HomeMy WebLinkAbout083-02
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
1>~~m6er2C1 200LC-
To: Parties in Interest and, Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Owner/Applicant:
O<?3 -0/___
W~n t- QJY\rQ_ ~y') Nc)~s bt$)
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 (SPECIAL PERMITS); ~139-32I (VARIANCES)
I
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, MA 02554
Assessor's Map 87
Parcel 113.1
R-2
9 Auriga Street
Plan Book 20, Page 62, Lot 1
Deed Ref. 741/282
At a Public Hearing of the Nantucket Zoning Board of Appeals held at 1 :00 P.M.,
Friday, December 13,2002, in the Conference Room, Town Annex Building, 37
Washington Street, Nantucket, Massachusetts, on the Application of ROBERT AND
ANN NUSSBAUM, of 9 Auriga Street, Nantucket, Massachusetts 02554, Board of
Appeals File No. 083-02, the Board made the following Decision:
1. Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 13 9-16C(1) to reduce a rear yard setback distance from ten feet to about
eight feet. Applicants are asking the Board to validate the siting of a subterranean
basement access (with stairs) attached to an addition constructed onto an existing single-
family dwelling in 1999. The addition was constructed during a time when landscaping
elements were not generally considered as impacting setback requirements. Under
today's interpretation, such items are counted for setbacks. The Locus is nonconforming
as to front yard setback, with the structure being sited as close as about 28.45 feet from
the front yard lot line along Auriga Street, in a district that requires a minimum front yard
setback of 30 feet.
The Premises is located at 9 AURIGA STREET, SURFSIDE, Assessor's Map 87,
Parcel 113.1, Plan Book 20, Page 62, Lot 1. The property is zoned Residential-2.
2. The Decision is based upon the Application and materials submitted therewith,
and the testimony and evidence introduced at the Hearing. The Planning Board made no
recommendation, as the matter was not of planning concern. There were no letters on file
and no testimony at the hearing in favor of or opposed to the project.
3. Applicants represented that they had undertaken a renovation of their single-
family dwelling pursuant to a duly issued Building Permit commencing in 1999. At that
time, there was an interpretation made by the Building Commissioner that exterior
basement accesses that were not covered by an enclosure or bulkhead door, even though
attached to the finish wall of the structure, were not counted when calculating setback
distances, particularly when made from landscaping materials. Applicants completed the
work recently and when they sought the Certificate of Occupancy, found that this
interpretation was no longer valid and that because the open basement stairway was
connected to the house and sited as close as about 8.04 feet to the easterly rear yard lot
line, in a district that requires a minimum side and rear yard setback of ten feet, relief was
necessary to validate the siting. This was confirmed in a letter received by Applicants
from the Zoning Enforcement Officer dated October 10, 2002. As the property is situated
within the Residential-2 zoning district, Special Permit relief is available to reduce the
side and rear yard setbacks from ten to five feet. Applicants are asking the Board to
reduce the setback to eight feet solely to validate the siting of the basement access. The
rear of the house does not violate the setback requirements at any other point.
4. Based upon the foregoing, the Board makes the finding that the proper relief
would in this case be by Special Permit. The Board further finds that the error is de
minimus and that there was confusion about what counted in calculating the setback as
evidenced by several similar requests that have come before and been granted by this
Board recently. In addition, the Board finds that reducing the setback distance from the
easterly rear yard lot line to validate the siting of the basement access would not be
substantially more detrimental to the neighborhood and little impact and a grant of relief
would not create any new nonconformities, nor increase intensity of use upon the Locus.
In addition, the structure is in harmony with the general purpose and intent of the Zoning
By-law and with the residential character of the neighborhood and in keeping with the
similar relief granted.
5. Accordingly, by a UNANIMOUS vote, the Board GRANTS the requested
relief by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-16C(1)
to reduce the easterly rear yard setback distance from ten feet to no closer than
eight feet to validate the siting of the basement access located on the rear of the
existing single-family dwelling upon the following conditions:
(a) The siting of the basement access attached to the single-family
dwelling shall be in substantial conformance with the "Plot Plan"
done by John J. Shugrue, dated May 18, 2002; and
(b) There shall be no further building within the required rear ten-foot
setback area.
Dated: December ziJ, 2002
Edward Murphy
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ZONING' R-2
MINIMUM LOT SIZE, 20,000 SF.
MINIMUM FRONTAGE, 75 FT
FRONT YARD SETBACK, 30 FT
REAR So SIDE SETBACK' 10 FT
GROUND COVER RATIO, 12.5%
PLOT PLAN OF LAND IN
NANTUCKET, MA
SCALE. 1'=, 30'
DATE: MAY 18, 2002
JOHN J. SHUGRUE, INC.
57 OLD SOUTH ROAD
NANTUCKET, MA 02554
FOR:RoBERT NUSSBAUM
NOTE: ZONING SETBACK
FROM STREET LINE
20' AT TIME OF
CONSTRUCTION OF
OLD SECTION.
REVISED, 12/09/02
THE STRUCTURES
ARE LOCATED AS SHo'vJN
JOHN J. SHUGRUE PLS
DATE'
ASSESSORS MAP 87
PARCEL NO. 113.1
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1l6086REVABS
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETIS 02554
PHONE 508-228-7215
FAX 508-228-7205
NOTICE
. A Public Hearing of the NANTUCKET ZONING BOARD OF APPEALS will
~. qe . held at 1:00 P.M., FRIDAY, DECEMBER 13, 2002, IN THE CONFERENCE
ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
!( M;Slssachusetts, on the Application of the following:
ROBERT AND ANN NUSSBAUM
BOARD OF APPEALS FILE NO. 083-02
Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-16C(1) to reduce a rear yard setback distance from ten feet to about
eight feet. Applicants are asking the Board to validate the siting of a subterranean
basement access (with stairs) attached to an addition constructed onto an existing single-
family dwelling in 1999. The addition was constructed during a time when landscaping
elements were not generally considered as impacting setback requirements. Under
today's interpretation, such items are counted for setbacks. The Locus is nonconforming
as to front yard setback, with the structure being sited as close as about 28.45 feet from
the. front yard lot line along Auriga Street, in a district that requires a minimum front yard
setback of 30 feet.
The Premises is located at 9 AURIGA STREET, SURFSIDE, Assessor's Map 87,
Parcel 113.1, Plan Book 20, Page 62, Lot 1. The property is zoned Residential-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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ZONING: R-2
MINIMUM lOT SIZE: 20,000 S.F.
MINIMUM FRONTAGE: 75 FT
FRONT YARD SETBACK: 30 FT
REAR 8. SIDE SETBACK: 10 FT
GROUND COVER RA Tm 12.5%
PLOT PLAN OF lAND IN
NANTUCKET, MA
SCALE: 1'= 30'
DA TE: MA Y 18, 2002
JOHN J, SHUGRUE, INC.
57 OLD SOUTH ROAD
NANTUCKE~ MA 02554
FOR:ROBERT NUSSBAUM
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NOTE: ZONING SETBACK
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THE STRUCTURES
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ASSESSORS MAP 87
PARCEL NO. 113.1
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Town of Nantucket
Office of Zoning Enforcement
37 Washington St., Nantucket, MA 02554
Marcus Silverstein
Zoning Officer
Ph. 508-325-7578
Fax: 508-325-7579
VIOLATION(S) NOTICE
October 10, 2002
Robert Nussbaum
9 Auriga St.
Nantucket, MA 02554
Dear Mr. Nussbaum:
This office has filed a complaint pertaining to a violation of ~ 139-16 (Intensity Regulations),
of the Nantucket Zoning Code, on your property at 9 Auriga St. (Map# 87, Parcel# 113.1).
The property at 9 Auriga St. is located within the Residential-2 (R-2) Zoning District, which
requires a minimum ten (10) foot yard setback from the rear property line. A site plan,
submitted with a request for Certificate of Occupancy and dated May 18, 2002, shows two
sets of stairs constructed on the rear elevation, outside of the originally approved plans. No
application for an amendment to the approved plans is on file. The stairs located at the back
comer of the structure intrude into the mandatory 10-foot rear yard setback.
You are hereby found in violation of~139-16 of the Zoning Code, and are given thirty
(30) days to comply with one of the following:
. Remove the stairs from the setback, and receive the appropriate permits
for the work outside the original permit;
. Apply to the Zoning Board of Appeals for zoning relief (contact Linda
Williams, Acting-Administrator, 508-228-7215);
Failure to address this notice may result in fines of up to $100.00 per each day the
viol tion continues, as allowed in ~139-25C(1) of the Zoning Code.
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MaUdfs llverstein '
Zonmg Enforcement Officer
Town of Nantucket
cc: on file
If you _e you boye rec:dvod ibis N_1n error. orlryou lift aggrInod by ibis Or...... you may ........ ca.... a. to wily you .bouId DOt be....._ '0 comply. I>y l\IIng
a Nolb of Appeal (lpocIfyIDc lIIo groom'" tbonGf) _1bIrty (30) daYI oflllo roaIpt of ibis Or......
Town of Nantucket
Office of Zoning Enforcement
37 Washington St., Nantucket, MA 02554
Marcus Silverstein
Zoning Officer
Ph. 508-325-7578
Fax: 508-325-7579
October 10,2002
Robert Nussbaum
9 Auriga St.
Nantucket, MA 02554
Dear Mr. Nussbaum:
Your requests for a Building Permit, and for a Certificate of Occupancy for Building
Permit #226-99, for additions at 9 Auriga St. (Map# 87, Parcel# 113.1), have been denied
for the following reason(s):
Stairs have been constructed within the required ten (10) foot rear yard setback. Please
see the attached "Violations Notice" for further details.
v~ application materials will be held in the Building Department, in the file for 9
-A.uriga St., and will be kept until this issue is resolved or until you retrieve them. If you
have any questions regarding this notice please call, fax or visit.
~y,
Marc~~rstein
Zoning Enforcement Officer
Town of Nantucket
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on file
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Pie. be advised that an appeal of this denial may be filed with the Zoning Boar" of Appeals ~~~~~~~.5
Nantucket Zoning Code.
Ii 5, o{)
Town of Nantucket
RECEIVED
BOARD OF ASSESSORS
NOV 0 6 2002
TOWN OF
NANTUCKET, MA
ZONING BOARD OF APPEALS
LIST OF PARTIES IN INTEREST IN THE MAlTER OF THE PETITION OF
, "
I .
PROPERTYOWNER.....~~./....e~
MAILING ADl)RESS.. ...... .... ..... ..5.1l./X ... ............ .....;;{i:.......
PROPERTY LOCATION...........9....... ........... .............................
A.SSESSORS MAP/P ARCEL...... .g/I...:-.... //..3...~.(.........................
A P P L I C ANT. . . . . . . .. . .. .. . .. . . . . .. . . . . .. . . . . . .. .. . .. . . . . . .. . .. .. . .. . . .. .. . .. . .. . . . . . .. . . . . . . . ..
SEE ATTACHED 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) .
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ASSESSOR'S OFFICE
Town of Nantucket
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