HomeMy WebLinkAbout069-00TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: October .~ ~ 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.: 069-00
Owner/Applicant: PAUL S. JENSEN, TRUSTEE OF 1 NORTH STAR
LANE REALTY TRUST
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. ~ ~
Michael
cc: Town Clerk
Planning Board
Building Commissioner
~4~ .
'Mara, Chairman
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME
LIMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDING~TO NANTUCKET
ZONING BY-LAW §139-30I (SPECIAL PERMITS); §139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
ZONING BOARD OF APPEALS
37 Washington Street
Nantucket, Massachusetts 02554
Map 30
Parce1215
Zoned Residential - 1.
1 North Star Lane
Plan Book 16, Page 19
Deed Reference Book 622, Page 254
At a Public Hearing of the NANTUCKET BOARD OF APPEALS held at 1:00 p.m.,
Friday, October 13, 2000, in the Conference Room of the Town of Nantucket Annex
Building, 37 Washington Street, Nantucket, Massachusetts 02554, on the Application of
PAUL S. JENSEN, TRUSTEE of 1 NORTH STAR LANE REALTY TRUST, of Paul S.
Jensen, P.C., P.O. Box 3097, Nantucket, Massachusetts 02584, for himself as owner and
applicant, (Board of Appeals File No. 069-00), the Board made the following decision:
The Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning
Bylaw §139-1(C)(1) to reduce the required ten-foot side yard setback from North Star
Lane on this corner lot from ten (10) feet to five (5) feet in order to validate a
garage/studio structure that is sited about five (5) feet, at its closest point, from the
southwesterly lot line along North Star Lane. The Locus conforms in all other
respects to zoning requirements. In the alternative, to the extent necessary, relief by
VARIANCE under Nantucket Zoning Bylaw § 139-16A is sought to validate the
subject structure.
The Premises is located at 1 North Star Lane, Assessor's Map 30, Parce1215, Plan
Book 16, Page 19. The property is zoned Residential - 1.
2. This decision is based upon the Application and materials submitted with it, along
with the testimony and evidence presented at the hearing. The Planning Board made
an unfavorable recommendation.
The Applicant presented an As-built Plot Plan, dated February 3, 1999, by Nantucket
Surveyors, showing the property and the existing structures thereon, Building Permit
No. 10335-93 and Certificate of Occupancy No. 10335-97 and requested variance
relief from the Board to validate agarage/studio built in 1993. The Locus is a corner
lot at the intersection of North Star Lane and an unnamed Way in the Residential-1
zoning district. Under Bylaw § 139-16A, side yard setbacks often (10) feet are to be
maintained in the Residential- 1 district from any abutting street or way whether or
not constructed. Despite this requirement, the prior owner applied for and received
Building Permit No. 10335-93, which expressly allowed the garage/studio to be sited
as close as five (5) feet to North Star Lane. The garage/studio was constructed in
1993-1994 in complete accordance with said Building Permit and has the benefit of a
Certificate of Occupancy issued in1997. Since 6 years has passed since its
construction in accordance with a permit issued by the Building Department, the
garage/studio is protected from any and all zoning enforcement under Bylaw § 139-
25C(2). The subject garage/studio, though protected from zoning enforcement, does
have a significant negative impact on the value and alienability of the Locus and
would be costly to correct, given the size of the lot and the existing single-family
dwelling on the Locus.
4. Therefore, the Board finds that owing to circumstances relating to the topography of
said garage/studio structure, and especially affecting such land or structure, but not
affecting, generally, the zoning district in which the Locus is situated, in particular the
circumstances involving the good faith reliance on the building permit and certificate
of occupancy issued by the Building Department and the passage of six (6) years
since construction of the garage/studio, literal enforcement of the Bylaw's side yard
setback requirement to the garage/studio would involve substantial hardship, both
financial and otherwise, to the Applicant. Furthermore, said relief may be granted to
validate this structure without substantial detriment to the public good or without
nullifying or substantially derogating from the intent or purpose of the Bylaw.
Accordingly, by a unanimous vote, the Board GRANTS the requested VARIANCE
relief from the ten (10) foot side yard setback requirement of Zoning Bylaw § 139-
16A to validate the garage/studio that is sited as close as five (5) feet from North Star
Lane, as show on the As-built Plot Plan, dated February 3, 1999, by Nantucket
Surveyors, and attached hereto as Exhibit "A"
Dated Oz~"• -~ ~ ~~
~R~hA, ~ ~ Cir~~~
D. Neil Parent
~.J r. i ~ ~ ?~~~
._ __..__... _,r
~_~~ 3~>
Nancy J. Sevrens
w•
Dale . Waine
William P. Hourihan
2
' -. - •-~
o,
C
}~_~
Y..
~Y
CURRENT ZONING MAP: CZ- ~ ~~~ ~F ~~.r,~
MINIMUM lOT S12E: imp 5,~, _ ,~F~CHaRn ~^
MINIMUM FRONTAGE: ~~ 61 K F ~,
e
FRONTYARD SET6AGK: (c.~ ;r-r u H~ieats
SIDE ANp KEAR SETBACK: i ~.r; ~ ~, \~fC~gsc_Ro ~~`'~'~
Atl_OWA6LE G.C.I.: may. ="yac ~ ~
EXISTING G.C_R__ ?.~-,~j 1. ~
PROPERLY UNES 5!-]OW-~( gj2E TAKEN FROM RECORQEO
OEEa ANO PLAN REfERED TO HEREON. BUILDINGS, MONUME'c~17S,
ETC. ARE PLOT-(Ep FROM FlEIp I,t~ASURIrF.IE~~TS.
N.B. 20`7 /2~
AS-BUILT PLOT >nL1KN
IN '
NANTUCKET, MASSACHUSETTS
SCALE: ('~~ 2.p ` GATE: Fem. g, 199~j
DEEa REF"ERENCE:~. v~J~.l~--~~~I{
PLAN REFERENCE.: ~.. P>~ ~co p6 19
ASSESSOR'S MAP ~ p ~. Z.I s,
PREPARED FOR; ,
-- ~jwG.r~r~ '
NANTUCKET SURVEYORS INC.
5 WINDY WAY
NANTUCKET MA. 02554
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
37 WASHINGTON STREET
NANTUCKET, MASSACHUSETTS 02554
PHONE 508-228-7215
FAX 508-228-7205
NOTICE
A Public Hearing of the Nantucket Zoning Board of Appeals will be held at 1:00 P.M., FRIDAY,
SEPTEMBER 8, 2000, in the Conference Room, Town Annex Building, 37 Washington Street,
Nantucket, Massachusetts, on the Application of the following:
PAUL S. JENSEN, TRUSTEE OF 1 NORTH STAR LANE REALTY TRUST
BOARD OF APPEALS FILE NO. (069-00)
Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning Bylaw Section 139-
16C(1) to reduce the required ten-foot setback from North Star Lane from ten (10) feet to five (5) feet
to validate an existing garage/studio structure that is sited at about five (5) feet at its closest point from
the southwesterly lot line along North Star Lane. The Locus conforms in all other respects to the zoning
requirements. In the alternative, to the extent necessary, relief by VARIANCE under Nantucket Zoning
Bylaw Section 139-16A is sought to validate the subject structure.
The Premises is located at 1 NORTH STAR LANE, Assessor's Map 30, Parcel 215, Plan Book
16, Page 19. The property is zoned Residential-1.
~ ~
Michael J. O'Mara, Cha~
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER ALTERNATIVE
FORMATS. FOR FURTHER ASSISTANCE, PLEASE CALL THE OFFICE AT
(508) 228-7215.
~'~,,D~(ate \
Case Nd-(./.-mil
NANTUCKET ZONING BOARD OF APPEALS
39 WASHINGTON STREET
NANTUCKET, MA 02554
APPLICATION FOR RELIEF
Owner's name(s): Paul S. Jensen, Trustee of 1 North Star Lane Realty Trust
Mailing address: c/o Paul S. Jensen, P.C., P.O. Box 3097, Nantucket, MA 02584
Applicant's name(s): Same
Mailing address:
Location of lot: Assessor's Map and Parcel 30 - 215
Street address: 1 North Star Lane
Registry LCPL, Plan Book or Plan File #: PLBK 16, PG 19 Lots:
Date lot acquired: 2000 Deed Ref.: 622/254 Zoning District: R-1
Uses on lot: Commercial: None X or MCD?:
Residential: None or 1 #dwellings duplex apartments rental rms
Building Dates: All pre-8/72? No or Pre-1972, 83, 93 & 98 C of O? Yes
Case Nos. Building Permit Applications. Lawsuits:
BP 3038-83 (CO 3038-85); BP10335-93(CO 10335-97); and BP 275-98(CO 275-99)
State fully all zoning relief sought and respective Code sections and subsections, specifically
what you propose as compared to present and what grounds you urge for BoA to make each
finding per Section 139-32A _, if Variance, 139-30A _, if a Special Permit X (and 139-33A _,
if nonconforming use). If appeal per 139-31A & B _, attach decision or order appealed. Ok to
attach addendum.
See Addendum U
LL N
Items enclosed as part of this Application: order addendum X ~ O Q o°
Locus map X Site plan showing present X and planned structures, > Y ~ N
Floor plans present and proposed elevations (HDC approved? No) ~ w w "'
Listings lot area X frontage X setbacks X GCR X parking data X w -~ Y
UU
~ `~
c~~~
Assessor Certified addressee list 4 sets X mailing labels 2 sets X
z ~
$200 fee payable to Town of Nantucket X proof cap covenant ~ Q ¢
Y
(If an appeal, ask Town Clerk to send Bldg Comr s record to BoA) i- z .
~i; ~~
~J
~ U
I certify that the request information submitted is substantially complete and true to the best of
my knowledge, under the pains and penalties of perjury,
G~ ~ A licant Attorne /a ent _ ~
pp Y g
Signature (if not owner or owner's attorney, enclose proof of authority)
Application copies reed: 4 or ~fo~r~BoA on ~ Z~ by ~~/~~2~
One copy filed with Town Clerk on ~' ~i r! by L~~~ Complete? _L~
One copy each to Planning Board and Building Deptoll,n 4%~/~by.
$200 fee check given to Tow/,n Treasurer on l ICXJ by
Hearing Notice posted on s~ ~~~?~~,lmailed ~/~c.-fJI&M ~/ / / /
Decision due by / / made / / filed TC / / mailed / /
See related cases lawsuits other
Addendum
The Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law § 139-1(C)(1) to reduce the side yard setback from North Star Lane on this corner lot
from ten (10) feet to five (5) feet in order to validate agarage/studio structure constructed
in 1993. The subject garage/studio lies as close as five (5) feet from the southerly lot line
with North Star Lane, in a district where side yard setbacks often (10) feet are required
on corner lots from any abutting street or way. The garage/studio was constructed by the
prior owners in complete conformance with Building Permit No. 10335-93 and has the
benefit of Certificate of Occupancy No. 10335-97. In all other respects, the Premises
conforms with the requireme s of the Zoning Bylaw.
~ ~~ , v
The Premises is located at 1 North Star Lane, Assessor's Map 30, Parce121 S, Plan ~~~~~Y
Book 16, Page 19. The property is zoned Residential - 1.
,;
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CURRENT ZONING MAP: Q.- j ~
MINIMUM LOT S92E:riGC~v 5~~. ~~ F°CNARn `;.
MINIMUM FRONTAGE: ~r--r- dl EAa~E H
FRONTYARD SETBACK: (cam ;~ ~ ~,~ua, zsdts ,t,~,
SIDE AND REAR SETBACK: r~ ~-; ~.,,,~~C~Sfc~o~F~``
AtLOWA9LE G.C.f~t.; fig: =" Hai ,
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PROPERTY L1tVE5 SHAWN ARE TAKEN FROM RECO~IJED
DEED ANO PLAN R£FER£D TO HEREON. BUILDINGS, MONUME'N7S,
ETC. ARE PLOTTED FROM FIElO M£ASUREFAENTS.
N.B. 2rJ`7 ~2._
AS--BUILT PLOT PLAN
IN
NANTUCKET, MASSACHUSETTS
SCALE; ~ ~R 20 ` D ATE: Fem. 3, 199°j
DEtra REFERErYCE:v~, ~~.r~-~ ~~t(
ALAN REFERENCE:>~ Pew' ~co pc, 19
ASSESSOR'S MAPS PCZ. Z-i~i
PREPARED FOR: ,
..-- ~j~z..a~r~j
NANTUCKET SURVEYORS INC.
5 WINDY WAY
NANTUCKET", MA. 02554
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RECEIVED ~-a ~-~
APPLICATION WILL NOT BE ,~ _~~
~~~ -'
DEEMED COMPLETE UN
TIL BUILDING APPLICATION NUMBER
REVIEWED BY BUILDING APPLICATION FOR
INSPECTOR PLAN EXAMINATION AND
BUILDING PERMIT
IMPORTANT -Applicant to complete all Items In
Sectlona: 1,2
,3,4, and 5
1 OWNERS NAME: _ ~
-~_1~ 1 C-t C7S i -Fli 2. /QG7`/f /\ , `
~/L/1,7~D ~ ,
LOCATION Last First Middle Initial
of ~ No ~ rI+ .s -r-~-R ~ ~-Y
BUILDING No. Street village
Assessor's Map No. d V 3 Q Assessor's Parcel No. b L
2. TYPE AND COST OF BUILDING -All applicants complete Parts A-D
A. TYPE OF IMPROVEMENT D. PROPOSED USE - (For "Demolition" most recent use)
P3 New Building
Residential Nonresidential
^ Addition (If residential, enter number p One Family ^ Amusement, recreational
of new housing units added, ^ Church, other religious
if any, in Part D, 13) ^ Two or more family -Enter ^ Industrial
^ Alteration (See 2 above) number of untiis ^ Parking garage
^ Repair, replacement
^ Transient Hotet
Motel or ^ Service station, repair garage
^Demolition (If multifamily residential, ,
dormitory; or INTERVAL ^ Hospital, institutional
enter number of units in
OWNERSHIP -enter number of units ^ Office, bank, professional
building in Part D, 13) ^ public utility
^ Moving (relocation) 'Q!<Gara e
g --^ ^ School, libra
ry, other educational
^ Foundation only ^ Carport
~ ~ P ~ If ~'~ ^ Stores, mercantile
^ Tanks, towers
B. OWNERSHIP ^ Other -Specify ^ Other -Specify
rS.Private (individual, corporation, _ O P"t `T,~ -~- g ~~
nonprofit institution, etc.} ~~~r~('
t`~ ~° ~'
^ Public (Federal, State, or local
government)
omit cents E. DIMENSIONS
C. COST
$ Dimensions (New) of Dimensions of
Cost of: a. Structure 2 tf bd 0 Dwelling or Addition: Additional Structures:
b. Electrical No. of Stories: -- Z Garage: ~,Z. X Z y
c. Plumbing First Floor Area: ~~ Accesso
Bld
d. Heating
Second Floor Are.
LL ' ry
g.
Swimming Pool:
_ _
,
e. Other Third Floor Area: Other:
TOTAL COST OF IMPROVEMENT Total Floor Area:
BUILDING INSPECTOR'S ESTIMATE Fuli Cellar Area:
3. SELECTED CHARACTERISTICS OF BUILDING For new buildings and additions, complete Parts E-N
for Demolition, complete onl Part 1., for all others skip to 4.
F. PRINCIPLE TYPE OF FRAME H. TYPE OF SEWAGE DISPOSAL K. ACCESSORY HEAT SOURCE
^ Masonry (wail bearing)
Public or private company No. of fireplaces
~ Wood frame
Private (septic tank, etc.) No. of Wood Stoves
^ Structural steel No. of Coal Stoves
Solar Collector
^ Reinforced concrete I. TYPE OF WATER SUPPLY Other:
^ Other -Specify --Public or private company
^ Private (well
cistern) L. SMOKE DETECTORS
,
No
of Dectectors
.
G. PRINCIPLE TYPE OF HEATING Type (Battery or AC)
J. SPECIAL CHARACTERISTICS
Gas See Plan for Location
^ Air Conditioning
^ Oil
^ Electricity ^ Heat Pump M. RESIDENTIAL BUILDINGS ONLY
^ Coal ^ Central Vacuum Number of Bedrooms
~ Other -Specify ^ Other Number of Bathrooms
Full Partial
J. VVIIIIIIUCU
N. ENERGY CONSERVATION Type Thickness R Value
Foundation or Floor insulation
Wall Insulation
Ceiling or Roof Insulation
Window Glazing: Insulated Glass Double Glass Storm
Doors: Insulated Yes No Weatherstripped: Yes No
Percentage of Window Area to Wail Area'
Maximum BTU loss per hour of structure: . (Do not fill in if % of window to wall area is l
ess than 20%)
O. STRUCTURAL CHARACTERISTICS OF BUILDING
Applicant is required to submit completestruclural fra
i ming planswith application duetothecomplexityof thestructure, if thefollowing information
s insufficiant for proper plan review.
Foundation ,~ ~~ -
Footing size: 6 ~ Footing reinforcing: c-
/~ J l'ANr/zvO~S
Wall material: Wall thickness:
Wall height Wall reinforcing:
Pier or column size: Pier or column spacing:
Pier or column footing size: Pier or column reinforcing:
No. of crawl space vents: Crawl space: ~ Full ^ Partial
FRAMING: Main Carrying members: Size: Support Spacing;
First Floor Framing Joist size: Maximum Span: Maximum Spacing:
----
-
Second Floor Framing Joist size:.~X~O Maximum Span: ~~ ~
Maximum Spacing: ~~
Ceiling Framing Joist size: ~ X ~
Maximum Span: i''Z ~
Maximum Spacing:
Roof Framing Rafter size:-Z X ~ Maximum Span: ~ Z ~ Maximum Spacing: ~~ ~~
Roof Truss Applicant must submit design calculations for all wood trusses stamped by a Registered Profession Engineer.
INTERIOR FINISH Walls Floors Ceiling
Bedrooms
Living Room
Family Room
Dining Room
Bathroom •-
Utility Room
Special (specify)
Attic
Cellar
EXTERIOR FINISH
Wall Material
Roof Material
Roof Type '
NOTES AND DATE For Department Uss)
~ ~ -
FEE CALCUALTIONS
yA
.
~ ' ~g K, x 60~
'
;
fie ~c, ~s e~3
`' ~
sc9
4. ZONING COMPLIANCE To be completed by all appllcanta
Applicant is required to submit a registered plot plan with application, showing location of all structures.
Zoning District __ R - ~ Total Land Area: ~ ~ /~ 3 `
F
rontage on Street:
Plan Book No. and Page: ~ ~/ 6 ~ - ~ ~~~
Date Lot Purchased:
Certificate No.
Name of Previous Owner:
SUBDIVISION INFORMATION
Name of Owner:
Date of Plan Approval:
Type of Approval: ANR AR
Planning Board File No.
Is the Subdivision subject to a Covenant: YES NO
Is a Release required: YES NO
Has Plan been filed with the Registry of Deeds? YES NO
If YES: Plan Book and Page No. Date
TIME SHARING
INFORMATION
Is there a declaration of
Covenants and Restrictions of
Interval Ownership noted on
your Title or Deed?
Yes No
DIMENSIONS
i
Distance from Property Lines: FRONT ~~ REAR.... 3 ~ LEFT S' s RIGHT
Distance between Principal and Secondary Dweflin~q: (12ft. minimum.)
Height of structure above finish grade: NLZ E 2.~-' ZZr Z
S W ~Z
Number of off-street parkig spaces: Enclosed On-site
GROUND COVER
Principal Dwelling: ~ / ~ "T 3
Secondary Dwelling: _
Addition:
Garage: Cj ~
Accessory Building:
Swimming Pool:
Other:
MISCELLANEOUS
Tota~ ~ SF.
Allowable:. ~~ SF.
~3go.g
Was a request to "Determing Applicability of the Wetland Protection Act" filed with the Nantucket Cosnervation Committee? YES
If answered YES, inclde "Order of Conditions" with application.
What date was the "Order of Conditions" with application.
What date was the "Order of Conditions" filed with the Registry of Deeds?
Is the property located withing a Flood Hazard district? YES NO ,
Was a Variance or Special Permit granted by the Board of Apeals? YES NO
If answered YES, what date was the decision filed with the Town Clerk?
FOR BUILDING DEPARTMENT USE ONLY
Minimum Lot Size: 'S Dv ~
Frontage on Street: - 5 p
Front Yard: tb
Additional Comments:
Lot No.
Land Court Plan No.
NO ~.
Ground Cover Ratio: ~~/t
Side and Rear Setback:
Date:
APPROVED BY:
Zoning Officer
5. IDEWTIFICATION - To be completed b all applicants
Name Mialing address -Number, street, city, and State Zip Co
de Telephone No
`Owner C ~ ~ ~ y
0~
~ 1 ~ yr
or
Lessee r t,~ ~~'~,(~ S /-~j,/T~~ ~ ~ ,
2~
General T w Builder's License ~ Z
Contractor o MC
3"
Contractor Date
Signature
22~t- 9
4.
Architect or 2fr -- p
Engineer N J _ ~ ~. 0
I hereby certify that the proposed work is authorized by the owner of record and that 1 have been authorized by the owner to make this application as
his authorized agent and we agree to conform to all applicable laws of this jurisdiction.
Signature of applicant Address
D(~iVOT WRITE BELOW THIS LINE
6. PLAN REVIEW RECORD -For Office use
Plans Review Required
HISTORIC DISTRICS COMMISSION rk Xq 3~ ~-9 3
SEPTIC
SEWER
WATER WELL COMPLETION REPORT
CONSERVATION COMMISSION
BOARD OF APPEALS
SECONDARY DWELLING APPROVAL (Planning Board)
FIRE CHIEF
OVER-THE-ROAD (Board of Selectmen)
RELEASE FORM (Planning Board)
ROAD OPENING PERMIT (DPW)
PLUMBING
ELECTRICAL
7. VALIDATION
Building /
Permit number ! ~ ~ 3
Building
Permit issued ,~~ -~~ - ~~
Date of
Reissuance
Building
Permit Fee -~_4 ~ fZi,~...~ 'f{} Zo9 f
Use Group _
Fire Grading
Live Loading
FOR DEPARTMENT USE ONLY
Occupancy Load
Census No. -- - ~ '~ 3 ~
Approved by:
Date of Issuance of
Certificate of Occupancy ~~-'~~~ "' ~~ ~j~/ l ~ -/~
Building Inspector
~~
TOWN OF NANTUCKET
ZONING BOAR-D OF APPEALS ~- - rO 7'~0 S'OR
S
q~,~~c ~,~ 00
AFT ~
~q
LIST OF PARTIES IN MTEREST IN THE MA ER OF THE PETITION OF \1
C/~,~r
PROPERTY OWNER :.............~rc-.(.~'.5~.........C. ~c~.~..~ S , ' /
MAILING ADDRESS :...............1......
PROPERTY LOCATION:.........[.....,
ASSESSORS MAP/PARC :..........
SUBMITTED BY:...........~C,..
_~~.-...ai s.
/~
e°~9o ~c
~~~ Sao
SEE ATTACHED PAGES
I certifj• that the foregoing is a list of persons who are owners of abutting property, o~~ners of land
directl~• opposite on any public or private street or `vay; and abutters of the abutters and all other
land o~~ners within three hundred feet of the property line of owner's property, all as they appear
on the most recent applicable tax list. (M.G.L. c. 40A, Section 1 1 Zoning Code Chapter 139.
Section 139-29D (2) ).
DATE
~~
ASSESSOR'S OFFICE
TOWN OF NANTUCKET
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