ANN DRIVE, Assessor's Map 68, Parcel 442,
Land Court Plan 16514-29, Lot 563. The property is zoned Residential-Commercial-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 because the matter was not of planning concern. There was one (1) letter from
an abutter and a separate letter signed by three (3) additional abutters on file in favor of the
Application. One (1) direct abutter attended the Public Hearing and spoke in support of the
Application.
3. Applicant represented himself at the Public Hearing and stated that he had owned the
property since 1996. Over the course of 5 ~ years he had improved the property with a single-
family dwelling pursuant to a design submitted to and approved by the Nantucket Historic
District Commission ("HDC"). Applicant stated that a substantial portion of the work on the
Premises had been done by himself. In other words, he had designed the dwelling and made the
application to the HDC for its approval; he had sited the property on the Premises, and set his
own batter boards; contracted to have the foundation dug and the cellar walls poured; and, over
the course of the last five years, had constructed the house himself. All his efforts were to save
money. He had not hired a surveyor to pin the foundation and only recently found out that the
structure was accidentally sited too close to the front yard lot line. He represented that he had
constructed the house in good faith all the while thinking that he had no setback problem.
Applicant stated that there was no mortgage on the property. In other words, as the he could
afford it, he had constructed the house himself essentially in a piece-by-piece manner.
The Applicant stated that, upon submitting an application to the Nantucket Building
Department for a Certificate of Occupancy for his home, it came to his attention that he had sited
the house incorrectly and that his front porch, as constructed, was 16.1:1:: feet from the front yard
lot line in a district that requires a minimum setback of 20 feet.
4. Applicant represented to the Board that were he now forced to correct the unintentional
setback violation, it would impose a substantial fmancial hardship on him. He further stated that
the intent and purpose of the By-Law had been complied with as the offending front porch was
in fact 28 feet from the edge of the actual traveled way, as the road was not cut to its full layout.
In other words, the front of the house is about eight (8) feet further from the traveled way than
the required front yard setback in the zoning district. Applicant stated that it was his
understanding that the purpose ofthe By-Law was to promote the general welfare of the
inhabitants of the Town of Nantucket as well as to lessen the danger from fire and congestion.
Applicant stated that his mistake in improperly siting the house was unintentional, but
nothwithstanding that, the house in its relation to its neighbors to the north and the south as well
as to the traveled line of Mary Ann Drive, more than conformed with the setback requirements of
the By-Law in spirit. In addition, the house itselfwas sited outside of the required 20-foot front
yard setback area and only part of the integrated porch and entry steps were within the setback
area. The porch had been part ofthe original approval from the HDC. Applicant reminded the
Board that several abutters, through written and live testimony, supported the Application and
stated that the Applicant's house constituted a fme addition to Mary Ann Drive. Applicant
further pointed out that similar relief had been granted by Special Permit to property owners a
few doors away on the same road, as that Applicant had the financial reserves to have the
foundation set by a licensed surveyor and then checked again at the appropriate time. He did not
have those same fmancial reserves and thus was possibly barred from said Special Permit relief.
The Board also expressed concerns about the parking situation. The Applicant agreed to
eliminate the parking area directly in front of the structure and create a parking area to the side of
the structure that would be reflected on the site plan that would be marked as Exhibit A and
attached hereto.
5. Therefore, based upon the foregoing, the Board finds that owing to circumstances relating
to the topography of the structure upon the Premises and the irregular shape of the Locus,
especially affecting such structure and Locus, but not affecting generally the zoning district in
which it is located, that a literal enforcement of the provisions ofthe Zoning By-Law would
involve a substantial [mancial hardship to the Applicant and that the desired relief may be
granted without substantial detriment to the public good and without nullifying or substantially
derogating from the intent or purpose of such By-Law. The Board further fmds that the error was
made in good faith and unintentional. However, due to the fact that the Applicant did not rely
upon a licensed surveyor at the foundation stage, Special Permit reliefwas not available and
Variance relief would be appropriate in this case. In addition, the Board noted that there would
be little impact upon the neighborhood and the siting would not be so substantially different that
it would deviate in character from the other structures on the street.
6. Accordingly, by a vote of4 (Sevrens, O'Mara, Waine, Loftin) in favor and one (1)
(Toole) opposed, the Board GRANTS the requested VARIANCE relief under Nantucket Zoning
14-
68-443
NIF
BRIAN T. RYDER
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ZONING CLASSIFICATION
DISTRICT: RC 2 = RESIDENTIAL COMMERCIAL 2
MINIMUM LOT SIZE = 5,000 Sq. FT.
MINIMUM FRONT AGE = 40 Ft.
FRONT YARD SETBACK = 20 FT.
REAR & SIDE LINE SETBACK = 5 FT.
MAX. GROUND COVER RATIO = 50%
EXISTING S.C.R.: 32,'Z,t;
FOR PROPERTY ~ ~TION THS PLOT PLAN
REl..ES ON ClfHNT [EE[)S IHJ PLANS OF RECORD.
VERFED BY FEI...D I"EASlHJ"BITS AS SHOWN I-EREON.
THS PLAN IS NOT REPRESENTED TO BE A TITlE
~ TION OR A RECORDAa..E SlR/EY.
N.8. 212/28,30
AS-BULT PLOT PLAN
IN
NANTUCKET, MASSACHUSETTS
SCALE: 1-=30' DATE: 7-24-98
REVISED: 5-29-02
DEED REFERENCE: LC.CERT. 17502
PLAN REFERENCE: LCPL 16514-29
ASSESSOR'S REFERENCE:
MAP: 68 PARCEL: 442
PREPARED FOR:
DANIEL KINSELLA
NANTUCKET SURVEYORS INC.
5 WINDY WAY
NANTUCKET. MA. 02554
N-6220
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 NANTUCKET ZONING BOARD OF APPEALS will
be held at 1:00 P.M., FRIDAY, APRIL 5, 2002, IN THE CONFERENCE ROOM,
TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the
Application of the following:
DANIEL KINSELLA
BOARD OF APPEALS FILE NO. 033-02
Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
Law Section 139-16C(2), or in the alternative, a VARIANCE under Section 139-16A
(Intensity Regulations - setback). Applicant is seeking to validate the said to be
unintentional front yard setback intrusion of a roofed over integrated porch, which is sited
as close as about 16.1 from the front yard lot line along Mary Ann Lane, in a district that
requires a minimum setback of20 feet. The Locus is conforming in all other respects.
The Premises is located at 10 MARY ANN LANE, Assessor's Map 68, Parcel
442, Land Court Plan 16514-29, Lot 563. The property is zoned Residential-Commercial-
2.
/J\ \}M ~ J;M o/}V)
Nancy J. Sevrens, irman
TillS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
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NAN~OCKE~ ZO~ING BOARD OY A??EALS
~OWN AND. COON~~ >>OILPI~G
NAN'l't1.CXE~, )0\ 02554
~??LrCATrON FOR RELIEF
CASE
Oa.te
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:.:.. owner's name(s): Daniel Kinsella
f. .:ilA~ling a~~reas: P.O. Box 2035, Nantucket, MA 02584
\,'! ~pUcllnt'a n~e; Same
KdJ.inq a~~ress: Same
'.
Lo~tion ot lot: Asse~tipr'\> map anc1 paro61 number ~- 442
. .
.Sbeet ad~ess: 10 Mary Ann Drive
LCPLN
R89istry Land'ct'~lan~ f~~n B~ & Pq Or plan file :n514-29 ~ot~
,.', ~te l.o1; acquirec1: 2J21J.JJ D6~~ R6~(~!.J~2 ZoninCJ'~istrict RC-2
'U~ea on 'lot -',c'ollpUeroial:' None .L or MCD?...B2.
. . .
- nu=ber ot: ~wellin~s___ ~uple~~ ~partments___ rental rooms___
Su1lc11nq.date(s): all pre-8/72? ~ or. C ot O?~
nuil~inq Pertnit. appl' n. Nos. 14037-97
CAse Nos. all. BoA ~pplications~ lawauits:
,stat. tUllY. all ~oninq reliet aouqht and respeotive Co~e sections
and auba8otions, apeo1tically what you propose comPar~~ to present
and what ~Qunda you hrqe tor BoA tQ make eaon tinainq per Section
t~i-32A .A. 1~, Var1anCl8~ J.39-JOA x 1t a speoial Pjilrmit '(and J.39-33>-
r it to alter or e~en~ a noncoeforminq uae). It aPf~al per 139-32>'
" 8 ~ , att~~~ .~8ciaion or order ; appeale~. OK to ~r1tff~cidendum .
Applicant se~ks a Special Permit pursuant to Section 139-~ to validate an
unintentional setback intrusion not greater than five (5) feet into a required
twenty (20) foot front yard setback. In the alternative, Applicant seeks
relief from the requirements of Section 139-16tKIntensity Regulations) pursuant
to Section 139-32A (Variance).
Xt-=- anolo..d aa part ot this .App11o~tionl ordarJ. ~dc1endu~2
, LoClU. ll1ap..lLS~te pl~n-!... show1nq present x +plannad structures
, , '~O. Ot' pl.t"fpre..nt~ propo..~ elevat:,on& (HOC approveci?_),
%.1. ~n;. .ot area x. ",.ontllCj1li1 XGQtbaQ~ x Gar x' park1nq data
Ast a8aaot-oettitiaa-idqrease.11it 4 &liIt. X--=a11~ labal& 2 aetilr
, 300 t.. payable to ~own ot Nantuok.t~ -srOqt~ TO~pl oovenant -- .
.(:: In IPP":1., "le ~0~1n Clnlc ,to unes ~Dla~ ComA t'IClord to BoA 7)
X cart!ty that the requested 1ntormat10n sUb=1ttad is substantially
,OQ~pl.t. and t~G. to the ~a5t ot =y lenow:1.edge, unc1ar the pains and
.p.nalth. ~rju~.' ,/ ~~
,'SIGNA'l'UREI D~lL~ ~ppl~oant 2:...- AttorneY/Agent
" . ~C%t not ownst' 9r ownQr's Attorney~ enc~ose proot ot authority)
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fOR BoA O~~ICE USE
Application copies rec'd: 4_~ to. So>. on~~y (' AU
on~ c~~ tl1ed w1th Town ClG.x o~'iCfPiJ \ cOl)lpl~ti? ~
· OIl. ..py ..... .. Pl.nn1no .. on. '.U'ino D~P'~ /.Pl7J
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68-443
N/F
DANIEL KINSELLA
L.C.CERT. 17502
L.C.PLAN 16514-29 (LOT 564)
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68-441
N/F
EDWARD C. MURPHY. TR.
L.C.CERT.
L.C.PLAN 16514-29 (LOT 562)
PR~A~~~~~rRINT
ZONING CLASSIFICA TlON
DISTRICT: RC 2 = RESIDENTlAL COMMERCIAL 2
MINIMUM LOT SIZE = 5.000 Sq. FT.
MINIMUM FRONTAGE = 40 Ft.
FRONT YARD SETBACK = 20 FT.
REAR & SIDE LINE SETBACK = 5 FT.
MAX. GROUND COVER RATIO = 50%
EXISTING G.C.R.: 31 %
FOR PROPERTY LINE DETERMINATION THIS PLOT PLAN
RELIES ON CURRENT DEEDS AND PLANS OF RECORD,
VERIFIED BY FIELD MEASUREMENTS AS SHO'M'J HEREON.
THIS PLAN IS NOT REPRESENTED TO BE A TITLE
EXAMINATION OR A RECORDABLE SURVEY.
N.B. 212/28 c: \JOBS\JRK\N6220\ABP.DWG
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AS-BUILT PLOT PLAN
IN
NANTUCKET, MASSACHUSETIS
SCALE: 1"=30' DATE: 7/24/98
DEED REFERENCE: L.C.CERT. 17502
PLAN REFERENCE: L.C.PL 16514-29
ASSESSOR'S REFERENCE:
MAP: 68 PARCEL: 44-
PREP ARED FOR:
DANIEL KINSELLA
NANTUCKET SURVEYORS INC.
5 WINDY WAY
NANTUCKET, MA. 02554
N-6220
FORM E
- ~
Book 92
Page 235
m:ransfer <!Certificate of m:itlr.
No. 17,502
From
Transfer
Certificate No. 16,203
Originally Registered
March 2nd,
1994 , in
Registration Book
87
Page
86
for the
Registry District of Nantucket County.
m:f.Jis is to (tertif!, that
DANIEL KINSELLA
P.O. Box 2035,
of Nantucket
in the County of
Nantucket
and Commonwealth of Mass8i~~letts,
filRlfJ<il!lIXItY'
is
the owner
in fee simple
of that
certain parcel
of land situate in Nantucket,
in the County of Nantucket and said Commonwealth, bounded and described as follows:
Lot 563 on plan numbered 16514-29, drawn by Nantucket Surveyors Inc., Surveyors,
dated April 10, 1995, filed with Certificate of Title No. 16,203 at the Registry District
of Nantucket County.
Lot 563 is subject to the restriction that no commercial storage or sale for
retail or wholesale of combustible fuels will be allowed.
Lot 563 is subject to the following restrictions:
1. There shall be no open lot storage of boats nor unregistered motor veh~cles, trailers
or recreational vehicles.
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2. No rubbish, trash, garbage or other waste material shall be stored or kept or permitted
on any lot except in containers located in appropriate areas reasonably concealed from
public view.
3. The perimeter of each lot shall be defined by fences, or walls or by hedges suitably
maintained hy the owner thereof.
4. Nothing shall be done upon any lot nor shall any condition be permitted on any lot which
may bear become a nuisance nor which is obnoxious, offensive or dangerous to the neighbor-
hood or the public health.
5. Grantor hereby reserves the right, in his sole discretion, to waive one or all of the
foregoing restrictions in connection with the future conveyances of the premises presently
shown as Lot 557 through 571, inclusive, Plan No. 16514-29.
And it is further certified that said land is under the operation and provisions of Chapter 185 of the General
Laws, and that the title of said
DANIEL KINSELLA
to said land is registered under said Chapter, subject, however, to any of the encumbrances mentioned in Section
forty-six of said Chapter, which may be subsisting, and subject also to as aforesaid.
Lot 563 is also subject to a ten (10.00) foot wide Utility Easement as shown
on plan 16514-29.
WITNESS, PETER W. KILBORN,
Esquire, Judge of the Land Court, at
Nantucket in the County of
Nantucket
the
thirteenth
day of
September
in the year nineteen hundred
and
ninety-six
at
three
o'clock and thirty-seven
minutes in the after
noon.
Attest, with the Seal of said Court,
~chd-1. ~~
-'
Assistant Recorder.
Land Court Case No. 16514
Document No. 73311
A. TRUE COPY O:~lOto~; Kk.C.....J
ATTEST:~-'t.. .
REGISTER OF DEEDS NANTUCKET COUNlY
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ZONING BOARD OF APPEALS
LIST OF PARTIES IN INTEREST IN THE MATIER OF THE PETITION OF
)( , n r-" () (J uc..n:uJ
PROPERTY OWNER.......... ...........~.................................
MAILING ADDRESS.......................................................................
PROPERTY LOCATION....... ./.0........ .OJo.ry.... .~...........
ASSESSORS MAP/PARCEL.......... ..b..%.~...~. ~d.........................
APPLICANT....... Lt dol .~.....................................................
SEE A TI ACHED PAGES
I certify that the foregoing is a list of persons who are owners of abutting property, owners of
land 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, all as they appear on
the most recent applicable tax list (M.G.L. c. 40A, Section 11 Zoning Code Chapter 139.
Section 139-290 (2)
....~.VQd...............
u~quuDJ
DATE
ASSESSOR'S OFFICE
Town of Nantucket
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