HomeMy WebLinkAbout063-04
,
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
1J~/1; 200f
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Owner/Applicant:
(Xo, )., 0 cf
Jj~(fJof\d " CrJOfler'J1fj~
d
-~
Application No.:
-. ,
Z
C.::J
""'-
--"
-.J
.
..
> U
Enclosed is the Decision of the BOARD OF APPEALS which has
this day been filed in the office of the Nantucket Town~
Clerk. L,J
An Appeal from this Decision may be taken pursu~at 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.
~0~~lr~~\J2::~
cc: Town Clerk
Planning Board
Building Commissloner
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.
with the front porch sited as close to the front lot line alone West York Lane as about 0.5
feet and a portion of the increase in height would take place within that area without
coming any closer to the lot line than the existing structure. The dwelling is conforming
in all other respects and the Locus is conforming in all respects except as to minimum lot
size and setback of the garage. Parking would continue to be provided on site. The Board
had granted similar relief to expand the abutting structure to the south, built at the same
time as the subject structure. There would be other alterations made to the structure that
would not need relief from this Board, including renovation of the front stoop. No
changes to the garage structure are planned as part of this Application.
4. Based upon the foregoing, the Board finds that the alteration and expansion of the
dwelling would be an increase of the nonconformity within the setback area with the
increase in height and further finds that said increase would not be substantially more
detrimental to the neighborhood than the existing nonconformity and have little impact as
most of the upward expansion would take place outside of the setback area. In addition,
the Board finds that a grant of relief would be consistent with other similar relief granted
to abutting property owners.
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
upward expansion of the single-family dwelling as proposed within the front yard
required setback area, based upon the following conditions:
a. The expansion ofthe structure, raising the roof ridge height from about 18
feet to about 22 feet, would be done in substantial conformance with the Certificate of
Appropriateness No. 44051, (44,659, 44,660 and 44,661 relate to other aspects of the
renovation), issued by the Nantucket Historic District Commission, as may be amended
from time to time; and
b. There shall be no further construction in the front yard setback area
without further relief from this Board.
Mic
D~
Lc~ ~
Edward Sanford
Edward Murphy
i
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
Assessors Map 55
Parcel 335
R-l
19 West York Lane
Deed Ref. 911/23
At a Public Hearing of the Nantucket Zoning Board of Appeals, held at 1 :00 P.M.,
Friday, October 15,2004, in the Conference Room, Town Annex Building, 37
Washington Street, Nantucket, Massachusetts, on the Application of the BERNARD P.
COONEY, III., of60 West 15th Street, New York City, NY 10011, , Board of Appeals
File No. 063-04, the Board made the following Decision:
1. 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 add a second floor to his single-family dwelling in
order to increase the interior living space. The roof ridge would be raised from about 18
feet to about 22 feet within the existing footprint of the structure. The dwelling is
conforming in all respects except as to front yard setback, and a small portion of the
second floor space would be constructed within the required setback area but would not
come any closer to the front yard lot line than the existing structure. The main portion of
the dwelling is sited about seven feet from the front yard lot line along West York Lane
and the entry porch is sited as close as about 0.5 feet in a district that requires a minimum
front yard setback of ten feet. The Locus is also nonconforming as to lot size with the Lot
containing about 4,500 square feet of area in a district that requires a minimum lot size of
5,000 square feet; and as to side yard setback with the garage being sited as close as
about 2.9 feet from the southerly lot line in a district that requires a minimum side yard
setback of five feet.
The Premises is located at 19 WEST YORK LANE, Assessor's Map 55, Parcel
335, no plan found on record, Deed Ref. 911/23. The property is zoned Limited-Use-
General- 3.
2. The Decision is based upon the Application and the materials submitted with it
and the testimony and evidence presented at the Hearing. The Planning Board made no
recommendation finding that the matter did not present any issues of planning concern.
There were no letters on file in support or in opposition.
3. The Applicant, through his representative, stated that he had recently acquired the
Locus in the fall of2004. The Locus was improved with a single-family dwelling and a
separate garage structure. Applicant stated that the structures were grandfathered as to
location and both were clearly visible on ~~e 1938 and 1957 aerials in the Town records
in their current locations. As part of an overall r~n()vation of the dwelling, the Applicant
proposed to expand the structure in an upward'direction, increasing the roof ridge height
from about 18 feet to about 22 feet in order to increase interior living space. The structure
is sited within the required 10-:met front yard setback area, as close as about seven feet
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, OCTOBER 15, 2004, IN THE CONFERENCE
ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
Massachusetts, on the Application of the following:
BERNARD P. COONEY, Ill.
BOARD OF APPEALS FILE NO. 063.04
Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139.33A (alteration/expansion of a pre-existing nonconforming
structure/use). Applicant proposes to add a second floor to his single-family dwelling in
order to increase the interior living space. The roof ridge would be raised from about 18
feet to about 22 feet within the existing footprint of the structure. The dwelling is
conforming in all respects except as to front yard setback, and a small portion of the
second floor space would be constructed within the required setback area but would not
come any closer to the front yard lot line than the existing structure. The main portion of
the dwelling is sited about seven feet from the front yard lot line along West York Lane
and the entry porch is sited as close as about 0.5 feet in a district that requires a minimum
front yard setback of ten feet. The Locus is also nonconforming as to lot size with the Lot
containing about 4,500 square feet of area in a district that requires a minimum lot size of
5,000 square feet; and as to side yard setback with the garage being sited as close as
about 2.9 feet from the southerly lot line in a district that requires a minimum side yard
setback of five feet.
The Premises is located at 19 WEST YORK LANE, Assessor's Map 55, Parcel
335, no plan found on record, Deed Ref. 911123. The property is zoned Limited-Use-
General-3.
~ Q!;ti. J1m o;ur-/
Nancy J. Sevrens, C ~
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
'l
. t)" .
.. .._~J.
NANTUCKET ZONING BOARD OF APPEALS
., 1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
APPLICATION FOR RELIEF
CASE NO.~ -Ot.f_
FEE~ $300.00
OWner', name(,): 13ecoorc{ 1(- Coone~ ,lJI.
Mailing address: Can W _ 1S'7V\ SiJ AJe w ~orf:::1 N~ 100 (l
Applicant's name(s): ( Some) . T
Mailing address:. (SaVY\e)
. Locus'address:--.l9 . ttJes-r- ~1XJ;::. ~nfI\P Assessor's MaplParcel: 5$" 133<~
Land Court PlanlPlan Book & PagelPlan File No.: f\.)c) ({' t~n /"}^.~ (r~ Lot No.: .
Date lot aCquired:-1t-,-IQi~ert. of Title:--3.ll ('23 Zoning District: R -I-
pses on Lot- Commercial: None..K..Yes (describe)
Residential: Number of dwellings-L- Duplex--.: Apartments Rental Rooms
. B.dtding Date(s): All pre-date 7/72? V or C of O(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:
A- ~ (I \:o.0f l's 92 ek:,l h.O f'e. Ue. f' tX\&er- ~ '0 (\ 169... ~3 ~r Yo
ci&cQ 0 .P?~ -f( ocr' ~ 'It'> an ~.IUSf.~ Sr'rf1 k:. - f0. (l1 J t;t dwe 1/1 tf(
todu.Ch\ ~ -fJU:p'-hhoj ~ax(h-ronct (JJ1~ICcm h~ a~
e ~ (" 'i-o ~~ -fr-oo.lf- jOr&. 5e f!oed:- 'Tk> Yl ~EK..IIJ 'H
s:tTU(~.~ ()uth~rt-of- 'tYvl. ~ 1'ss;rV.D&o.9..0( Co
OS O-Vx.ur 7 ~ ~ CA(fJ'Ch sl'iod! OS cJ(j!;Q QS,.o.$f2u+.
01' 0.. dlltVte+ ~ bO <J( 1zR~ C1I. 'fr\1 hi {'fla m *1ayrJ- Cf eJ/Id D:fr-
~t o'F fo ~i-.
I certify that the information contained herein is substantially complete and true to the best of my
knowledge, under the pains and p'enalf s of perju
SIGNATURE: "'-" Applicant AttomeYJAgentY
(If not owner or owner's a ey, please enclose proQf of agency to bring this matter before the Board)
. FOftkllJ\. OFFICE USE 6 \./"' . I /
Application received on:.!l.JLI(!fBy: U/j.JJ Complete: ~ Need copies?:~
Filed with Town Clerk:l.f)../ Ltlt PlaBDin~ Board: I I Rl1ildiRg Deflt.: " ~ By: ce!?~
Fee deposited with Town Treasurer:fO/...Lt21. By: (~QJ9waiver requested?:---:.-,Granted:-'_/_
Hearing notice posted with Town Clerk: (()/~(JqMailed: (4 V f!L I&M:l.J3dlcJ1 & ..I/)2J.!l!j
Hearing(s) held on:-'_I---: Opened 00:--1_1_ Continued to:_'_I_ Withdrawn?:_/_/_
DECISION DUE BY: 1 1 Made: 1 1 Filed wffown Clerk: / 1 Mailed: / 1
--- --- --- ----
DECISION APPEALED?: / / SUPERIOR COURT: LAND COURT Form 4/03/03
ZONING CLASSIFICATION: . ~;'-' .1 .
UIN. AREA: . . . ~O.Q9 .0.,1;=7, .
MIN. FRONTAGE: . . ~Q .F:T. . .
fRONT YARD 5.8.: . . .j P. r:r; .
REAR & SIDE 5.8.: . . J5 .F:'T,'.. .
GROUND COVER (~): . ~ Q .<Yp. . .
5.5'-3.33
nl";:'
E.I...,. &.. J.
HAR.RINGTON
"1-. 8 0
.
,
,
I
S,-,>~- .3:3.3.2
n/~
N. R.. i;. K. A.
ADAMS
o
1"'"
EXISTING:
"'1-500.:t: s,r /'.. )
. . . . . . . . . . (Al"J"'R.OX.
9:~ ~ .~ Iv/!. t:-I '
,.
. 10 . . . I . . .
35- .33"1-
II-It:
v./-i. WITI-l~!e-I3~E.
.J1.(
')
8S:2~
/ S /
Ty; W/p H
G o u.s/.:,.'
.c.:;: r:..".~ .
~
a...(
:<
~
o
~
d
..f:>.
c::J 71
c-J
--i
I
--0.
U
\..v
--0.
\D
, '001
V 8'",
l"~" 101
~3~~n~NVN ~O NMv~
.1
~
V"9
~II
~
Y8'ZI
a~~
,NVN ~O NIt\O~
:'
r
,.
z
..
~
iD
Y9'9
I~;
!3)l~n~NVN ~O NIt\O~
~
\
,
'"
---. ~---
('
;\
'"
'"
o
ClI)
'.0
....
\8 .
.,
"
~.,....
\.,
. ---+-
Ii
filii
---
"',
" ".
. " .
~
""
~f~f1,/
I. ~.. ---- /~o-c~~? ~ 1
/ /I .:~:---'-'--lT-',-.-:::t ~ ..;
! I' It :.] ~ :;,
/ I -< 1 .' .'.'.h~'_' ~ i(
//' -r-~'---:--"-..."'='-.-;.fl"~.=.'~~.'.: ~ Ii .
/ ";'--"----11. _._~-=. ~ ': I
: "-11.,-...-- ,:; \
I ~ 4,.,.. ;
-'=~-=;.-'II---: I ~..
\\j --~:c:~-~-_- -!
~ ~. .,,', l
.l[ll~]'~\~
I
.....
I':lIk
~
<.
_-' /l ~ ~ ,,#
CC( ;
//~
n J Y
/ / / F/
I
,
~
~
.-;:.
"-
'::J
~
~
~_...-
/'
I
! ,
I. '.
. :1
I }
i i
I ':
l 't->
i !
I {
i i
I i
, ,
f ,'J
, y~
1 ~
! t
I t
, /;
. i t
I ,J
I' I J.
! t
\N I ~
~ I ~
, 11
; 1
i I
;
I
i.
I I
I 1
I
I 1
I : j
j,[1
;: ~
I
\
!
,.~
"""'
-><
---
'^-
._.~~-
""-. -
<-
./_,-'p
4.__
Q
......
"<
t:'-
t
::01
,
I
I
, I
I
I
!
!
!
II
(1____
G"'.
~~.- G'~--
I
I
I
j
I
, I
- ........ -,- ....t.'.....--
"-
<::><.:.
--s.
-D
~
I
I
I
l_
~. ~'~''''''''---'---~~~",,--,--,-,-,,-
-,
,/
I
I
I
(-~' ~....
',.," x:
b
G~
-\
=<
..,,~,>
. \-.
"" ',,_.J'Io
-
..r.
,
t'J
.,...
,
-<:..
t,,\ ~." ~-",:)
r---
I
I
''''-1
'>{,
\
\."-.
f;;;J "
U\ rr \
)(.
~'
~ v.
'"' ~
~~
i-~
("
, ~
-Jl ~
t
G'>",
0:--'
~,
"'>-- C:\'-':',,~
.......A..... .....\3'"" -.............
~,-, "-....~
~
'\ '),.
\'t\
'l('
'", ,~
,":-l--
.') ",'
',": '-..,1>0
\
"
>.
).,. \.~
f\ >-
""
~'
"-
"-
N
!A
"-
... Q "'-
'1-1 Q \.N
1.t.J \.," ~
:...> Q ~
\
C~ 0 ~
"\
''\
c:o
1>'
v",
{\
-
~
~
'<::::,
\) "
~
~"
~
':Is-
~
r"
), ..~
h.... ~.
.'-, '-::!'
\:' "- ,~
'"
,. ~
, ........
~ ..,,~.......
',> ,).
~- '\. \
" .."
~ "
('\
"
~
~
~
'^
~
c
i
$q,()O
Town of Nantucket
r,....,......,\
.,,, , }--
,..~,J -. vED
BO;\RD OF ASSESSORS
ZONING BOARD OF APPEALS
SEP 0 3 2004
I
j OF
NANTUCKET, MA
LIST OF P ARTlES IN INTEREST IN THE MATTER OF THE PETITION OF
PROPERTY OwNER'.a.~.1r..~J2.... ..?:.~.~...(!-;.~"7... {.(!(, f.7'!.. On. ..... -l-'7-)
. I 7"
MAILfNO ;OORESS...< p.. &:....6.~.C:-. ... ..~.f.... ... ...... ............
; )
PROPERTY LOCATION...... ............ ........., ........ .................,.............
. ./
, ':. -7'(-/ - "5? b
ASSESSORS MAPIPARCEL........~.....................".... ......",..,......,......"
APPLlCANT~C-;-;.-:':'7......~./(..'............................i?q( - ("Ss-- S-o 1/7'
SEE ATTACHED PAGES
1 certify that the foregoing is a list of persons who are owners of abutting property, owners of
land direct 1" opposite on any public or private street or way; and abutter.s of the abutters and all
other land owners within 300 feet of the. property lirie of owner's property, all as they appear?n
the most recent applicable tax list (M.G.L. c. 40A. Section 11 Zoning Code Chapter 139.
Section 139-290 (2) ..
#.... Z ..0..0C? 'f
A..{)~
DATE'
ASSESSOR'S OFFICE
Town of Nantucket
~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ 0 N ~ ~ ~ ~ ~ ~ ~ m ~ ~ ~ ~ . . 0 ~ ~ ~ ~ M . . . ~ m M . .
~ ~ ~ ~ ~ ~ m ~ ~ ~ ~ ~ ~ ~ . ~ m ~ ~ N ~ ~ ~ M ~ ~ ~ m ~ ~ ~ ~ ~ ~ ~ . ~ ~ ~ ~ ~ M ~ ~
~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ 0 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ M ~ ~ ~ ~ ~ ~ ~ ~ ~ . ~ ~ ~
~ N N N N N N N N N N N N N N N ~ ~ N N N N ~ ~ 0 ~ ~ N N N N N 0 0 N N M N N . N N ~ N N
N 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 MOO 0 0 0 0 0 ~ ~ 0 0 ~ 0 0 ~ 0 0 0 0 0
t ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ = ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~
~ I I I I I I I I I I I I I I I ~! I I I I I I I II I I I I I I I I I! I I! I I I I I
'"
"
"
j
t>
Il
'..
....
'..
;;!
...
III
..
~ ~ :<
II: Ii! ~ ~ ~ ~!:!: ~a
t ~:< ~:< ~ ~ ~ ~ ~ ~ ~ !:< ~ ! I ~ ~ Iii ~ g 5: t i ~ t ~
~ ~ ~ 0 000 ~ ~ ~ 5 ~ ~ 5 i 0 0 0 ~ ~ 0 ~ ~ ~ ~ ~ 5 5 ~ re ~ ~ 12: ~ ~
" e ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ; ~ ~ ~ ; ~ i ~ ~ e e 10 ~ ~ ~ i ~ ~ ~ ~ ~ ~ 9 S E ~ ~~ E e
"re~~~~~H~~~~~~~~"~~~ H~~~~S H>t>t&l00"'~ S:Hsi lilS
· i ~ ~ ~ ~ i ~ ~ ~ ~ ~ ~ ~ ~ i ~ ~ i ~ i ~ .. s: i ~ ~ ~ ~ ~ .... ~ ~ ~ 0 is:.. s:
~ ; ~ ~ H ~ ~
~ ~ 2 ~ ~ ~ ~ 2 ~ ~ ~ = ~ ~ ~ : ~ 2 ~ = ~ 2 ~ 2 M ~ ~ ~ 2 ~ M : ~ ~ 2 ~ ~ ~ : 2 : ~ ~ ~ ~
t!l
~~
U) I
H ,
He.. l2:
~B "
.
I<
~~ j
e..;
iij 0
0
~
~ 0
W
~ I
~ ~
0 0
~ ~ tl
~
w .. ~ ..
0
.. ~ 0< ~
Q
Q 5 :I:
I ~ >t ~
j ~ ~
~ 0 iii
~ ~ lil
a >t 0
0 ~ ~ re '" "
l2:
~ 0 0 N ~
8 ~ !il re s " ~
'" fi!
III .. ~ Q ~
~ '" 0 0
0 0 ~ ~
"- "- ~ 0 "- "-
0 0 w 0 0 0
~ ~ III ..
iil fi:: t! H '" '" 0 I'l
H~~0t! Ii! ~ HH 10: II: "'~H HH
~:Sgj"~ !;! 0 t! ~~ ~ ~ IS :s~~ ee
li:1I:1cQt: f;l::i~ .. li:li: Sa ~ Iii:l: "'~ ....
i ~t!; ~.. ~Se ~::: gg a.. ~ ~~ ~:~tl gg
tIlo "'''M ~sO) H H ~ ~ \oil 0 ..I;
~ .. .. : ~ " : :s ~ :s :s ~ ,,~~ ~ III ~ ~ ~ :I: : ~ :s:s I ~ ~ .. ~ ~ ~ :I: ~ ~ ~
J ~ g I ; ; ~ ~ i ; i i ; ~ : ~ Iii ~ ~ III ~ ~ H ~ ~ ~ ~ i i ~ ~ ag ~ ~ ~ ; : I : ~ Sg ~ ~
: "i!ilgo !l!..g....go:l ~HIil~~ H~~~H ~Q !il ..o~i~ ~~
j II II ill II nu ~ I ! Ii I ~ i ~ Ii UJ i II i II II III ~ i i ; U
Il ..
~ ~ :<:< ~ :<. :<:< :< :<:<:<:<~:<~Ii!:<~~ ~~0 ~~~ 5 Ii!
j ~ ~ ~! !~ ~ ~~ ~ ;~ ~ ~ ~ ~~ ~o : ~ ~~ ~ ~~ i~ ~ ~~ i~ !~ ~ ~ ~~ ~ ~ : ~ : ~ ~ i ~ : : ~ M M ~ : m ~
moo 0 000 0 0 a ~ m ~ m 0) ~ a ~ ~ ~ re 0 0 0 0 0) ~ 0 0 ~ w
] : ~ ~ ~ ~ ; ; ~ ; ; ~ ; ; ; ; ~ : ; ~ ~ ; ~ ~ : ! ~ : : ; ~ : : : ~ ; ; ~ ~ : : ~ ~ a !
...
B
~
~
~
... ... 1""1 N M . ... ... ~ ... '"
~ 0 M ~ ~ N M ~ ~ ~ ~ ~ 0 ~ N ~ M ~ . ~ N ~
~ M ~ ~ ~ ~ ~ ~ m ~ ~ m ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ : ~
o
....
III
J ~ ~ ~ ~ ~ ~ ~ !'l ~ ~ ~ ~ :a ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ :l ~ ~ ~ ~ ~ ~ ~ ~
....
IIJ
to>
n:l
0..
-------
::;:
0..
'"
<I)
ex>
<I)
N
....
o
o
N
"-
.....
"-
'"