HomeMy WebLinkAbout029-04
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
.:Ju~ ~
, 200~
To: Parties in Interest and, Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No.:
o 2.9,..04
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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 b"y;_
filing an complaint in court within TWENTY (20) da~~after,
this day's date. Notice of the action with a copy at'the 2
complaint and certified copy of the Decision must b~ givenl
to the Town Clerk so as to be received within such !~WENTY ~
(20) days. ~
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G.M <!.l{ :J .\ - ~ lff'enS, Chairman
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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 ~139-30I (SPECIAL PERMITS); ~139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
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NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
Assessor's Map SS
Parcel 43.1
ROH
13 New Street, Dnit #2
Plan File 47-B
Deed Ref. 750/270
At a Public Hearing ofthe Nantucket Zoning Board of Appeals held at 1 :00 P.M.,
Friday, May 14,2004, in the Conference Room, Town Annex Building, 37 Washington
Street, Nantucket, Massachusetts, on the Application WAYNE P. AND P ADLETTE
DARCY SEMPRINI, c/o Vaughan, Dale and Hunter, P.C., P.O. Box 659, Nantucket, MA
02554, Board of Appeals File No. 029-04, the Board made the following Decision:
1. Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
Law Section 139-33A (alteration/extension ofa pre-existing nonconforming
structure/use). Applicants propose to alter an existing nonconforming garage structure
that is part of Applicants' condo Dnit #2 that also contains a separate single-family
dwelling, by converting the use to a studio with bathroom containing a hand sink and
toilet on the first floor and personal storage in the loft area in the second floor space. The
footprint of the garage would not be altered and no existing nonconformity would be
increased. Applicants' Dnit #2 is one ofthree pre-existing nonconforming separate
dwelling units on the Locus in a district that allows a maximum oftwo dwelling units on
a single lot. The property as a whole would continue to meet parking requirements. In
addition, the Locus is nonconforming as to side yard setbacks, with Dnit #1 being sited as
close as about 3.1 feet from the westerly side yard lot line, with Dnit #3 being sited as
close as about 2.83 feet from the easterly side yard lot line, and with Applicants' garage
being sited as close as about 4.50 feet from the easterly side yard lot line, in a district that
requires a minimum side yard setback of five feet. The Locus is conforming as to lot
size, frontage and ground cover. See also BOA File Nos. 092-00, 023-01 and 005-03.
The Premises is located at 13 NEW STREET, UNIT #2, Assessor's Map 55,
Parcel 43.1, Plan File 47-B. 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 hearings. The Planning Board made no
recommendation as the matter was not of planning concern. There were letters on file in
favor of the proposed renovation and conversion of the existing garage to a studio from
the owners ofDnits #1 and #3.
3. Applicants, through counsel, represented that they wished to convert the pre-
existing nonconforming garage to a studio containing an office for home use, including a
half bath without a shower or bathtub, on the first floor, with a storage loft above. The
garage is appurtenant to Dnit #2, one of three separate dwelling units situated on the Lot.
The garage is nonconforming as to side yard setbacks being closer than five feet to the
easterly property line in a zoning district with a side yard requirement of five feet. The
structure is validly grandfathered as to setback, with the garage being clearly shown in its
present location on a 1957 aerial in the Town of Nantucket records. The proposed garage
..-
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alterations been approved by the Nantucket Historic District Commission (HDC) and is
benefited by Certificate of Appropriateness No. 43,464. Three required parking spaces
are currently provided on site and would continue to be provided. All work would take
place within the existing garage structure, without expanding its massing or footprint.
4. Therefore, based upon the foregoing, the Board fmds that the conversion of the
pre-existing nonconforming garage to a studio containing an office for home use, a half
bath without a shower or bathtub on the first floor, with a storage loft above would not be
substantially more detrimental to the neighborhood than the existing nonconforming
situation and would not increase any nonconformities.
5. Accordingly, by a UNANIMOUS vote, the Board GRANTS the requested relief
by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33A to allow the
conversion of the pre-existing nonconforming garage to a studio containing an office for
home use, a half bath without a shower or bathtub, on the first floor, with a storage loft
above, upon the following conditions:
a. The studio shall be constructed in substantial conformance with the
Certificate of Appropriateness No. 43,464 as approved by the HDC, as may be amended;
b. Exterior construction related to this project shall not take place between
June 1 and September 15 of any given year;
c. The studio shall be for personal use only and not used for commercial
purposes or as part of a "home occupation" as defined under Nantucket Zoning By-law
Section 139-2, without further relief from this Board;
d.
or bathtub.
The studio shall contain no more than a half bath and not contain a shower
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Nancy Sevr \
DATED: June 9,2004
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
PHONE 508-228-7215
PAX 508-228-7205
NOTICE
A Public Hearing of the NANTUCKET ZONING BOARD OF APPEALS will be held at
1:00 P.M., FRIDAY, MAY 14,2004 in the Conference Room, Town Annex Building,
37 Washington Street, Nantucket, Massachusetts, on the Application ofthe following:
WAYNE P. AND PAULETTE D. SEMPRINI
BOARD OF APPEALS FILE NO. 029-04
Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
Law Section 139-33A (alteration/extension ofa pre-existing nonconforming
structure/use). Applicants propose to alter an existing nonconforming garage structure
that is part of Applicants' condo Unit #2 that also contains a single-family dwelling, by
converting the use to a studio with bathroom containing a hand sink and toilet on the first
floor and personal storage in the loft area on the second floor. The footprint of the garage
would not be altered and no existing nonconformity would be increased. Applicants' Unit
#2 is one ofthree pre-existing nonconforming separate dwelling units on the Locus in a
district that allows a maximum of two dwelling units on a single lot. The property as a
whole would continue to meet parking requirements. In addition, the Locus is
nonconforming as to side yard setbacks, with Unit #1 being sited as close as about 3.1
feet from the westerly side yard lot line, with Unit #3 being sited as close as about 2.83
feet from the easterly side yard lot line, and with Applicants' garage being sited as close
as about 4.50 feet from the easterly side yard lot line, in a district that requires a
minimum side yard setback of five feet. The Locus is conforming as to lot size, frontage
and ground cover.
See also BOA File Nos. 092-00,023-01 and 005-03. The Premises is located at 13
NEW STREET, UNIT #2, Assessor's Map 55, Parcel 431, Plan File 47-B. The property
is zoned Residential-Old-Historic.
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Nancy J. Sevren C airman
TIllS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
APPLICATION FOR RELIEF
CASE NO. Q 2?..-O Y
FEE: $300.00
Owner's name(s): Wayne P. and Pauletter Semprini
Mailing address: C/O Vaughan, Dale and Hunter, P.C., P.O. Box 659, Nantucket, MA 02554
Applicant's name(s):
Mailing address:
Locus address: 13 New Street, Unit 112 Assessor's Map/Parcel: 55/0431
.J:,..aH.(;91:lt=t-P.J.a-ItJP.Isft-Bit6k-&-P-a-gefPlan File No.: 47 - B, Unit 112 Lot No.:
Date lot acquired:~/~/ 02 Deed Ref./Cert. of Title: Zoning District: ROH
Uses on Lot -- Commercial: N one ~ Yes (describe)
Residential: Number of dwellings~ Duplex_ Apartments_Rental Rooms
Building Date(s): All pre-date 7/72? Yes or
Building Permit Nos:
Previous Zoning Board Application Nos.: 092-00; 023-01; 005-03
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)? Yes
PLEASE SEE ADDENDUM ATTACHED HERETO
SIGNATURE: William F. Hunter, Esq. pplicant
(If not owner or owner's attorney, please enclos of of agency to bring this
FOR OFFICE USE
Application received on:3/ SO/~ By: Complete: Need copies?: ..
Filed with Town Clerk:1-/~~""Phtl1lling Hoard:_I_t- Buildil~_I_-r ,?-:oM
Fee deposited with Town Treasurer:~j3~~./~BY: (t~aiver requested?: Granted:_I_I_
Hearing notice posted with Town Clerk:~/3QclMailed:-1/3Q.llXJ I&M:-1/Z,(/~ & ~/iejd
Hearing(s) held on:_I_I_ Opened on:_/_/_ Continued to:_/_/_ Withdrawn?:_I_I_
DECISION DUE BY:_/__/_ Made:_I_I_ Filed wIT own Clerk:_/_/_ Mailed:_I_I_
I certify that the information contained here n is sub antially complete and true to the best of my
knowledge, under the pains and penalties of erju .
x
Attorneyl Agent
atter before the Board)
n~rT~T()N "PPV AT vn?
CTTDT."nT.n.n r<.n.Trn'T'
ADDENDUM
Wayne p, and Paulette Darcy Semprini (hereinafter "Applicant") seek a
SPECIAL PERMIT pursuant to Section 139-33(4)(a) and (b) ofthe Nantucket
Zoning By-Law (that "By-Law") and Massachusetts General Laws, Chapter 40A,
Section 6, The Applicant is requesting the SPECIAL PERMIT to convert a pre-
existing non-conforming Garage to a Studio with an office and bathroom on the
first floor and storage 10ft comprising the second floor. The Premises is located at
13 New Street, Unit #2 (the "Premises"). The Premises is located in the
Residential Old Historic Zoning District,
The Premises is one of three condominium dwellings and said single-car
Garage improving a single lot of land located between, and having frontage on,
Warren Street and New Street (the "Locus"). The Premises consists of dwelling
Unit #2 and the single car Garage. Locus is comprised of one lot ofland
approximately 10,428 +/- square feet in size conforming as to lot size being
situated in a Zoning District with a minimum lot size of 10,000 square feet
Locus is conforming as to frontage having frontage of 126.24 feet +/- on Warren
Street and 127.25 feet +/- on New Street in a Zoning District with a minimum
frontage requirement of 50 feet, Locus is conforming as to ground cover ratio
having a ground cover ratio of approximately 32.9% +/- in a Zoning District with
a maximum allowable ground cover ratio of 50 percent, Locus is non-conforming
as to side-yard setbacks with Unit #1, Unit #3 and said Garage within five (5')
feet of the east and west property lines in a Zoning District with a side-yard
setback requirement of 5 feet All three dwellings improving Locus are pre-
existing habitable dwellings in a Zoning District that allows a maximum of two
dwellings per lot. Automobile parking for the Locus meets the requirements of
the By-law.
The Applicant proposes to convert the pre-existing non-conforming
Garage to a Studio to consist of an office and bathroom containing a hand sink
and toilet on the first floor and a storage 10ft on the second floor. The footprint of
the Garage, as converted, will not be affected. No increase in ground cover is
proposed or sought.
The proposed conversion of the pre-existing non-conforming Garage to a
Studio to consist of an office and bathroom containing a hand sink and toilet on
the first floor and a storage 10ft on the second floor does not increase the non-
conforming nature of the Premises or the Locus. Furthermore, the conversion as
proposed is consistent with other uses and conversions in the neighborhood and,
as a result, is not substantially more detrimental to the neighborhood. By granting
the SPECIAL PERMIT, the Board will be acting in a manner consistent with the
spirit and intent of Section 139-33A of the By-Law. In the alternative and to the
extent that may be necessary or required, the Applicant requests a VARIANCE
for the proposed work
The Applicant respectfully requests that the Board vote in favor of the
requested SPECIAL PERMIT.
SEMPRlNIIaddendum 4.05.04
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BOOK 7 5 0 PAGE0270
QUITCLAIM DEED
I, Penelope Dey, Trustee of the Offshore Realty Trust uJd/t dated October 9, 1992 and
recorded with the Nantucket Registry of Deeds in Book 400, Page 31, of 57 Main Street,
Nantucket, Nantucket County, Massachusetts 02554, in consideration of Five Hundred
and Sixty Thousand 00/100 Dollars ($560,000.00) grant to:
Wayne P~ Semprini and Paulette D.' Semprini~ as joint tenants with a right of
survivorship of 35 River Road, New Castle, Rockingham County'- New Hampshire
03854, with QUITCLAIM COVENANTS:
Unit No. 2 (the "Unit") of the Shearwater Condominium located at 13 New Street,
Nantucket, Massachusetts (the "Condominium") created pursuant to Chapter 183A of the
Massachusetts General Laws (the "Act") by Master Deed dated March 24, 1995, and
recorded with the Nantucket Registry of Deeds at Book 478, Page 50 (the "Master
Deed"), together with (a) an undivided forty (40%) percent interest in both the common
areas and facilities of the Condominium and the organization of unit owners through
which the Condominium is managed and regulated, (b) the exclusive right to use the
Defined Parking Area for Unit #2 and the land area within the Limit of Exclusive Use
Area -lJnit #2 as shown on the "Condominium Plan in Nantucket, MA prepared for
Penelope Day, Trustee of Offshore Realty Trust, elated May 25, 1994 (revised 7-22-94),
Scale 1" = 1 0', Prepared by: Blackwell & Assoc., Inc., Professional Land Surveyors" and
( c) such other rights and easements appurtenant to the Unit as may be set forth in any
document 'governing the operation of the Condominium, including without limitation, the
Master Deed, the Declaration of Trust creating the Shearwater Condominium dated
March 24, 1995 and recorded in said Registry in Book 478, Page 65, the By-Laws of the
organization of unit owners, and any administrative rules and regulations adopted
pursuant thereto, as the same may be from time to time amended (collectively, the
"Condominium Documents").
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Said Unit No.2 contains 1385 square feet, more or less, and is laid out as shown on a
plan dated May 25,1994, recorded with Nantucket County Registry of Deeds in Plan File
47-B, Sheet 3 of 4, to which is affixed a verified statement in the form provided for in
General Laws Chapter 183A, Section 9 and which said plan is a copy of a portion of the
plans recorded with said Master Deed.
This conveyance is made subject to and with the benefit of the provisions of said General
Laws, Chapter 183A as now in force and from time to time amended, and subject also to
such real estate taxes attributable to the Unit for the current year as are not yet due and
payable on the date of delivery of the deed.
The Condominium and each of the units is intended for residential purposes and other
uses permitted by the applicable Zoning Ordinances as set forth in the Master Deed.
BOOK 7 5 0 PAGE02?1'
For title, see a portion of the premises conveyed to the Seller by deed dated October 23,
1992 and recorded with the Nantucket Registry of Deeds in Book 400, Page 30.
Executed as a sealed instrument this ~ -h....day of April, 2002.
Offshore Realty Trust
~~ ~ ~ ~
nelope De ,~rus eeJ /
COMMONWEALTH OF MASSACHUSETTS
Nantucket, ss.
April!iJt,2002
Then personally appeared the above named Penelope Day, Trustee of the Offshore Realty
Trust, being known to me or having provided sufficient identification, who
acknowledged that she signed the foregoing deed for the purpose intended as her free act
and deed, before me.
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My Commission Expires: ,('V:~<.;~"o.i/;- '. Q' < ':~". "
f! .j;,1 :$, ~ . \"J~l\ '.,
BonnieA. Hammond, N9tary~Jttc ~ t~ !.i.....,.,~~~~';-.
Common~e~lth of ~~~~~qh\l?t;;~~ . '~:<l ;'J);:~"l~S;.: .
My CommiSSion Expires 8/.f.~f?,..~ " ':,:l,;',';:~'~~ (;/
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NANTUCKETLANDIs~K
CERTif"JCATE
~Paid L.L~.2.C)O .OQ
o Exempt __ -
o Non-applicable -
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No, Date
Authorization '_ . . . :._..
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NAr-iTUCU<ET
Rii::.G DEFDS 1.6
NAR'-iTUC~<t:. T
L\&.%\~C\
Q4/08/02 3:57PM 01
000000 ;3053
FEE $2553.60
CASH i:..2553 _ .'E.,,~:I
ONLY ORIGINALLY STAMPED .AND
[NDORStO . COPIES OF THIS PLAN
SHALL BE ACKNOWLEDGED BY
THE CERTIFYING l.AND SU~VEYDR
",rNllr.futJ LOT SIZE.: '000 S.F'.
~INl"'U" FRONTAGE: SO FT,
~S::OS~~~K: n5"~,
GROUND CovtR l{ : SOl{
EXISTING GROUND COVER (%):
PROPOSED GROUND COVER (%):
31.6% :I:
32.9% :I:
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TO !HE BEST Of I.IY KNOWlEDGE, OOT THE
!iioWN ARE LOCAlfO IN F1.000 HAZARD ZONE:
. . DEIJNEATED ON F.J.R.M, / COMMUNITY P~EL
30-00 .1.1. . , . C, BY TIE: FEDERAl
UlHAcEllENT AGO/CY, EFFECTIVE DATE Of'
J, 1986 .AND AS PERIODICAlLY RooEO,
I'I.AN W/lS PREPAREO FOR MORTGAGE PURPOSES
NOT TO BE CONSIDERED A FUll INSTRUIoIENT SUIMY.
o l!QT BE USED TO' ESTABliSH 'PROPERTY LINES
OR /H( .ANCiUARY STRUCTURES ON THE PREMISES,
UNES SHOWN RElY ON CURROO DEEDS ~D PlAAS
PlAH IS NOT A ctRTlFlCITION AS TO ,THE mu: OR
lIiE PROPERTY SHOWN. OWNERS Of AOJOINING PROPERTIES
ORCING TO CURREllT TOWN OF NANTUCKET ASSESSOR
NOT BE USEO FOR /H( OTHER PURPOSE OTHtR THAN 'L ..J
STATED AllOVE, . r-..-.
!'t Iooociot" Inc. .
MORTGAGE INSPECTION PLAN
OF LAND IN
NANTUCKET, MASS.
SCALE: 1"= 10' DAT~MARCH 25, 2002
OWNER: PENELOPE DEY.TRUSTEE of
OFFSHORE REALlY TRUST
DEED BOOK: 400, ~G, 30 PLAN FILE:,47-B
UNIT No. 2 of the SHEARWATER CONDOMINIUM
LOCUS: i 16 WARREN STREET
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BLACKWELL and ASSOCIATES.
Professic11.a! Land S'lJ.TVeyOTS
20 TEASDALE CIRLCE
NANTUCKET, MASS. 02554-
(508) 228-9026
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NANTUCKET ZONING BOARD OF APPEALS
TOWN AND COUNTY BUILDING
NANTUCKET, MA 02554
RECEIVED
BC;,\!::;:O OF ASS'E~~ORS
MAR 2 9 2004
TOWN OF
Ni6'INTUCKET, MA
BoA Form
ASSESSOR'S LIST OF PARTIES IN INTEREST
PROPERTY OWNER, ~ Q l4l\Q Qf1,J''6.~ QtillJ\.t'~;w\~i
APPLICANT FOR RELIEF (SAME? ~ ):
ADDRESS OF PROPERTY: l~ ~~-Em \ vn\'l 2-
ASSESSOR'S MAP - PARCEL: ~ c.>L\-~. ,
LIST OF PARTIES INCLUDING ADDRESSES
*(OR SEE ATTACHED~):
*
*
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, ~11 and Zoning Code
Ch":?te~ 139,:"- ~139-29D(2)] . U' . ~
~.7 ;),pOi 4t"".....) 0,
Da e / As~essor' s Office I'
Town of Nantucket
*NOTE: Applicant (Petitioner) should include with the lot for which zoning
relief is sought, any commonly-owned abutting lots which might become
involved in the zoning matter. List map and parcels for each abutter.
jah/FOR/1S/boa
Submitted by Vaughan and Dale, P. C.
Date: ~'2'" b-+ ~ ( ....
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