HomeMy WebLinkAbout013-09 Saperstein
Lee W. Saperstein
Priscilla F. Saperstein
P. O. Box 1408
Nantucket, MA 02554
(508)680-1337
saperste@mst.edu
March 9, 2009
Ms Catherine F. Stover, Town Clerk
Town and County Building
16 Broad Street
Nantucket, MA 02554
Re: Application of Lee W. and Priscilla F. Saperstein
Property: 20 New Street, Nantucket
Map 0055, Parcel 337
Dear Ms. Stover:
Please certify the date and time of filing of the attached Board of Appeals
Application on the enclosed copy of this letter.
Thank you for your assistance.
Yours sincerely, I
~(J,~~
Lee W. Saperstein
Enclosure: Board of Appeals Application
Received and entered:
Catherine F. Stover, Town Clerk
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
APPLICATION
Fee: $300.00
File No. 0/3 -01
Owner's name(s):Lee W. Saperstein and priscilla F. Saperstein
Mailing address:p. O. Box 1408, Nantucket, MA 02554
Phone Number: (508) 680- 1337
E-Mail: saperste@mst.edu
Applicant's name(s):same
Mailing Address: same
Phone Number:same
E-Mail: same
Locus Address: 20 New Street
Assessor's Map/Parcel:0055/337
Land Court Plan/Plan Book & Page/Plan File No.:
Deed Reference/Certificate of Title: 170/37
Zoning DistrictROH
Uses on Lot- Commercial: None~ Yes (describe)
Residential: Number of dwellings 1 Duplex
Apartments
Date of Structure(s): all pre-date 7/72 Yes or
Building Permit Numbers: 37-06
Previous Zoning Board Application Numbers:014-05, 083-06, 043-08
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
Print Form
r--J
State below or attach a separate addendum of specific special permits or variance relief applying for:
Please see Addendum attached hereto
SIGNATURE:
Owner*
SIGNATURE:
Applicantl Attorney I Agent*
*If an Agent is representing the Owner or the Applicant, please provide a signed proof of agency.
OFFICE USE ONLY
Application received on:_ I_I _ By~ Complete~ Need Copies:_
Filed with Town Clerk:_1 _I_Planning Board:j _I_Building Dept.:_1 _I _ By:_
Fee deposited with Town Treasurer:_1 _I _ By:_ Waiver requested:_
Granted=--I _I_Hearing notice posted with Town Clerk:_1 _I_Mailed=--I _1_
I&M _1_1_ &_1_1_ Hearing(s) held on=--I _I_Opened on :_1_1_
Continued to: I I Withdrawn: I I Decision Due By: I I
--- --- ---
Made:_1 _I_Filed w/Town Clerk=--I _I _ Mailed:_1 _1_
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
ADDENDUM
Application of Lee W. Saperstein and Priscilla F. Saperstein
20 New Street, Nantucket, MA 02554
9 March 2009
The applicants seek a modification of a Special Permit dated February 23, 2005, File No.
014-05, recorded in the Nantucket County Registry of Deeds at Book 945, Page 296,
which was modified by two Decisions dated November 6, 2006, File No. 086-06,
recorded (in the same place) at Book 1052, Page 64, and again on August 11, 2008, File
No. 043-08, recorded at Book 1151, Page 334, or, in the alternative, to grant new Special
Permit relief pursuant to Section l39-l6-C2 for an inadvertent intrusion into the rear-yard
setback ofa generator sited at the rear of the yard of20 New Street.
The property is numbered 20 New Street (Map 0055, Parcel 337). It is located in the
Residential Old Historic District.
Cause of the Problem
. When the generator was sited, there were no survey monuments at the rear of the
property. There are still no monuments.
. The builder assumed, when locating the generator, that, in keeping with many
property lines in the Residential Old Historic District, the fence defined the
property line and he placed the generator to be five feet away from the top of the
fence. We provide a photograph of the siting of the generator to illustrate this.
. The as-built survey located the property line, by extension from monuments on
the street in the front of the house, inside of the fence line making the fence
entirely on the property of the rear abutter. This revealed the inadvertent
intrusion.
Mitigating Circumstances
. The site plan submitted to the HDC for approval ofhardscaping (the plan and
their approval are attached) shows the location of the generator and the presumed
location of the rear property line along the fence.
. The generator has been connected to a propane gas supply and to the electrical
circuitry of20 New Street. Portions are embedded in the concrete pad upon
which the generator sits. Any movement of a gas line is associated with some
safety risk; leaving it alone is the safest course of action.
. The rear abutting house has no windows or openings facing the rear yard of 20
New Street (photograph provided).
. The side abutting house (22 'l'2 New Street) does have two small windows
overlooking the generator. Forward movement of the generator will increase the
exposure of the generator to those windows. This may be seen in the
accompanying photographs.
'-
--- .,.'--
Rear-facing view. The house in the rear is llR Back Street. The generator is
behind the screening fence.
An oblique view of the generator and 22 'l'2 New Street.
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A tape measure is stretched to approximately 63 inches between the generator and the
fence.
ToW!1 of Nantucket Web GIS - Printable Map
Page 1 of 1
Town of Nantucket Web GIS
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Prop ID
Address
Owner
55 337
20 NEW ST
SAPERSTEIN PRISOLLA F TRST
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SAPERSTEIN PRISOLLA F TRUST
POBOX 1408
NANTUCKET, MA 02554
03/03/2005
$0
00943/0350
0.07 acres
NOT A LEGAL DOCUMENT
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Book/Page
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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 suitabihty for individual needs. All information is from the
Town of Nclrltucket Geographic Information System tGIS)
database.
-~"-----------'-------
Town of Nantucket, Massachusetts
Map Composed
3/7/2009
Copyright 2005 Town of Nantucket. MA All rights reserved. Developed by AppGeo
http://host.appgeo.comlnantucketma/PrintableMap.aspx?Preserve=Width&Map Width=7 44...
3/7/2009
ZONING CLASSIFICATION: ./2.-~. EXISTING:
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MIN. AREA: . . . . . . . SQ9.Q S,j:;' . . . . . . . . . .
MIN. FRONTAGE: . . . . . . ...s:q,#"J":' .S~,4't' .PM/V
FRONT YARD S.B.: . . . . . /.0 rr . . . .I~ . . . .
REAR & SIDE S.B. : . . . . ,..,s: PI." . . . :'. . . . .
GROUND COVER (%): . . . .~ 9. % . . . ': . . . . .
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SCALE: 1 = / f5 DA TE: -T,->.L..Y 1 2008
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Owner: r.,/(15'.~..t;.~ ~~~:5TA//Y. 7:~USr: .
13/(. 9.,:5 P'. :550
Deed: 4~ 9,'Y';3.;.:lji.. 3;~ Plan: <yo.(V':~ .r:o.U/'{L:{ .
Locus: . ;?<?k~~ .:3.T/?~~r.. . . . . . . . .
CHARLES W. HART and ASSOCIATES, Inc.
PROFESSIONAL LAND SURVEYORS
8 WILLIAMS LANE
NANTUCKET, MASS. 02554
(508) 228-8910
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PROFESS/O,;lAr.e;'r. NO SURVEYOR
THIS PLOT PLAN WAS PREPARED FOR THE TOWN
OF NANTUCKET BUILDING DEPARTMENT ONLY AND
SHOULD NOT BE CONSIDERED A PROPERTY LINE
SURVEY. THIS PLAN SHOULD NOT BE USED TO
ESTABLISH PROPERTY LINES. FENCES, HEDGES OR
ANY ANCILLARY STRUCTURES ON THE PREMISES.
THE PROPERTY LINES SHOWN RELY ON CURRENT
DEEDS AND PLANS OF RECORD.
THIS PLOT PLAN IS NOT A CERTIFICATION AS TO
TITLE OR OWNERSHIP OF THE PROPERTY SHOWN.
OWNERS OF ADJOINING PROPERTIES ARE SHOWN
ACCORDING TO CURRENT ASSESSOR RECORDS.
ASSESSOR MAP: .Ss. . . PARCEL: .3.~ 7'.
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Application to the HISTORIC DISTRICT COMMISSION, Nantucket, Massachusetts, for a
CERTIFICATE OF APPROPRIATENESS
for structural work.
All blanks must be fiUed in using BLUE OR BLACK INK (no pencil) or marked N/A.
OTE: h is strongly recommended that the applicant be familiar with the HOC guidelines, Building with Nantucket inlrlind" prior to submittal of application.
PI_ see other side for submittal requirements. Incomplete appik:atlons will not be reviewed by the HOC.
lis is a contractual agreement and must be fiHed oul in ink. An application is hereby made for issuance of a Certificate of Appropriateness under Chapter 395 of the ActS and
3soIveS of Mass., 1970, for proposed work as described herein and on plans, drawings and photographs accompanying this application and made a part hereof by reference.
18 certiflC8te.is valid lor three years from date 01 issuance. No structure may differ from the approved application. Vioiation may impede issuance 01 Certificate,ol OccupanCy.
::>woer of record:
Mailing Address:
"-\.
Date application received:
Must be acted on by.
Extended \0:
Approved:
Chairman:
Member.
Member:
Member:
Member.
Notes - Comments - Restrictions - Conditions
FOR OFFICE USE ONLY
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Fee Paid: $ 1C., CO
fAX MAP N":
PROPERTY DESCRIPTION
~ ~ PARCEL NO,
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Street & Number 01 Proposed Work:
..
"-
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Disapproved:
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Contact Phone #: ,- ',' -;: ,i . : 11'-: S E-mail:
AGENT INFORMATION (if applicable)
Name: t-- '\ .
Mailing Address:
..1\,.'
>--.'
I "or -, .~.
~-- ...-;
- -;-1
E-mail:
Contact Phone #:
= New Dwellin9 == Addition
= Color Change [' fence
== Rool ~-Other \.-'
Size of Structure or Addition: Length:
Width:
::: Garage
['Gate
DESCRIPTION OF WORK TO BE PERFORMED
See reverse for required documentation.
= Garage/Apartment ;:] Commercial = Historical Renovation :J Deck
[1 Paving ::: Move Building :J Demolition == Revisions \0 previous Cert. No.
= Sleps
:J Shed
~) Sq. Footage 1 stlloor.
Sq. lootage 2nd floor.
Sq. footage Srd 1Ioor.
Diflerence between existing grade and proposed linish grade: North
Height of ridge abOve linalfinish grade: North
Additional-Remarks
1 st floor ::::: 2nd IIoor
"' 1 stlloor ;:] 2nd floor
Decks:
Size:
Size:
South
East
West
South
East
West
Histone Name:
REVISIONS.
(describe)
1. East E1eyation
~,.;
2, South Elevation
Original Dale: S, West Elevation
Original Builder. 4. North Elevation
Is \here an HOC survey form lor this building attached? :; Yes :J N1A .Cloud on drawings and submit photographs 01 existing elevations,
_ DETAIL OF WORK TO BE PERFORMED
Found8tJon: Height Exposed C Block :....: Block Parged [J Brick (type)
Masonry Chimney: --' Block parged C Brick (type) > ::::: Other
Roof Pitch: Main Mass _/12- Secondary Mass -"12_ Dormer ------112_ Other
Roofing material: ::::: Asphalt C 3- Tab :::!-Architectural
:J Wood (Type: Red Cedar, White Cedar, Shakes, etc.)
= Poured Concrete
= Piers
Fence: Height .~ -L.-'
Type: \. ;-,. r ~ ,-
Length: ;, ;'" +/-
Location
Location
\
Skylights (Ilat only): Manulacturer
Manulacturer
Gutters: = Wood :J Aluminum :J Copper
LeaderlI (material and size):
Sldewell: :J White cedar shingles
:::' Other
Rough Opening
Rough Opening
o Leaders (material)
Size
Size
:J Clapboard (exposure:
inches)
Front :J
Side:]
= Pine :J Redwood ::::: Cedar :::' Other
== Paint :J Natural to weather :::: Other
Trim: A. Wood
B, Treatment
C, Dimensions: Fascia Rake Soffit (Overhang) Comer boards Frieze
Window Casing Door Frame Columns/Posts: Round _ Square_
WindowS': :::: Double Hung :J Casement C All Wood :::: Other
= True Divided Ughts(muntins) C SOL's (Simulated Divided Ughts) Manufacturer
Doors' (type and material): Front Rear Side
Garage Door(s): Type Material
Hardscape materials: Driveways Walkways ~..".,--, Walls
. Note: Complete door and window schedules are required.
COLORS
Sidewall Ciapboard (if applicable)
Trim Sash
Deck Foundation
. AIIach manufacturer's color samples if color is notlrom HOC approval list.
Rool
Doors
Fence
Shutters
I hereby authorize the agent named abOve to. act on my behalf \0 make changes in the specifications or the plans contained in this application in order to bring the
application into compliance with the HOC guidelines. I hereby agree \0 abide by and comply with the terms and conditions of this application. I hereby agree that the
submisSion 01 any revisions to this application will initiate a new sixty-day review ~riod. '
"'~tA Sionature of owner of record ' Sianed under oenSllies 01 oeriurv
-ft. / (). ,00
RECEIVED
BOARD OF ASSESSORS
MAR 0 5 2009
Town of Nantucket
TOWN OF
NANTUCKET, MA
Zoning Board of Appeals
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
PROPERTY OWNER, k.f., .L:-?: ..:..~~.~? ~.~~. ~0., .1:::.. ..2 tJ.lcr.f:~,~, n-:/ IV (~u 5;))
MAILING ADDRESS...P. ,. (). ~. . .!J.o.'K.. ./ 4.(1 .~. AI I/IJ. .r..'A.'5. (0 i:l;l 0 l } r -r-
PROPERTY LOCATION...?-:, ~... y~~~,.. [r.tf.. r..~. .~,.. .1~1!.~t?r.,C!..~ ,~~c(
ASSESSOR MAP/P ARCEL. .sri,??... 7...... j;.........;...... '1' . )..... ~'
SUBMITTED BY.. ~. ~.f ,0!. ~,. ?1 ~~:~.~ .~t:~:. ~:;>~ " ,~:. .(~/. .',.. :~ .' ,/-h--:2~
I '
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SEE ATTACHED PAGES
I certify that the foregoing is a list of all 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, as they appear on the most recent applicable tax
list (M.G,L. c. 40A, Section 11 and Zoning Code Chapter 40A, Section 139-29B
(2).
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DATE
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
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Date: May 5
,4009
To: Parties in Interest and. Others concerned with the Decision of
the BOARD OF APPEALS in the Application of the following:
Application No.:
013-09
Owner/Applicant:
Lee W. and Priscilla F. Saperstein
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.
/~i s o;L OW
Michael J. O'Mara, Chair.man
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
20 New Street
Assessor's Map 55, Parcel 337
Book 170, Page 37
Residential Old Historic
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals on
Thursday, April 9, 2009, at 1:00 P.M., at 2 Fairgrounds Road, Nantucket,
Massachusetts, the Board made the following Decision on the Application in
Zoning Board of Appeals File No. 013-09 of Lee W. Saperstein and Priscilla F.
Saperstein, of PO Box 1408, Nantucket, MA 02554.
2. Applicants are requesting a Modification of the previously granted Special
Permit in File No. 014-05, which was further modified in File No. 086-06 and File
No. 043-08; or, in the alternative, Applicants are requesting Special Permit relief
pursuant to Nantucket Zoning Bylaw Section 139-16.C.(2) (unintentional setback
intrusion) in order to validate the location of a generator sited in the rear of their
property. The generator is sited as close as 3.4 feet from the rear boundary line
in a zoning district that requires a five (5) foot rear yard setback. The site is
located at 20 New Street, is shown on Nantucket Tax Assessor's Map 55 as Parcel
337, and is recorded at the Nantucket County Registry of Deeds in Book 170,
Page 37. The site is zoned Residential Old Historic.
3. Our Decision is based upon the Application and accompanying
materials, representations and testimony received at our public hearing. The
Planning Board made no recommendation finding that the Application did not
present any issues of planning concern. No abutter comment was received either
in favor of or against the Application.
4. The Applicants represented themselves at the hearing. Mr.
Saperstein informed the Board that he and his wife had been before the Board of
Appeals three separate times - the most recent being in 2008. The reason why he
and his wife were before the Board this time involved the location of a generator.
Mr. Saperstein stated that due to an assumption by the builder, the generator
was sited in the rear yard setback, specifically as close as 3.4 feet from the rear
yard setback in a zoning district that require a five (5) foot rear yard setback. The
builder did not stake out the area and ascertain the location of the southerly
boundary line. In doing so, the builder inadvertently sited the generator in the
rear yard setback.
Subsequently, Mr. Saperstein stated that he is requesting a modification of
his existing Special Permit to allow the siting of the generator; or, in the
alternative, applying for a Special Permit pursuant to Nantucket Zoning Bylaw
Section 139-16C.(2) because the intrusion is not greater than five (5) feet and that
the burden of correcting the intrusion substantially outweighs any benefit to an
abutter of eliminating the intrusion.
My. Saperstein informed the Board that, having believed the generator to
be sited in the correct location, the generator is now connected to a propane gas
supply and that portions are embedded in the concrete pad upon which the
generator sits. Additionally, the rear abutting house has no windows or opening
facing the rear yard where the generator is located. Mr. Saperstein stated that he
believes that the burden of correcting this intrusion substantially outweighs any
benefit to an abutter.
5. Therefore, the Board finds that the burden of correcting the
intrusion substantially outweighs any benefit to an abutter of eliminating the
intrusion, and that the intrusion occurred even though the Applicant relied on a
survey prepared by a licensed survey firm. The Board also finds that the
issuance of a special permit to validate the siting of the generator under these
circumstances is in harmony with the general purpose and intent of the Zoning
Bylaw.
6. Accordingly, by a motion made and duly seconded to GRANT the
requested relief by SPECIAL PERMIT pursuant to Nantucket Zoning Bylaw
Section 139-16(C)(2) to validate the siting of the generator as shown on the plan
attached as Exhibit A, there were four (4) votes in favor and one (1) opposed
(Toole).
SIGNA TURE PAGE TO FOLLOW
2
---
Lj~ t~
t ,
Kerim Koseatac
Dated: ~tUf
~, ,2009
---
. /~,-----
COMMONWEALTH OF MASSACHUSETTS
May
Nantucket, ss. ~. s-,2009
MAy
On this 5 day of Aprif, 2009, before me, the undersigned Notary
Public, personally appeared Ed' w"," , 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.
Lf/l/~
.
Notary Public: ~Jtt'~ r. H~r:-,
My commission expires: Mllr~ ~/;;JtJ/~
3
f J ~, "1
Cfdll~.r A:.
ZONING CLASSIFICATION: .g.-,.t. EXISTING:
.:T/VL?,E/~R./vt//J(r-Ai(5oG("Esr ,.ee:COIUJA~,Ph4iV)
MIN. AREA: . . . . . . . SQ9.Q 5:,1;' . . . . . . . . . .
MIN. FRONTAGE: . . . . . . .-5:Q P"T .S",f'!:r€' .PMtV'
FRONT YARD S.B.: . . . . . /.Q rr . . . /~ . . . .
REAR & SIDE S.B. : . . . . . ..5: pr.- . . . ~'. . . . .
GROUND COVER (%): . . . .~ 9. % . . .': . . . . .
N
NEw STREET
(35'-.o~O)
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8. .. THAT
D ON THE
BUILDING LOCATION PLAN
OF LAND IN
NANTUCKET, MA.
THIS PLOT PLAN WAS PREPARED FOR THE TOWN
OF NANTUCKET BUILDING DEPARTMENT ONLY AND
SHOULD NOT BE CONSIDERED A PROPERTY LINE
SURVEY. THIS PLAN SHOULD NOT BE USED TO
ESTABLISH PROPERTY LINES. FENCES. HEDGES OR
ANY ANCILLARY STRUCTURES ON THE PREMISES.
THE PROPERTY LINES SHOWN RELY ON CURRENT
DEEDS AND PLANS OF RECORD.
THIS PLOT PLAN IS NOT A CERTIFICATION AS TO
TITLE OR OWNERSHIP OF THE PROPERTY SHOWN.
OWNERS OF ADJOINING PROPERTIES ARE SHOWN
ACCORDING TO CURRENT ASSESSOR RECORDS.
ASSESSOR MAP: .S$"'. . . PARCEL: .3.~ 7'.
" /
SCALE: 1 = /5 DA TE: -TU.L.Y 1 2008
/
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CHARLES W. HART and ASSOCIATES, Inc.
PROFESSIONAL LAND SURVEYORS
8 WILLIAMS LANE
, NANTUCKET, MASS. 02554
(508) 228-8910
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