HomeMy WebLinkAbout023-04
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
ma;- 17
, 2001
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Owner/Applicant:
(j 2- 5--0 If
flo (r)) .'J'Ion tI eo rd.
Application No.:
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.
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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 Y139-30I (SPECIAL PERMITS); ~139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
One East Chestnut Street
Nantucket, Massachusetts 02554
Assessor's Map 42.3.2, Parcel 180
29 Union Street
Residential Old Historic
Plan Book 18, Page 152
Lot 2
Deed, Book 846, Page 309
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, April 2, 2004, at 1:00 P.M., in the
Conference Room, in the Town Annex Building, 37 Washington
Street, Nantucket, Massachusetts, the Board made the following
decision on the application of HAMILTON HEARD, c/o Reade,
Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669,
Nantucket, Massachusetts 02584, File No. 023-04:
2. The Applicant is seeking relief by SPECIAL PERMIT under
Nantucket Zoning By-law ~139-33.A(5), for the alteration and
expansion of a pre-existing, nonconforming structure, without
making it more nonconforming. The Applicant proposes to
construct an addition to the pre-existing, nonconforming single
family dwelling upon the locus, at the rear (westerly) corner.
The addition would continue the existing building line within the
required northwesterly side yard setback area of five feet
without coming any closer to that lot line than the existing
structure. Should the Board of Appeals find that one of the lot
lines to the west, with the locus shaped irregularly with several
angles, is a rear lot line and not a side lot line, the Applicant
would then also be seeking relief by VARIANCE from Zoning By-law
~139-16.A (Intensity regulations - rear yard setback) in order to
construct the project as proposed, with that portion of the new
addition being sited as close as about three feet from that lot
line. The locus is nonconforming as to side yard setback, with
the structure being sited with a zero setback from the
northwesterly side yard lot line, with minimum side yard setback
in the Residential-Old-Historic zoning district being five feet,
and is now in compliance with all other dimensional zoning
requirements. The locus is situated at 29 UNION STREET,
Assessor's Map 42.3.2, Parcel 180, is shown upon plan recorded
with Nantucket Deeds in Plan Book 18, Page 152, as Lot 2, and is
situated in a Residential-aId-Historic zoning district.
3. Our decision is based upon the application and
accompanying materials, and representations and testimony
received at our public hearing. The Planning Board
recommendation urged the Board of Appeals to carefully consider
whether the requirements for Variance relief were met. Except
for the presentation by the Applicant and his legal
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representative, there was no support nor opposition presented at
the public hearing; staff received a call and a visit from the
abutter to the northwesterly property line, who stated that he
had no objection to the proposed addition so long as it would
consist of a single-story and the intervening fence be
maintained.
4. As presented by the Applicant, the locus is improved
with a single-family dwelling, which pre-exists the 1972 adoption
of the Nantucket Zoning By-law and clearly visible on a 1938
aerial in the Town records, with a much larger building
footprint. This dwelling is sited with the northwesterly building
line coinciding with the northwesterly property line; at the rear
of the dwelling, there is an angled point in the northwesterly
lot line, which from that point bends away from the continuation
of the northwesterly building line. These conditions are
depicted upon a Mortgage Plot Plan by Charles W. Hart &
Associates, Inc., dated September 9, 2003, a reduced copy of
which is attached hereto as Exhibit A. The Applicant proposes to
construct a single-story addition, which would continue the
northwesterly line of the existing structure. Because the
northwesterly property line deviates away from the continuation
of the building line from the westerly corner of the dwelling,
the extended building line would be farther away from the
property line the farther it extends. Under Zoning By-law ~139-
33.A(5), the Board of Appeals may grant a Special Permit to allow
the extension of an existing structure which does not conform to
a setback distance, provided that the nonconforming distance is
not made more nonconforming and the Board of Appeals finds that
the extension would not be substantially more detrimental to the
neighborhood than the existing nonconformity.
5. Applicant represented that the Applicant's proposal
would also extend the building to a point about three feet from
the rear property line, in order to accommodate a proposed new
first-floor bedroom. The building now being in conformity with
the required rear yard setback of five feet, this part of the
proposed addition would therefore require relief by Variance from
this setback requirement. After discussion with the Board, the
Applicant requested that the Board of Appeals permit him to
withdraw this Variance request without prejudice, and this
request was unanimously granted.
6. As to the requested relief by Special Permit for the
extension of the dwelling within the northwesterly side yard
setback, the Board of Appeals, by UNANIMOUS vote, made the
finding that the proposed addition would increase the setback
nonconformity by increasing the massing within said setback area.
However, the Board also finds that the addition would not make
the nonconforming distance more nonconforming, and that the
2
extension would not be substantially more detrimental to the
neighborhood. Accordingly, the Board, by UNANIMOUS vote, GRANTS
the requested relief by SPECIAL PERMIT under Zoning By-law ~139-
33.A(5), to permit the proposed addition insofar as it would
extend the northwesterly building line of the existing dwelling,
subject to the following conditions:
(a) The extension shall not extend into the required
five-foot rear yard setback area; and
(b) The extension shall be constructed in substantial
conformity with the plans submitted to and approved by the
Nantucket Historic District Commission under Certificate of
Appropriateness No. 43,200, except insofar as those plans shall
be modified to eliminate any portion of the proposed addition
that would have extended into the required rear y.ard setback.
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Dated: May~, 2004
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ZONING CLASSIFICATION: .;?O~.
UIN. AREA: . . . . . . . ::?;.QQ9S'./f
MIN. FRONTAGE: . . . . . . . .50.;::7;"
fRONT YARD S.B.: . . . . ./VO/Ce
RE:AR & SIDE S.B.: . . . . . '.' 5:FT
GROUND COVER (X): . . . . SO %
EXISTING:
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TO: W/~(~k!kG TQ!:I. Nil TC!~ M;Y~.rA
MORTGAGE PLOT PLAN
OF LAND IN
NANTUCKET, MASS.
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SCALE: 1"-;20 DATE:~n:~~3
Owner: V/.R0//(/A.4-:6~/--!~/;:;:(J. . .
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Deed: ..eA', f.:J$. ~ .,fXJ$' Pkln: $I{~ If? .~rJ.?.z
Tax Map: 7."'~..3;';;' -:1.8.0. Locus: ;f?:r",,(.?/.//.O/'f.
:::>r~ER;r
CHARLES W. HART & ASSOCIATES, Inc.
SANFORD BOAT BUILDING
4-9 SPARKS AVENUE ...-
NANTUCKET, MASS. 025"
(508) 228-8910 H-6i'8B
I CERTIFY, TO THi BEST Of MY KNOWlEDGE;' THAT DiE PRDtlSES
SHOWN ARE LOCATED IN ftDDD HAZARD ZONE: . ':C :', "DEUNEATED
ON F J.RJ'. / CONt.iUNITY PANa NUt.I8ER: 2502JD-00P.. J), BY
THE FEDERAl EU!RGEHCY WANAGDAENT AGENCY. EFFECTIVE DATE
Of IAAPS: JUNE 3, 1986, AND IS PERIODICALlY REVISED.
THIS PLOT PLAN W;.s PREPARED FOR MORTGAGE PURPOSES
ONLY AND IS NOT TO BE CONSWtRED A FULL WSTRUMENT
SURVEY. 1}US PLAH SHOU~ BE USED TO ~H
PROPERTY UNES, FENCES, . .. . OR AJf( At4CA. Y
STRUCTURf'S ON THE PRaIISES. THE PROPmIY UNf'S SHOWN
RELY ON CURRENT DEEDS NUJ Pl.ANS OF RECORD.
THIS PLOT PlAN IS NOT A CERTIF1CATION ;.s TO THE TITLE: OR
OWNERSHIP Of THE PROPERTY SHOWN.. OWNERS Of' ADJOtHING
PROPERTIES ARE SHOWH ACCORDING TO CURRENT ASSE'SSOR
RECORDS Of THE TOWN Of NAHTUCKET.
NOT TO BE RECORDED.
C: JO CWH\lI'P
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Form
6-89
NANTUCKET ZONING BOARD OF APPEALS
TOWN AND COUNTY BUILDING
NANTUCKET,MA 02554
File NO.~O~
Assessor's Parcel '7fJ...... - ~
THIS AGREEMENT TO EXTEND THE TIME LIMIT FOR THE BOARD OF
APPEALS TO.MAKE A DECISION (or to hold a public hearing or
take other action) concerns the Application of:
~
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Pursuant to the prov1s10ns of the Acts of 1987, Chapter
498, amending the state Zoning Act, Chapter 40A of the
Massachusetts General Laws, Applicant(s)/petitioner(s) and
the Board of Appeals. . hereby agree to extend the time limit
- for a public hearing ~ on the Application, or
- for a decision ~ of the ~oard, or
for any other action
by the Board,
(whether such Application,is an appeal from the
decision of anr.administrativeofficial, a petition for
. a Special Pernut K:,. or for a Variance~, or for any
ext~nsion ___, mOdification ___, or: renewal ___ thereof)
to the NEW TIME LIMIT of midnight on cXJt1€-2..r: ?CJO ~
but not earlier than a time limit set by statute~or by aWe
The Applicant(s), or the attorney ~ or agent for,
Applicant(s) represented to be dUl~thor1zed to act in
th~smatter ~or Applicant(s), in executin9 this Agreement
wa1ves any r1ghts under the Nantucket zon1ng Bylaw and the
State Zoning Act,as amended, to tile extent, but only to
the ~ nt, 'nconsistent with this Agreement.
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EffectIve date of Agreement
cc: Town Clerk
Planning Board
Building Commissioner
Agreement filed in the office of the Town Clerk:
eLl') 16Cf
Date Town Clerk
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 ofthe NANTUCKET ZONING BOARD OF APPEALS will be held at
1:00 P.M., FRIDAY, APRIL 2, 2004 in the Conference Room, Town Annex Building,
37 Washington Street, Nantucket, Massachusetts, on the Application of the following:
HAMILTON HEARD
BOARD OF APPEALS FILE NO. 023-04
Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33A (alteration/expansion ofa pre-existing nonconforming
structure/use). Applicant proposes to construct an addition to a pre-existing
nonconforming single-family dwelling onto the westerly rear side. The addition would
continue the existing building lines within the northwesterly required five-foot side yard
setback area without coming any closer to that lot line than the existing structure. Should
the ZBA fmd that one of the lot lines to the west, with the Lot shaped irregularly with
several angles, is a rear lot line and not a side lot line, Applicants would then also be
seeking relief by VARIANCE under Nantucket Zoning By-law Section 139-16A
(Intensity Regulations - setbacks) in order to complete the project as proposed, with that
portion of the new addition being sited as close as about three feet from that lot line. The
Locus is nonconforming as to side yard setback with the structure being sited as close as
zero feet from the northwesterly side yard lot line in a district that requires a minimum
side yard setback of five feet; and complies with all other dimensional zoning
requirements,
The Premises is located at 29 UNION STREET, Assessor's Map 42.3.2, Parcel
180, Plan Book 18, Page 152, Lot 2. The property is zoned Reside tial-Old-Historic.
('~. QPJI, CiL ~-fJ1AJ2--.
Nancy], Sevre , hairman
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
CASE N~-04
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s): Hamilton Heard
Mailing address: c/o Reade, Gullicksen, Hanley & Gifford, LLP
Applicant's name(s): Same
Mailing address: 6 Youn~'s Way, Post Office Box 2669, Nantucket, Massachusetts 02584
Locus address:
29 Union Street
Assessor's Map/Parcel:
Lot No,: 2
42.3.2-180
Plan Book & Page: 18-152
Date lot acquired: 9/10/03 Deed Ref,:
846-309
Zoning District: Residential-Old Historic
Uses on Lot - Commercial: None~ Yes (describe)
Residential: Number of dwellings-L Duplex_ Apartments_Rental Rooms
Building Date(s): All pre-date 7/72? Yes or
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:
C of O(s)?
The applicant requests a Special Permit under Nantucket Zoning By-law ~139-33.A(5),
in connection with the construction of a proposed addition to the pre-existing,
nonconforming dwelling upon the locus, for the extension of the northwesterly line
of the dwelling without making it more nonconforming. The existing structure is
sited with zero setback from the northwesterly side property line, with side yard
setback in this zoning district being five feet, and the addition will have zero
setback at its closest point. In addition, the applicant requests a Variance from
the rear yard setback requirement of five feet under ~139-16 .A, in order to
construct the addition with rear yard setback of about three feet.
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I certify that the information contained herein is substantially complete and true to the besy!f my ; ~;1
knowledge, under the pai and penalties of perjury. ~ . J
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SIGNATURE: , L- Applicant AttorneyJAgent X::
(If not owner or ow: er's attorney, p ease enclose proof of agency to bring this matter before.:the Boartl)
r- . FOR ~ijA OFF1CE USE .:.:.~)
Application received om.3J -2 Q:{ By: cJj I{<---J Complete: t!..--"-_. Need copies-r
Filed with Town ClerkL-3 1-0 ICJYPlauuillg ]toaro;-/ 1_ Building Dept.:-' --ib By:LA2.ftj
Fee deposited with Town Treasurer:,3 1&f1i By: ~aiver requested?:_Granted:_I_I_
Hearing notice posted with Town Clerk::::~J.fCa;G% Mailed: ,3 101 LJrI&M:-:lteIQti 3.J ?J7 (J/rf
Hearing(s) held on:_I_I_ Opened on:-'_I_ Continued to:_I_I_ Withdrawn?:_I_I_
DECISION DUE BY: I I Made: I I Filed wIT own Clerk: I I Mailed: I I
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DECISION APPEALED?: I I
SUPERIOR COURT:
LAND COURT
Form 4/03/03
F:\WpH\HEARD\29 Union\ZBA APP.doc
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ZONING CLASSIFICATION: . RO/( .
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MIN. FRONTAGE: . . . . . . . .50.;::7'
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OF LAND IN
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1i 11 JO{)
Town of Nantucket
[
r~:'"'" EIVED
'f ASSESSORS
ZONING BOARD OF APPEALS
FEB 2 6 2004
;\"/N OF
\, ,", .~CKET, MA
LIST OF PARTIES IN rNTEREST rNTHE MAnER OF THE PETITION OF
PROPERTYOWNER~~~~f~0/;"~ ., . u/
MAILING ADDRESS......... ...~.........?"Z.................. .;...f'd1}... ~(fn;;.
PROPERTY LOCATION.... ...~.. ...~~,~... ........ .....
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APPLICANT...,..... ,12...Gd:Lf!!;t.. ',..................,...... .........,.. ... ':..,...., ,
SEE ATIACHED PAGES
I eeriift that the foregoing is a list of persons who are owners ofa~utting property, owners of
land directly opposite on any public or private street or way; and abutters 'of the abutters and all
Other land ,pwners within 300 feet of the property line or owner's property, aJ I as they appear on
the mos' recent applicable tax list (M,G.L. c. 40A, Section 11 Zoning Code Chapter 139. .
Section 139-29D (2) .
P"gr~q:JV
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DATE'
ASSESSOR'S OFFICE
Town of Nantucket
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