HomeMy WebLinkAbout010-03
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
}/)\Qvch. /2- , 20 <U
To: Parties in Interest and Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
fol,lowing:
Owner/Applicant:
o lCl-03
c. ~O OY\&
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Donna dlJ. UJJ ~f1
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); ~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 55
Parcel 29
R-I
4 Gardner Perry Lane
L.c. Plan 38506-B, Lot I
Cert. of Title C 19009
At a Public Hearing of the Nantucket Zoning Board of Appeals held at I :00 P.M.,
Friday, February 14,2003, in the Conference Room, Town Annex Building, 37
Washington Street, Nantucket, Massachusetts, on the Application ofC. LEO AND
DONNA N. WILSON, of918 Haven Avenue, Ocean City, NJ 08226, Board of Appeals
File No. 010-03, the Board made the following Decision:
1. Applicants are seeking relief by VARIANCE under Nantucket Zoning By-law
Section 139-7 A(2)(b) to validate an about 10.3 foot scalar separation between the
primary and secondary dwelling/garage ofless than the required 12 feet. The foundations
of the two structures exceed the required minimum scalar separation. However, the
finished walls, garage overhangs and entry steps on the primary dwelling's front porch
infringe upon the required separation area. The Locus is conforming in all other respects.
The Premises is located at 4 GARDNER PERRY LANE, Assessor's Map 55,
Parcel 29, Land Court Plan No. 38506-B, Lot 1. The property is zoned Residential-I.
2. The Decision is based upon the Application and materials submitted with it and
the testimony and evidence presented at the hearings. The Planning Board made no
recommendation, as the matter was not of planning concern. There was a letter on file
from the Chief of the Nantucket Fire Department dated January 13,2003. It stated that
he had inspected the Locus for safety concerns and in his opinion the siting "would not
impair the Fire Department operations in case of an emergency". He further stated that
the property was located in the Town's hydrant district with easy access and was not a
fire hazard. There were two separate letters from the Applicants' surveyor Richard Earle
of Nantucket Surveyors, Inc., dated January 10,2003 and January 10,2002, with other
supporting documentation, i.e., billing statements and the surveyor's own exhibits, that
supported the number of times that he had visited the site to insure that the structures
would meet all dimensional zoning requirements. One attached memo from the surveyor
to the Applicants noted "Areas of Critical Concern" that included acknowledgement that
particular care had to be taken relevant to the 12- foot scalar separation. This document
was submitted to the Applicant prior to construction of the structures and relied upon by
the builder. An interested member of the public, an attorney present at the hearing, spoke
in favor of the grant of relief, stating that the By-law seemed to be in conflict with itself,
as certain features situated within the area between the two structures are not regularly
counted for groundcover under the By-law and not considered part of interior living
space, yet counted under that portion of the By-law dealing with the 12-foot scalar
separation issue, i.e., porches, overhands and steps in this case. The Zoning Enforcement
Officer stated that he did not see any issues of health or safety that would have
reasonably prompted such a requirement for a 12-foot scalar separation, nor did he see
any negative impact from a grant of relief in this instance. He provided the following
example: if there were two adjacent lots, and each contained a dwelling unit with a
minimum allowed five-foot setback requirement, they could be sited as close as ten feet
apart without any violation simply by virtue of the lot line in between them. Issues of
massing were better left to the Historic District Commission relating to placement of
multiple dwellings on a lot.
3. Applicants represented that they made every attempt to meet the 12-foot scalar
separation requirement and even with repeated visits by the surveyor to the site, and with
the builder constructing the two structures in accordance with the Building Permits issued
for the buildings, violations still occurred. The foundations were sited about 20 feet apart.
However, the stone entry steps on the primary dwelling, which at the time were not
considered ground cover but landscaping elements, the overhang on the
garage/apartment, and porch were somehow omitted from the calculations. The Locus
met all other dimensional zoning requirements. Due to the present locations of the
existing structures and the size of the Locus, there was no possibility of moving the
structures further away from each other. Applicants also represented that to do so would
be cost prohibitive for them and would constitute an undue financial burden. A minimum
of two parking spaces would be provided on site.
4. Therefore, based upon the foregoing, the Board found that there would be little
impact upon this thickly settled neighborhood by a grant of relief by Variance to validate
the current scalar separation of the two structures, especially in light of the letter from the
Chief of the Nantucket Fire Department as noted above, the supporting documentation
from the surveyor and good faith efforts made by the Applicants to insure that such a
mistake was not made. The facts on the ground would not change with a grant of relief.
In addition, the Board specifically found that owing to circumstances relating to the
topography of the structures, and especially affecting the Locus and structures, but not
affecting generally the zoning district in which it is located, a literal enforcement of the
provisions of this Zoning By-Law would involve substantial hardship, financial or
otherwise, to the Applicants and relief could be granted without substantial detriment to
the public good and without nullifying or substantially derogating from the intent or
purpose of such By-law.
5. Accordingly, by a UNANIMOUS vote, the Board GRANTS the requested relief
by VARIANCE under Nantucket Zoning By-Law Section I 39-7A(2)(b) to validate the
current siting of the structures contained on the Locus, with a scalar separation as close as
about 10.3 feet, upon the following conditions:
a. There shall be no expansion of the footprint of either structure without
further relief from this Board;
b. The siting of the structure shall be in substantial conformance with the site
plan done by Richard K. Earle, dated December 31, 2002, marked as Exhibit A, a
reduced copy of which is attached hereto; and
c. There shall be no further encroachment into the 12-foot scalar
separation area.
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WREN M. MCMAINS II
55-33
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PETER & LORRETT A
LEWIS
55-31
TR.
CURRENT ZONING: R-1
MINIMUM LOT SIZE:' 5000 S~F.
MINIMUM FRONT AGE: 50 FT.
FRONTY ARD SETBACK: 10 FT.
SIDE AND REAR SETBACK: 5 FT.
ALLOW ABLE G.C.R.: 30% OR 1794 S.F.
EXISTING G.C.R.: 29.6% :t
FOR PRCFERTY LNE DETERMNA TION THS PLOT PLAN
RELES ON ~ DEEDS AND PlANS OF RECCRl.
VER1FED BY FElD I'1EASlJID1ENTS AS SHOWN HEREON.
1HS PLAN IS NOT REPRESENTED TO BE A TITLE
EXAI'1NA'OON OR A RECORDABLE SURVEY.
N.B. 254/134
AS-BUlL T PLOT PLAN
IN
NANTUCKET, MASSACHUSETTS
SCALE: 1-=20' DATE: 12/31/02
DEED REFERENCE: LC.CERT .19009
PLAN REFERENCE: LC.PL.38506-B
ASSESSOR'S REFERENCE:
MAP: 55 PARCEL: 29
PREPARED FOR:
C. LEO AND DONNA N. WILSON
NANTUCKET SURVEYORS INC.
5 WINDY WAY
NANTUCKET, MA. 02554
N-6875
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, FEBRUARY 14, 2003, IN
THE CONFERENCE ROOM, TOWN ANNEX BUILDING, 37 WASHINGTON
STREET, NANTUCKET, MASSACHUSETIS, ON THE APPLICATIONS OF
THE FOLLOWING:
C. LEO AND DONNA N. WILSON
BOARD OF APPEALS FILE NO. OlD-03
Applicants are seeking relief by VARIANCE under Nantucket Zoning By-Law
Section 139-7 A(2)(B) to validate the scalar separation between a primary and secondary
dwelling/garage on the Lot. The foundations of the two dwellings exceed the required
minimum scalar separation of 12 feet. However, the finished walls, garage overhangs and
entry steps on the primary dwelling's front porch are situated as close as about 10.3 feet
from each other. The Locus is conforming in all other respects.
The Premises is located at 4 GARDNER PERRY LANE, Assessor's Map 55,
Parcel 29, Land Court Plan 55'S'0(4~B, Lot 1. The property is zoned Residential-I.
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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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ro. Box 937. Nantucket. Massachusetts 02554 Tel. (508) 228-0240 FAX (508) 228-985<
www.nantucketsurveyors.comnsl@nantucket.net
N-6875
10 January 2003
Marcus Silverstein
Zoning Enforcement Officer
Town of Nantucket
3 7 Washington Street
Nantucket, Mass. 02554
Re: #4 Gardner Perry Lane. Man 55 Parcel 322
Dear Mr. Silverstein:
Enclosed herewith for your final consideration is a certified copy of the As-Built Plot
Plan for the above referenced property, on which you had discussion with the owner and
myself in some detail with respect to the 12' separation requirement noted thereon.
At present it is our understanding that no part of the porch structure is exempt from strict
compliance with the 12' separation for your purposes unless or until the Zoning Board of
Appeals grants relief or makes a finding that the existing As-Built measurement is
acceptable for other reasons.
At first glance, in a simple manner, the provisions of Chapter 13 9- 7 A2b appear to be met.
First there is a 20' scalar separation between the dwellings if measured to the exterior
building walls and secondly although all exterior portions of the porch attached to the
primary dwelling are not dimensioned in detail on approved plans, the finished structure
appears to comply substantially with the Certificate of Appropriateness issued by the
HDC as required in this section of the By law when compared to the 1/4 scale drawings
approved with the building permit.
In an effort to review and understand this section of the bylaw it is important to note that
the required 12' separation area is not restricted but that the building of structures
including pergolas, sheds or breezeways such as are restricted in front, side or rear yards,
are permitted between primary and secondary dwellings.
~~~~~~~~~~~~~~~~~~~~
Offices at 5 Windy Way
Aerial' Construction' Engineering' Geodetic' Hydrographic' Land. Morine' Topographic Surveys
To the best of my knowledge there was no intention of any violation in the building of
the structures and I recommend relief be granted by the Zoning Board of Appeals if the as
built measurements cannot be accepted as is, for the certificate of occupancy.
Very truly yours,
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Nantucket Surveyors, Inc. by
Richard K. Earle, PLS
Cc: Zoning Board of Appeals
C. Leo Wilson
6875msilverstein
~~~~~~~~~~~~~~~~~~~~
Offices at 5 Windy Way
Aerial. Construction. Engineering. Geodetic · Hydrographic · Land · Marine · Topographic Surveys
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55-33
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PETER & LORRETTA
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55-31
TR.
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AS-BUlL T PLOT PLAN
IN
NANTUCKET. MASSACHUSETTS
SCALE: 1-=20' DATE: 12/31/02
DEED REFERENCE: LC.CERT .19009
PLAN REFERENCE: LC.PL.38506-B
ASSESSOR'S REFERENCE:
MAP: 55 PARCEL: 29
PREP ARED FOR:
C. LEO AND DONNA N. WILSON
NANTUCKET SURVEYORS INC.
5 WINDY WAY
NTUCKET. MA. 02554
CURRENT ZONING: R-1
MINIMUM LOT SIZE: 5000 S~F.
MINIMUM FRONTAGE: 50 FT.
FRONTY ARD SETBACK: 10 FT.
SIDE AND REAR SETBACK: 5 FT.
ALLOWABLE G.C.R.: 30% OR 1794 S.F.
EXISTING G.C.R.: 29.6% :t
FOR PROPERTY LNE DETERMNA TION THS PLOT PLAN
RELES ON CURRENT DEEDS AND PLANS OF RECORD.
VERIFED BY FIELD MEASUREMENTS AS SHOWN HEREON.
THIS PLAN IS NOT REPRESENTED TO BE A TITLE
EXAMINATION OR A RECORDABLE SURVEY.
N.B. 254/134
N-6875
NANTUCKET FIRE DEPARTMENT
131 Pleasant Street
Nantucket, Massachusetts 02554
Bi n"e L. V,1l1.itll
CHIEF
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To Whom It May Concern:
Monday, January 13,2003
RE: 4 Gardner Perry Lane
On January 13,2003, an inspection was made of the property located at 4 Gardner Perry
Lane. An inspection of the property was requested to determine if the addition of the
secondary residence constituted a flre hazard to any of the abutting properties.
Currently the new construction has +/- 11-~ feet separation. This distance separates the
main residence from a garage with and apartment above. The given distance and
conditions of the property during the inspection, would not impair the Fire Department
operations in case of an emergency.
The property is located in the Town's hydrant district, directly on a maintained road and
close to a main road; ensuring access to the property would not be a problem. With all the
information presented and what was found on inspection, I could find no reason, at the
current time, deeming the proximity of the two buildings a flre hazard.
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Town ofNaritucket
RECEIVED
BOARO.OF ASSESSORS
~ 0 2 2003 ..'
sAN
TOWN 'OF
NANTUCKET, MA
.
.'
ZONING BOARD OF APPEALS
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF
PRO P ER. TY 0 WN ER...., C. , ..Lc.~..f.., DQ17dUj.. N,. ,,~:I ~~... .. ..... .
MAl LfNG ~ OORESS.... .4~.I.,. ,2..~~.. 5J.~ t..., a~~. .c./ ~...H...::r: (j 8 Z2' '-
.' . I ~
PROPERTY LOCATION... ..4. .4.~nrll7,..1it.r.!j. . Lar.ltZ., ..,....,......,
ASS ESSORS MAP/P ARCEL... .S. 5. ::-:. .3it2;,..,..~ ,7............................
A P P L I CANT.. . ,(:?.~ r:a.u:. .. .. . .. . .. . ..... . ... . .. .., . . . . .. .. . .. . . . . . .. .. . . . . , . . . . . . . . . .. . ..
SEE ATTACHED PAGES
I ceni fy that the foregoing is a list of persons who are owners of abutting propeny, 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 mOSl recent applicable lax list eM.G.L. c. 40A, Section 11 Zoning Code Chapter 139.
Section 139-290 (2)
r. ,.. .,3.,. . iI, .tJtJ. :? ...
DATE
~...t2..~~
-
ASSESSOR'S OFFICE
Town of Nantucket
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