HomeMy WebLinkAbout002-03
TOWN OF NANTUCKET
BOARD OF APPEALS
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NANTUCKET, MASSACHUSETTS 02554
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Date:
kbrvor 17, 2003
To: Parties in Interest and, Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
fOl,lowing:
bwner/Applicant:
ex> 2- -- cD
rf.,;/nQ/" and fe,,;/t'e-/?7(J/lYldr
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 TWENTYd
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Planning Board
Building Commissioner
PLEASE NOTE: MOST SPECIAL PERMITS AND V^RIANCES 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
1 East Chestnut Street
Nantucket, MA 02554
Assessor's Map 67
Parcel 21/22
Residential-1 0
35 Hooper Farm Road
Plan Book 16, Page 123
Lots 12 and 13
Deed Ref. 469/20
At a Public Hearing of the Nantucket Zoning Board of Appeals held at 1 :00 P.M.,
Friday, January 10,2003, in the Conference Room, Town Annex Building, 37
Washington Street, Nantucket, Massachusetts, on the Application of THOMAS AND
LESLIE MUNNELLY, of PO Box 2642, Nantucket, Massachusetts 02584, Board of
Appeals File No. 002-03, the Board made the following Decision:
1. Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-16C(l) to reduce the side yard setback distance from ten feet to about
six feet at its closest point in order to construct a covered entry way porch on the
southwesterly side of a secondary dwelling. Special Permit relief for said reduction is
available in this district. The Locus is conforming in all other respects.
The Premises is located at 35 HOOPER FARM ROAD, Assessor's Map 67,
Parcels 21/22, Plan Book 16, Page 123, Lots 12 and 13. The property is zoned
Residential-10.
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 was one letter on file
that expressed concerns about the parking and driveway access for the Locus, as there
was a gravel parking area that was situated partially within the layout of Third Way.
3. Applicants represented that they had constructed a secondary dwelling that was
sited at about 11.4 feet at its closest point from the southwesterly side yard lot line along
Third Way. Applicants proposed to construct an open front porch addition that would
incorporate the entry steps into said structure and break up the massing of the structure,
while providing shelter from the elements for those entering through the front door. In
order to construct said covered porch, Applicants would need to receive Special Permit
relief, which is available in this R -10 zoning district, to reduce the side yard setback
distance from ten feet to six feet. Applicants represented that the actual layout of Third
Way, a dirt road that terminates beyond the Applicants' property, is sited an additional
about ten feet from the property line, giving the impression of a proper setback. The
Locus is conforming in all other respects and also contains a primary single-family
dwelling unit.
4. Based upon the foregoing, the Board makes the finding that reducing the setback
distance from the southwesterly side yard lot line from ten feet to six feet, to allow the
construction ofthe covered porch entryway, would not be substantially more detrimental
to the neighborhood and have little negative impact. The Board further finds that a grant
of relief would not create any new nonconformities, nor increase intensity of use upon the
Locus. In addition, a grant of relief would be in harmony with the general purpose and
intent of the Zoning By-law and in harmony with the residential character of the
neighborhood and consistent with similar relief previously granted in this particular
Residential-l 0 zoning district.
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 southwesterly side yard setback distance from ten feet to no closer than six feet to
allow the construction of the proposed covered porch entryway onto the secondary
dwelling upon the following conditions:
(a) The siting of the new covered porch entryway on the secondary dwelling
shall be in substantial conformance with the "Munnelly Site Plan", done
by Brook Meerbergen, dated November 24,2002, a copy of which is
attached hereto and marked as Exhibit A;
(b) There shall be no further building within the required side yard ten-foot
setback area;
(c) All parking related to the dwellings on the Locus shall be contained
entirely upon the property, and the gravel parking area located off of Third
Way shall be moved so as to be contained entirely on the Lot and not
partially in the Way, as is currently the situation.
Dated: February /7 ,2003
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12-26-99
REV: 11-1 9-00
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Brook Meerbergen
Drafting & Design
Nantucket, MA
508.~
228./388
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, JANUARY 10, 2003, IN THE CONFERENCE
, ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
Massachusetts, on the Application of the following:
!( ::
THOMAS AND LESLIE MUNNELL Y,
BOARD OF APPEALS FILE NO. 002-03
Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-16C(l) to reduce the side yard setback distance from ten feet to about
six feet at its closest point in order to construct a covered entry way porch on the
southwesterly side of a secondary dwelling. Special Permit relief for said reduction is
available in this district. The Locus is conforming in all other respects. .
The Premises is located at 35 HOOPER FARM ROAD, Assessor's Map 67,
Parcels 21/22, Plan Book 16, Page 123, Lots 12 and 13. The property is zoned
Residential-1 O.
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. THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
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~OWU ~DCOUUW~ SOXLPX~G DatQ
NJ\lWUOltE':, )0\ 02554 r./ ,/. /,-)
CASE NO~~
~??LrC~~ION ~OR RBuIBV
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;.:~ OWn8~ 'I n~8 (S): 1Iio~7 J. t-p:?uf3-HO/l-lolGUA-I
f;'E:::::' ~~~::E{kr~
Lo~t1on ot lot; Asse~~p~' \i ~ap anc1 pa~o8l n\Ul1be~ C;::1- - '2-1 g 22-
.stnat e.c1~~S&; "?J? /-ixJffte- FAi-u j?p. . . .
~1a~ :lAnc1'ct '~l~, f'~~ ~ .f! ~~ o~ ~l~n ~iJ.e /4,/llj, toot I 1I0. 01
.'. DltG l.ot; e.o~i~ech -1-12.... Deed 'Rettjf9/7rl' zon1n~'d1st~1ot /(,-10
. . 'k IF .
Un. on lot -' .co.e~oial;' None _ o~ HCD? -
~ n~e~ ot; dwell1n~sL dup18~_ ~pa~tU1ents_ ~ental rOOlllS_
Su1J.d~n;'cle.te(s); all pn-S/72? Alo O~. '7fl:~L C of O?_
SUiJ.dtn; ~ermit appl'n. Nos.
CUe NOI. all. SoA i\~plic:ationG, lawsuits;
.state tullY all ~ontn; ~e11&t .ou;n~ ancl ~espeotive cocle seotiona
1M aubnot:l.ons, ap.o~Uc:ally wha't you p~opose oo~e.~,c1 to p~es,nt
1M wh..~ ~QundiI you ~tJ. to~ BoA tQ ~~. eaoh t:Lnatn; pe~ Seot.-on
~'-3ZA ~~ V~~ano., 139-~OA ~t e. speo:Le.l p,tm:I.'t '~e.ncl 139-33A
it to-al~.~ o~ e~,nd a nonoonlorm:l.n; use). It appeal per 13~-32A
'ra...; , ..~~aoh t!eo18~on or orde~~. appealed. OK ~o attaoh ~dd.ndulll., . \
~r!J !"C1J~i,~ "ail' ~kU~fJ JlLt~ h;r 1:(' ~(~r~~"O:1 .v~1 c:'f7
nY-/fJ C ('{) ic 12~0!J~~~ ~,ctr: ycwdf _~~:(Ir;~/}c':J' /{Y:~j~' .
'~t-.(O C'CfYI-...!J\l!-G....'c:f. c1. ,;1(. JlJrI:ct cuevr ('c1UIhJlcf/ (}>>'c I^ (1J1,re .
a CDc(fYicfJ(&8 J>ICjj-c!11f(LJ~ .. ,.;
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%t~ &nolo..d aa pa~t ot ~li. 'App11oe.~10n; 0~d8~1 adc1enc1u~2
. LoOla u~ site plan showin~ pt'e&ent +plaMec1 structures
. . 'lOf' Plas:p~e.ent_ PS:opo.e~_ eleva~'tOM (HDC ~pp~oved?_),
L:.I",~;' lot ~,a .. *t'on~alJ8 .e~a~ G~ pa~k1n'il c1at.a_
l!'''!O~Cl.~U~enc!clt'e.&8. m~ 4 set. -. 1 s::r J.~e18 2 seta_
I t.OO ... p&:iule ~o ':own of Nantu~.'t i5iOQt 1 Clap' ClOV8nant ,
.eU an a,peal, ".~ ':own Ch~~ I~O ..nnl!i ComfT'l ~.oo~4 to BoA 7j
% c~l 1i:Y ~at the ~equeatec1 1nto~at10n sUbm1ttec1 is substantially
,OOlP.' . an~ ttue to t 8 bllt ot m~ know18cl~8, unc1et' tne pains and
'~IM.t .. of p.~u~. ./
. :S%GNA~UaE; ~ppl~oant ~/Attorn8~/A~ent___
, : . ~(%: no~ own8r 9r ownor'a a~~Q ney, enolo.e proot ot author1~y)
. . fOR 50A O":Z:Cil 'USil . .. ..... \.
Application copies rec1d: 4_~ o~___ to~ SoA on~~c-by~i~J
on~ co~ :11ec1 with ~own CJ.G~~ on(1.jQ./;j. b~ t/P,U.l OOIilP18.te- .:(j;.dJ(~,lQ/
. One oopy ugh to P1ann1n; 5cl. ancl. suUdin; D~pt..l1.l !J/d..-,by ill J r ). .
'" 9;00 :ee ClneCl~ 'il1Vln Town Tnasur8~ onJ.1/.!1J::i..-. 'rill. utl2.)wdV.d1_'
.K."~'iI notice po~tedJ!; Q; ~ai'J.ec1J!; L2I (t. :t , wi1; (fj; a ..l.J.2d ~
:,..1t'~1n;(.) 'on-/-I_ oont',) to-l-l_, -1-1_ w1thc1~awn?-I-1_
.. Oaob1on due b'i-/-I_ mac1e-l-1_ :Uec! WO.../..)_ maUec1-.1.../~
aaa ~.ht,~. Q~JO' bWlu~tJ other
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ZONING CLASSifiCATION: R - J 0
MIN. AREA; . . .19.000. ~ >.F; .
MIN. FRONTAGE: . . . 7~. Fr ,
FRONT YARD S.B.: . . ~O. r.r\ .
REAR & SIDE S.8.: . . 1.0 ,n; ~
GROUND COVER (~): . <"0. .t. .
EXISTING:
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ONLY ORIGINALLY STAMPED AND
ENDORSED COPIES OF THIS PlAN
SHALL BE ACKNOWlEDGED BY
THE CERTIFYING LAND SURVEYOR.
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SCALE: 1"=30' DATE: ])~C. ~ ZOOZ
Owner: . !?I.o(V(~S. -7 . ^:flfJ:lI:I ~/...I:- Y. . . , .
. .L,lZ?!-.{E; .~. .1V!(/"fi:/~~4.Y. . , . , . .
LOTS /2 ~ /3
DeedjCert.: ~~Ej). ~.9j ~o, Plan: 1'1t.13I(. j.~.:1;5 .l2.,~.
Tax Map: 4']:- ~/. ~.2? Locus: 35 Y<l;)'Pr-.e .~~n( f:D.. .
TO: . . . NP.t-1TI.!~J(.I:;T . ~.A('J!<' . . . . . . . . . .
. . . . . . . . . . . . . . !. . . . . AND NO OTHERS.
I CERTIFY. TO THE BEST OF MY KNOWlEDGE, THAT THE
PREMISES SHOWN ARE LOCATED IN) fFFLOOD HAZARD lONE:
. . .4- . . , DEUNEATED ON F.l.R.M / COMMUNITY PANEL
NUMBER: 250230-00 . .'.~ . . D,! BY THE FEDERAL
EMERGENCY MANAGEMENT AGENCY. EFFECTIVE DATE OF
MAPS: JUNE 3, 1986 AND AS PERI~DICALLY REVISED.
I
THIS INSPECTION PLAN WAS PREPARED FOR MORTGAGE PURPOSES
ONLY AND IS NOT TO BE CONS'DER~D A FUll INSTRUMENT SURVEY.
THIS PlAN SHOULD NOT BE USED 10 ESTABUSH PROPERTY UNES.
FENCES, HEDGES OR ANY ANCIUARr' STRUCTURES ON THE PREMISES.
THE PROPERTY LINES SHOWN RELY ON CURRENT DEEDS AND PLANS
OF RECORD.
THIS INSPECTION PlAN IS NOT A CgRTlFlCATlON AS TO THE TITI.E OR
OWNERSHIP OF THE PROPERTY SHOWN. OWNERS OF ADJOINING PROPERTIES
ARE SHOWN ACCORDING TO CURRENT TOWN OF NANTUCKET ASSESSOR
RECORDS.
THIS PlAN SHALL NOT BE USED FOR ANY OTHER PURPOSE OTHER THAN
ITS INTENDED USE STATED ABOVE. :
C Blackwell & Associates Inc.
C:\JOB8\HB\Ja>P
INOT TO BE RECORDED I
BLACKWELL d: ASSOCIATES, Inc.
Professional Ltmd. Surveyors
6 Young's Way
Nantucket, Massachusetts 02554
FBK.: 'B 21 J (508) 228-9026 B L.j3(j,8
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12-26-99
REV: 11-1 9-00
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Drafting & Design
Nantucket, MA
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FIRST & SECOND FLOOR
SCALE: 1/4'. 1'-0"
DATE: 12-Q4.()0
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REVISIONS:
Revisions (or H.D.C.. rear Wlrt 01-16-01
BROOK MEERBERGEN
DRAFTING & DESIGN
NANTUCKET,MA
508.214.6685
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SOUTH & EAST ELEVATIONS
<::"'4' p. 1/A" _ "_fl"
BROOK MEERBERGEN
DRAFTING & DESIGN
November 22, 2002
Project Munnelly _
Loc: 35 Hooper Farm Rd, Nantucket, MA 02554
Deadline: December 5, 2002
Map - 67; Pcl- 21 & 22
for January meeting of Zoning Board of Appeals
Linda,
Seeking Relief by Special Permit
Construct covered porch in 10' side yard setback but outside of 5' side yard
setback
Structure to receive covered porch is situated in R~ 1 0 zoning.
Sincerely,
Brook Meerbergen
508.228.1388
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RECEIVED
BOARD OF ASSES~ORS
OCT 2 R 2002
Town of Nantucket
ZONING BOARD OF APPEALS
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF
'., /J/'l/JU/1/1/IA ,/P,A C/y ~
PRSPER TY OWNER..~ ./,tL .'1'.'<. r.~. ~.~.-'(J ./..... .~O?J~..~. .
MAILING ADDRESS...../?t!...~.....g?.~~.)......(JZ~ 'iJ{ tv tJ ~5--t if
PROPERTY LdCATION...........~.~.....~...~ R
,. tJ 17- ILl
A.SSESSORS MAP/PARCEL...............................................................
APPLICANT... ...... ...... .&~........ ....... ...................
c/d-!? - /3gg
SEE ATTACHED PAGES
I eertify 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.
Seetion 139-29D (2) .
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DATE'
ASSESSOR'S OFFICE
Town of Nantucket
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