HomeMy WebLinkAbout05-16 8 Atlantic AvenueFee: $450.00
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
APPLICATION
Owner's name(s): William J. Stone, II
a
"Iown Clerk 1
Town & County Building
16 Broad St
Nantucket. MA 02554
JAN 12 2016 F -m3:09
File NdJs
Mailing address: C/O Cohen & Cohen Law PC PO Box 786, Nantucket, MA 02554
Phone Number: 508 - 228 -0337 E -Mail: paul @cohenlegal.net
Applicant's name(s)
Mailing Address:
Phone Number: E -Mail:
Locus Address: 8 Atlantic Ave Assessor's Map /Parcel: 55/18
Land Court Plan /Plan Book & Page /Plan File No.: Lot 2, Plan No 2011 -5
Deed Reference /Certificate of Title: 1234/237 Zoning District R -1
Uses on Lot- Commercial: None X Yes (describe)
Residential: Number of dwellings 1 Duplex _
Date of Structure(s): all pre -date 7/72 Yes or
Building Permit Numbers: 247 -12
Apartments
Previous Zoning Board Application Numbers: ZBA File No. 2011 -11
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:
See Addendum attached hereto and made a part hereof
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: Owner*
SIGNATURE: �� A pp licant /Attorney /Agent*
*If an Agent is representing the Owner or the Applicant, please provide a signed proof of agency.
OFFICE USE ONLY
Application received on:_ /_ /_ By: Complete: Need Copies:
Filed with Town Clerk: _ /_ /_ Planning Board:—/—/— Building Dept.:—/—/— By:_
Fee deposited with Town Treasurer:_ /_ /_ By:_ Waiver requested:
Granted:_ /_ /_ Hearing notice posted with Town Clerk:_ /_ /_ Mailed:_ /_ /_
I &M_ /_ /_ &_ /_ /_ Hearing(s) held on:—/—/— Opened on :_ /_ /_
Continued to:_ /_ /_ Withdrawn:_ /_ /_ Decision Due By:—/—/—
Made:_ /_ /_ Filed w /Town Clerk:_ /_ /_ Mailed:_ /_ /_
2 Fairgrounds Road Nantucket Massachusetts 02554
508 - 228 -7215 telephone 508 - 228 -7298 facsimile
Addendum
(Special Permit/Variance Application — 8 Atlantic Ave)
Owner /Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139- 16C(2) to validate an unintentional setback intrusion of 4.0 feet into
required front yard of 10 feet and an unintentional setback intrusion of 0.9 feet into
required rear yard of 5 feet, by the dwelling on the Locus. Said intrusions being the
stoops and stairs required by the application of Building Code during the renovation of
the dwelling under Building Permit 247 -12. In the alternative and to extent required, the
Owner /Applicant seeks a modification of the Variance relief in ZBA File 2011 -11 to
validate the siting of the dwelling on the Locus.
The Locus is nonconforming property containing about 3131 square feet of area in a
district that requires a minimum lot size of 5,000 square feet. The Premises is located at
8 ATLANTIC AVENUE, Lot 2 on Plan No. 2011 -5, and Assessor's Map 55, Parcel 18.
The Locus is zoned R -1.
Town and County of Nantucket, MA January 11, 2016
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Property Information i
t.
Property 5518 0
ID
Location 8 ATLANTIC AV
Owner STONE WIWAM J 11 art.
MAP FOR REFERENCE ONLY
NOT A LEGAL DOCUMENT
Town and County of Nantucket, MA makes no
claims and no warranties, expressed or Implied,
concerning the validity or accuracy of the GIS data
presented on this map,
Parcels updated December, 2014
Properties updated January, 2015
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Town of Nantucket
Zoning Board of ADneals
Q@Pw
BpARD p ASSESS
ORS
JAN 12.2016
NgNUCA,t p�
A
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF;
PROPERTY OWNER,.... ,/% ��G�f?' I. u!. .. ...............+........,.,..
MAILING ADDRESS.. ��� G� , L.....
PROPERTY LOCATION....
ASSESSOR MAP/PARCEL.. ,5 ....... ....,4 . .................. . .................
SUBMITTED BY..0 V.LG... .. 5� . ...............................
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 3 00 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 -2913
(2).
DATE ASPSSOR'S OFFICE
TOWN OF NANTUCKET
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Town & County Building
�i 6 Broad St
Nantucket, MA 02554
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: May 12 , 2016
To: Parties in Interest and Others concerned with the Decision of
The BOARD OF APPEALS in the Application of the following:
Application No: 05-16
Current Owners /Applicant: WILLIAM H. STONE.II
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 .
E eanor W. Antonietti,
Zoning Administrator
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
508-325-7587.
NANTUCKET ZONING BOARD OF APPEALS
2 Fairgrounds Road
Nantucket, Massachusetts 02554
Assessor's Map 55, Parcel 18 Book 1234, Page 237
8 Atlantic Avenue Plan No 2011-5
Residential -1 (R-1) Lot 2
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals opened on Thursday.
March 10, 2016 at 1:00 P.M., in the Conference Room, at 4 Fairgrounds Road, Nantucket,
Massachusetts and continued and closed at that same time and location on Thursday, April 14.
2016, the Board made the following Decision on the application of William J. Stone, II do
Cohen & Cohen Law, P.C., Post Office Box 786, Nantucket, Massachusetts 02554, File No. 05-
16:
2. The Applicant is seeking relief by Special Permit pursuant Zoning By-law Section 139-
16.C(2) to validate unintentional front and rear yard setback intrusions, both of which relate to
the siting of stoops and stairs required by Building Code. In the alternative and to the extent
necessary, the applicant seeks modification of prior Variance relief, granted in 2011, to validate
the as-built siting of the dwelling. The Locus, an undersized lot of record created pursuant to
M.G.L. Chapter 41 Section 81L, is situated at 8 Atlantic Avenue, is shown on Assessor's Map
55 Parcel 18, and as Lot 2 on Plan No. 2011-5. Evidence of owner's title is recorded at Book
1234, Page 237 on file at the Nantucket County Registry of Deeds. The site is zoned Residential
1 (R-1).
3. Our decision is based upon the application and accompanying materials, 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. No opposition, written or oral, was
presented at the hearing.
4. As presented to the Board by the Applicant's representatives, the lot is a pre-existing
nonconforming lot pursuant to Zoning By-law Section 139-33.A(3), having been created
pursuant to Massachusetts General Laws ("M.G.L.") Chapter 41, Section 81P, based upon the
exception in the clause of M.G.L. Chapter 41, Section 81L for lots containing two or more
structures that predate the local adoption of subdivision control in the Town of Nantucket (1955).
Specifically, as shown on As-Built Plot Plan, dated December 15, 2014, prepared by Emack
Surveying, LLC, and attached herewith as "Exhibit A", the Locus is nonconforming as to lot
area, containing approximately 3,131 square feet in the Residential 1 (R-1) zoning district which
requires a minimum lot area of 5,000 square feet.
5. Subsequent to Planning Board approval of the Approval Not Required plan, recorded as
Plan No. 2011-5 with the Nantucket Registry of Deeds, the Locus was granted relief by Variance
in Board of Appeals File No. 011-11 (recorded with the Nantucket Registry of Deeds in Book
1279, Page 14), pursuant to By-law Section 139-32 from the intensity regulations in Section
139-16 in order to validate both Lots 1 and 2 shown on Plan No. 2011-5 as buildable. Further
2
relief was granted specific to Lot 2 (Locus) to allow partial demolition, lifting, construction of a
new foundation, replacement, and renovation of the house thereon.
The previous structure, prior to the approved alterations, was sited approximately 10.7 feet from
the westerly front yard lot line. Pursuant to Building Permit No. 247-12, the structure was
partially demolished and renovated. In renovating the dwelling, the Massachusetts Building
Code required that the single step outside the front and side doors of the dwelling be replaced
with stoops and stairs. The corner-boards of the altered dwelling are shown to be approximately
10.5' (northwest) and 10.9' (southwest) from the front yard lot lines and therefore more or less
in line with the previous siting. However, the front stoop is shown to be as close as six (6) feet
from Atlantic Avenue, thereby encroaching four (4) feet ( <S feet) into the required ten (10) foot
front yard setback. The stoop on the southeast corner of the dwelling is as close as 4.1 feet from
the rear yard lot line where the required rear yard setback distance is five (5) feet, therefore not
closer than four(4) feet from the lot line.
As these required stoops and stairs encroach approximately four (4) feet into required front yard
setback distance of ten (10) feet and approximately 0.9 feet into required rear yard setback
distance of five (5) feet, the Applicant is seeking relief to validate the unintentional setback
intrusions of the as-built renovated dwelling on the Locus.
6. The Applicant's representative explained that Massachusetts Building Code, regardless of
the directional swing of the doors, requires a landing or floor on each side of the exterior door,
the width of which shall not be less than the door served, and having a minimum dimension of
thirty-six (36) inches measured in the direction of travel. This landing requirement could not be
solved on front or side doors of this dwelling by re-grading the yard. A lot line adjustment
would solve the side setback encroachment, but would require a modification of the existing
Variance and would not address the front setback encroachment. Compliance with all setbacks
would require moving and/or partial demolition of the recently renovated dwelling. Furtheniiore,
it was noted that many of the surrounding houses are closer to Atlantic Avenue than the
encroaching front stoop and stairs of the subject structure.
7. After discussion with the Applicant's representative, the Board made the finding that
owing to circumstances relating to the soil conditions, shape or topography of such land or
structures and especially affecting such land or structures but not affecting generally the zoning
district in which it is located, a literal enforcement of the provisions of this chapter would
involve substantial hardship to the applicant and the desirable relief may be granted without
substantial detriment to the public good and without nullifying or substantially derogating from
the intent or purpose of the bylaw. Specifically, the lot was validly created pursuant to M.G.L.
Chapter 41-81L and is significantly smaller than the minimum lot size required in the R-1
district. The conflict between the state law allowing the lot division and the intensity regulations
of the local bylaw has created a unique situation specific to this lot.
8. Accordingly, by a UNANIMOUS vote of the sitting Board, the Zoning Board of Appeals
GRANTED the requested relief to MODIFY prior VARIANCE relief in Board of Appeals File
No. 011-11 to validate the dwelling as shown on plan attached herewith as Exhibit"A".
SIGNATURE PAGE TO FOLLOW
3
Assessor's Map 55, Parcel 18 Book 1234, Page 237
8 Atlantic Avenue Plan No 2011-5
Residential-1 (R-1) Lot 2
Dated: chi , 2016 A i
sward S Toole
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Michaehi'M. a
//A , Of'
Kerim Koseatac
f
Mark Poor
/ (
Geoffrey Thayer
COMMONWEALTH OF MASSACHUSETTS
County of Nantucket, ss
On the 11411 day of MaY 2016, before me, the undersigned notary public, personally
appeared EA ward S. Toole , one of the above-named members
of the Zoning Board of Appeals of Nantucket, Massachusetts, personally known to me to be the
person whose name is signed on the preceding document, and acknowledged that he signed the
foregs*ng instrument voluntarily for the purposes therein expressed.
. /
iu '1_ 4 , ' I L1r,dri is
Official Signature and Sea of Notar Public o °
My commission expires: 1 =.ss 1 DORIS C.STRANG ;
`C�� �2� Notary Public
Massachusetts
.,t. c Commission Expires Oct 9,2020
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