HomeMy WebLinkAbout091-03
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: Ve'cel/'\b.e(' ~6
, 200
To: Parties in Interest and Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No.: O~/-d3
Owner/Applicant: Chyt~tdphe( 01 Bre'n ) fnlCheIP
-In. Or 6ffe() ) Jvdt+b-B-. Q<(oV)oeJ! anof
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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.
~ I i;1~~(>>YNV
. ()()C~ <Y..€'! e.ns I Chairman
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.
NANTUCKE T ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
Assessor's Map 4923
Parcels 26 and 27
Residential-2
43 Sankaty Road
L.C. Plan No. 8889-B
Deed Ref. Cert. of Title
19,273
DECISION:
l. At a public hearing of the Nantucket Zoning Board of
Appeals held at 1:00 P.M. Friday, December 12, 2003, in the
Conference Room, Town Annex Building, 37 Washington street,
Nantucket, Massachusetts, on the Application of CHRISTOPHER
O'BRIEN, MICHELE M. O'BRIEN, JUDITH A. O'CONNELL and GERALD F.
0' CONNELL, c/o Patricia A. Halsted, Attorney, Four North Water
street, Nantucket, Massachusetts 02554, Board of Appeals File No.
091-03, the Board made the following Decision:
2. Applicants are seeking relief by SPECIAL PERMIT under
Nantucket Zoning By-law Section 139-16C (1) to reduce the side
yard setback distance from ten to five feet in order to validate
the siting of the existing single-family dwelling. The structure
itself is sited as close as about 9.5 feet from the northerly
side yard lot line, wi th air-condi tioning uni ts being si ted as
close as about 6.5 feet from that same lot line, and is
conforming as to the setback from the southerly side yard lot
line. However, an air-conditioning unit, outdoor shower with
deck and poured concrete window well, are sited as close as about
6.4 feet from the southerly side yard lot line, in a district
that requires a minimum side yard setback of ten feet. The
Zoning By-law allows the reduction of side yard setback from ten
to five feet in this Residential-2 district by Special Permit.
The Premises is located at 43 Sankaty Road, Assessor's Map
4923, Parcels 26 and 27, Plan Book 14, Page 31. The property is
zoned Residential-2.
3. The Decision is based upon the Application and
accompanying materials, and representations and testimony
received at our public hearing. Counsel, who submitted a letter
from his client at the hearing, represented the abutter to the
north on Sankaty Road and stated that his client did not object
to the setback intrusion of the house but did object to the
setback intrusion of the outdoor shower and air-conditioning
units.
4 . The
surveyor had
construction
ini tial si te
the house to
10.3 feet.
Applicants, through counsel, represented that a
set the batter boards for the foundation prior to
based upon the existing bounds at the time. The
plan that was relied upon showed the distances of
the side yard lot lines to be about 10.1 feet and
As a result of a re-division of a neighboring
property, said monuments were deemed to be inaccurate by about ~
foot, requiring the relocation of the boundary lines, moving one
lot line closer to the subject structure placing the newly built
house in nonconformity as to side yard setback. Applicant stated
that the window well was required under the Massachusetts
Building Code and the Board confirmed that the window well was
not a setback violation. Applicants represented that they were
not aware that the air-conditioning units would be a setback
violation when he installed them and they were not shown on the
plot plan at the time of construction.
5. Based upon the foregoing, the Board finds that reducing
the side yard setback requirement in order to validate the
structure only would not be substantially more detrimental to the
neighborhood and would be in harmony with the general purpose and
intent of the Zoning By-law. The benefit to the public of
correcting the intrusion of about six inches would not be
substantial enough to warrant correction at great expense to the
Applicants. However, the Board expressed concern about the air
condi tioning units and the outdoor shower and did not provide
relief for those structures to remain in the required 10-foot
setback areas.
6. 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 side yard setback requirement to
validate the structure only, based upon the following conditions:
(a) The air-conditioning units and outdoor shower
(unless the platform is removed from the shower,
the base is at grade and not considered a structure
by the Building Department) in the side yard
setback area shall be removed; and
(b) The northerly side yard setback requirement shall
be reduced to nine feet, in order to validate the
intrusion only, with no further building allowed in
the 10-foot side yard setback area.
(091-03)
Dated: December ~ , 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, DECEMBER 12, 2003, in the Conference Room, Town Annex
Building, 37 Washington Street, Nantucket, Massachusetts, on the Application of the
following:
CHRISTOPHER AND MICHELE O'BRIEN AND JUDITH AND GERALD
O'CONNELL
BOARD OF APPEALS FILE NO. 091-03
Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-16C(1) to reduce the side yard setback distance from ten to five feet in
order to validate the siting of the existing single-family dwelling. The structure itself sited
as close as about 9.5 feet from the northerly side yard lot line, with air-conditioning units
being sited as close as about 6.5 feet from that same lot line, and is conforming as to the
setback from the southerly side yard lot line. However, an air-conditioning unit, outdoor
shower with deck and poured concrete window well, are sited as close as about 6.4 feet
from the southerly side yard lot line, in a district that requires a minimum side yard
setback often feet. The Zoning By-law allows the reduction of side yard setback from ten
to five feet in this Residential-2 district by Special Permit.
The Premises is located at 43 SANKATY ROAD, Assessor's Map 49.2.3, Parcel
26 and 27, Land Court Plan 8889-B, Lots 7 and 18. The property is zoned Residential-2.
Ar(JM
Nancy 1. Se
THIS NOTICE IS A V AILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
FOR B~ OFFICE USE )
Application copies rec'd: 4_\L or_ tor BoA on-/lJ!;fI~bY UJ{( ,
on~ copy tiled with Town Clerk on.Jtl;~bY~ co~p:;.;:~~~
One copy each to planninCJ Bel and Building DePt.J1;]g} as by
$200 tee oheok given Town Treasurer on~~ by ~ waived?___'
HearinCJ notice polJtedj;~ lllalled.1l;~ VM.Jl;~~ fvlhQ?
H..dniC-) on-l-l_ oont',j to-l-'_, -'-'_ withdrewn?-"-"_
Decision dUe by--!-' _ lllacle-' --1_ tiled TC-' J _ lllailed-J' -'-
S88 relatecloase. ' lawsuits other
pl1;l.~" :". .
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,~;:,;.:: ::BoA Form 1-89
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NANTOCKET ZONING BOARD 07 APPEALS
TOWN Am) COmiTY BOILPING
~OCKET, HA 02554
Date
NO.ili.L-~
CASE
APPLICATION POR RELIEP
Ctl(2-IS.7ZlPtt~fZ. F- O'~(Z.lGuj t-'lICr/t;t..E M.O'(S(CI&N
..' Owner's nallle(s): (lUOITtt,4. O'CtJ!.)/vr;LI- ~ ?F-rZ-AL-f'\ F- Occ,/vUt.-L
~f.', Mailinq address: 103. CLGAlZVI-GW L-f\~ I ^'~~ Ct4Ad~A}..I, cT 0 b 'j?L.fV
Applicant's name: S-f'l M €-
MailinCJ address: S 1'\ Mr
Location ot lot: AsSeElIiJOr't lllap and paroel number y~- do b ~ "J:::J-
'1 '3 S-A}.) tft j'2.o A- '
. , t"'Ld"r k. '
Reqistry N~n Bk & PCJ or ned\.. File 'i0$g<q - j~ ~otS =1 -18
c,~j", I'l, ;).13' R
Date lot acquired: -"-'_ D66d Ra'! _,_ zoninCJ district --:t
U~es on lot - .co~eroial:.None ~ or MCD?___
~
_ nU1llber ~t: dwellinCJs-!- duplex___ apartlllents_ rental rooms___
BulldinCJ' dateCs): all p~e-8/72? _ or. fj.o&o C ot O?~S
Building Per1llit appl'la. Nos. -l Ol11S- oV
Case Nos. all, SoA Il:~plications I lawsuits: /'-II-A_
state tully all ~oninq'reliet souqht and respeotive code seotions
and subseotions, specitically what you propose cOlllpar~d to present
and what grounds you urge for BoA to ~ake each tinding per Section
139-32A _ i~ Variance, 139-JOA it a special p~r1llit(and 139-33A
it to alter or extend a noncon?orming use). It appeal per 139-31A
~B __ , attach decision or order1 appealed. OK to attach addendum2.
.j',.
~ b- E..-
t\-Dt>E.~\,::}V l-1
Itellls enclosed as part ot this Application: orcler1 addendum2____
Locu. lllap s1te plan showinq present +planned structures
Floor planspresent: "Proposed elevatlons (Hoopproved?),
Listings lot area --Yrontage '--&etbaok$ GCR parkinq data--
Ass..sor-certit1ea-id4resse~ IIit 4 sets-=:-mai11na labels 2 setS::
!200 te. payable to Town ot Nantucket proqt3 leap' covenant
(It an appeal, ask To~m Clerk ,to .ena-!lag COlllrle reoord to BoA:r-
I certity that the requested information submitted is substantially
oOlllplete and true to the be.t ot lilY knowleclge, under the pains and
penalties ~erjury.
SIGNATURE: ~ A,+lo~..I ~pplicant _ Attorney/~gent k..
3(I! not owne~ or own_rls attorney, enolose proot ot 'authority)
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ADDENDUM
Applicant is seeking relief by SPECIAL PERMIT under
Nantucket Zoning By-law Section 139-16C(1) (Intensity
Regulations) to reduce the required ten-foot side and rear
yard setback distance to five feet. Applicant is seeking
to validate the siting of a new two-story, single-family
dwelling in which the structure is sited as close as about
9.6 feet from the northerly side yard lot line. A
Certificate of Occupancy has already been issued by the
previous Building Commissioner based upon a site plan that
did not indicate any setback intrusions, done by Charles
Hart and Associates, dated January 23, 2003. A new survey
was done which indicated setback intrusions, as shown upon
a ~Mortgage Inspection Plan" done by Robert A. Emack, dated
November 11, 2003. An outdoor shower, a concrete window
well and air-conditioning units now encroach into the ten-
foot side yard setback areas, with the structures being
sited as close as about 6.5 feet from the northerly side
yard lot line and as close as about 6.4 feet from the
southerly side yard lot line. Applicant seeks to validate
the siting of these items as well.
The Premises is located at 43 SANKATY ROAD, Assessor's
Map 4923, Parcels 26 and 27, Land Court Plan No. 8889-B.
The property is zoned Residential 2.
Nov 13 03 10:41a
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PAGE 01
PA'1'RXCIA A. IlALSTBD
At.torney at Law
Four North 'If. tel: Str.et
Nantucket:, Massachuset:t:s 02554
Telephone: 508-228-0444
Pac8~ile: 508-228-0468
FAX COVER SHEET
DATE: November 19, 2003
TO: Linda Williams ~ FAX: 228-7205
From: Nash St;rudw;lck
RE: 43 Sankaty Road - O'Brien
No. of pages, inclueU.ng cover sbeet: '1'...0 (2)
Commen~s:
Attached is a partial copy from the building
department files of Chip Hart's as-built dated
January 23, 2003 for this Sankaty Road address.
Call if you need anything else.
11/13L~03 13:17
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Town of Nantucket
RECEIVED
BOARD OF ASSESSORS
NQV 1 3 2003
TOWN OF
NANT~CKET,MA
ZONING BOARD OF APPEALS
LIST OF PARTIES IN INTEREST IN THE MADER OF THE PETITION OF
PROPERTvOwrjER.....{Q.~..~..~..'t' ~
. .
MAILING ADDRESS..,..,..... .....".........:.... ........,.....,........., .n.......
PROPERTYLOCATION.......!.i~....., ..........., ,... , ..1(qL...
AS S ESSO RS MAP,')j RCE~.:. /1. f c2 3.. .-:...,2 .fR.... .. .... . . . .. .... . , .. . , .. .. . ,
APPLICANT....r~.../I~...".,........,...,.
SEE ATIACHED PAGES
I certify that the foregoing is a list of persons who are owners of abutting property, owners of
land direct1~ opposite on any public or pri vate street or way; and abutter.s of the abutters and all
other land owners within 300 feet ofthe property Iirie 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) ..
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DATE.
ASSESSOR'S OFFICE
Town of Nantucket
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