HomeMy WebLinkAbout099-07
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: January 14
,2007
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To: Parties in Interest and. Others concerned with ~e Decision .~
the BOARD OF APPEALS in the Application of the fol~~ing:~
~.c> :z
JIiF._
Application No.:
099-07
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Owner/Applicant:
a
Trevor L. Huffard, Paul P. Huifard, tv,
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Courtney M. Platt, and Whitney H. Phillips
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Enclosed is the Decision of the BOARD OF APPEALS which has this
day been filed with 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 a
complaint in Land 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.
~(Wc1"w~V;~J
Michael J. O'Mara, Chairman
cc: Town Clerk
Planning Board
Building Commissioner/Zoning Enforcement Officer
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME LIMIT
AND WILL EXPIRE IF NOT ACTED UPON ACCORDING TO NANTUCKET ZONING
BY-LAW SECTION 139-30 (SPECIAL PERMITS); SECTION 139-32
(VARIANCES). ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD
OF APPEALS OFFICE AT 508-228-7215.
NANTUCKET ZONING BOARD OF APPEALS
2 Fairgrounds Road
Nantucket, Massachusetts 02554
Assessor's Map 42.4.1, Parcel 20
41 Easton Street
Residential-1
Plan Book 12, Page 16
Lot B
Deed, Book 575, Page 291
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, November 16, 2007, at 1:00 P.M., in the
Conference Room, in the former Electric Company building, 2
Fairgrounds Road, Nantucket, Massachusetts, the Board made the
following decision on the application of TREVOR L. HUFFARD, PAUL
P. HUFFARD IV, COURTNEY M. PLATT and WHITNEY H. PHILLIPS, c/o
Reade, Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669,
Nantucket, Massachusetts 02584, ZBA File No. 099-07:
2. The applicants request relief by VARIANCE from the
provisions of ~139-16.A (Intensity regulations - Front and Side
Yard Setbacks) of the Nantucket Zoning Bylaw (the "BylawU), ln
order to cure violations committed by the applicants' contractor
in connection with work performed in 2000 and 2001 pursuant to
Building Permit No. 1121-00. This work involved the construction
of a new single-family dwelling to replace the former principal
dwelling, which was demolished. The new dwelling extends into
the front yard setback, being sited about eight feet from the
side line of Easton Street; minimum front yard setback in this
district is ten feet. This nonconformity resulted from
inadvertence by the contractor. In addition, a propane gas tank
is sited about three feet from the easterly side lot line;
minimum side yard setback is five feet. The locus is also
nonconforming as to rear yard setback, with a pre-existing
secondary dwelling being sited about 0.78 foot from the rear lot
line, and a pre-existing shed being sited about 4.94 feet from
the rear lot line, each at the closest point; minimum rear yard
setback is five feet. The locus is situated at 41 EASTON STREET,
1
Assessor's Parcel 42.4.1-20, is shown upon plan recorded with
Nantucket Deeds in Plan Book 12, Page 14, as Lot B, and is in the
RESIDENTIAL-1 zoning district.
3. Our decision is based upon the application and
accompanying materials, and repr~sentations and testimony
received at our public hearing. There was no Planning Board
recommendation, on the basis that no matter of planning concern
was presented. Except for the presentation by the applicants'
representatives, neither support, nor opposition was presented at
the public hearing.
4. As explained by the applicants' representatives, the
contractor who built the replacement dwelling upon the locus
sited the dwelling about eight feet from the line of Easton
Street, rather than the ten feet provided by the Bylaw and as
shown upon the building permit application, through apparent
inadvertence. The covered front porch of the structure is eight
feet wide, rather than six feet as shown upon the building plans
submitted to the Building Department. The owners were unaware of
the problem until they obtained an as-built site plan in
connection with their effort to obtain a Certificate of
Occupancy. The contractor is no longer working in Nantucket, and
the owners have been obliged to engage another builder in
completing the project. Because the porch is covered by a roof
which is integrated into the dwelling, the expense and difficulty
of removing and replacing the porch to meet the setback
requirement would be great. More than six years having passed
since the work was completed, pursuant to a valid building
permit, the statute of limitations under M.G.L., c. 40A, ~ 6, has
expired.
5. Under the circumstances as presented, a majority of the
Board of Appeals considered that the status of the existing
structure as protected against enforcement constituted a unique
condition of the topography of the locus, justifying the grant of
variance relief, particularly in the absence of opposition from
the public.
6. Accordingly, by the vote of four members in favor and
one (Sevrens) opposed, the Board of Appeals made the finding that
owing to circumstances relating to the topography of the locus
and especially affecting the locus but not generally affecting
the Residential-1 zoning district, a literal enforcement of the
provisions of the By-law would involve substantial hardship to
the applicants, and that desirable relief may be granted without
substantial detriment to the public good and without nullifying
or substantially derogating from the intent or purpose of the By-
law, and by the same vote of four members in favor and one
opposed, GRANTED the requested relief by VARIANCE from the
2
intensity regulations of By-law ~139-16.A, to ratify and validate
the conditions on the locus as they now exist.
Dated: January
, 2008
COMMONWEALTH OF MASSACHUSETTS
Nantucket, ss. January -!b008
On this J!f::day of January, 2008, before me, the undersigned Notary Public,
personally appeared i)c::r vd li/tfZ- ' who is personally known
to me, and who is the person whose na e IS sIgned on the precedmg or attached document, and
who acknowledged to me that he/she signed it voluntarily for its stated purpose.
3
Land Court PlanlPlan Book & Page/Plan File No.: 12-16 Lot No.: B
Date lot acquired: 5/15/98 Deed Ref./Cert. of Title: 575-291 Zoning District: R-l
Uses on Lot - Commercial: None-L Yes (describe) -l !:3 Xi
Residential: Number ofdwellings~ Duplex_ Apartments ~~ Ren~ Roomi'
:z ..... --l
Building Date(s): All pre-date 7/72? x or (J (.'C ofQ!s)?
r- !-
1120-00 (demolition): 1121-00 ~ ~.
:;:or:
FEE: $300.00
Owner's name(s):
Mailing address:
Applicant's name(s):
Mailing address:
Locus address:
Building Permit Nos:
NANTUCKET ZONING BOARD OF APPEALS
2 FAIRGROUNDS ROAD
NANTUCKET, MASSACHUSETTS 02554
CASE NO. qq -07
APPLICA TION FOR RELIEF
Trevor L. Huffard. Paul P. Huffard IV. Courtney M. Platt and Whitney H. Phillips
c/o Reade. Gullicksen. Hanley & Gifford. LLP
Same
6 Youn2's Way. Post Office Box 2669. Nantucket. Massachusetts 02584
41 Easton Street Assessor's MapIParcel: 42.4.1-20
Previous Zoning Board Application Nos.:
-n
\.U
. .
-
00
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:
The applicants request relief by Variance in order to obtain approval for
certain work which has been performed upon the locus in 2000 and 2001 pursuant
to Building Permit No. 1121-00. The work entailed the construction of a new
single-family dwelling, replacing the former principal dwelling which was
demolished. The new dwelling extends into the front yard setback, being sited
about eight feet at the closest point from the line of Easton street; minimum
front yard setback in this zoning district is ten feet. This nonconformity
resulted from inadvertence by the building contractor. In addition, a liquid
propane gas tank is sited about three feet from the easterly side lot line;
minimum side yard setback in this district is five feet. The locus is also
nonconforming as to rear yard setback, with a pre-existing, nonconforming
secondary dwelling being sited about 0.78 foot from the rear lot line, and a
shed being sited about 4.94 feet from the rear lot line, each at the closest
point; minimum rear yard setback is five feet.
I certify that the information contained herein is substantially complete and true to the best of my
knowledge, under t pains and penalties of perjury.
SIGNA TURE: Applicant Attorney/Agent x
(If not owner 0 owner's attorney, please enclose proof of agency to bring this matter before the Board)
FOR ZBA OFFICE USE
Application received on:_/_/_ By: Complete: Need copies?:
Filed with Town Clerk:_/_/_ Planning Board:_/_/_ Building Dept.:_/-"_ By:
Fee deposited with Town Treasurer:_/_/_ By: Waiver requested?:_Granted:_/_/_
Hearing notice posted with Town Clerk:_/_/_ Mailed:_/_/_ I&M:_/_/_ & _/_/_
Hearing(s) held on:_/_/_ Opened on:-"_/_ Continued to:-"-"_ Withdrawn?:_/_/_
DECISION DUE BY:_/-"_ Made:_/_/_ Filed wffown Clerk:_/_/_ Mailed:_/-"_
DECISION APPEALED?:_/-"_ SUPERIOR COURT: LAND COURT Form 4/03/03
1 /30/2006 10:05 FAX 5052285630
READE GULLICKSE
4]001
RECEIVED
BOARD OF ASSESSORS
J 5' 00
NOV 2 9 2006
Town of Nantucket
TOWN OF
NANTUCKET, MA
Zoning Board of Appeals
LIST OF PARTIES IN INTEREST IN TIlE MA TIER OF THE PETITION OF:
PROPERTY OWNER........9.~~.~.. ..~~U .............. ...... .....
MAILING ADDRESS.. ..~~M~.~.t.. .g~;1,..:U..c;.lqH:m.c.. .<<~nl~y.. .~.. ~.:i,..fJqp~.(.. LLP
PROPERTY LOCATION...... .... .1J."f~.~~.. ..~~.~... ..............,.,.,
ASSESSOR MAPIPARCEL. ....."... ...:'t.~!~. L:: ..~......."...." ............. ..
APPLICANT.. ..~~~~.~.!... ~~~ .l.i.~~~~.~.(.. .~~~.~.~.:Y...~. <?~.f.t: ~:::~.~.. .~~~~..
SEE ATTACHED PAGES
I certify that the foregoing is ~ list of pcrsOll5 who are owners of abutting property, ownelS of land
directly opposite on any public or private street or way; and abutters of tbe abutters aud aU other
land owners .....ithin 300 feet of the property line of owner's property, all 35 they appear on the
most recent applicable tax list (M.G.L. c, 40A, Section I i Zoning Code Chapter 40A
Section 139-29B (2)
~ ( ;2000
DATE
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SSESSOR'S OFFICE
Town of Nantucket
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Nantucket Conservation
Foundation, Inc.
PO Box 13
Nantucket, MA 02554
J. Mitchell & Cynthia F. Bell
2200 Ross A venue- Ste 2200
Dallas, TX 75201
Bernard P. Cooney, III
60 West 15th St., #3
New York, NY 10011
Bayard R. Lincoln, Trustee etal
c/o Anne R. Stinnett Trst etal
18 Cambridge Street
Chelmsford, MA 01824
John E. & Martha E. M. Kopacz
11 Cranberry Ln
Norwell, MA 02061
Gilda C. Pollard
PO Box 343
Nantucket, MA 02554
Katherine D. Shea
21 Dwight St.
Brookline, MA 02446
Town of Nantucket
c/o Park & Rec
2 Bathing Beach Rd
Nantucket, MA 02554
~. I '-p{AS~' it I
Thaddeus Newell, Trustee
c/o TS Newell, III
35 Pumpkin Cay Rd, Unit A
Key Largo, FL 33037
Simon 1. & Lisa Van den Born
67 Briar CliffRd
Mountain Lakes, NJ 07046
Nantucket Island Resorts, LLC
c/o NI Management
PO Box 1139
Nantucket, MA 02554
Gerald Stiller
& Anne Meara, Tr
Harbor View Realty Trust
118 Riverside Dr., Apt. 5A & 5
New York, NY 10024
David H. Murray, Jr.
& Karen O. Murray
PO Box 374
Nantucket, MA 02554
Nial Ferguson
380 Rector Place, Apt. 21
New York, NY 10280
Fair Wind Partners
c/o Anthony 1. Houghton
5280 N. Ocean Dr., Apt. 5C
Singer Island, FL 33404-2612
Arthur I. Reade, Jr.
Reade, Gul/icksen, Hanley & Gifford, LLP
PO Box 2669
Nantucket, MA 02584
i l ~0A....
Donald D. Reefe, Trst
c/o Douglas P. & Deirdre Traynor
160 Judson Rd
Fairfield, CT 06824
James M. Waterbury
& Linda P. Waterbury
29 Pine Ridge Rd.
Greenwich, CT 06830
Whitney Gifford, Trst
42 Easton Street Nom Trust
PO Box 2669
Nantucket, MA 02584
Stephen R. & Suzanne C. Jacobs
1625 Stocton Rd
Meadowbrook, P A 19046
Harry T. & Susan D. Rein
174 Turtleback Road
New Canaan, CT 06840
Laurence & Imo gene Jaffe
181 East 65th St., Apt. 22B
New York, NY 10021
Robert A. & Claire S. Greenspon
49 Old Farm Road
Darien, CT 06820
~ ;) J{-,f - d-6
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