HomeMy WebLinkAbout100-07
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTSJ).2554@
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To: Parties in Interest
the BOARD OF APPEALS in
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J~ftuary 14 ,2007
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and. Others concerned with the Decision of
the Application of the following:
Date:
Application No.:
100-07
Owner/Applicant:
H. Brooks Smith, Trustee of Cliff Cottage
Nominee Trust
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.
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Michael J. O'Mara, Chairman - I
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
47B Cliff Road
Assessor's Map 29, Parcel 43.1
Residential-l
Certificate of Title No. 20655
Lot 3 on Land Court Plan 13193-C
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals, on Friday,
November 16, 2007, at 1:00 P.M., at 2 Fairgrounds Road, Nantucket,
Massachusetts, the Board made the following Decision on the Application (100-
07) H. BROOKS SMITH, TRUSTEE OF CLIFF COTTAGE NOMINEE TRUST
under Declaration of Trust dated August 8,2002, registered as Document No.
101094 at the Nantucket Registry District for the Land Court, in connection with
property known as 47B Cliff Road, Nantucket, Massachusetts:
2. Applicant is seeking relief to validate the location of the existing dwelling
through the issuance of a special permit pursuant to Zoning Bylaw section 139-33
for the alteration and expansion of a preexisting, nonconforming structure within
the side and rear yard setback areas, but at no point closer than the pre-existing
structure's intrusion into the side and rear yard.
The site is located at 47B Cliff Road, Nantucket Tax Assessor's Map 29,
Parcel 43.1, and shown as Lot 3 on Land Court Plan No. 13193-C (see Certificate
of Title No. 20655). The property is zoned Residential-l.
3. Our Decision is based upon the application and accompanying materials,
and photographs, representations and testimony received at our public hearing
on this case. The Planning Board made no recommendation as the matter did
not present any issues of planning concern. There were no neighbors present at
the hearing but several letters in support of the application were on file.
4. In 1988 the Zoning Board issued a special permit authorizing the
alteration and expansion of the then existing structure (ZBA File No. 110-88),
which decision is registered as Document No. 46167 at the Nantucket Registry
District. The predecessor in title completed the work described in that special
permit, but no record of a building permit for the project can be found.
Accordingly, the Zoning Enforcement Officer considers the 1988 relief to have
expired and has stated that the special permit must be re-issued before the
building department issues can be addressed. In addition, the 1988 decision
required the addition to be no closer than 5 feet from the rear property line, but
the plan prepared by Emack Surveying dated October 10, 2002, a copy of which
is attached as Exhibit A, shows the closest point of the addition to be 4.8 ~ feet
from the rear property line. It is evident from the plans submitted with ZBA File
No. 110-88 that the structure which existed prior to the adoption of zoning is
situated at or over the rear property line and 0.4 + feet from the side property
line. Relief by special permit pursuant to Zoning Bylaw Section 139-33A(5) is
therefore appropriate to validate the work within both the side yard and the rear
yard setbacks.
5. The information submitted shows that the improvements were
constructed substantially in accordance with the plans approved by the Board in
1988 and the Board finds that the basis for the relief in ZBA File No. 110-88 is still
valid. The design and siting of the addition have no significant effect on the
neighborhood and are not substantially more detrimental to the neighborhood
than the pre-existing nonconforming structure. Overall, the Board finds that the
dwelling as currently constructed is in harmony with the general purpose and
intent of the Bylaw.
6. Accordingly, by a UNANIMOUS vote (5-0), the Board decided to GRANT
the requested SPECIAL PERMIT under Section 139-33A to validate the structure
as currently constructed and shown on the plan attached as Exhibit A.
Dated: ~ )4- ,2008
\NQW~
Nancy Sevrens
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Lisa Botticelli
COMMONWEALTH OF MASSACHUSETTS
Nantucket, ss.
January J.f:::2008
On this /!!--day of Janu~008tJf~re me, the undersigned Notary
Public, person~~~ared ./ ~At( , who
is personally known to me, and who is the person whose name is signed on the
preceding or attached document, and who acknowledged to me that he/ she
signed it voluntarily for its stated purpose.
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Notary Public: ~11t.7~ K. MtflJ7'-(
My commission expires: MtU&h ;?-.;J./,;IrII3>
Page2of2
!.inda.
\\'I1<:ssa will be down in the 1110rrl1nv \'Jith some /JL\ files the October 1 ()th lllecting) t()r your
rccords. I Included :1 COP"' of the agenda but l'rn llUt sure if VOl! IV:Ult Ih:H or !lOL I f !lot. just to~~ 11.
! halT assivlled file nurnbers to all of the ne\\' (for the ]\,,\'cmber ] 6 rh nle(' rin g;': ZB,\ (,:lSC~ :b wcJL.f7B
...> , ,-,
(:lifF Road is 100-07 and (lId South \\I1:1rf is J 01-07, ,\ re there olher applications that were fikd th:ll \ou
need number~ for? IT nor. I'll be sending down :lnorhe! batch because there :1.1(' mne new files
Includll1g the [WO referenced above
Jhanks!
J,e~lw
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Leslie Woodson Snell, AICP
Senior Planner
N,UlWcket Planning Office
2 Fairgroullds Road
Nantucket,MA 02554
508..325.5385 telephone
508.228.7298 facsimile
!woodson@nantucl<et-llla.g()v
10/16/2007
Melissa D. Philbrick
PHILBRICK AND AVERY LLP
Post Office Box 148
Zero Main Street, Second Floor
Nantucket, Massachusetts 02554
(C(Q)[p1f
Tel: (508) 228-5151
Fax: (508) 228-5155
Emily Avery
October 3, 2007
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BY HAND DELIVERY
Nantucket Zoning Board of Appeals
2 Fairgrounds Road
Nantucket, MA 02554
Re: 47B Cliff Road, Nantucket
Dear Zoning Board Members:
Enclosed on behalf of H. Brooks Smith, Trustee are the original and four
copies of the Application for a Special Permit to validate the existing dwelling
which was renovated and expanded within the side and rear yard setback
pursuant to a previously issued Special Permit for the above-referenced
property.
Also enclosed is the $300 filing fee check, the certified abutters list and
two sets of mailing labels.
Please notice this Application for the November 16, 2007 hearing, and if
you have any questions, do not hesitate to give e a all.
enc.
cc: Mr. H. Brooks Smith (w / enc.)
Mr. Jeremy David (w / enc.)
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NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
FEE: $300.00
APPLICATION FOR RELIEF
CASE NO. I<::c> - o-;:r
-
Owner's name(s): H. Brooks Smith, Trustee of Cliff Cottage Nominee Trust
Mailing address: 147 Forest Avenue, Locust Valley, NY 11560
Applicant's name(s): same
Mailing address: same
Locus address: 47B Cliff Road
Assessor's MaplParcel: 29/43.1
Land Court Plan No.:
13193-C
Lot No.:
3
Date lot acquired: 3/6/2003 Deed Ref./Cert. of Title: 20655
Uses on Lot - Commercial: None~ Yes (describe)
Residential: Number of dwellings-----1- Duplex_ Apartments_Rental Rooms
Building Date(s): All pre-date 7/72? or C of O(s)?
Zoning District: R-l
Building Permit Nos: 399-98; 4944-87; 6767-90; 14126-97; 404-73
Previous Zoning Board Application Nos.: 110-88
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:
See attached addendum
rmation contained herein is substantially complete and true to the best of my
knowledge, e pains an / p n s-.of perjury.
SIGNATUR Applicant AttorneY/Agent-4-
(If not owner or 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 Clerlc_/_/_ Planning Board:_/_/_ Building Dept.:_/_/_ By:
Fee deposited with Town Treasurer:_/_/_ By:
Waiver requested?:_Granted:_I_/_
Hearing notice posted with Town C1erk:_I_/_ Mailed:_I_/_ I&M:_I_I_ & _1_1_
Hearing(s) held on:_I_I_ Opened on:_/_I_ Continued to:_I_/_ Withdrawn?:_I_/_
DECISION DUE BY:_I_I_ Made:_/_I_ Filed w/Town Clerk:_ _ _ Mailed:__I_
DECISION APPEALED?:
1
SUPERIOR COURT:
LAND COURT
Form 4/03/03
ADDENDUM
The Applicant is seeking a special permit pursuant to Section 139-33A to
authorize the alteration and expansion of the pre-existing non-conforming
dwelling within the side and rear yard setback; but at no point closer than the
pre-existing structure's intrusion into the side and rear yard setback areas.
No new work is proposed; but the relief is requested to validate the existing
structure shown on the enclosed" As-built Plot Plan" prepared by Emack
Surveying dated October 10, 2002.
In 1988 the Zoning Board issued a special permit authorizing the alteration and
expansion of the then existing structure, a copy which decision (ZBA Pile No.
110-88) is attached. The predecessor in title completed the work described in that
special permit, but no record of a building permit for the project can be found.
Accordingly, the Zoning Enforcement Officer considers the 1988 relief to have
expired and has stated that the special permit must be re-issued before the
building department issues can be addressed. In addition, the 1988 decision
required the addition to be no closer than 5 feet from the rear property line, and
the Emack Surveying plan shows the closest point of the addition to be 4.8 .:!=. feet
from the rear property line. The pre-existing structure is situated at or over the
rear property line and 0.4 + feet from the side property line, so relief by special
permit pursuant to Section 139-33A(5) is appropriate to validate the work within
both the side and the rear yard setback.
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02SSLl
Date:
December 16 . 1988
CERTIFICATE OF GRANTING OF ~~~1~~~~ SPECIAL PERKIT
(Massachusetts General Lo~s. Chapter 40A. Section 11)
The BOARD OF APPEALS of the Town of Nantucket h~reby certifies
that a ~~~};OJ( Special Permit has been granted:
To: Horace Hanford Smith, Jr, (110-88l
(Owner/Applicant)
Address:c/o Reade and Alger, Box 2669, Nantucket. MA
02584
affecting the rights of the O~ner/Applicant with respect to lond or
b 'ld' 47B Cliff Road, Assessor's Parcel 29-43.1. Land Court
U:I. :l.nSls at
Plan l3l93-C, Lot 3 Deed Refercnce___
And the BOARD OF APPEALS further certifies that the Dttached Decisio
is a true and correct copy of its Decision granting the ~I{X::tJU"::J{X)l)lJllx':lQX
Special Permit and that copies of the Decision And of all plans referred
in the Decision have been filed with the Plonning Board and the Town Clcr
The BOARD OF APPEALS calls to the attention of the Owner/Applicant
that General Laws, Chapter 40A, Section 11 (lest paragraph) provides
that no ~K~KXHKHX~~ Special Permit, or any extension, modification or
rene~ol thereof, shall take erf~ct until (a) a copy of the Decision is
certified by the To~n Clerk that twenty days hove elapsed after the
Decision has been filed in the office of the Town Clerk and no appeal ha5
been filed (or, if such appeal has been filed. that it has been dismissed
or denied) and (b) the certified copy is recorded in the Registry of Deed
for the County of Nnntucket nnd indexe~ in the grontor index under the
nome of the Owner of Recor~ or is recorded ond noted on the O~ner'S
Certificate of Title, The fee for such recording or rcgistcrTog shall
be peid by ,be OV"H//,pli""'- \-.~ J! )\
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BOARD OF APPEALS
TOWN OF NANTUCKET
NANTUCKET, MASSACHUSETTS 02554
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DECISION:
,
The BOARD; OF APPEALS, at a public hearing held on FRIDAY,
DECEMBER 9, 19BB, at 1:00 P.M., in the Town and County Building,
Federal and Broad Streets, Nantucket, made the following Decision
upon the Application of HORACE HANFORD SMITH, JR. (110-BB).
1. Applicant requests a SPECIAL PERMIT under the provisions
of Nantucket Zoning By-law Section 139-33.A (Alteration of
Pre-existing Nonconforming Structure), to enable the alteration
and extension of an existing two-story dwelling partly within the
required side yard setback area from the westerly sideline of the
property. The Premises are located at 47B CLIFF ROAD (Assessor's
parcel 29-43.1), Land Court plan 13l93-C, Lot 3, and are zoned
RESIDENTIAL-I.
2. . We find that the Premises contain a single-family
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,dwelling, which intrudes upon the required side yard setback of 5
feet at the northwesterly line of the property, and the rear yard
setback of 5 feet at the northeasterly property line. The Applicant
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proposes to construct an addition, continuing in the northwesterly
line of the existing bui lding.
As shown upon the si te plan
attached hereto, this addition will include a small area within
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the required side yard, but in the continuation of an existing
building line.
In addition, the Applicant intends to enclose an
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area of the first story of, the dwelling which is now open but
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which is located directly beneath an existing portion of the
building, partly within the required setback,
3. We find that the existing nonconforming dwelling
pre-exists the 1972 adoption of the Nantucket, zoning by-law. The
Applicant' s r~presentatives presented material to show that the
proposed addition is to be located in such manner as to enable
expansion of an existing kitchen; expansion to the east of the
existing structure would obstruct a driveway. An existing fence
at the location of the proposed addition relieves any effect upon
abutters, and the Applicant offers to relocate this fence at the
westerly property line.
4. We find that the design and siting of the proposed
addition are consistent with the existing structure and will have
no significant effect upon the neighborhood. No opposition was
presented at the public hearing. Accordingly I we find that the
proposed addition will not be substantially more detrimental to
the neighborhood than the existing nonconforming structure, and
that it will be in harmony with the general purpose and intent of
the By-law.
S.' The relief granted is upon the conditions that the
addi tion sha 11 be constructed subs tanti a lly in accordance wi th
the site plan and elevations attached hereto as Exhibit A, and
that a fence shall be erected by the Applicant at the northwesterly
property line between the addition and the abutting parcel,
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Acco~dingly, this Board by UNANIMOUS vote, hereby grants the
requested relief by SPECIAL PERMIT, upon the conditions set forth
herein.
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Dated:
h O~~tJp 1988
L-:;l'~.:... K~/f'~'__
William R. Sherman
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(b, .J/"~__d~ .{;/P/,?
~HAVE ELAPSED AFrnliliE DECISION
W/>S FILED IN 1HE OFFICE OF nie 10WN CLERK. AND 1HA T
NOAPPEALtlAS FILED,PERSUANTTOGEN S
<40 A. SECTION 1
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Town of Nantucket
ZONING BOARD OFAPPEALS
LIST OF PARTIES fN fNTEREST IN THE MAITER OF THE PETITION OF
PROPERTY OWNER.!l..~...~.,..~
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MAILrNGA DDRESS.... .00...;;;X............... Y:.<. ';.;""'.'.)"...............
PROPER TY LOCATION..... .Y.......... ..~. ..~............
ASSES SORS MAP;P ARCEL("i .P.:.1!1:~........................................
APPLICANT,~" ,~..".. _..,....,..., ......,..."...., ,......."..
SEE AITACHED PAGES
[cenify 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 owners within 300 feet of the property line of owner's property. all as they appear on
(he most recent applicable tax list (M,G,L. c, 40A, Section 11 Zoning Code Chapter 139,
Section I 39-29D (2)
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Easy Peel Labels
Use Avery@ TEMPLATE 5160@
~
Thomas Keegan
2644 Bronson Rd
Fairfield, Ct 06824
Brooks H. Smith Trustee
Cfiff Cottage Nominee Trust
C/O Humes & Wagner
14 7 Forest Avenue
Locust Valley, NY 11560
Eleanor C & Mark H Gottwald
14915 Whitfield Avenue
Pacific Palasades,Ca 90272
Melanie R & Robert G Sabelhaus
227 Greenspring Valley Rd
Owings Mills, MD 21117
John E Duggan
135 Milton Street
Milton, MA 02189
Rich Christopher
3 Spruce Tree Lane
Wayland, MA 01778
Carol A W & Hugo Pagliccia
c/o Mary Louise
P.O,Box 471
Hingham, MA 02043
Doris Yaffe
c/o Alison Bibbins Ward Trust
280 Catherine Dr
Rockey Hill, CT 06067
Kathleen W Toombs Tr
ACJ Realty Trust
25 Canoe Hill Rd
New Canaan, CT 06840
Phyllis Hoadley
217 Forest Rd
Douglaston, NY 11363
Etiquettes fadles a peler
I .
II
l/eed Paper
_ See Instruction Sheet:
- for Easy Peel Feature 1
Mary & Robert M Haft
2346 Massachusetts Avenue NW
Wasahington, DC 20008
Stuart L Bell Trustee
Campana Nominee Trust
350 Willow ST
Southport, CT 06890
Deborah Van Dyke Trustee
74 North Beach Street Nom Trust
82 W oodway Ridge Lane
New Canaan, Ct 06840
Cindy P & William C Fowler
3106 Andrews Dr NW
Atlanta, GA 30305
Mary Elizabeth & Gregory T
Tadduni
408 Round Hill Rd
St Davids, P A 19087
Judy R & Barry Alpert
6827 Reynolds St
Pittsburgh, Pa 15208
Sterhen & Jennifer Dolente
714 Yarmouth Drive
Westchester, P A 19380
Joseph & Carolyn L Massik
165 Tremont St Unit 1203
Boston, MA 02111
Kathleen F & Eric E Grant
372 Brushy Ridge Rd
New Canaan, CT 06840
Peter & Gabriela Leventi
15 Old Roaring Brook Rd
MT Kisco, NY 10549
.
~
"
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'fi} AVERV@S260™ l
~ AI
Little Bo Peep LLC
c/o Philbrick & Avery LLP
P,O, Box 148
Nantucket, MA 02554
Katharine M & William C Miller
IV
515 Madison Avenue 3151 Floor
N ew York, NY 10022
Nantucket Conservation Found I
P.O,Box 13
Nantucket, MA 02554
Janet T & James K Kloppenburg
15 Rutland Road
Scarsdale, NY 10553
Mary C & William J Donovan
c/o 27 Liberty Street
Nantucket, MA 02554
Hyslop Realty LLC
37 Hyslop Road
Brookline, MA 02445
James A Chu
c/o Patricia H Schreiber Trust
P,O, Box 3087
Nantucket, MA 02584
One Grant LLC
4707 Woodway Lane NW
Washington, DC 20016
Richard B Urban & Jocelyn
Sandor
P.O,Box 750
Lakeville, CT 06039
Louis L Ceruzzi Jr
1720 Post Road
Fairfield, CT 06824
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Kathleen M Rotondaro Trust
c/o 8 Nantucket Avenue Nom
Trust
10 Newlands Street
Chevy Chase, MD 20815
Whispering Pines LLC
P.Q, Box 2306
Wilmington, DE 19899
Sarah E Barnes
P,Q,Box 490
Park City, VT 84060
Alida L & Richard E Storer
16 Canterbury Drive
Georgetown, MA 01833
Kelly M Williams & Andrew
Forsyth
252 West 30th St Apt 5A
New York, NY 10001
Cinda P & William C Fowler
3106 Andrews Drive NW
Atlanta, GA 30305
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Five Nantucket LLC
4707 Woodway Lane NW
Washington, DC 20016
Stone Radford Trustee
Stonec1iff Realty Trust
207 Mill Road
New Canaan, Ct 06840
Nancy R Cavanaugh
2015 Ponus Ridge Rd
New Canaan, CT 06840
Something Inc
c/o Matthew G Fee
50 Cliff Road
Nantucket, MA 02554
Commonwealth of Massachusetts
c/o Dept Enviromenta1 Manage
100 Cambridge St
Boston, MA 02202
Gregg Yaeger Trust
c/o 37 CliffRd Nom Trust
2423 Egandale Rd
Highland Park, IL 6003 5
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John Everets Jr
DBA ELM Associates
Southport, CT 06490
Janet K & Robert L Fronk
110 Ash St
Weston, MA 02493
Andrew A & Pamela W Brooks
280 F orrest Avenue
Rye, NY 10580
Town of Nantucket
c/o Park and Rec
2 Bathing Beach Road
Nantucket, MA 02554
Paulette K Boling
24 Tophet St
Lynnfield, MA 01940
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