HomeMy WebLinkAbout043-03
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET,
MASSACHUSETTS 025548
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To: Parties in Interest and Others concerned with the ~
Decision of the BOARD OF APPEALS in the Application of the
following:
Owner/Applicant:
01..()---03
L Y f)1 a 0. 13. 'Fo'j~ Me! 'S'qj( r
Application No.:
cE, Fo??
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)
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 63, Parcel 51
23 Sheep Pond Road
Limited Use General-2
Land Court Plan 35142-B
Lot 3
Certificate of Title No. 16710
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, October 17, 2003, 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 amended Application of LYMAN B. FOGG AND SALLY E.
FOGG, c/o Reade, Gullicksen, Hanley & Gifford, LLP, Post Office
Box 2669, Nantucket, Massachusetts 02584, File No. 043-03:
2. The Applicants are seeking relief by VARIANCE from the
provisions of Nantucket Zoning By-law ~139-16.A (Intensity
Regulations: Front Yard Setback). They propose to move an
existing single-family dwelling away from what they represent to
be a rapidly eroding bank along the Madaket portion of the south
shore of Nantucket. The structure is said to have been situated
as close as about 35 feet from the top of the bank in January,
2003, and this separation is now said to be reduced to about 23
feet as a result of erosion. The Applicants propose to move the
structure, which would include a slight rotation of its
orientation, to a point near the northwesterly corner of the
subject property (the "Locus"), as close as about two feet from
the northeasterly front yard lot line along Sheep Pond Road; the
minimum front yard setback in the zoning district in which the
Locus is situated is 35 feet. (As per the amended application,
the structure would not be in violation of the northwesterly side
yard setback requirement of a minimum of 15 feet.) The Applicants
also propose to construct a new basement foundation and relocate
a new outdoor shower. The Locus is nonconforming as to lot area,
having a record area of about 58,371 square feet (now much
reduced by erosion, with approximately one-third of the record
area of the Locus now being beneath the Atlantic Ocean at mean
high tide and thus no longer included in lot area pursuant to the
definition of "Lot" in By-law ~139-2), with minimum lot area in
this zoning district being 80,000 square feet. The Locus is
situated at 23 SHEEP POND ROAD, Assessor's Map 63, Parcel 51, is
shown on Land Court Plan 35142-B as Lot 3, and is situated in a
Limited Use General-2 zoning district.
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 that the Application presented no issues of
planning concern. In addition to the presentation by the
Applicants and their counsel, one member of the public spoke in
favor of the Application; no other support or opposition was
presented in person or through representatives or correspondence
at the public hearing.
4. As presented by the Applicants, the Locus, like other
oceanfront lots in the Sheep Pond area, has been the subject of
severe, continuing erosion. (Land Court Plan 35142-B, dated
October 1, 1971, shows the Locus as being separated by nearly 200
feet of land from mean high water mark; erosion has caused the
remaining portion this formerly upland lot to become a waterfront
lot.) Based upon surveys which have been prepared over a period
of time, the top of the bank upon the Locus, in a position
proximate to the present location of the Applicants' dwelling,
was currently about 60 feet closer to the closest point of the
dwelling on May 14, 2003, than it was on November 29, 1995.
Projecting the evident long-term trend, continued erosion of the
shore and bank will result in the top of the bank reaching the
closest point of the dwelling as currently sited on the Locus in
a matter of a few years; even this period is not predictable, as
erosion often takes place quickly as a result of severe storms
which batter the southerly coastline of Nantucket. These
conditions, together with the proposed new site for the relocated
dwelling, are shown upon a plan by Nantucket Surveyors Inc.,
dated May 20, 2003, revised October 15, 2003, a reduced copy of
which is attached hereto as Exhibit A.
5. In response to this threat to their dwelling, the
Applicants propose to move it back in a northerly direction, on
the Locus and rotate it, so that it will be sited about two feet
from the lot line along Sheep Pond Road, while maintaining the
required 15-foot side yard setback from the common lot line
abutting property to the northwest in order to respect possible
concerns of the neighbor. In fact, the traveled portion of Sheep
Pond Road lies about fifteen feet northeasterly from the actual
road layout, so the separation of the relocated dwelling at its
closest point from the traveled portion of the roadway will be
about seventeen feet. A new basement foundation will be
constructed, and a new outdoor shower will replace an existing
one. No other changes in the footprint or massing of the
structure are proposed.
6. Under the circumstances presented in this case, by
UNANIMOUS vote, the Board of Appeals made the finding that, owing
to the soil conditions, shape and topography of the Locus
(specifically, the erosion and encroachment of the coastal bank
and the shore of the Atlantic Ocean, with regard to the shape of
the Locus as affected by the location of the bank and shoreline),
and especially affecting the Locus but not affecting generally
the Limited Use General~2 zoning district, a literal enforcement
of the provisions of the Zoning By-law would involve substantial
hardship (specifically, the potential damage to the dwelling from
continuing erosion) to the Applicants, and that desirable relief
may be granted without substantial detriment to the public good
{in that the public benefit in moving the dwelling away from a
position in which damage to the coastal bank and beach could
result from erosion in a major storm event greatly outweighs any
public benefit in maintaining the required front yard setback
from Sheep pond Road), and without nullifying or substantially
derogating from the intent or purpose of the By-law.
Accordingly, by UNANIMOUS vote, the Board of Appeals GRANTED the
requested VARIANCE under Nantucket Zoning By-law ~139-16.A from
the front yard setback requirement of 35 feet to allow the
dwelling to be sited about two feet at the closest point from
Sheep Pond Road, as shown upon the Exhibit A plan, subject to the
following conditions:
(a) The dwelling shall be
conformity with the location shown
Dwelling" on the Exhibit A plan.
relocated in substantial
as "proposed Relocated
(b) There shall be no upward or outward expansion of
the dwelling, which is shown as "Existing Dwelling" upon the
Exhibit A plan; a new foundation and replacement outdoor shower
may be constructed without elief from
Dated: October~, 2003
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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, OCTOBER 17, 2003, in the Conference Room, Town Annex
Building, 37 Washington Street, Nantucket, Massachusetts, on the Application of the
following:
TIllS IS AN AMENDED APPLICATION AS THE PROPOSED EXACT DISTANCES
FROM THE FRONT AND SIDE YARD LOT LINES OF THE RELOCATED HOUSE
HA VB CHANGED SINCE PREVIOUSLY NOTICED.
LYMAN B. AND SALLY E. FOGG
BOARD OF APPEALS FILE NO. 043-03
Applicants are seeking relief by V ARIANCE under Nantucket Zoning By-law
Section 139-16A (Intensity Regulations - setbacks). Applicants propose to move an
existing single-family dwelling away from what is represented as a severely eroding bank
along the Madaket portion of the South Shore. The structure is said to have been sited as
close as about 35 feet in January 2003 from the top of the bank and is now said to be sited
as close as about 23 feet. Applicants propose to move the structure, which would include
a slight rotation of its orientation to a point in the northwesterly comer of the Lot, not in
violation of the northwesterly side yard setback, but as close as about two feet from the
northeasterly front yard lot line, in a district that requires a minimum side yard setback of
15 feet and a front yard setback of 3 5 feet. Applicants also wish to construct a new
basement foundation and a new outdoor shower. The Locus is nonconforming as to lot
size with the Lot containing a record area of about 58,371 square feet in a district that
requires a minimum lot size of 80,000 square feet.
The Premises is located at 23 SHEEP POND ROAD, Assessor's Map 63, Parcel
51, Land Court Plan 35142-B. The property is zoned Limited-Use-General-2.
AAaAA
Nancy 1. Sevre
THIS NOTICE IS AVAILABLE IN LARGE PRINT O~T\flllR 1::10 to.
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
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Form
6-89
File NO.O$-d.3
NANTUCKET ZONING BOARD OF APPEALS
TOWN AND COUNTY BUILDING
NANTUCKET,MA 02554
Assessor's Parcel 0 3 ---5 I
THIS AGREEMENT TO EXTEND THE TIME LIMIT FOR THE BOARD OF
APPEALS TO MAKE A DECISION (or to hold a public hearing or
take other action) concerns the Application of:
Ly(/}1(){I/ 011& Slit fOl;
Pursuant to the provisions of the Acts of 1987, Chapter
498, amending the State zoning Act, Chapter 40A of the
Massachusetts General Laws, Applicant(s)/petitioner(s) and
the Board of Appeals hereby agree to extend the time limit
- for a public hearing ~ on the Application, or
- for a decision K of the Board, or
for any other action
by the Board,
(whether such Application. is an appeal ___ from the
decision of an~'administrative official'va petition for
a Special Pernu t IS---r- or for a Variance Y'......... , or for any
extension , modification , or:renewal thereof)
- --- -
to the NEW TIME LIMIT of midnight on ~Q (it ~d.Q ~
but not earlier than a time limit set16 statute or bylaw.
The ~pplicant(s), or the attorney ~ or a~ent _ for,-
Appl1cant(s) represented to be duly author1zed to act 1n
th~s matter ~or Applicant(s), in executin~ this Agreement
wa1ves any r1ghts under the Nantucket zon1ng Bylaw and the
State Zoning Act, as amended, to the extent, but onlYd-o
the extz......~::tent with this Agreement. i~ ~
Fa AP~LICANT(1)'f .("L ~ :
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FOR TH PPEALS CD
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of Agreement
cc: Town Clerk
Planning Board
Building Commissioner
Agreement filed in the office of the Town Clerk:
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Datet Town Clerk
6-89
Form
NANTUCKET ZONING BOARD OF APPEALS
TOWN AND COUNTY BUILDING
NANTUCKET, MA 02554
File No. ~cL~
Assessor f S Parcel G,":? -5 J
-
THIS AGREEMENT TO EXTEND THE TIME LIMIT FOR THE BOARD OF
APPEALS TO 'MAKE A DECISION (or to hold a public hearing or
take other action) concerns the Application of:
Lr(!)1~Y7 lSfq//c; Fer;
Pursuant to the proVi~ons of the Acts of 1987, Chapter
498, amending the State zoning Act, Chapter 40A of the
Massachusetts General Laws, Applicant(s)/petitioner(s) and
the Board of Appeals hereby agree to extend the time limit
_ for a public hearing ~ on the Application, or
- for a decision ~f the ~oard, or
for any other action
by the Board,
(whether such Application.is an appeal ___ from the
decisi9n of anr'administrativeoff~cial, a petition for
a Spec1al Perm1t , or for a Var1ance ~, or for any
ext~nsion ___, modification ___, or: renewal ___ thereof)
to the NEW TIME LIMIT of midnight on ~;)fp J ZOO\:=.
but not earlier than a time limit set b statute ~r bylaw.
The. plicant(s),r the attorney ___ or agent ___ for..
Appl1 s esented to be duly author1zed to act 1n
th~s,matter ~or Applicant(s), in executin9 this Agreement
wa1ves any r1ghts under the Nantucket zon1ng Bylaw and the
State Zoning Act, as amended, to the extent, but only to
the extent, inconsistent with this Agreement.
FOR
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cc: Town Clerk
Planning BoaJ::d
Building Commissioner
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Agreement filed in
Date L [-111 (D
the office of the Town Clerk:
Town Clerk
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
PHONE 508-228-7215
FAX 508-228-7205
NOTICE
d
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A Public Hearing of the NANTUCKET ZONING BOARD OF APPEAL~ill
be held at ':00 P.M., FRIDAY, JUNE 13,2003, IN THE CONFERENCE ROQl\1,
TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, o~he
Application of the following: ~..~
LYMAN B. AND SALLY E. FOGG
C:l
BOARD OF APPEALS FILE NO. 043-03
Applicants are seeking relief by VARIANCE under Nantucket Zoning By-law
Section 139-16A (Intensity Regulations - setbacks). Applicants propose to move an
existing single-family dwelling away from what is represented as a severely eroding bank
along the Madaket portion of the South Shore. The structure is said to have been sited as
close as about 35 feet in January 2003 from the top of the bank and is now said to be sited
as close as about 23 feet. Applicants propose to move the structure, which would include
the rotation of its orientation and the moving of an existing deck to another side of the
structure, to a point in the northwesterly comer of the Lot, siting it as close as about 6.4
feet from the northwesterly side yard lot line and about 6.3 feet from the northeasterly
front yard lot line, in a district that requires a minimum side yard setback of 15 feet and a
front yard setback of 35 feet. Applicants also wish to construct a bulkhead entrance on
one side of the house should a basement be able to be constructed. The Locus is
nonconforming as to lot size with the Lot containing a record area of about 58,371 square
feet in a district that requires a minimum lot size of 80,000 square feet.
The Premises is located at 23 SHEEP POND ROAD, Assessor's Map 63, Parcel
51, Land Court Plan 35142-B. The property is zoned Limited-Use-General-2.
?~ .WurlAA/1..---
Nancy J. Sevre~hairman
THIS NOTICE IS A V AILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION. d
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NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
CASE NO. ()V:~~
FEE: $300.00
APPLICATION FOR RELIEF
Owner'sname(s): ~y~()~ 8. Cl~ ~;X ~. Fo~~
Mailing address: 3 4- v1 (/')E>~ D ( Of) CT 0 (0 (0
AP~I~cant's name(s): C .~ ClYYU'~
Mallmgaddress: CJ:o~
Locus address: :23 S~ (jr% 126L
Land Court PlanlPlan Book & Page/Plan File No.: 3$'" I t4 z,. -0
Date lot acquired: ~ / /..>7 ~Deed Ref.lCert. of Title: I~, 7/0
.
Uses on Lot - Commercial: None--K. Yes (describe)
Residential: Number of dwellings~ Duplex_ Apartments_Rental Rooms
Building Date(s): All pre-date 7/72? or C ofO(s)?
Assessor's MaplParcel: (0.3 /..s I
I
Lot No.:
Zoning District: Li1 Go -~
Building Permit Nos:
Previous Zoning Board Application Nos.:
State below or on a separate addendum specific relief sought (Special Permit, Variance, Appeal), Section of
the Zoning By-law, and supporting details, grounds for grant of relief, listing any existing nonconformities:
~~'~ ~ ~ki.ru; a ~ <-i1d2v--~On 139-IGi~
',10' cndv- '0 (}1C.e.\.L CL ~(+ - ~ml Uc & U>-41 ~ aJJJa:f {j7CJYYI
aJv\. .en 6 c:Q;.h\ Q, b CU'\.l:-, W i.;c:l .}J 51 ~ CV CJi;PL <V ti. Gal -r 07<.3
{e E(JYVvL ~c. ~ U \rrm:t:l' kv~ U)Q./) r;;'X.Pd Q.b cJ(JJ:.Q (Jj).-
@ g ~ 0Jr0 u a I zr;!1J 3. r/(\).J'(Z/tJ 0 ce "k;, tf)1~
'r-1. ^ ())1:.Q. VJ r,c~ '10 ;Jk:.... ~ oJ> ~~~~.A o..~. 'I 0/!:!1~
o INL .t/tii:U::J I oi- ~ (A.,y ~ dL u;() i-(p.3 ~ tI -0?1 '
"t1IQ. NairlI AAP ~ fJ.. Y- rr;t (c ~ /fOe 0fp rcvc12 j., at) 6ecl?
(j~'0fi~~'f~ Y7A./k~- Uf);( tk &dJf/er7'/9~ 7h 1o'tv1'ffJ
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I certi that the information contained herein is substantially complete a
knowledge, under the p ns and penalties of perjury.
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35/428
SUBDIVISION PLAN OF LAND IN NANTUCKET
Essex Survey Service Inc.. Surveyors
October 1. 1971
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Subdivision of Land
Shown on Plan 3514zA
Filed with Cert. of Title No. 5904
Registry District of Nantucket County
Separate certificates of title may be issued for land
shown hereon 8S _lo./..s...LTJlrJl..5------------ ----~--..,..
By the Court.
I ,'Ijl.Y 26 J07'" ~"C!-::-a- ~j?L_~~~
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Form LCE-S-3. 2S00-1.n
Copy of part of plan
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LAND REGISTRATION OFFICE
-APRIL 13, 1972 -
Scale cffhis plan 100 feet to an inch
R.L. WODdblJry, [n!lineer f6r Court"-
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GAItAGES OR OTHEIlACCESSORY BUn.DlNGS HOT ATIAOlED 10 WAIN IlESIDENCE
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Town of Nantucket
RECEIVED
BOARD OF ASSESSORS
APR 0 7 2003'
TOWN OF
NANTUCKET, MA
ZONING BOARD OF APPEALS
LIST OF PARTIES IN INTEREST IN THE MATIER OF THE PETITION OF
. '. t VIt/.q;/ ~ ~tft..LY YOG G-
PROPERTY O~ER............... ...... ..................................................
MAILING ADDRESS..................... ......................... .........................
PRO PER TV U)CA TION.. . .. d.. 3.....~ litE!'. .. !!f?1!. ~ .. . (? ~ .,. ... 1.1(,! "71. <;(?G' I
'ASSESSORS MAPfP ARCEt...... .'?!.1:f'... ..~?..... ..~4.~ ~ti.~... .f:t.............
APPLICANT.........................~ y.~.~~.. /:]J.~.~................................
SEE ATIACHED PAGES
I certify that the foregoing is a list of persons who are owners of abutting property, owners of
land directl~ 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, a\1 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) .
'H.L\\~\\~.()9.9
SOR'S OFFICE
Town of Nantucket
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