HomeMy WebLinkAbout071-04
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: [)?61m~r2-, 20vf
To: Parties in Interest and. Others concerned with the
Decision of .the BOARD OF APPEALS in the Application of the
following:
Owner/Applicant:
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. ,Jucll As. Rowe
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Application No.:
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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 pursu~nt 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
( 4.9) days.
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Planning Board
Building Commissloner
PLEASE NOTE: MOST SPECIAL PERMITS AND V^RIANCES 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.
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
Assessors Map 55.4.1
Parcel 103
Residential-l
36 York Street
Plan Book 22, Page 120
Deed Ref. 218/260
At a Public Hearing of the Nantucket Zoning Board of Appeals, held at 1 :00 P.M.,
Friday, November 19,2004, in the Conference Room, Town Annex Building, 37
Washington Street, Nantucket, Massachusetts, on the Application ofthe JUDITH F.
ROWE, 439 Shawmut Avenue, Apt. 4, Boston, MA 02554, Board of Appeals File No.
071-04, 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 demolish and rebuild on approximately the same
footprint, an about 162 SF portion ofthe existing rear el of her single-family dwelling in
order to increase the interior living space. The new addition would increase the existing
ground cover by about 49 SF for a total ground cover of about 869 SF, less than the
maximum ground cover allowed on the Lot of871.5 SF. The roofridge would be raised
from about 13'2" feet to about 14'10" feet, but come no closer to the westerly side yard
lot line than the existing structure. The Locus is nonconforming as to westerly side yard
setback with the structure being sited as close as about 0.6 feet from that lot line, in a
district that requires a minimum side yard setback of five feet; as to front yard setback
with the structure being sited as close as about one foot from the front yard lot line, with
the main body of the house being sited as close as about 4.4 feet, in a district that requires
a minimum front yard setback of ten feet; as to lot size with the Lot containing about
2,905 square feet of area in a district that requires a minimum lot size of 5,000 square
feet; as to frontage with the Lot containing about 36.63 feet of frontage along York
Street, in a district that requires a minimum frontage of 50 feet; and as to parking with no
parking provided on site.
The Premises is located at 36 YORK STREET, Assessor's Map 55.4.1, Parcel
103, Plan Book 22, Page 120. The property is zoned Residential-I.
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 fmding that the matter did not present any issues of planning concern.
There were no letters on file in support or in opposition and no public comment at the
public hearing.
3. The Applicant, through her representative, stated that she was renovating the
existing structure, which consisted of a primary dwelling unit and an attached structure to
the rear that was represented to have served as a secondary dwelling in the past with
minimal kitchen facilities. As part of the overall renovation the Applicant would be
demolishing the rear el and reconstructing it substantially on the same footprint, no closer
to the westerly side yard lot line than the existing el, and further away than the closest
point ofthe remaining portion ofthe structure. There would be an increase of ground
cover of about 49 square feet for a new ground cover total of about 869 square feet, less
than the maximum allowed for this lot of871.5 square feet. The additional ground cover
would be added to the easterly side ofthe new addition and outside ofthe required five-
foot side yard setback area. Applicant stated that the structure was grandfathered as to
location and was clearly visible on the 1938 and 1957 aerials in the Town records in its
current location. As part of an overall renovation ofthe dwelling, the Applicant proposed
to expand and alter the height of the new addition compared to the current height,
increasing the roof ridge height from about 13 '2" to about 14' 1 0". The minimal kitchen
facility would be removed and the structure would be used as studio space. The existing
bathroom would remain and be renovated. The Applicant had obtained Certificate of
Appropriateness No. 44,463 from the Nantucket Historic District Commission for the
proposed renovation, demolition and reconstruction. Applicant represented that the Lot
was grandfathered as to the lack of parking as no parking had historically been provided
on site, which was verified by the aerials.
4. Based upon the foregoing, the Board finds that the alteration and expansion of the
dwelling, with the demolition, reconstruction and expansion ofthe rear el would be an
increase ofthe nonconformity within the setback area with the increase in height within
the westerly setback area and further fmds that said increase and demolition and
reconstruction within said setback area would not be substantially more detrimental to the
neighborhood than the existing nonconformity and have little impact. In addition, the
Board finds that a grant of relief would be consistent with other similar relief granted to
other property owners in the neighborhood.
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
renovation, demolition and reconstruction as proposed, based upon the following
conditions:
a. The proposed alterations of the rear el of the structure would be done in
substantial conformance with the Certificate of Appropriateness No. 44,463 issued by
the Nantucket Historic District Commission, as may be amended from time to time;
b. There shall be no further construction in the side yard setback area without
further relief from this Board;
c. The studio shall be for the personal use of the Applicant or successors-in-
title to the property and not rented separately;
d. The rear el shall not be used as a dwelling unit or used for human
habitation, without further relief from this Board;
e. The existing kitchen facilities shall not replaced in the new addition
without further relief from this Board;
f. The maximum ground cover on the Lot shall be 871.5, which is the
currently allowed maximum ground cover for this Lot, with the new additional ground
cover to be constructed outside of the required setback areas;
g. The existing propane tanks that are currently located within the required
five- foot westerly side yard setback area shall be removed and relocated to a position so
as to conform with setback requirements; and
h. The addition shall be located substantially as shown on the "Site Plan"
prepared for the Historic District Commission submission by Nathan B. McMullen, the
project's designer, a reduced copy of which is attached hereto and marked as Exhibit A.
Dated:
December 2--. 2004n
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C. Richard Loftin
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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, NOVEMBER 19, 2004, IN THE CONFERENCE
ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
Massachusetts, on the Application of the following:
JUDITH F. ROWE
BOARD OF APPEALS FILE NO. 071-04
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 demolish and rebuild on approximately the same
footprint, an about 162 SF portion of the existing rear el of her single-family dwelling in
order to increase the interior living space. The new addition would increase the existing
ground cover by about 49 SF for a total ground cover of about 869 SF, less than the
maximum ground cover allowed on the Lot of871.5 SF. The roof ridge would be raised
from about 13'2" feet to about 14'10" feet, but come no closer to the westerly side yard
lot line than the existing structure. The Locus is nonconforming as to westerly side yard
setback with the structure being sited as close as about 0.6 feet from that lot line, in a
district that requires a minimum side yard setback of five feet; as to front yard setback
with the structure being sited as close as about one foot from the front yard lot line, with
the main body of the house being sited as close as about 4.4 feet, in a district that requires
a minimum front yard setback of ten feet; as to lot size with the Lot containing about
2,905 square feet of area in a district that requires a minimum lot size of 5,000 square
feet; as to frontage with the Lot containing about ~6.63 feet of frontage along York
Street, in a district that requires a minimum frontage of 50 feet; and as to parking with no
parking provided on site.
The Premises is located at 36 YORK STREET, Assessor's Map 55.4.1, Parcel
103, Plan Book 22, Page 120. The property is zoned Residential-I.
.. -J1GA~kO~
Nancy 1. Sevre, rrman
THIS NOTICE IS A V AILABLE IN LARGE PRINT OR OTHER
AL TERNA TIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
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NANTUCKET ZONING BOARD OF APPEALS
i, 1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
CASENO.~
FEE~ $300.00
APPLICATION FOR RELIEF
Owner's name(s):--.J \AJi"'~ F. 1(.0 w("
Mailing address:
Applicant's name(s):
Mailing address:, 15 ..q
. Locus'address: 0 Assessor's MaplParcel: SS. 4J / \ 0 ~
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Land Court Plan~o~lan File No.: ~ - ,~ t) Lot No.:
Date lot acquired:..!1..JJlJ.a..i Deed Ref./Cert. of Title: 1!.l<.. 2-18 Pt. '2.c.D Zoning District:~
:Uses on Lot- Commercial: None / Yes (describe) "
Residential: Number of dwellings-1!..l. Duplex~ Apartments Rental Rooms
. Bullding Date(s): All pre-date 7/72? 'le~ or C ofO(s)?
Building Permit Nos:
Previous Zoning Board Application Nos.: tJft-
State below or on a separate addendum specific reli~f sought (Special Permit, Variance, Ageal), Se~tion of
the Zoning By.;.law, and supporting details, grounds for grant of relief, listing anpxisting nonconformities:
- See. a;H~ AJAfh\~~~.
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oQf of agency to bring t .
OFFICE USE
Complete:
Attorne~L
matter before the Board)
Need copies?:
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Nantucket Zonine Board of Appeals
Addendum for Relief for:
Judith F. Rowe
36 York Street, Nantucket
Assessors Map 55.4.1, Parcel 103
Date: Sept. 27, 2004
See)<IJ SOLP(!,{~ ~ Ili2Lfrt2f
Existin~ Bundin!: Facts un ~. :5 ? ~ 3d f1.- ~ cQQ YYtJ Un CLOn::{7
~ VU7( OY'\ e 'KJfl11 ~4-, ~ r f:L OYld
1. Zoning District: R-l ((QJ:rjYl~C~C!f a.lAeuJ ~CY.r:
2. History: Front house dates from approx. 1820 {' I en s c) IOslcJrr-h d (/y
3. Far rear L ad~~tion to be demolished dates from approx. 190~So. rre-(ozJlp2rnl"
4. Nonconfonmtles:
- Existing building is pre-existing, non-conforming with respect to
west sideyard setback of 1.2 ft. rather than 5ft. required by Zoning.
- Lot is pre-existing, non-conforming with respect to area of2,905 sf
rather than 5,000 sfrequired by Zoning.
- No on-site parking exists, none has ever existed.
5. HOC approved requested demolition & new far rear L add'n. Aug. 31,2004
Permit Relief Sou2ht
1. Request to demolish existing far, rear L studio addition and rebuild west &
south walls on existing footprint (within Sft. setback) with 47sfin additions
and full storage basment below.
2. Request to raise new far, rear L studio addition ridge 20" higher than existinf
3. Request to be exempt from on-site parking requirement. 1'3 I 2- II ~ 14- I 10 l .
Calculations
1. Area of entire existing structure = 820 sf
2. Area of main house to remain = 658 sf
3. Area of far rear L demolished & rebuilt = 162 sf
4. Area of far rear L additions = 49 sf
5. Total of existing + new areas;::: 658 sf + 162 sf + 49 sf;::: 869 sf
6. Total area ground cover allowed by Zoning = 2,905 sfx 30% = 871.5 sf
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AI blanICIllIUIt be fitl8d In ~ BLUE OR BLACK INK (no ~ Of muk8d NlA-
NOTE: It Is IIUOI'lIJIy I'tllIIRIlll8I1 tI1al the IIIDIIcIrIt lit tandIl8l' wlth 1he HOC ~ ~ WItII NulUckft In Mind, ~ to IUbmlttal of appRcatlon.
PI.... _ olbII' IkIe fOr IlIbI1lltIII ,.qutremenII.1I\COii1pIIte IIlfiIIClIlIonS wlH noI lit I't'IIIWed by the HOC.
lll/8 II a COl\ltllClUIII ...... and Il\IIIt be IlIed out In Jnk. An eppIIcalio!lll hereby made for I8llu8nC8 d a CerlIIIcaIe of ~ LI\dllr Chapter 395 of the Acl8 and
.... d,..., 1970, for ptapCII8d work u dNCribed heIIIn _ llII JlIlIl'II. drawings and pI1oIOglatlIlI ~ IIlIi IppIlcadon and mecfe · part her80I by refe!enc8.
Tbe oertIIIcaIIlI valid for Ihfee years frllm d8I8 of iI8u8nC:e. No lI\nlC;1Ute may dlIfer from 1118 approved ~. VloIaIIOn may lmpecIe Is8UanCe of CertiIIQaIe 01 Occupancy.
FOR OFFICi! USE ONLV
PROPERTY DESCRIPTION
TAXMAP~: c,.c:;.~. \ PARCEL~. \()-:J
S1ltet . NIRlber of Ptopa8ed WOrk: '3 c:... "< Of \c. ~ -t.
Ownerofrecord: ~ ...La.\. F. KOWr...
MaIlII1gAdchSa: 4~"~~"'''''\ Av~ I Aft ...,
B>'OS-h.. I \-01\ ^ 0'2. \\~
T~: "n. 'l'1"".1.o4'\(onl8land) (.\,.4?i.l.lo(j (oIfllland)
AGENT INFORMATION (If IppIIcIbI8)
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9.. AIA.r.~l,^ "Fb... a..
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TeI8phone: Z 1. 9. F." S"1 (on Island) (off Island)
Delli appIIcalIon received:
Must be acl8d on by:
Exlllnd8d to:
Applov8d:
Ch8Irman:
Member:
Member:
Member:
Member.
Noles . COrnmelII*. ReatricIIons . CondItion&
Fee PBld: $
DlsIIpprOved:
Name:
M8llIng Addrea:
/ AdcMon
DESCRIPTION OF WORK TO BE PI!IIf'OftMED
See fMI88 for I8qUlred documlInlaIiOIL
C Ga/lI08IApertl'IIeIlt C Commercial = HIslorIcaI Renovallon-' Deck
o PIWlng 0 M\JII8 BulkIng C Demolition ::: Revislons to previoU8 em No.
U steps 0 Shl!d
C Garege
[] Gate
o New DwellIng
o COlor Change 0 FlI1C8
o 0lh8f (pIeue speclfy)
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SIze of Struc\UI8 Of Addlllon: langlh:' & - '" Sq. FoolIge 1st floOr: '1 II S'l'
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'" l &'. i l\ I( 2.'. C. v. WIdlh:" . Go Sq. fool8ge 2nd floor: ~,
( I.evoo"..t cJ.) Sq. foDlag8 3rd lIoor: -
DII__~tIlCIslIngg"lcl8llndfllOllll'1ldllnlllhgrade: North 'E.>tut';o v. South 'E,,'tht''f I e,.am . ~~t!ol\' \ w:,t 't:~~"
HeIghlofrlclgubovellnalllnlllhgrade: North \&'-0"* EJ'IVl::' SOUIh \6 - 0 ,,#.1.) East \!!> ~o ell.'... West 1&.0 e"\bi~
AtIrIIIftnRIRAmArIca RINI~ 1'EulElevellon} Oc._H,h -\-.... l'e.o-r \. II ...1l
HJsIartcNeme: U,,~~ I~! 2.~Ele:vatton "'eo.> ....u:~... ~ """'....".'a -t-"'f"''''' GI4 b~'"
OI1gInaIDeIe: ~,/\l.,_.. f 1&:1.0 e1>\'. 3.WitltElfivallon A~\ J.~b '\\0 ~ e'jll\'ti\'~.
0rigInII BUkler: Vn"--' 4. Nor1h E\evldlOn
'8 \htte an HOC 8UN8Y form for lhts bIMdng'I 0 Yes ~ 'ctoucI on drawtnga ancI8UbmIt photogrspI1s of exI8lInll elevaIlon8.
Found8lIon: HIlIgICExposed 9," OBloc:k.' CJ~~OP~;:rPERFORM;D ~PouredCancrele =Plars
MB80rIly CNmrtey: [J BIoc:k Parged ?' SlIck (type) bL\ \vt~. :: Olher -
Root Pllich: MaIn ....,......i....Jl~ s-tdaryMase...u.......JI2..1lfaM- Doml8r -S--'1Ul!lY- Other 5 I ~'J. e..eo., eWrr'1 ~W
AooIInq msIer1a1: '1'1.::'. AIphaIt A> Manuft\alUr8r -::tl<.o ,)< ~....I -4-0 ....oM. ...~~t~ IFence: Height
W FIbeIgIua ManufaclUrIr t.englh:
:J Wood (Typ8: Aed cedar. White Ceder. Sh8ke8, etc.) Type:
SIcyIghlI (IIal only): M\InUlaClUm MocIeI No. SIze '"" LocaItOn
I. Man\IfIcllnr - Model No. SIze loC8tlon
0Ul1ars: "" Wood (type) m..J.J.. t".\':;'M\~ 0 AILmnum ::: CQpper
'--lerI(~andelze): ~Jv. ~rP ~ 'ftI....kt. .,....\~'
SlckIweU: ~WhIleosdarBhlng1e8 ~ ~ ..JJ'-Ctapbosrd(expoeure: ~bt~ Inchee) Frontonly "'_J(';d.~.
o Other
TIIm: t.umber'Ypll Ot!J:...J~ 0 Redwood C2"Ced8r 0 OIhIlr
Treellmlnt ..{ p.m, 0 8lakHoIld 0 Nelur8IIo wed18f 0 0leIlr aU ftriIlh
DImenIlorIa: d>-\\ -\to (Fucla \1\.'& AekII \ )(~ SOIftt(0velIIan91 n..u.. dlM'~ CamertlolUdl ~4X'
/ ~ ~tFrl818 - WIndowC8llng~ ooorFrame ~/41<''' P08tlI:RouncI-=--Sqll8re-=--
. wtncIOWI: jZj gpubIe Hung 0 CaMm\lIlt ::J AI W~ 0 0Iher m.. +d. ...~k. oC eoO, ....P"f
e'"True 0IYIded 1JghlI(munlIn8) ::: SOL" (Slm\ftlIlcI 0IvIdecI UgICs) .
"Doala(\Jpll8ndmeteria1): FnInt c.. e-J,1' \~~ e-itl:"....~ Rear 1I....... cl...vi. ~..HIl.. SIde ~liIl'f.+~ f# hr."
0enIgt Door(8): Type - MalerIlII
\.and8C8pI1llIdIIrIaIII: 0rI~ WaIkwlIy8 ..t ~ r t-
o Note: CompleIe door and wIndoW 1C1\edU1811818 required.
Decks:
SIze: S' l( 3'
SIze:
'71st floor ::: 2nd lIoor evot"1
11l floor ::: 2nd floor
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Walls
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ctepboetd (If eppIIoebIe) e,,6'f!.-4 ~.
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I hIrIby. authoIfDIM &gIl'I fI8IMlI aIIcN8 II) eat on my ~ II) make oIlangllIln the ~18 or" pIan8 COlll8Nd In this Ipplk:eIlon In order 10 bring the
sppIoaIIon InIo campII8nC8 wIIh the HOC guIdslIrII8. IIleriDy tIgfM 10 ablde by and ~ WIth the termS and COI\dIlIClnI ollh\s app1Ic8IIon. I hereby agree that the
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----PARCEL SUMMARY (MBLU : 55411/lUj/l; LOCatlOn:jO IUKl\. ,)1)
36 YORK ST
~
Account Number:
MBLU:
Location:
Owner Name:
. Parcel Value
Item
Buildings
Extra Building Features
Outbuildings
Land
Total:
Current Assessed Value
217 ,600
1,700
o
392,700
612,000 _
. Owner of Record
"'-"
ROWE JUDITH F
439 SHAWMUT AVE #4
BOSTON, MA02118
. Ownership History
Owner Name
ROWE JUDITH F
. Land Line Valuation
Size
0.07 AC
Zone
R1
~
~ Construction Detail
Item Value
STYLE Antique
MODEL Residential
Grade: Excellent + 10
Stories: 1 Story
Occupancy 1
exterior Wall 1 Wood Shingle
Exterior Wall 2 Clapboard
Roof Structure: GablelHip
~ -0- - -- -
5541/1103/1
36 YORK ST
ROWE JUDITH F
00010997
FY 2003 Assessed Value
181,900
1,300
o
347,200
530,400
Book/Page
00218/260
Sale Date
9/17/1984
Sale Price
14!
Assessed Value
392,700
ARCEL sUMMARY (MBLU : 55411/10:511; LocatlOn:jO I UKh. ,;U J
- --f;;1
~'
Roof Cover
Interior Wall 1
Interior Fir 1
Heat Fuel
Heat Type:
AC Type:
Total Bedrooms:
Total Bthrms:
Total Half Baths:
AsphlF GIslCmp
Plastered
Pine/Soft Wood
Electric
Roor Furnace
None
1
1
o
!II Building Valuation
Item Value
Living Area 960 square feet
Replacement Cost 286,320
Year Built 1800
Depreciation 24%
Replacement Cost Less
Depreciation
~i
\A Outbuildings
Code Description
No Outbuildings
~ Extra Features
Code Description
FPL1 FIREPLACE 1 ST I
. Building Sketch
"-"
217,600
Units
Units
1 UNITS
'v
ARCEL ~UM.MAJ{ y t MtSLU : :):)41/ J lU-'J J; LOl;allUU;,:m I VJ.'\.n. ~ J. J
Subarea Summary
Code Description
BAS First Floor
EAF Attic, Expansion, Finished
UST Utility, Storage, Unfinished
Gross Area
847
324
25
Powered by Vision Appraisal Technology
v'
v
Uving Area
847
113
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Town of Nantucket
RECEIVED '" ,
BOARD OF ASSESSORS
SEP 232004
I
TOWN 'OF
NANTUCKET" .MA
ZONING BOARD OF APPEALS
LIST OF PARTIES IN INTEREST IN THE MATIER OF THE PETITION OF
PROPERTY OwNER'...... :!.~.l?(.'7J!.... .I!.t?f!-!f:.:.......... ...................... .....
."~ ,
MAILING ADDRESS... .t?t. ::.If:!'!;~~~.r.:.. :fr.~1,..1~..t.... ..~!~~~;~ t.~:!
PROPERTY LO'CATION 31.> 1J/f! 1:. 5TIZ6C'i
I """".1""""""'.1,.....,.",...,,,.1.......,...I............
, ;;, mFlfl .5'8, ,/, I f?1I1!C6L /03
ASSESSORS MAPIPARCEL......... ... ..... .... ... ... ...../......... ... ...... ... ... ......
O.;2II~ .
N.+77+/f/'v) f KAIZ.CN ,11. C'/t1<1lt-tE;..j
APPLiCANT..,............ ..................................... .................. ..... .........
SEE ATIACHED PAGES
I certify that the foregoing is a list of persons who are owners of abutting property, owners of
land directly opposite on any public or private street or way; and abutten of the abutters and all
other land owners within 300 feet of the, property Iirie 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) .
.~...g~..~t?,~r
j).. tl.~
~~.,........
DATE'
ASSESSOR'S OFFICE
Town of Nantucket
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