HomeMy WebLinkAbout082-02
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETIS 02554
Date:
~ ~ 'VY'll~c ~6 , 20 (j?-
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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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.
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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)
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ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
37 Washington Street
Nantucket, Massachusetts 02554
Assessor's Map 67, Parcel 556
73 Surfside Road
Residential-Commercial- 2
Plan File 55-F
Lot 3B
Deed, Book 680, Page 25
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals, on
Friday, December 13, 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 the Application of ERIK O. JOHNSON and
SUSAN ALLISON PALMER JOHNSON, c/o Reade, Gullicksen, Hanley &
Gifford, LLP, Post Office Box 2669, Nantucket, Massachusetts 02584, File No.
082-02:
2. The Applicants are seeking relief by VARIANCE from the provisions
of Nantucket Zoning By-law ~139-16.A (Intensity Regulations - Front Yard
Setback) to validate the siting of an existing single-family dwelling. The
Applicants constructed a new dwelling under a duly-issued Building Permit, the
Application for which showed front yard setback as being maintained from the
easement used for access to the subject lot (the "Locus") from Celtic Drive, along
the northwesterly property line. The Building Department issued the Building
Permit based upon that siting. When an as-built plan was obtained in order for the
Applicants to secure a Certificate of Occupancy, it was determined that front yard
setback had to be measured from a "Way" along the southeasterly property line of
the Locus, even though by the terms of the Planning Board approval of the
subdivision which created the Locus, and related documents, the Locus is
prohibited from use of that "Way". The dwelling upon the Locus is sited about
11.9 feet from the Way at its closest point, with a minimum of 20 feet required as
front yard setback in this Residential-Commercial-2 zoning district. The Locus
and the dwelling thereon conform with all other applicable zoning requirements.
The Locus is situated at 73 SURFSIDE ROAD (accessed from Celtic Drive), is
shown upon Assessor's Map 67 as Parcel 556, is shown on plan recorded with
Nantucket Deeds in Plan File 55-F as Lot 3B, and is situated in a Residential-
Commercial-2 zoning district.
1
3. Our Decision is based upon the Application and accompanying
materials, and representations and testimony received at our public hearing. The
Planning Board recommendation was favorable to the granting of Variance relief.
One neighbor spoke in support at the public hearing; another inquired as to the
maintenance of Celtic Drive and there was one letter in support on file. No
opposition was received.
4. The Planning Board recommendation accurately sets forth the facts as
to how the problem faced by the Applicants arose.
The Board observes that it is [ a] rare event when a Variance
actually meets the statutory requirements, and in such rare cases,
the Board supports those applications. In this case, the
topography of the subject lot, the unique circumstances
regarding its relationship to surrounding streets and the hardship
that has resulted warrant the issuance of a Variance.
The subject Lot, #3B, was created in the Rhonda Thurston
subdivision, PB#6031, dated 2/2/99. The Lot derives its
frontage on an unnamed way, hence its address as 73 Surfside
Road. However, a condition offered by the developer and
accepted by the Planning Board (condition 2 of Decision) was
to restrict vehicular access to Celtic Drive only. A driveway
was therefore created over an easement to Celtic Drive. The
house constructed on the lot faces Celtic Drive and in
appearance, seems oriented toward this road and it is their sole
access. However, a 10::1::['] wide piece of an adjoining lot
actually separates this lot from Celtic Drive. Setbacks should
therefore have been 20 feet from the unnamed way and 5 feet
(side/rear) from all other property lines. The house was rotated
from the originally depicted footprint at the request of the
H.D.C.
Planning Board Recommendation, voted 5-0.
Recommend the granting of the Variance with the condition that
no structure or part thereof shall be erected in the area of the lot
that measures 20 feet from the edge of the Celtic Drive right-of-
way and that the five foot side and rear setbacks should be
measured from the other property lines. This condition will
2
observe the practice followed when the existing house was
constructed.
5. As indicated by the Planning Board recommendation, the Locus was
created by a plan approved by the Planning Board in 1999, with the Locus having
its only street or way frontage on an unnamed way leading in from Surfside Road.
However, by the terms of that Decision, the Locus was prohibited from using the
unnamed way for access, and instead was required to receive its access exclusiVely
over an easement connecting the Locus to Celtic Drive. The Applicants purchased
the Locus as a vacant lot, and with access required to come from Celtic Drive, they
or.iented their proposed dwelling toward Celtic Drive. In fact, the HDC required
them to rotate the dwelling location in order to follow this orientation. The
Application and plans which they filed with their Building Permit Application
showed this siting; the Building Permit was accordingly issued; and the house was
built in conformity with these plans. However, when the Applicants applied for a
Certificate of Occupancy, the Zoning Enforcement Officer reviewed the as-built
building location plan prepared by Charles W. Hart & Associates, Inc., dated
November 7, 2002, a reduced copy of which is attached hereto as Exhibit A, and
determined that the required front yard setback of 20 feet must be maintained from
the unnamed way, being the only street or way abutting the Locus, and that
accordingly the Applicants' dwelling was in violation, being sited 11.9 feet from
the unnamed way at the closest point.
6. Based upon the history of this Lot as set forth in the Planning Board
recommendation, it was apparent to the Board of Appeals that there was no
substantive reason for the dwelling upon the Locus to be set back by the 20- foot
front yard as measured from the unnamed way, which does not serve it and toward
which the dwelling is not oriented. Rather, as the HDC determined in its
proceedings, the dwelling is properly oriented toward Celtic Drive and its
driveway, which comes over the easement from Celtic Drive. Accordingly, the
Board of Appeals found that owing to circumstances relating to the shape and
topography of the Locus and affecting the Locus but not generally the zoning
district in which the Locus is situated, a literal enforcement of the provisions of
the Zoning By-law would involve substantial financial 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.
3
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7. Accordingly, the Board of Appeals voted UNANIMOUSLY to
GRANT the requested V ARIANCE from the front yard setback requirement of the
Zoning By-law under Nantucket By-law Section 139-16A, subject to the following
conditions:
a. A", setback of 20 feet shall be maintained from the
jVc~westerly property line, and that a setback of 5 feet be
maintained from each other property line;
b. The siting of the structure shall be in substantial conformance
with Exhibit A.
Dated: December ~O , 2002
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7. Accordingly, the Board of Appeals voted UNANIMOUSL Y to
GRANT the requested VARIANCE from the front yard setback requirement of the
Zoning By-law under Nantucket By-law Section 139-16A, subject to the following
conditions:
a. A setback of 20 feet shall be maintained from the
southwesterly property line, and that a setback of 5 feet be
maintained from each other property line;
b. The siting of the structure shall be in substantial conformance
with Exhibit A.
Dated: December ~O , 2002
David R. WIley
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ZONING CLASSIFICATION: ~:C;"~'Z: .
~t.lIN. AREA: . . -ro.C?'? .:?'.F:. .
lAIN. FRONTAGE: . . :*9 .':~T. . .
FRONT YARD S.B.: . ??-.o. -:=:r, . .
REAR & SiDE S.B.: . .~. ~r; . .
GROUND COVER (7.): . -..79 ~/? . . .
EXISTING:
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I CERTIFY, AS OF . . . ........ . . '.' .~T
THE BUILDING(S) IS/ AREt()%.~:P.~':~P.-'::.~'
GROUND AS ~e~. HE~E~~;.~~.,,,,,,./..f_'
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BUILDING LOCATION PLAN
OF LAND IN
NANTUCKET, MASS.
PROFESSIONAL lAND SURVEYOR
SCALE: ,". zo' DATE: HOV. 7, 2002
Owner: ~~r~. q. ~Pl;l-:V--??':<. . . . . . . . .
,{,OT 313
Deed: . q, -1-:;3.-'/ '? 7. . . Plan F;~I.....1Z ..f~-.r: .
Locus . {~ ..s.u.R..F,..s,l.p~. ~,?...,...p. . . . . .
Inc.
THIS PLOT PLAN WAS PREPARED FOR THE TOWN
OF NANTUCKET BUILDING DEPARTMENT ONLY AND
SHOULD NOT BE CONSIDERED A PROPERTY UNE
SURVEY. THIS PLAN SHOULD NOT BE USED TO
ESTABUSH PROPERTY UNES, FENCES, HEDGES, OR
ANY ANCILlARY STRUCTURES ON THE PREMISES.
THE PROPERTY UNES SHOWN RELY ON CURRENT
DEEDS AND PLANS OF RECORD.
THIS PLOT PLAN IS NOT A CERTIACATION AS TO
TITLE OR OWNERSHIP OF THE PROPER1Y SHOWN.
OWNERS OF ADJOINING PROPERTIES ARE SHOWN
ACCORDING TO CURRENT ASSESSOR RECORDS.
ASSESSOR MAP: . cpY. . , PARCEL: ~S:G. .
c,\JOBS\ CWII\ll.O
CHARLES W. HART & ASSOCIATES,
SANFORD BOAT BUILDING
49 SF ARKS AVENUE
NANTUCKET, MASS. 02554
(508) 228-8910
NOT TO BE: RE:CORDED.
H-G328
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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 of the NANTUCKET ZONING BOARD OF APPEALS will
be 'held at 1:00 P.M., FRIDAY, DECEMBER 13, 2002, IN THE CONFERENCE
ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
!,M;')Ssachusetts, on the Application of the following:
SUSAN ALLISON PALMER (JOHNSON) AND ERIK JOHNSON
BOARD OF APPEALS FILE NO. 082-02
Applicants are seeking relief by VARIANCE under Nantucket Zoning By-Law
Section l39-l6A (Intensity Regulations - front yard setback) to validate the siting of an
existing single-family dwelling. Applicants constructed a new dwelling under a duly
issued Building Permit that showed a front yard setback from what Applicants thought
was "a way" on the west. The Building Department issued the Building Permit based on
that siting. When the "as-built" was done to get the Certificate of Occupancy it was found
that what the Applicants had thought was their front yard lot line, was actually their rear
yard lot. What Applicants thought was counted as the rear yard lot line was actually
shown to be the front yard lot line, though Applicants have no deeded rights within that
way. The dwelling is sited about 12 feet from "the way' to the east rather than the
required 20 feet in this R-C-2 zoning district. The Locus is conforming in all other
respects under the Zoning By-law.
The Premises is located at 73 SURFSIDE ROAD (accessed from Celtic Drive),
Assessor's Map 67, Parcel 556, Plan File No. 55-F, Lot 3B. The property is zoned
Resdential'-Commercial':'2. .
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THIS NOTICE IS A V AILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
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, , FOR !l~ O":ce~ US~ ,-.. .
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on~ OO~ :Uecl with Town Clerx on7/.;L:/J~'i f( D{ J CO%llpJ.i,te7 ,~
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ZONING CLASSIFICATION: ~..C;:..".~
MIN. AREA: . . '-?o.C?'? '-/'.0. .
MIN. FRONTAGE: . . ."*9 .r:r.. . .
FRONT YARD S.B.: . ?P. -F',r, . .
REAR de SlOE S.B.: . .~. ~r . .
GROUND COVER (7.): . q9~/? . . .
EXISTING:
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I CERTIFY. AS OF : . . ..,o..^o . . .. .~T
THE BUILDING(S) IS/ARE tOQATE;!J:..ON,.TJiE,:-,:,'
GROUND AS ~e~ HE~EON{~~ji%~~t'"
ul(flU;~/t(l; ;'7fVvr
PROFESSIONAL lAND SURVEYOR
BUILDING LOCATION PLAN
OF LAND IN
NANTUCKET, MASS.
THIS PLOT PLAN WAS PREPARED FOR THE TOWN
OF NANTUCKET BUILDING DEPARTMENT ONLY AND
SHOULD NOT BE CONSIDERED A PROPERTY UNE
SURVEY. THIS PLAN SHOULD NOT BE USED TO
ESTABUSH PROPERTY UNES. FENCES, HEDGES, OR
ANY ANCILlARY STRUCTURES ON THE PREMISES.
THE PROPERTY UNES 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 CURRENT ASSESSOR RECORDS.
ASSESSOR MAP: . rp 7. . , PARCEL: ~S:G. .
C\JOllS\cwtf\tU'
SCALE: ,.... ZO' DATE: NOV. 7, 2002
Owner: ~~!~.~. -!''?f:l:''-??':<. . . . . . . . .
J:..or 3B
Deed: . 0'1-:;3.-/'?-7. . . Pion 1;<"-.E.O:~-.r: .
Locus . {~ .s.u.R..P,.:3,/.p~. Jf:c;:u~.7? . . . . .
Inc.
CHARLES W. HART & ASSOCIATES.
SANFORD BOAT BUILDING
49 SPARKS AVENUE
NANTUCKET, MASS. 02554
(508) 228-8910
H-6328
NOT TO BE RECORDED.
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Town of Nantucket
RECEIVED .
BOARD OF ASSESSORS
ZONING BOARD OF APPEALS
NOV 0 5 2002
TOWN Gf"
NANTUCKET, MA
LIST OF PARTIES IN INTEREST IN THE MAITER OF THE PETITION OF
PROPERTY OWNER..... [~\ )~.... ~.~~{.. .fJ.(/~ ?~~:... .~C?.~.~~ ~.~ :~..........
,
MAILING ADDRESS..... .3...:.. G. fr.!k4W,;... Rd.!......................... fi:' ~
PROPERTY L6CATION....(~.....(.f.rfp;....Pr~~;)............7.:?....S C'v~ l C - R c{ (
A.SSESSORS MAPIPARCEL.......... .~........ ~:...t;; 7.-:.-:?. ~. ~:....
A P P L I C A NT . . . .. . . .. . . . .. . . .. .. . . .. . .. . .. . . . .. . . .. .. . . .. .. . .. . . . . . . . . . . . . . . . . . .. .. . .. . .. . .. . . . .
SEE AITACHED 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~wners 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 139-29D (2) .
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DATE'
ASSESSOR'S OFFICE
Town of Nantucket
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