HomeMy WebLinkAbout046-02
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
37 WASHINGTON STREET
NANTUCKET, MASSACHUSETTS 02554
Date' ;jJ~ I' )2m3
TO: Parties in Interest and Others concerned with the
Decision of the BOARD OF APPEALS in the Application of
the following:
APPLICATION NO.:
04for()~
OWNER/APPLICANT: C~o-v( 0 D ~ L Le~'~
0:'(\ & t9:J I ~ e-- ft-. (. e I!YO, ~
Enclosed is the Decision of the Board of Appeals which has this
day been filed with the Nantucket Town Clerk. This Decision
provides a CLARIFICATION (not a Modification), an EXTENSION, or
authorizes a TEMPORARY PERMIT under Nantucket Zoning By-Law
~139-26H, with NO twenty (20) day appeal period required.
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. 91V . J-Quvt'MD, Chairman
cc: Town Clerk
Planning Board
Building Department
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
Assessors Map: 41
Parcel: 252
Residential-l
62 North Liberty
Deed. Ref. 254/145
Decision:
1. At a public hearing of the Nantucket Zoning Board of Appeals, on Friday, July 11,
2003, at 1:00 P.M., in the Conference Room, in the Town Annex Building, 37
Washington Street, Nantucket, Massachusetts, the Board acted upon the request of
CHARLES E. LEMAITRE AND ALINE A. LEMAITRE, of PO Box 66, Hardwick,
MA 01037, for an EXTENSION of the V ARlANCE relief for the property at 62
North Liberty Street, as referenced above, which was granted to them by a Decision
dated and filed with the Town Clerk on September 3, 2002, in File No. 046-02, as
follows:
2. The owners of the subject property, benefited by Variance reliefhas been recorded,
but the work contemplated by said Decision has not yet been preformed and no
Building Permit has as yet been obtained due to the inclement weather over this past
winter. Accordingly, the present owners have requested an extension ofthe Variance
relief for a period of six months, pursuant to M.G.L., c. 40A, ~ 10, and Nantucket
Zoning By-law ~ 139-23.1, each of which provide that a Variance may be renewed for
a period not to exceed six months without the filing of a new Application and without
a new hearing and public notice.
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
~~ 3 ,200Rt.
To: Parties in Interest and Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Owner/Applicant:
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~hor(~.~ 6-. Le rrnJV-y<z
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. ~ ?O
-1-'" rn
Any' action appealing the Decision must be brought b~~ ~ .~
filing an complaint in court within TWENTY (20) daY~~fter~ \n
this day's date. Notice of the action with a copy of_~be ~ --
complaint and certified copy of the Decision must beijiiven n
to the Town Clerk so as to be received within such T~TY ~ iJ
(20) days. 7 ~
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/Pt.OLVI ~ jQV~
Cba irman
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); ~139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
37 Washington Street
Nantucket, Massachusetts 02554
62 North Liberty
Deed Reference: Book 254, page 145
Assessor's Map 41, Parcel 252
Residential-l
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals, on
Friday, June 14,2002, 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 Application (046-02) of CHARLES E. LEMAITRE and
ALINE A. LEMAITRE of PO Box 66, Hardwick, MA 01037, in connection with
property known as 62 North Liberty Street Nantucket, Massachusetts.
2. Applicants are seeking relief by V ARIANCE under Nantucket
Zoning By-law Section 139-16A (Intensity Regulations - setbacks). The
Applicants propose to construct an addition and deck onto the southerly side of
an existing single-family dwelling. The existing structure and Locus is
conforming in all respects, except for the southerly setback distance. Normally
the minimum side yard setback requirement in the Residential-l district is five
feet However, as this Lot is arguably located on a comer, the front yard setback
requirement is ten feet from each way. The structure is currently sited as close
as about 6.4 feet and the new addition will be as close as about 5.6 feet from the
"Private Way." The Premises is located at 62 NORTH LffiERTY STREET,
Assessor's Map 41, Parcel 252, Plan Book 19, Page 8, Lot 1. The property is
zoned Residential-I.
3. Our Decision is based upon the Application and accompanying
materials, photographs, architectural drawings and representations and
testimony received at our public hearing. The Planning Board recommendation
was that the Application did not present any issues of planning concern. Three
letters from the abutters were received prior to the hearing in support of the
proposed additions, and there was no opposition presented before or during the
public hearing.
4. Applicants, through counsel, represented that the Premises consist
of an about 8,896 square-foot lot in a 5,000 square foot zoning district and are
affected by a wetland along the northerly boundary which limits the ability to
expand the structure in that direction. Along the southerly boundary is a
"private way" that serves as a driveway to this property and two others. The
existing structure, which predates the 1972 enacbnent of the Zoning By-law, is
about 6.6 feet from the southerly property line at its closest point when, given
the Residential-1 requirements and the existence of the way, a 10-foot setback is
required. In order to comply with the current building code's requirements for
egress and work with the minimal waiver from the wetlands regulations on
setbacks from wetlands, the proposed addition would be about 5.6 feet from the
southerly property line at its closest point Other efforts were made to change
the entrance stairway into the structure, but that would have required major
alterations to the existing structure. The small additional incursion into the
setback area is necessitated by the interior floor plan and the need to provide a
standard size door for access to this structure as part of the new construction.
The wetlands on the northerly side of the property have forced the proposed
addition to be sited on the southerly side within the required setback area. The
project would comply with all other aspects of the Zoning By-law. The proposed
addition has been approved by the Historic Districts Commission (Certificate of
Appropriateness No. 38,831) and by the Conservation Commission (DEP File
No. SE48-1236).
5. The Applicant faced unique circumstances on this site, constrained
by the private way which functions merely as a driveway, but from which the
setback is imposed that would be applied to a public street, along one side of the
property and the wetlands along the other. The validly pre-existing, non-
conforming siting of the existing house and the modest nature of the single-story
addition is consistent with the character of the surrounding neighborhood.
6. Accordingly, the Board of Appeals voted UNANIMOUSLY to
grant the requested V ARIANCE under Nantucket Zoning By-law Section 139-
16A to permit the proposed addition as presented, finding that owing to
circumstances relating to the shape and topography, with the presence of a
substantial wetlands area on the Locus, and the structure thereon, being sited on
a comer with a ten-foot setback requirement from both roads, in this case, one
serving merely as a driveway access, and especially affecting the Locus but not
affecting generally the zoning district in which it is situated, a literal
enforcement of the provisions of the Zoning By-law would involve substantial
hardship to the Applicants, and that desirable relief may be granted without
substantial detriment to the public good and without nullifying or substantially
derogating from the intent or purpose of the Zoning By-law, based upon the
following conditions:
(a) The work shall be done in substantial conformity with the
"Building Location Plan", done by Jeffrey Blackwell, dated November 8,
1996, revised May 9, 2000, marked as Exhibit A, a reduced copy of which
is attached hereto; and
(b) The work shall be done in substantial conformity with the
Historic Districts Commission's Certificate of Appropriateness No. 38,831,
as may be amended.
2
(046-02)
Dated: September ,3 ,2002
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Nancy Sevrens
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· ZONING CLASSifiCATION. .'0-:....
. 5 000 Sf-
MIN AREA. . . ./. . . . . f'r . . .
MIN FRONTAGE: . .50 ......L. . . .
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1 CERTIFY, AS OF: .I\-.~:~~...., TW.T
THE BUILDINGIS) IS/ARE LOCATED ON THE
GROUND AS SHOWN HEREON.
~~
PROFESSIONAL LAND SURVEYOR
BUILDING LOCATION PLAN
OF LAND IN
N ANIUCKET, MASS.
,~~VI5E.D: A14.Y 9, ZOOO
SC\LE: 1",~' DATE: Noy fj I ''''Jb
Cl{AF\LE.5 E. All"'!:.. Le.HAITRE.
Owner: . . . . . . . . . . . . . . . . . . . . . . . . . .
LoT 1
Deed: !=>.K. ~?~ .R? J~~ Plan: t;Jf:\ .I.~. .".6. .6. . . .
. -#-6:2- NCRT/( I-J 5!..RTY .::?T'F-rE. T
Locus. . . . . . . . . . . . . . . . . . . . . . . . .
THIS PLOT PLAN WAS PREPARED FOR THE TOWN
OF NANTUCKET BuiLDING DEPARTMENT ONLY AND
SHOULD NOT BE CONSIDERED A PROPERTY LINE
SlJRVEY_ THIS PLAN SHOULD NOT BE USED TO
ES T ABlISH PROPERTY LINES. FENCES. HEDGES OR
ANY ANCILLARY STRUCTURES ON THE PREMISES.
THE PROPERTY LINES SHOWN RELY ON CURRENT
DEEDS AND PLANS OF RECORD.
THIS PLOT PLAN IS NOT A CERTIFICATION AS TO
TITLE OR OWNERSHIP OF THE PROPERTY SHOWN.
OWNERS OF ADJOINING PROPERTIES ARE SHOWN
ACCORDING TO ClJRRENT ASSESOR RECORDS.
BLACKWELL &: ASSOCIATES. lao.
o YOUNGS WAY
NANTUCKET. MASS. 02554
(508) 228- 9026
. /.j I . ;ZS:z.
ASSESSOR MAP. . . . . . , PARCEL. . . . . .
NOT ro BE RECORDED.
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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 ofthe NANTUCKET ZONING BOARD OF APPEALS will be held at 1:00
P.M., FRIDAY, JUNE 14, 2002, IN THE CONFERENCE ROOM, TOWN ANNEX BUILDING,
37 Washington Street, Nantucket, Massachusetts, on the Application ofthe following:
CHARLES E. LEMAITRE AND ALINE A. LEMAITRE
BOARD OF APPEALS FILE NO. 046-02
Applicants are seeking relief by V ARlANCE under Nantucket Zoning By-Law Section 139-16A
(Intensity Regulations - setbacks). The Applicants propose to construct an addition and deck onto the
southerly side of an existing single-family dwelling. The existing structure and Locus is conforming in
all respects, except for the southerly setback distance. Normally the minimum side yard setback
requirement in the Residential-l district is five feet. However, as this Lot is arguably located on a
comer, the front yard setback requirement is ten feet from each way. The structure is currently sited as
close as about 6.4 feet and the new addition will be as close as about 5.6 feet from the "Private Way".
The Premises is located at 62 NORTH LIBERTY STREET, Assessor's Map 41, Parcel 252, Plan
Book 19, Page 8, Lot 1. The property is zoned Residential-I.
N2L~~~~
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER ALTERNATIVE
FORMATS. PLEASE CALL (508) 228-7215 FOR FURTHER INFORMATION.
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BoA Form 1-89
NANTUCKET ZONING BOARD OF APPEALS
TOWN AND COUNTY BUILDING
NANTUCKET, MA 02554
May 8,2002
Date
Case No. {}.t~- (fL/
APPLICATION FOR RELIEF
Owner's name(s) : Charles E. Lemaitre and Aline A. Lemaitre
Mailing address: P.O. Box 66, Hardwick, MA 01037
Applicant's Name: (Same)
Mailing Address: (Same)
Lot Location: Assessor's map and parcel number
41-252
Street Address: 62 North Liberty Street
Registry Plan or LCPL: Plan Book 19, Page 8
Date lot acquired: ~/~/~ Deed Book 254, Page 145
Zoning district R-1
x
or
MCD?
Uses on lot - commercial: None
Building date(s): all pre-8/72?
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number of: dwellings
1
duplex___ apartments____
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1
Bldg.Permit appl.Nos.
Case Nos. all BoA applications,
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State fully all zoning relief sought and respective Code.....~e~tio~
and subsections, specifically what you propose compared to present
and what grounds you urge for BoA to make each finding per Section
139-32A x if Variance, 139-30A x if a Special Permit (and 139-33A
x if to alter or extend a nonconforming use). If appeal per 139-31A
& B ,attach decision or order1 appealed. OK to attach addendum2.
lawsuits: none
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See Addendum A attached.
Items enclosed as part of this Application: orderi addendum~ x
Locus map~ Site plan~ showing present~ planned structures___
Floor plans present__ proposed___ elevations x (HDC Approved)
Listings: lot area~ frontage~ setbacks~ GCR~ parking data ~
Assessor-certified addressee list 4 sets x mailing labels 2 sets x
--- 3 --
$200 fee payable to Town of Nantucket x proof 'cap' covenant
1 --- --- ---
(If an appeal, ask Town Clerk to send Bldg Comr's record to BoA.)
I certify that the requested information submitted is substantially
complete and true to the best of my knowledge, under the pains and
penalties of ~:~.. ._~_
SIGNATURE: B~~~ Attorney/Agent~
Melissa D. Philbrick, Esquire
3(If not owner or owner's attorney, enclose proof of authority)
FOR BpA OFFICE USE
Application copies rec'd: 4/or___ for BoA on~/; /~y Ll2iQj
One copy filed with Town Clerk on~31/~y , complete~
One copy each to Planning Bd and Building DePti~/3//~ ~1~)
$200 fee check given ~wn Treasurer on~/~/LJ~b~waiVed?
Hearing notice posted~/ 3J/~ailedS;3Ij ~&M ,5;>>04/ (s-Jjl~/C.x2.-/
Hearing(s) on__/__/__ cont'd to__/__/ __/__/__ withdrawn?__/__/_
Decision due by__/__/__ made /__/__ filed TC__/__/ mailed__/__/_
See related cases
lawsuits
other
ADDENDUM A
Lemaitre Application -
62 North Liberty Street
The Applicant is seeking a Variance under Section 139-32 to permit the
expansion of an existing single-family dwelling located at 62 North Liberty Street
by constructing one story addition and a deck on the south and southwesterly
sides of the building as shown on the attached Building Location Plan prepared
by Blackwell and Associates dated May 9, 2000. The existing structure is shown
on the attached Building Location Plan prepared by Blackwell and Associates
dated November 8, 1996. A reduced set of the elevations for the proposed
addition is also enclosed; which drawings have been approved by the Historic
Districts Commission (Certificate of Appropriateness No. 38831).
The existing structure is situated 6.6 feet at its closest point from the
southerly property line, shown as Private Way on the plan. While the lot has its
frontage on North Liberty Street, in this Residential-1 District, the 10 foot front
yard setback must be respected from all streets, even when it is merely a private
way which functions as a driveway for just two other properties. The proposed
addition will be 5.6 feet from the southerly property line, approximately one foot
closer to the property line than the existing structure. This small additional
incursion into the setback is necessitated by the interior floor plan and the need
to provide a standard size door for access to this structure as part of the new
construction. The wetlands on the northerly side of the property have forced the
proposed addition to be sited on the southerly side, within the required setback.
The project has been approved by the Nantucket Conservation Commission
(Order of Conditions No. SE48 - 1236).
In the alternative, the Applicant seeks a Special Permit under Section 139-
33A(5) to construct the addition and deck within the setback without coming any
closer to the southerly property line than the existing structure (6.6 feet).
The lot and the proposed project comply with zoning in all other respects.
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ZONING CLASSifiCATIONs .0-:....
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J CERTIFY, AS OF : .I\..~ :~~. . . . . THAT
THE BUILDING(S) IS/ARE LOCATED ON THE
GROUND AS SHOWN HEREON.
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PROFESSIONAL LAND SURVEYOR
BUILDING LOCA nON PLAN
OF LAND IN
THIS PLOT PLAN WAS PREPARED FOR THE TOWN
OF NANTUCKET BUILDING DEPARTMENT ONLY AND
SHOULD NOT BE CONSIDERED A PROPERTY LINE
SURVEY. THIS PLAN SHOULD NOT BE USED TO
ESTABLJSH PROPERTY LINES, FENCES. HEDGES OR
ANY ANCJLLARY STRUCTURES ON THE PREMISES.
THE PROPERTY LINES SHOWN RELY ON CURRENT
DEEDS AND PLANS OF RECORD.
THIS PLOT PLAN JS NOT A CERTIFICATION AS TO
TITLE OR OWNERSHIP OF THE PROPERTY SHOWN.
OWNERS OF ADJOINING PROPERTIES ARE SHOWN
ACCORDING TO CURRENT ASSESOR RECORDS.
NANTUCKlET, MASSo
l;:~V/0f.'.D: U4y9, 2000
SC\LE: 1": 50' DATE: Noy fj I 1,,:)'Jb
CJ-{Af\LE.5 E. AUNt. LeHA1TRE
Owner: . . . . . . . . . . . . , . . . . . . . . . . . . ,
1-01 1
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Deed. . . . . . . . . . . . Plan. . . . . . . . . . . .
if'6?- "'ORT/{ 1-/BJ:.R,r( ..5T~tE.T
Locus: . . . . . . . . . . . . - . . . . . . . . . .
41 . ;ZS'J..
ASSESSOR MAP: , . . . . . PARCEL. . . . .
BLACKWELL & ASSOCIATES, Ino.
o YOUNGS WAY
N ANTUCKEi, MASS. 02564
(608) 228- 9026
B- tiDE>
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2/89
BOA FORN
NANTUC!':ET ZOHHIG BOARD OF APPEALS
TO'tlH f..ND comITY BUILDING
Uf..HTUCi':ET, r'Ll\. 02554
ASSESSOR'S LIST OF Pl>.RTIES IN INTERES~
PROPERTY m'lNER: Charles E./Aline. LeMaitre
APPLICANT FOR RELIEF (SANE?_): SAME
J..DDRESS OF PROPERTY: 62 North Liberty Street, Nantucket, MA 0255.~._.
ASSESSOR'S tILl\P/PJ..RCEL: Tax Mal> No.41- Parcel No. 1'i2
LIST OF PJ..RTIES INCLUDING .l>.DDRESSES
*(OR SEE ATTACHED --->:
RECE\VED
BOARD OF ASSESSORS
M/l.Y 6 2002
TOWN OF
NANTUCKET, MA
I certify that the foregoing (or the attached ---> lists all persons,
natural or legal, ,.rho are ovrners of abutting property, o.....ners of land
directly opposite on any public or private street or way; and abutters of
the abutters and all other land owners within three hundre5 feet of the
property line of Owner's property, as they (and their add<ess) appear on
the ~st recent ~p1ic~le tax list [per M.G.L. c. 40A, ~11 a~ zoning C01~
Chapter 139, ~139-29D (2)) .
~ .:;7/ MJ--- As essor's orrice
T wn of Nantucket
ONaTE: Applicant (petitioner) should include with the 10: for which zonl,,'
relief: is sought, any cmnmonly-mvned abutting lots ,'Thich eight become
involved in the zoning matter. List map and parcels for each abutter.
\
submitted by: Nelissa D.' Philbl-ick. Attornev__
Date: May 6, 2002
Client: Le~e
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