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HomeMy WebLinkAbout060-00TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date : ~4ugust~ ~ ~ 20 00 To: Parties in Interest and. Others concerned with the Decision of the BOARD OF APPEALS in the Application of the following: Application No.: 060-00 Owner/Applicant: BARBARA 0. DEZALDUONDO 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. U' Michael Mara, 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 §139-301 (SPECIAL PERMITS); §139-32I (VARIANCES) ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS. v c . ~c/t_lu ..~ - .a .~. ~ ~ i w~~. . ~ ~ . `urn ~ ~~~ M~ vV r v Lrt ~ ~aJUGGU:J ~ :JJ r G 13 Cliff Road, Nantucket Map 42.4.4, Parcels 71 and 57 Deed Reference: Book X47, Page 154 1esidential-1 TOWN o~ NANTr~cIa~T ZONING BOARY? OF APPEALS At a public hearing of the Nantucket Zoning Board of Appeals on Friday, August 11, 2000, at 1:00 P.M., in the conference room of the Town Annex Building, 37 Washington Street, Nantucket, Massachusetts, on the Application of BARBARA O. deZALDUONDO of 13 Cliff Road, Nantucket Massachusetts 02554, in connection with property knav,~n as 13 Cliff Road, Nantucket, :Massachusetts {BOA File No. 060-00), the Board made the following decision: 2. Applicant is seeking relief by SPECIAL PERMIT under Nantucket Toning By-law Section 239-33A (alteration/expansion of apre-existing nonconforming structure/ use). Applicant proposes to construct an addition to the northeasterly rear portion of a said to be pre-existing nonconforming single family dwelling which would continue an existing nonconforming setback line, at about 4.9 feet, without coming any closer to the northerly side yard lot line th<~uz. the existing structure. The );.Deus is nonconfc~rrning as to side yard setback with the structure being sited at about 3.8 feet at its closest point from the northerly Iot line and at about 3.1 feet at its closest point from the southerly lot line in a district that requires a minimum side yard setback of five {5) feet. The Premises is located at 13 CLIFF ROAD, Assessor`s Map 42.4.4, Parcels 71 and 57. The property is zoned Residential-1. 2. The Board's decision is based upon the application and accompanying materials, an as-built plot plan with a building envelope for the proposed addition, drar~~n by 1V'antucket Surveyors, Inc., dated Apri114, 2000, and representations and testimony received at the public hearing. The Planning $oard recommendation was that the application did not present any issues of planning concern. There was no opposition presented at the public hearing and there were no letters on file. 3. Applicant's property consists of two lots that have merged for zoning purposes because the lots were created in 1974 without minimum frontage on Cliff Road. .As merged lots, the property has adequate frontage on North Avenue, area, and front and rear setbacks in the Residential-1 zoning district. The dwelling on the property was built on or about 2903 and is constructed within the side yard setbacks on both sides of the dwelling. Applicant proposes to construct an addition to the rear of the existing dwelling at its northeast corner which is set back 4.9 feet from the northerly property line. The addition will be no nnare than 15 feet tall from grade at its highest point. The rear of the existing dwelling is constructed near a steep drop in grade, limiting the depth of the proposed addition. The addition will come no closer to the v ~ `•.~c~c~ ,~ ~•~-•• • ~ • . ~~. . . . . a ~~. i • L.. ~ rte. viJ M V t_(\ I JYJUGGIJ~ I :~J northerly property line than the existing dwelling so the nonconforming set back of 4.9 feet will not be made more nonconforming along the northerly property line. 4. Therefore, the $oard finds that the existing dwelling is validly pre-existing nonconfornvz<g as to side yard setbacks, with adequate frontage, front and rear yard setbacks and parking. There is sufficient ground cover available for the Applicant's proposed addition. The Board finds that the Applicant proposes only a minimal intrusion into the side yard setback, therefore the proposed addition will not be substantially more detrimental to the neighborhood than the existing nonconformity. 5. Accordingly, the Board of Appeals, by a UNANIMOUS vote, GRANTS the requested SPECIAL PERMIT under Section 139-33A to permit the construction of the proposed addition, provided the nonconforming dzstance of 4.9 feet is not made more nonconforming along the northerly property line, upon the foIiowing condition: the addition shall be constructed in substantial conformance with the site plan drawn by Nantucket Surveyors, Inc., dated .P-pril 14, 2000, marked as Exhibit A and attached hereto. ` Dated: Au ust~ 2pQ0 v~ ` ! ~ ~ ~~ g Gilliam Ho~.zrihan RECEIVED TOWN CLERK'S OFFICE NANTUCKET, MA 02554 AUG 2 8 2000 rlME: CLERK: ~~ ~~ 2S~ Edward T J C3Z D. Neil arent ~~~nr~~~~ ~~1, Dale W. Waine 2 Y_ 3 X~ l ~' { Z m N N ~ ~~~~ O,dO \ ~~~ ~ `\ . ~ ~ ~, \ \ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~\ 4~ ~ ~ ~ ~ ~ ~ i ~ '~ ~ ` ~ ~ ~~ ~~s ` ~~ ~ a ~ L, \ c^ ~ r~ \ ~ ~ ~ ~ 'oV ~ ~ ~ C \ i. ~ u ~~ \~ \ ~ ~'# ~N tk ~~ ~ ~ ~ 4+ ~~ o ~ \ m °' \ ~ ~ ~ \ D ~ \ ~ ~ f \ \ ~ o N ~ i ~ ~ o ~ ~ \ J `~oB 4 `, Z ~ °o~ rn ~ ° S +s~o~X "~~~ .. 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DEZALDUONDO BOARD OF APPEALS FILE NO. 060-00 Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning Bylaw Section 139- 33A (alteration/expansion of apre-existing nonconforming structure/use). Applicant proposes to construct an addition to the northeasterly rear portion of a said to be pre-existing nonconforming single- family dwelling which would continue an existing nonconforming setback line, at about 4.9 feet, without coming any closer to the northerly side yard lot 1me than the existing structure. The Locus is nonconforming as to side yard setback with the structure being sited at about 3.8 feet at its closest point from the northerly lot line and at about 3.1 feet at its closest point from the southerly lot line in a district that requires a minimum side yard setback of five (5) feet. The Premises is located at 13 CLIFF ROAD, Assessor's Map 42.4.4, Parcels 71 and S7, Plan Book 18, Page 143, Lots 1 and 2. The property is zoned R~Jesidential-1. `~~W1 ~ / Michael J. O'Mara, airman THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR FURTHER INFORMATION. BoA Form 1-89 NANTUCKET ZONING BOARD OF APPEALS TOWN AND COUNTY BUILDING Date NANTUCKET, MA 02554 Case No. APPLICATION FOR RELIEF Owner's name(s): Barbara O. deZalduondo Mailing address: 13 Cliff Road. Nantucket. Massachusetts 02554 Applicant's Name:Same Mailing Address: Lot Location: Assessor's map and parcel number: 42.4.4 ~ 71 and 57 Street Address: 13 Cliff Road Registry LCPL: Lots 1 and 2 on Plan Book 18 Paae 143 Date lot acquired: 10/01/74 Cert: Deed Book 147/154 Zoning district: R-1 Uses on lot - commercial: None or MCD? - number of: dwellings 1 duplex- apartments rental rooms Building date(s): all pre-8/72? ves C of O? no B1dg.Permit appl.Nos._ Case Nos. all BoA applications, lawsuits: State fully all zoning relief sought and respective Code sections and subsections, specifically what you propose compared to present and what grounds you urge for BoA to make each finding per Section 139-32A if Variance, 139-30A X if a Special Permit (and 139-33A X if to alter or extend a nonconforming use). If appeal per 139-31A & B _, attach decision or order' appealed. OK to attach addendumZ. See Addendum A attached. Items enclosed as part of this Application: order _ addendum x Locus map x Site plan x showing present x +planned x structures Floor plans present- proposed x elevations x (HDC approved no ) Listings lot area x frontage x setbacks x GCR x parking data x Assessor-certified addressee list 4 sets x mailing labels 2 sets x $200 fee payable to Town of Nantucket x proof'- 'cap' covenant_ 1(If an appeal, ask Town Clerk to send Bldg Comr's record to BoA.) I certify that the requested information submitted is substantially complete and true to the best of my knowledge, under the pains and penalties of perjury. B a alduondo SIGNATURE: By: Attorney/Agent X y her At or ey, nily Avery ~ FOR Bo OFFICE USE Application copies reed: 4 or_ fo A on ~/~/Wbyi~~~1'~"~J One copy filed with Town Clerk on~/~lby complete?`~ One copy each to Planning Bd and Building Dept~~/ y~~ w $200 fee check given Town easurer~^-on~/~~ by waived? Hearing notice posted/~ mailed //~I&MZ/~/'~, O,~/~ Hearing (s) on_/_/_ cont' d to_//_, _/_/_ withdrawn?_/_/_ Decision due by_/_/_ made-/_/_ filed TC_/_/_ mailed-/_/_ U~ LL N ~ ~ Q o° j Y ~ ~°, ~ Wo:F- ~O ~UU ~ ~ `~ z ~ z ~ ~ Q ~~ LJ ~~ =` Q J ''- ~~~ See related cases lawsuits other /t 33 70 f __1__~/ ~-l..• t . i 26 rr ji 12 A ~s; 34 _ 's'p9 T o~ o ' In _~ , . y - W ~ i >ts I F 14 Q4.1 ~ •_.~ I . c c~,,.,~ )a•~1 - 7~0 ~ Wv ,9 °ti a- '. ~ . ~d~s EAST LINCOLN LOCIIS PLAN AVENUE i ! BARBARA 0. DEZALDIIONDO i3 CLIi~F ROAD .zwa-'I ~, I r 9 F a F J' I/, I 1 b 2~ 1/ / . ' / ~ W P~ ' , - N~T~ 3-~ K i - ~ _ .. to ~ ~ F~ AR'D'I s~ 5 l ~ y ,, . i WpY IS•~ r . • ,s ~.~7 i I ~ i Z.6 A ~ tIL ~ ^ •f~~ • I °.a ~ ~ ~ ' ` S 1 I . A~ SN.A ~ ~ R A~1AI (r `~ ~~ ~ •- i s+j ~ y . a~ov ~ ! { I i , t ~ i I 1.0 A y I ~~ II i us.l-ss ~ I . 3T i U ~ • 1 ~ I I 17 1 ~ I 1 • ~ I ~ I ' I r T2 .. - f j I 4 • ; • l ~ i~ ~~ ,N p`i ~ /' ~ i I ~ ~ ~ I~ 11 er•1 'LQ" 4 ~ Ii ~ 1 . I .~ I .• ~~ CC's t ~~ Iif I y ~ q ~ ~~ ~ ~. t^p sl sa p S ~' zo ~ I zs ~o,,~ ~ ~ •4~ ~ ., 1i. I M ! ~ ~~ `7 2~ 22 pSZ~ gS. W ~ ~~, , s (dns - _ r ADDENDUM TO APPLICATION Barbara O. deZalduondo, Applicant 13 Cliff Road, Nantucket The Applicant is the owner of property at 13 Cliff Road, Nantucket. The property consists of two lots that have merged for zoning purposes because the lots were created in 1974 without minimum frontage on Cliff Road. The combined lots consist of approximately 19,724 square feet in the Residential-1 zoning district that has a minimum lot size of 5,000 square feet. The lot has 85.56 feet of frontage on North Avenue and 38.17 feet of frontage on Cliff Road, where the minimum frontage is 50 feet in the R-1 zone. There is one single-family dwelling built on the property that predates the adoption of the Nantucket Zoning By-law, with a total ground cover of 2,380 square feet, which is 12% where the maximum ground cover is 30 % in the R-1 district. The dwelling is set back more than the minimum front yard setback of 10 feet from Cliff Road and North Avenue. The dwelling is set back 3.8 feet from the closest point on the northerly property line, and 3.1 feet from the closest point on the southerly property line, both within the minimum 5 feet side yard setback in the R-1 district. The Applicant proposes to construct an addition to the back of the dwelling at its northwest corner where it is set back 4.9 feet from the northerly property line. The Applicant seeks a Special Permit under Nantucket Zoning By-law section 139-33A(5) to extend the structure within the setback, provided the nonconforming distance of 4.9 feet is not made more nonconforming along the northerly property line. NUE ~ m ~ ~ m ey,yp' (R) J ~~ ~ Y V n Z VI a ° a a °a~ r ~ < _ ~ o " w fi y ~ az~ ° ~Z a ~~ ~ ~ 0 w G ZZwy~w o w3w m Y • WC]p~W < Y Y r V1 U ^ d'd'N'N < ~ U°UU F ~F ~ 1.°Wl Z`Z`w ••a m ~z~F <~ ~ <~< U y /l WJf ~n oa«a m z~nz Er ~ ~.g .l~~(iiS bOA~. ~1 VI * ~~ ~,P ~ p J ~ p~W Q ci LYQ ~ ~ B ~' ~1 ~ 1- ~< d % 11-- t~ ~ ~ ~~ ~y 8 yF; 04 j( ~ ~B _ W 0 q p Kv kJ GI S°IU ~ ~ (O ~ ~WyYa~ ZZ N o Fr ~o C'JN~a-"~ $~ ZyZ~j d 'U~ aj~ ~ a ~S~ pFOyWUtU zn U 7~~ ~2 ~~~ ' ~ <°m ~ z~~ za° ~o w»~<3z ~ F g ¢~ ~ ~ _z O _ ~ZZOW ~ ~__ X rc U~~~fn~W a a~ T+ o w lKl ~ I v i O F ~, y~ ao ~6 a ~ ~ ~ \ ' co rY i~`` '' ` yW ° 1 ~ ~ i ~ S ~ ~ ~ W god ; ` z ~ w ~ ~ N N~ ~W~ \ V'1- ~ Z a~ \ \ wm tn ~ U ~ \M ZZ O ~O % z ss 3 v W ~\ ~ 1 ~\ ~ J¢ i o ~ ~ ~ v i N ~ \ \ 3.7 = ~ \ \ a ~ ~ \ \\ ~ ~ \ \~ \ m N Z ~ y \'/~\ Z ~ N Z Z ' \ \ ~ fV \ ~ ~ \ ~ ; \ ~ not ~ \ \ ~ ~ \ O O U~ rJ \ \ \ ~ \ a z ~h \ \ s \ \ \ i ` ii \ _ \ W \ \ ~ \ ~ \ \ \ ~ \ \ \ \ \ \ \ \ \ ~ ~~ \ \ ~ \ \ \ \ \ Lpl \ +f,'` \ \ Q P ~p 0 ~ ~ ~,~% ~ N N m Z ~ ~ ~ T i ~~`~~ ~ ~ r;~f~~ ~~ _... ~- ~ Z F ~ 0 DIY ~~ ~ ~ 9 ~. 1 J ~ `-~ ~ .~ J ~ _ ~I 3 1 #6 '.S t ~~ ~~ i~ '~ ~ P Q d ~- a i .~ D fC S • y,r ~ ~~ 1S i ~i ~~ ,o .' ~ _~ ~~ z 0 W z 0 J 0 U d ~ f ~S c bD ~ e ~~ ~~ ~~ o - ~i __~~~ ~ "I ~ ~ P ~ , ~~ ~ r~ .~ -~ r-- ~~~ ~. 9. 9 .~ P ~~ U .F J n Un l1 .o J J 0 ~~ ~~ -~d N -a ~ ~ .~ l ~' c;: .p Ja ~~ 4 ~ ~~ ~ 3 9 Y= J n I~ .~ 0 ~~ ~~ J ~ V J 1 ~ ~ _ BOA FOP.M 2/89 NANTUCY.ET ZOt1It~1G BOAP.D OF APPEALS TO~r]t•t F_D1D COUNTY BUILDING tiF1~iTUCY.ET, t•L~ 02554 ASSESSOP.' S LIST OF PAP.TIES IN IrJTEP,ES": PROPERTY OJrJD1ER : dA l~i'l~it.~ © ~~ ~~-- ~-~ ~- ~ y APPLICANT FOR P.ELIEF (SAf~IE? /~_) F.DDRESS OF PROPERTY: ~3 ~(i -1'-{ ~-p~ _ ' ASSESSOR'S P~L~1P/PP.RCEL: ~'Z~_ - ~ ~ ~ Jr "~ _' LIST OF PF.P,TIES INCLUDING ADDRESSES * (OR SEE ATTACHED ) REG~,vs ~SOas B~p,R~ ~~ PS 0 JAN ~' ~ ~~~ ~p~N p~,N1P PN~vG~E N I certify that the foregoing (or the attached ) lists all persons, natural or legal, trho are owners of abutting property, o::,~rs of land directly opposite on any public or private street or way; and abutters of the abutters and all other land o~•rners ~•rithin three hundred feet of the property line of Owner's property, as they (and their address) appear on the most recent applicable tax list (per r1.G.L. c. 40A, §11 and Zoning Co:l~: Chapter 139, §139-29D(2)]. 30 Ub ~O~Q ~ ~ A Date Assessor's Office To~•rn of Nantucket *1`tOTE: Applicant (Petitioner) should include with the lo~ for cahich zon:i r_ relief is sought, any commonl}~-ocaned abutting lots ~•rhich r.:ight become involved in the zoning matter. List map and parcels for e=ch abutter. Submitted by: Melissa D. Philbric AtL-ornev Date: to-Z - 00 C l i e n t: CAP ~ rLl c~ t~~t1ti.~.~ - t ur~~,:;!t~J:~ U1 b O b iA ro r KJ ro w m N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N ~P J+ ~P Ja J+ ~P rP ~ ~p Ja ~P iP iP Ja ~P ~P iP i A ~ ~ A A ~ ~ ~+. J. ~p ~P iP ~P A ~ ~ ~ A A A ~. iP A A ,~ ~P .P ~P. ~4 ~P iP ~P iP. 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