HomeMy WebLinkAbout063-08 Casscells
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
APPLICATION
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Fee: $300.00
File No.CiP-;-oB
Owner's name(s): S. Ward Casscells III and Roxanne B. Casscells
Mailing address: c/o Reade. Gullicksen. Hanley and Gifford. LLP
Phone Number: 508-228-3128
E-Mail: air@readelaw.com
Applicant's name(s): Same
Mailing Address: 6 Youngs Way. Post Office Box 2669. Nantucket. Mass. 02584
Phone Number: E-Mail:
Locus Address: 3 North Gully Road. Siasconset Assessor's Map/Parcel:73.1.3-7 and 5.9
Land Court Plan.: Lot 2 on Plan 39227-A and Lot 17 on Plan 17744-C
Certificate of Tide: 22898
Zoning District R-1
Uses on Lot-Commercial: None
Residential: Number of dwellings 1
Apartments
Duplex
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Date of Structure(s): all pre-date 7 172 Yes or
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Building Permit Numbers:
Previous Zoning Board Application Numbers: None
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
State below or attach a separate addendum of specific special permits or variance relief
applying for:
The applicants propose to alter the pre-existing, nonconforming one-story, single-
family dwelling upon the locus by constructing a new addition within the westerly
side yard setback area, , and by altering and placing a basement under the existing
structure including a portion within the southerly front yard setback. The structure
now is sited such that the existing dwelling is about 2.9 feet from the lot line at the
closest point and as close as 6.6 feet from the front yard lot line, with the minimum
setback in this Residential-l zoning district being 5 feet for the side yard and 10 feet
for the front yard. The proposed addition will be further than the existing structure
from the westerly side lot line, about 3.3 feet and the alteration within the front yard
setback will maintain the existing footprint without lateral extension. Also, as part of
the project, the attached shed on the westerly side of the structure will be removed.
These setback nonconformities pre-exist the 1972 adoption of the Nantucket Zoning
By-law.
The locus is nonconforming as to parking, having no on-site parking space and
none is proposed; the alterations will not change the number of required parking
spaces. The provision of conforming on-site parking is impractical or impossible
because of the shape and topography of the locus, with wetlands constraints.
The locus contains about 5413 square feet, with 5,000 square feet being required,
and the current ground cover is 13.8% in a zoning district where 30% ground cover is
allowed. The locus and structures thereon are conforming in all other respects.
Additional work to the house is planned, but it is outside the setback, will not
result in any new nonconformity (proposed Ground Cover ratio is 14.8%), and
otherwise does not require relief. The proposed project will not trigger any additional
parking, so no parking waiver is sought.
Accordingly, Applicants request relief by Special Permit under Nantucket Zoning
Bylaw Section 139-33.A(4) for the alteration of the pre-existing nonconforming
structure where the change is not substantially more detrimental to the neighborhood
than the existing nonconformities.
3 Gully Road Application
I certify that the information contained herein is substantially complete and true to the
best of my knowledge, under the pains and penalties of perjury.
SIGNATURE: S. WARD CASSCELLS III & ROXANNE B. CASSCELLS, OWNERS
By:
SIGNATURE:
OFFICE USE ONLY
Application received on:_1 _I _ By:_ Complete:_ Need Copies:_
Filed with Town Clerk_I _I _ Planning Board:_1 _I _ Building Dept.:_1 _I _ By:_
Fee deposited with Town Treasurer:_1 _I _ By:_ Waiver requested:_
Granted:_1 _I _ Hearing notice posted with Town Clerk_I _I _ Mailed:_/ _I _
I&M_I _I _ &_1 _I _ Hearing(s) held on:_1 _I _ Opened on :_1 _/ _
Continued to:_1 _I _ Withdrawn:_1 _I _ Decision Due By:_1 _I _
Made:_1 _I _ Filed w ITown Clerk_I _I _ Mailed:_1 _I _
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
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PROPOSED
ADDITION
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PID 73.1.3 7.1
N/F NANTUCKET
LAND BANK
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PID 73.1.3 5.8
N/F
NANTUCKET
PROPOSED LAND BANK
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PID 73.1.3 5.9
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CASSCELLS III
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ROXANNE B
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CURRENT ZONING INFORMATION
Front Yard Setback
Side Yard Setback
Rear Yard Setback
PROPOSED
NO CHANGE
J..J' P, . Addition
11.6'
PLOT PLAN
#3 N. GULLY ROAD
PID 73.1.3 5.9 t9. 7
14.8~ (800~S.F.) NANTUCKET, MASS.
SCALE: 1"=20' DATE: 9/05/08
PROPOSED
BUILDING AREA CAr CUI ATION
existing building 752~ s. f.
proposed addition ~ s. t.
817% s.t.
shed to be removed :=.1H s.f.
800: s.f.
net chanqe 48% s t
------------
BENNETT ENGINEERING
JOB NO: 1095
LAND SURVEYING. ENGINEERING. & DEVELOPMENT SERVICES
P~(508)888-4868
SAGAMORE BEACH, MA 02562 FAX. (508) 888-4867
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F!ECEIVED
80Aru",p", <
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Town of Nantucket
AUG ? I 2008
Zoning Board of ADpe~~
rOWN OF
NANTUCKET, MA
LIST OF PARTIES IN INTEREST n~ THE MATIER OF THE PETITION OF:
PROPERTY OWNER..... ..\>. .~..~.. ~~.~~~.~~.... ~ ~~.~~- {(So
MAILING ADDRESS. .r:;/ ~..~~.~~~!.. .~~~.~.i.<?~~~.x:.,: ..~~.~.~~'t.. .~.. ~i.f~~F.d, Ll.P
PROPERTY LOCATION.......... .~.. .~)~~~.... .~.~-.l.b.. J~~.
ASSESSOR MAPIPARCEL...... ,.....J .3.!.~. ::'.. .CP.:J..,.............. ........
SUBMITTED BY. .~.~~~~.'.. ~.~ ~.~.~~~.~.:~.'. ..~.~~~~X.. ~. .?~.~ ~~~.~.'.. .~.~~..
SEE ATTACHED PAGE,S
I certify that the foregoing is a list of all persons who are ov.mers of abutting
property, owners ofland directly opposite on any public or pl'iYaie sbeet or way;
and abutters of the abutters and all other land owners ""ithin 300 feet of the
property line of oYiner's property, as they appear on the most recent applicable tax
list (MG.L. c. 40A, Section 11 and Zoning Code Chapter 40A~ Section 139-29B
(2).
/2A ,-:J:) ~~%
OAfEr~
~a
~<)OR'S OFFICE
TOWN OF NANTUCKET
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Bruce N. Ritter
and Daniel L. Ritter
38 Peaceable St.
Ridgefield, CT 06877
Nantucket Islands Land Bank
22 Broad St.
Nantucket, MA 02554
Julia G. Lewis
c/o Barbara L. King
39 Williams Rd.
Ashland, MA 01721
Albert E. Lussier, Jr.
& Sylvia C. Lussier
PO Box 704
Siasconset, MA 02564
Alan A. Morell
& Janet Churchill
PO Box 189
Siasconset, MA 02564
Eymann Romney Fong, etal
3995 Lucy Ct.
North Pole, AK 99705
Catherine O. Saynor, Trustee
Saynor 2003 Declaration of Trst
PO Box 479
Siasconset, MA 02564
John R. & Susan M. Whitney
PO Box 749
Williamsburg, NM 87942
F. E. Wade Greene, Tr.
Wade Green Cottages Nominee T
35 Charles St
New York, NY 10014
Susan Eliot Wyss etal Trsts
c/o Andrea B. Mayfield
841 Cheshire Dr.
Coppell, TX 75019
Town of Nantucket
16 Broad St.
Nantucket, MA 02554
Sarah P. & Anndria E. King
507 Main Street
Ashland, MA 01721
8 North Gully Rd LLC
c/o Lauri L. Benk
14 Obrien Court
Bedminister, NJ 07921
Michael L. & Jeanne Compitello
72 Old Field Rd
Setauket, NY 11733
Joan R. Wilson-Godeau, Tr.
PO Box 713
Siasconset, MA 02564
John H. Brazilian
1 Exeter Plaza 1 ih Fir
Boston, MA 02116
Elizabeth Griggs Dom etal
1407 Kersey Ln
Rockville, MD 20854
Town of Nantucket
c/o Park & Rec
2 Bathing Beach Rd
Nantucket, MA 02554
Cassells
3 North Gully Road
7313-007
Page -.-L of 1; Set ~ of 2
F.E. Wade Greene, Tr
Wade Cottages Nominee Tr
35 Charles St.
New York, NY 10014
Richard M. & Virginia B. Linburg
32 Doane Road
Deep River, CT 06417
Christopher F.
& Linda S.T. Holland
Whale Spray Nom Trust
Box D 14
Siasconset, MA 02564
Alexander Ray
& Diane Downing
PO Box 581
Ashland, NH 03217
George E. Curtain, III
& Susan Curtain
644 County Road
Guilford, CT 06437
Eymann Romney Fong
3995 Lucy Court
North Pole, AK 99705
Geraldine R. Roos, Trst
126 Tacoma Lane
Palm Beach Shore, FL 33404
County of Nantucket
16 Broad Street
Nantucket, MA 02554
Arthur I. Reade, Jr.
Reade, Gullicksen, Hanley & Gifford. LLP
PO Box 2669
Nantucket, MA 02584
Town of Nantucket Web GIS - Printable Map
Page 1 of 1
Town of Nantucket Web GIS
73.1.3 121
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13.1.3 122
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73.1.35.8
73.2.4 5'
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Prop ID
Address
Owner
73.1.37
3 N GULLY RD
GREENE F E WADE TR
WADE COTTAGES
NOMINEE TR
35 CHARLES ST
NEW YORK, NY 10014
12/30/1993
$0
C0016/ 094
0.11 acres
NOT A LEGAL DOCUMENT
,:::.:;
Sale Date
Sale Price
Book/Page
Lot Size
For general reference only: Important
caveats which must be considered when
using this data are available from the
Nantucket GIS Coordinator.
Disclaimer The information displayed on this or
any other map produced by The Town of
Nantucket is for reference purposes only. The
Town of Nantucket does not guarantee the
accuracy of the data. Users are responsible for
determining the suitability for individual needs.
All information is from the Town of Nantucket
Geographic Information System (GIS) database.
Town of Nantucket, Massachusett~
Map Composed
9/8/2008
2005 Town of Nantucket, MA. All rights reserved. Developed by AppGeo
http://host.app geo .com/nantucketma/PrintableMap. aspx?Preserve= Width&Map Width=4 3 2&MapH... 9/8/2008
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554 ,,~
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Date: November 13 ,2008
To: Parties in Interest and. Others concerned with the Decision of
the BOARD OF APPEALS in the Application of the following:
Application No.:
063-08
Owner/Applicant:
S. WARD CASSCELLS III and ROXANNE B. CASSCELLS
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\
().V
Michael
ara, 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
3 North Gully Road, Siasconset
Certificate of Title No. 22898
Sconset Residential-1
Assessor's Parcels 73.1.3-7&5.9
Land Court Plan 39227-A, Lot 2;
Land Court Plan 17744-C, Lot 17
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, October 10, 2008, at 12:00 noon, in the
former Electric Company building, 2 Fairgrounds Road, Nantucket,
Massachusetts, the Board made the following decision on the
application of S. WARD CASSCELLS III and ROXANNE B. CASSCELLS,
c/o Reade, Gullicksen, Hanley & Gifford, LLP, Post Office Box
2669, Nantucket, Massachusetts 02584, File No. 063-08:
2. The applicants are requesting a Special Permit pursuant
to Nantucket Zoning By-law ~139-33.A(4) for alteration of a pre-
existing, nonconforming single-family dwelling, in order to
construct a new addition in the westerly side yard setback area
and by altering and placing a basement under the existing
structure, including a portion wi thin the southerly front yard
setback. The structure is nonconforming as to setbacks, being
sited about 2.9 feet from the westerly side lot line and 6.6 feet
from the front lot line. In this Sconset Residential-1 zoning
district, minimum side yard setback is 5 feet and minimum front
yard setback is 10 feet. The proposed addition will be farther
than the existing structure from the westerly side lot line,
about 3.3 feet, and the alteration within the front yard setback
will maintain the existing footprint without lateral expansion.
The shed on the westerly side of the structure will be removed.
The locus and structures thereon are conforming with all other
dimensional zoning requirements. The locus is situated at 3
NORTH GULLY ROAD, SIASCONSET, is shown on Nantucket Tax
Assessor's Map 73.1.3 as Parcels 7 and 5.9, consists of Lot 2 on
Land Court Plan 39227-A and Lot 17 on Land Court plan 17744-C,
stands in the record ownership of the applicants by virtue of
Certificate of Title No. 22898 at Nantucket Registry District,
and is situated in the Sconset Residential-1 zoning district.
3. Our decision is based upon the application and
accompanying materials, and representations and testimony
received at our public hearing. There was no Planning Board
recommendation, on the basis that no matters of planning concern
were presented. Except for the presentation by the applicants'
representatives, no support nor opposition was presented at the
public hearing.
4. As presented by the applicants' counsel and designer,
the dwelling, a small cottage lying below the bluff in Codfish
Park, pre-exists zoning requirements, and is nonconforming as to
side and rear yard setback. The applicants have recently
purchased the locus and desire to place a new foundation under
the structure, part of which would be in the portions of the
dwelling which lie within the required setbacks, and construct a
new addition extending into the side yard setback while removing
a shed which extends farther into the same setback. The proposed
changes have been approved by the Nantucket Historic District
Commission ("HDC"). It is proposed to place the foundation under
the structure without lifting and moving it, and moving the
structure away from the westerly side lot line to increase the
setback from that line into conformity is not advisable because
of the eroding coastal bank to the east. The conforming ground
cover of the existing structure, of about 752 square feet, will
be increased by a net of about 48 square feet. The existing and
proposed conditions upon the locus are shown upon a plan by
Bennett Engineering dated September 5, 2008, a copy of which is
attached hereto as Exhibit A. As noted above, no opposition was
received by the Board of Appeals.
5. On the above facts and presentation, the Board of
Appeals, acting unanimously, made the finding that the proposed
alterations and expansion to the existing structure would not be
substantially more detrimental to the neighborhood than the
existing nonconformities of the structure, and by the same
unanimous action, voted to grant the requested relief by Special
Permit for the alteration and expansion of the existing structure
as proposed, subject to the following conditions:
(a) The work shall be
wi th the plans approved by
Appropriateness No. 52827; and
done in substantial conformity
the HDC In Certificate of
2
(b) No exterior construction shall be performed upon
the structure from Memorial Day weekend through September 15 in
any year.
SIGNATURE PAGE TO FOLLOW
3
Dated: ~,2008
Lisa Botticelli
COMMONWEALTH OF MASSACHUSETTS
County of Nantucket, ss
On this It- day of MWMi:Jer ' 2008, before me, the
undersigned notary public, personally appeared
. PlttJ"K... /bOY
(a) ____ personally known to me, or (b) ____ proved to me
through satisfactory evidence of identification, which was
(personally known to me), (type of identification) to be the
person whose name is signed on the preceding or attached
document, and acknowledged to me that helshe signed it
vo~r ~rpose.
Official Signature and Seal of Notary Public
My commission expires: .MVtM ,)~I ';'/)/'7
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TOWN OF NANTUCKET N
BOARD OF APPEALS -D
NANTUCKET, MASSACHUSETTS 02554 ~
Date: November 20, 2008
The Decision for ZBA File No. 063-08, S. Ward Casscells III and
Roxanne B. Casscells originally filed with the Town Clerk on
November 14, 2008 did not include an attachment entitled "Plot
Plan #3 N. Gully road," prepared by Bennett Engineering, dated
September 5, 2008.
Attached to this memorandum is "Exhibit A" which is a plan
entitled "Plot Plan #3 N. Gully road," prepared by Bennett
Engineering, dated September 5, 2008. Said "Exhibit A" should be
attached to the decision in ZBA File No. 063-08.
Sincerely,
j!#?
John B. Brescher
Zoning Administrator
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PID 73.1.3 5.8
N/F
NANTUCKET
PROPOSED LAND BANK
PORCH
S83'nI3"E
PROPOSED 80.97
DECK
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PID 73.1.3 5.9
N/F
s.WAAP
CASSCELLS III
&
ROXANNE B
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BUILDING IS ON ~
CONCRETE BLOCK <
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CURRENT ZONING INFORMATION
Front Yard Setback
Side Yard Setback
Rear Yard Setback
PROPOSED
NO CHANGE
J..J' P, . Addition
11.6'
PROPOSED
PLOT PLAN
#3 N. GULLY ROAD
PID 73.1.3 5.9 t9. 7
NANTUCKET, MASS.
SCALE: 1"=20' DATE: 9/05/08
14.8~ (800~S.F.
BUILDING AREA CAI CULA TION
existing building 752:1: s. t.
proposed addition ~ s. f.
817~ s.t.
shed to be removed =1li s.t.
800:1: s.t.
net chanQe 48~ s f
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BENNETT ENGINEERING
JOB NO: 1095
LAND SURVEYING. ENGINEERING. & DEVELOPMENT SERVICES
P~(508)888-4868
SAGAMORE BEACH. MA 02562 FAX. (508) 888-4867