HomeMy WebLinkAbout008-04
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
Fdorvo{10 , 20 cJ,/
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No.:
OOP-ot(
Owner/Applicant: K-fnneTh /lOSs oncP fY"ar/on
UOSS/ ()CRJfler$,) WUS(OS 3, Rohferr ('0'7'tYo cr
f ~JrrhoS(>r
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.
\ry~~~~~-
IUJn~y J.. -ns> 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 ~139-30I (SPECIAL PERMITS); fi139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
Zoning Board of Appeals
1 East Chestnut Street
Nantucket, Massachusetts, 02554
Assessor's Map 42.3.3
Parcel 38
Residential-O Id- Historic
29 Milk Street
Deed: Book 673, Page 144
At a public hearing of the Nantucket Zoning Board of Appeals, on Friday, February 6,
2004 at 1 :00 P.M., in the Conference Room, in the Town Building Annex, 37 Washington Street,
Nantucket, Massachusetts, the Board made the following Decision on the Application of
KENNETH VOSS and MARION VOSS, Owners, of 8 Fox Meadow Lane, Huntington, NY
11743, and for DOUGLAS S. ROHRER, CONTRACT PURCHASER, of514 Round Hill Road,
Greenwich, Connecticut, 06831, on Board of Appeals File No. 008-04;
1. Applicant (ROHRER) is seeking relief by SPECIAL PERMIT under Nantucket
Zoning By-law Section 139-33A (alteration/expansion ofa pre-existing, non-conforming
structure/use). Applicant proposes to alter a nonconforming garage structure by converting it to a
studio and by constructing a conforming addition of about 200 square feet on the westerly side of
the structure. The structure is nonconforming as to side and rear yard setbacks with the garage
being sited as close as about 2.6 feet from the rear yard lot line and about 1.4 feet from the
easterly side yard lot line in a zoning district that requires a minimum side and rear yard set back
of five feet. The Locus meets all other dimensional zoning requirements and will continue to do
so after alteration and expansion of the ancillary structure.
The Premises is located at 29 MILK STREET, Assessor's Map 42.3.3, Parcel 38, no plan
on record, Deed Ref. 673/144. The property is zoned Residential-Old-Historic.
2. The Decision is based upon the Application and materials submitted with it, and
the testimony and evidence presented at the public hearing. The Planning Board made no
recommendation, as the matter was not of planning concern. There was no opposition to the
Application at the public hearing and no letters on file.
3. Applicant, through counsel, represented that the Locus had an area of about 5,360
square feet and included a single-family dwelling and separate garage, both of which buildings
had existed in their current location and configuration on the Premises from a time prior to the
enactment of the Nantucket Zoning By-law in 1972 to date, and thus validly grandfathered as to
setback nonconformities. Applicant proposed to convert the single-car garage into a studio and to
construct a conforming about 200 square-foot addition onto the westerly side of the building.
The buildings currently on the Premises have an aggregate ground cover of about 1,582 square
feet (about 29.5%). After construction ofthe studio addition, the buildings would have an
aggregate ground cover of approximately 1,782::!:: square feet (33.25%). A maximum ground
cover ratio of50% is permitted in the ROH Zoning District for this conforming lot. There would
be no new windows constructed on the easterly side or increase in the height. Applicant
represented that the proposed alteration and expansion had been approved by the Nantucket
Historic District Commission in Certificate of Appropriateness No. 43,160.
4. Some members of the BOARD expressed concern about the possible future
construction of another structure, i.e., a separate new secondary dwelling on the Premises, further
intensifying the use of the property. In addition, concern was expressed about the extent of the
bathroom facilities in the new studio and possible human habitation. Therefore, the Board finds
that with the conditions listed below, the proposed conversion ofthe existing garage to a studio,
without human habitation and with bathroom facilities limited in scope, and the construction of a
conforming addition with an area of about 200 square feet on the westerly side of the studio as
proposed, without expanding the structure in the required rear or easterly side yard setback areas,
would not be substantially more detrimental to the neighborhood than the existing use or
nonconformities.
5. Accordingly, by a UNANIMOUS vote, the Board GRANTS the requested Special
Permit relief under Nantucket Zoning By-law Section 139-33A to allow the conversion of the
existing garage on the Premises to a studio and the construction of a conforming addition of
about 200 square feet to the westerly side of the studio, subject to the following conditions:
a) There shall be no bathing facilities, i.e., a shower or bathtub, inside the proposed
studio building without further relief from this Board;
b) There shall be no human habitation of the subject studio or conversion of the
studio into a secondary dwelling on the Premises without further relief from this
Board;
c) The proposed studio addition shall be constructed substantially in accordance with
the architectural plans approved by the Nantucket Historic District Commission in
Certificate of Appropriateness No. 41,360, as may be amended from time to time;
d) The siting of the addition shall be done insubstantial conformance with the
"Building Location Plan", done by Charles W. Hart, dated October 3, 2002, as
marked up by the Applicant, a reduced copy of which is attached hereto and
marked as Exhibit A.; and
e) One parking space shall continue to be provid
February ~ 2004
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BUILDING LOCATION PLAN
OF lAND IN
NANTUCKET, MASS.
1.0'
SCALE: 1".'-- DAre cxr ~2000
Own..r: dq<t~)="A?1V7.' --f4";(QVtl T ~A<5'.1 LI-?:
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Locus . ;.::.1'. ~'<:K .5'TA€:4T . . . . .
CHARLEs W. HART & ASSOCIATES, Inc.
SANFORD BOAT BUILDING
49 SF ARKS A.VENUE
NANTUCKET. WSS. 02554
(508) 228-8910 H rOL'"'?
NOT TO. BE RECORD . -.:JO~.I"-
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l-US PLOT PLAN WAS PREPARED FOR iHE TOWN
IF NANTUCKET BUILDING DEPARTMENT ONLY AND
;HOULD NOT BE CONSIDERED A PROPERTY UNE
;URiIEY. THIS PlAN SHOULD NOT BE USED TO
:srAB~H PROPERlY UNES. FENCES, HEDGES, OR
.NY ANCIllARY STRUCTURES ON THE PRElJISES.
liE PROPERlY UNES SHOWN RElY ON CURRENT"
)EEDS AND PLANS OF RECORD.
lilS PLOT PLAN IS NOT A CERTIACATION AS TO
TIlE OR OWNERSHIP OF iHE PROPERTY. SHOWN.
IWNERS OF ADJOINING PROPERTIES ARE SHOWN
.CCORDING TO CURRENT ASSESSOR RECORDS.
~ESSOR MAP: 7.'.-?::f.? . PARCEl: 38 . .
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TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT 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, FEBRUARY 6,2004 in the Conference Room, Town Annex
Building, 37 Washington Street, Nantucket, Massachusetts, on the Application of the
following:
KENNETH VOSS AND MARION VOSS, OWNERS AND FOR DOUGLAS S.
ROHRER, CONTRACT PURCHASER
BOARD OF APPEALS FILE NO. 008-04
Applicant (ROHRER) is seeking relief by SPECIAL PERMIT under Nantucket
Zoning By-law Sections 139-33A (alteration/expansion of a pre-existing nonconforming
structure/use). Applicant proposes to alter a nonconforming garage structure by
converting a portion of the space to use as a studio and constructing an about 200 square-
foot conforming addition onto the westerly side of the structure. The one-car garage
portion would continue to be maintained. The structure is nonconforming as to side and
rear yard setbacks with the garage being sited as close as about 2.6 feet from the rear yard
lot line and at about 1.4 feet from the easterly side yard lot line in a district that requires a
minimum side and rear yard setback of five feet. The Locus meets all other dimensional
zoning requirements, and would continue to do so after the alteration and expansion of
the ancillary structure.
The Premises is located at 29 MILK STREET, Assessor's Map 42.3.3, Parcel 38,
no plan on record, Deed Ref 673/144. The property is zoned Residential-Old-Historic.
(lAQk
THIS NOTICE IS A V AlLABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
FEE: $300.00
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
APPLICATION FOR RELIEF
CASE NOL)OF- -0 t
Owner's name(s): Kenneth Voss and Marion Voss
Mailing address: 8 Fox Meadow Lane, Huntington, NY, 11743
Applicant's name(s): Douglas S. Rohrer I C fJ
Mailing address: 514 Round Hill Road, Greenwich, CT, 06831
Locus address: 29 Milk Street Assessor's Map/y,rcel: 4233/38
Land Court Plan/Plan Book & Page/Plan File No.: /loll{ 2 1Gu1({/ Lot No.:
Date lot acquired:_/_/_ Deed Ref./Cert. of Title: Book 673, Page 144 Zoning District: ROH
Uses on Lot- Commercial: None_XX_ Yes (describe)
Residential: Number of dwellings_l_ Duplex_ Apartments_Rental Rooms_
Building Date(s): All pre-date 7/72? Yes or C ofO(s)?
Building Permit Nos:
Previous Zoning Board Application Nos.:
State below or on a separate addendum specific relief sought (Special Permit, Variance, Appeal), Section of
the Zoning By-law, and supporting details, grounds for grant of relief, listing any existing nonconformities:
d
..I';::,. "'q
Applicant requests a Special Permit to convert the pre-existing non-conforming garage on the Premises int~"'a
studio and to construct a small addition (200:2= square feet) to the studio pursuant to Section 139-3~ ofthe.By-
Law. See Addendum "A". N 1
W
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I certify that the information containe h
knowledge, under the pains and pena s 0
Douglas S. Rhohrer, Applicant, By 0
SIGNATURE: 'cant Attorney/Agent_XX_
(If not owner or owner's attorney please enclose proof of agency to bring this matter before the Board)
FOR ZBA OFFICE USE
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:-I_/_ Continued to:_/-I_ Withdrawn?:_/-I_
DECISION DUE BY:_/_/_ Made:-I_/_ Filed w/Town Clerk:-I_/_ Mailed:_/_/_
DECISION APPEALED?:-"_/_ SUPERIOR COURT:
LAND COURT
Form 4/03/03
, 7
ADDENDUM "A"
Applicant, Douglas S. Rohrer ("Rohrer"), is the contract purchaser of the 29 Milk Street
property ("Property") from Kenneth Voss and Marion Voss.
The Property is located at 29 Milk Street in the Residential Old Historic Zoning District
("ROH") and has an area of 5,3602= square feet. A dwelling and separate garage are located on
the Property. Both structures pre-exist the effective date of the Zoning By-Law. The garage is
non-conforming with respect to rear and side yard set back requirements. At its closest point, the
existing garage is 2.6::!:: feet from the rear lot line and 1.4::!:: feet from the easterly side lot line. The
dwelling has a ground cover of 1,359::!:: square feet and the garage has a ground cover of223i:
square feet. The aggregate ground cover of the structures on the Property is 1,582::!:: square feet
(29.5i:%). A maximum ground cover ratio of 50% is permitted in the ROH Zoning District.
Rohrer asks the Board to issue him a Special Permit permitting the conversion of the
garage to a studio and also permitting the construction of an addition to the westerly side of the
studio having a ground cover of approximately 200i: square feet. The property addition will
comply with all zoning intensity regulations and will be located at least 5' 6" from the rear
property line. The aggregate ground cover of the existing dwelling and proposed studio will be
1,782i: square feet (33.25%).
The proposed studio enhances the Property and the Milk Street neighborhood. The studio
is modest in size and artfully designed.
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THIS PLOT PLAN WAS PREPARED FOR THE TOWN
OF NANTUCKET BUILDJNG DEPARTMENT ONLY AND
SHOULD NOT BE CONSIDERED A PROPER7Y UNE
SURVEY. THIS PLAN SHOULD NOT BE USED TO
ESTABUSH PROPERTY UNES, fENCES, HEDGES. OR
ANY ANCILlARY STRUCTURES ON THE PRrulSES.
THE PROPERTY UNES SHOWN RELY ON CURRENT
DEEDS AND PLANS OF' RECORD.
THIS PLOT PLAN IS NOT A CEJmFlCATlON AS TO
mu: OR OWNERSHIP OF' THE PROPERlY SHOWN.
OWNERS OF' ADJOINING PROPEJmES ARE SHOWN
ACCORDING TO CURRENT ASSESSOR RECORDS.
ASSESSOR MAP: 5!;{.:(:5. . PARCEL.: 38 . .
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BunnING LOCATION PLAN
OF lAND IN
NANTUCKET, MASS.
SCALE: '.-/5.1 DATE: OC7:" :;.zCOQ
Owner: <f."~/V~,.c-.mK.T.";f 4" I\"'QV'A T/,V:ff.,5/ Ll-r:..
Deed: M.,:q:J8. ~6./,y Plon4'C:%~. ~01~4?
Lo~ua .:?oF !y'/....G(( .5'.T~4'T . . . . .
CHARLEs W. HART &. ASSOCIATES, Inc.
SANFORD BOAT BUILDING
4-9 SPARKS AVENUE
NANTUCKET. MASS. 02554
(508) 228-8910 H-.$$.Z
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NOT TO. BE RECORD
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4/2'00
BoA Form
2-89
NANTUCKET ZONING BOARD OF APPEALS
TOWN AND COUNTY BUILDING
NANTUCKET, MA 02554
PROPERTY OWNER:
ASSESSOR'S LIST OF PARTIES IN INTEREST
}eIJM~ VoC;> "",J Mt1V/~ lIo'>$
J: f((}~
*
APPLICANT FOR RELIEF (SAME?
ADDRESS OF PROPERTY:
ASSESSOR'S MAP - PARCEL:
*
LIST OF PARTIES INCLUDING ADDRESSES
*(OR SEE ATTACHED .):
Rt-r-.-n1!l'""D
';:S('3>o~ :.,~.~B1t. ~-~=!1
"-~ .~,,~.' t=_-, e.\- :,.~ti::;-::
a-A. r-l'O. 0"" r ,~."."r=^"'~o'ns
U" Hi f-"~::::;:;::;';::';:":Sh
DEe 0 9 2003
T."""'~ ,. 'I- ~ ("'Ir"
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V~~lfS;; ~h\!
N^~ r....".. 'tf""'.I'""=-r i\!.!IA
f\t\g .~ Uuh.t::. i , i~"i .
I certify that the foregoing (or the attached ____) lists all persons,
natural or legal, 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 three hundred feet of the
~roperty line of Owner's property, as they (and their address) appear on
the most recent applicable tax list [per M.G.L. c.40A, ~ll and Zoning Code
Chapter 13.9' !l139-29D (2)] . 4- . - _ u. '
VP-. /4 ~tJf3 ~ ' ~ aM
Date Assessor's Office
Town of Nantucket
*NOTE: Applicant (Petitioner) should include with the lot for which zoning
relief is sought, any com~only-owned abutting lots which might become
involved in the zoning matter. List map and parcels for each abutter.
j ah/~ORl1S lboa
Submitted by VaUghppn~ Dale, P. C.
Date: 12.--~/O 7 ~
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