HomeMy WebLinkAbout006-03
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
'JonUCHt'\ ,} \ , 20Q3
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No.:
doCo-Q3
C ~ nLhl \1 l Ont=' ~ \Ie lqpmenT
bwner/Applicant:
CDrf'
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.
~~~~~~
-OJ)!! '1 . (.) So, ehairman
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, Massachusetts 02554
Assessor's Map 67
Parcel 467
RC-2
7 Cynthia Lane
Plan File 38-B, Lot 6
Book 660, Page 141
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 CYNTHIA LANE
DEVELOPMENT CORP. of Nantucket, MA 02554, Board of Appeals File No. 006-03,
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 - front yard setback), to validate the siting of an existing duplex
structure that is sited as close as about 16.8 feet from the front yard lot line along
Cynthia Lane, in a district that requires a minimum front yard setback of 20 feet. The
finish wall of the structure is sited about 22 feet from the lot line. The attached front
porch is in violation of the setback requirement. The property is conforming in all other
respects to the Zoning By-law.
The Premises is located at 7 CYNTHIA LANE, Assessor's Map 67, Parcel 467,
Plan File 38-B, Lot 6. 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 were no
letters on file.
3. Applicant's attorney presented the case for Applicant. Applicant explained that
this was a modular home, and the contractor sited the foundation walls about 22 feet
from the front property line in conformance with the 2D-foot front yard setback
requirement. However, the contractor inadvertently neglected to provide for the six-foot
front porch, which had been added at the request of the Historic District Commission in
Certificate of Appropriateness No. 36,145, to break up the front massing of the
structure. Upon submitting an application to the Nantucket Building Department for a
Certificate of Occupancy, it came to owner's attention that a portion of the porch and the
steps violated the front yard setback requirement.
Applicant further represented to the Board that were he now forced to correct the
unintentional setback intrusion, it would impose a substantial financial hardship on him
and would be difficult to meet the building code requirements for an entry stoop. He
further stated that the siting of the offending front porch was mitigated by the fact that
the porch was actually sited about 28 feet from the edge of the paved traveled way, as
the road was not cut to its full layout. In other words, the front of the porch was about
eight 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 of the
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 and that the siting of the porch
would have no adverse impact. In addition, Applicant stated that his mistake in
improperly siting the house was unintentional and the siting of the house was consistent
with the neighbors to the east and the west. The house itself was 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.
4. Therefore, based upon the foregoing, the Board finds that owing to
circumstances relating to the topography of the structure upon the Premises in the
district in which it is located, that a literal enforcement of the provisions of the Zoning
By-law would involve a substantial financial 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 finds that the error was made in good faith and was unintentional.
However, due to the fact that the Applicant did not rely upon a licensed surveyor to site
the foundation, Special Permit relief was not available and Variance relief would be
appropriate in this case. In addition, the Board noted that there would be little negative
impact upon the neighborhood, a mixed residential-commercial area, and that the siting
would not be so substantially different that it would deviate in character from the other
structures on the street.
5. Accordingly, by a vote of four in favor (Sevrens, O'Mara, Waine, Loftin), and one
opposed (Toole), the Board GRANTS the requested VARIANCE relief under Nantucket
Zoning By-law Section 139-16A to validate the siting of the structure and attached porch
upon the Locus based upon the following conditions:
a. The siting of the structure and attached porch shall be in substantial
compliance with the" As-built Plot Plan", dated July 11, 2002, done by Charles W. Hart
& Associates, Inc., marked as Exhibit A, a reduced copy of which is attached hereto;
and
b. There shall be no additional structures or additions constructed on the
Premises without further relief from this Board.
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Dated:
January 02 \ I 2003
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'"ZONfNG CLASSIFICATION: . .R--: C.-2
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I CERTIFY, TO TIlE BEST OF lilY KNOWLEDCE. THAT lliE PRDl1SES
SHOWN ARE LOCAlED IN flOOD HAZARD ZONE: . ~'. . ..Dij.IJ'CEAlED
ON F J.R.t.I. / cotAIUNIlY Pma NUt.fIlER: 250230-00. / {. D, BY
TIlE FEDERAl. OIERGENC'( I.I.I.NAGEMEKT AGENCY. EFFECTIVE DATE
OF llAPs: JUNE 3, 1986, AHD /is ~LLY REVISED.
TIiIS PLOT PLAN WAS PREPARED FOR MORTGAGE PURPOSES
ONLY AND IS NOT TO BE CONSIDERED A FULL INSTRUMENT
SURVEY. TIiIS PLAN SHOULD NOT BE USED TO ESTABUSH
PROPEffTY UNES, FENCfS, HEDGES OR Atf'( ANCILLARY
STRUCTURES ON THE PREMISES. TIiE PROPEffTY lJN(S SHOWN
RELY ON CURRENT DEEDS AHD PLANS Of' Rf:CORD.
THIS PlOT Pl.AN IS NOT A CERTIFICATION AS TO TIiE TITlE OR
OWNERSHIP OF THE PROPfRTY SHOWN. OWNERS Of' ADJOINING
PROPERTIES ARE SHOWN ACCORDING TO CURRENT ASSESSOR
RECORDS OF TIiE TOWN Of' NANTUCKET.
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MORTGAGE PLOT PLAN
OF LAND IN
NANTUCKET, MASS.
I
SCALE: 1".'zO DATE: ;Tu~y /j/?OO-<-.
.:TAMES A. COO?~R..
Owner: .-f?o$4::P- ~.oAY . . . . . . . . . .
..<or /6
Deed: ~~O /~ /.7:'/. Plan: &-..38.- B. .
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Tax Map: .~7.-.~.7. . . Locus: CY/-07I/,{ ..yv.
CHARLES W. HART & ASSOCIATES, Inc.
SANFORD BOAT BUILDING
4-9 SPARKS AVENUE
NANTUCKET, MASS. 02554-
(508) 228-8910 H-~3(?/
,..,\ InIl~f'WIJ\uOO
NOT TO BE RECORDED.
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,
Mhscichusetts, on the Application of the following:
if ...
CYNTHIA LANE DEVELOPMENT CORP.
BOARD OF APPEALS FILE NO. 006-03
Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-16C(2), or in the alternative, by VARIANCE under Nantucket Zoning
By-law Section 139-16A (Intensity Regulations - front yard setback), to validate the
siting of an existing duplex structure that is sited as close as about 16.8 feet from the front
yard lot line along Cynthia Lane, in a district that requires a minimum front yard setback
of 20 feet. The finish wall of the structure is sited about 22 feet from the lot line. The
attached front porch is in violation of the setback requirement. The property is
conforming in all other respects to the Zoning By-law.
The Premises is located at 7 CYNTHIA LANE, Assessor's Map 67, Parcel 467,
Plan File 38-B, Lot 16. The property is zoned Residential-Commercial-2.
~
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
,I'""
BoA Form 1-89
NANTUCKET ZONING BOARD OF ~PPE~L6
TOWN AND COUNTY BUILDING
NAN~UCKET, KA 02554
d1f/
C~SE No -._tJ:?
. .
~PPLICATION FOR RELIEF
Owner's name(s):
Mailing address:
Applicant's name:
Mailing address:
Cynthia Lane Development Corp.
One Gateway Center, Suite 350, Newton, MA 02458
Cynthia Lane Development Corp.
One Gateway Center, Suite 350, Newton, MA 02458
Location of lot: Assessor's map and parcel number 67 - 467
Street address:
7 Cynthia Lane
Registry Land ct Plan, Plan Bk & Pg or Plan File 38-8 Lot 16
Date lot acquired: ---l---l- need Ref ~,.!.1l. zoning district RC-2
Uses on lot - commercial:' None
MCD?
or
apartments___ rental rooms___
2002
- number of: dwellings___ duplex~
Building date(s): all pre-8/72? or
Building Permit applln. Nos. 420 - 01
Case Nos. all BoA applications, lawsuits: None
State fully all zoning relief sought and respective Code sections
and subsections, specifically what you propose compared to present
and what grounds ~ou urge for BoA to make each finding per Section
lJ9~J2A JL if Varlance, 139-:0A if a special Permit (and 139-JJA
_ If to alter or extend a n"nco~orming use). If appeal per 139-J2A
& B __ , attach decision or order appealed. OK to attach addendum .
C of O?~
Applicant constructed house in accordance with twenty (20) foot front yard setback.
requirements; the foundation wall being 22+ feet from the street line. However,
Applicant inadvertently forgot about the front porch which intrudes into the front
yard. setback. Appl~cant se~ks a Specia~ Permit in ~ccordance with Chapter 139,
Sechon 16C(2)0\.(i'l\ ~\.~ \ JOV\~ n't-fvp,
Is this property within the Public Wellhead Recharge District? Yes No
Items enclosed as part of this Application: order1 addendum2__
Locus map___ site plan___ showing present~ +planned___ structures
Floor plans present proposed elevatlons (HDC approved?__)
Listings lot area ~rontage --Setbacks GCR parking data___
Assessor-certifiea-addresse~ ITSt 4 sets ---ma~ling labels 2 sets__
5200 fee payable to To~n of Nantucket -proof 'cap' covenant
1 (I f an appeal, ask To...m Clerk to senaBldg Comr I s record to BoAT
! certify that the ~questeci information submitted is substantially
complete and true 0 the best of my knowledge, under the pains and
penalties of perju
SIGNATURE: Applicant ___ Attorney/agent X
J(If not owner or owner's attorney, enclose prdof of authority)
FOR BoA OFFICE USE
Application copies rec'd: 4.u::or_ fO: BoA on-/1J~y J1~~ '
One copy f i 1 ed with Town Cl erk onlY DeL- by (J2J.tJ./ comp~ ~~
One copy each to Planning Bd and Bu~lding DePt~~bY~~)
$200 fee check given Town Tr.easurer on~/)/~y waived?
Hearing notice postea"0.!Jr1!:maileWa<:.fL I Eo MLY~ .L;YZP
Hearing(s) on---l-!_ cont"', to-!-!_, -!-!_ withdrawn?---l---l__
Decision due by~-!_ made--!--!_ filed TC--!--!_ mailed-!-!__
See related cases
lawsuits
other
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ZONING CLASSIFICATION: . .-R-: C ~-z
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MIN. FRONTA~E: . . . . . . .-7."0' r:-r
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MORTGAGE PLOT PLAN
OF LAND IN
NANTUCKET, MASS.
I
SCALE: 1"-;eO DATE: ;TU.i..y //-ZOO,<,
.:TAM.e:s A. C.OO?-el<..
Owner: .!<o~I?-T ~PAY . . . . . . . . . .
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Deed: ~"'O /~ /7:/ Plan: 8-..38.- B. .
"7
Tax Map: .~7-.~.7. . . Locus: CY/-f77II~ ~
I CERTIFY, TO THE BEST OF MY KNOWLEDGE, TH.A.T ..>>iE PROOSES
SHOWN ARE LOCATED IN flOOD ~D ZONE: . ~-. . ..DEU~E'ATED
ON F.J.R.M. I COMMUNIlY PAHa NUMBER: 250230-00. /f. :tl, BY
THE FEDERAL EMERGENCY MANAGalOO' AG[MCY. EffECTIVE DATE
OF MAPS: JUNE 3, 1986, M4D /IS PERtoDtCALLY REVlSSl
THIS PLOT PLAN WAS PREPARED FOR MDRTGAGE PURPOSES
ONLY AND IS NOT TO 9E CONSID'ERED A FULL INSTRUMENT
SURVEY. THIS PLAN SHOULD NrOT BE USED TO ESTABUSH
PROPERTY LINES, FENCES, HEDGt:S DR AtfY A~CJtLARY
STRUCTURES ON THE PR€M'ISES. THE P'ROPERTY UNf:S SHOWN
RELY ON CURRENT DEEDS AND PLANS OF RECORD.
TIiIS PLOT PLAN IS NOT A CERTIFICATION AS TO THE TITLE OR
OWNERSHIP OF THE PROPERTY SHOWN. OWNERS O'F ADJOINING
PROPERTIES ARE SHOWN ACCORDING TO CURRENT ASSESSOR
RECORDS 'OF THE TOWN OF NANTUCKET.
CHARLES W. HART & ASSOCIATES, Inc.
SANFORD BOAT BUILDING
49 SPARKS AVENUE
NANTUCKET, MASS. 02554
(508) 228-8910 H-03<:.:/ /
NOT TO BE RECORDED.
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Town of Nantucket /'
ZONING BOARD OF APPEALS
RECENEO
BOARD OF. ASSESSORS
DEe 1 0 1.001.
TOWN OF .
NANTUCKET, MA
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF
PROPERTY OWNER.......s.. .~. ~."Y. y~.'. 0...... ..~. ~~.s....... ~~. :-?(.~.~~.~.~ '\
MAILING ADDRESS..... .~..~. .'.~ .'.......~. ~.~.....\. ~..~.':'::.~.~.~........ ..~..~ ".>
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A.SSESSORS MAPIPARCEL... ... ... ... ...... ...... ...... ..... .......... ...... ...... ......
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APPLICANT... ... ... ... ... ...... ... '" ... ......... ...... ... ..... .... ... ... ... ... ... ......... ...
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 tlwners 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) .
... ... ... .I-l--/ee /P ~.,
DATE'
ASSESSOR'S OFFICE
Town of Nantucket
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