HomeMy WebLinkAbout072-04
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
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Da t e : De Qa.w,0Jer- /6" ' 2 r:x:Yf
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To: Parties in Interest and. others concerned with the
Decision of ,the BOARD OF APPEALS in the Application of the
following:
Application No.: 07~"'07f.
owner/APPlicant'~ J.~mac;
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Enclosed is the Decision of the BOARD OF APPEALS ~hich 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
(20) days.
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.
the public hearings and in letter and fax form from several
neighbors, expressing concerns about the significance and
appearance of the existing structure in the Old Historic
District, and asserting that increase in its height would have an
adverse impact upon the neighborhood. There was little opposition
to the change in use however. Except for the presentation by the
Applicant and her representatives, there was no support expressed
at the hearing.
4. The Applicant, through personal testimony and legal
counsel, represented that the garage structure upon the locus
was, as best as could be determined, constructed in the 1950's,
and in any event pre-existed the 1972 adoption of the Nantucket
Zoning By-law. The Applicant proposes to change the use of this
structure, which lies wi thin the five-foot side and rear yard
setback areas as required under the By-law, from a garage to a
studio, and to add a second story to the building. The Nantucket
Historic District Commission ("HOC") has approved the change to
the structure, under Certificate of Appropriateness No. 44,879 at
a height of 22 feet. The proposed change, to an elevation of the
ridgeline to about 22 feet above grade, would affect portions of
the structure lying within the setback areas. In addition, the
ground cover ratio exceeds the 30% maximum permitted under the
By-law for an undersized lot of record in this zoning district.
Therefore, the alteration of the structure requires the issuance
of a Special Permit under By-law ~139-33 .A, for the alteration
and change in use of the pre-existing, nonconforming garage
structure. Since the increase in height of the structure within
the required setback areas would increase the extent of the
nonconformity, the Board of Appeals must, as a prerequisite to
the granting of the requested relief, find that the alteration of
the structure would not be substantially more detrimental to the
neighborhood than the existing nonconformity.
5. In response to concerns expressed by neighbors at the
first hearing in this matter, the Applicant offered to reduce the
proposed ridge height of the structure from about 22 feet to
about 20 feet, and to eliminate the dormer on the westerly side
of the structure, which was shown upon the plans approved by the
HOC. Certain neighbors felt windows on the westerly side of the
structure would be an intrusion upon the privacy of the abutter
to the west. Al though these changes did not eliminate the
opposition of certain neighbors, the Board of Appeals, by a vote
of four members in favor (Sevrens, O'Mara, Waine and Loftin) and
one opposed (Toole), made the finding that, subject to the
al teration of plans as proposed by the Applicant and to the
conditions herein set forth, the proposed alterations to the
structure and to its use would not be substantially more
detrimental to the neighborhood than the present, pre-existing
nonconformities, and by the same vote of four members in favor
2
(Sevrens, O'Mara, Waine and Loftin) and one opposed (Toole),
GRANTED the requested relief by SPECIAL PERMIT under zoning By-
law ~139-33.A, for the alteration of the structure by increasing
its elevation wi thin the side and rear yard setback areas and
changing its use from a garage to a studio r subj ect to the
following conditions:
(a) The ridge height of the structure shall not exceed
20 feet above grade, as determined in accordance with the zoning
By-law;
(b) The dormer originally proposed on the westerly
side of the structure shall be eliminated;
(c) The alterations shall be done in substantial
conformity with HOC Certificate of Appropriateness No. 44,879, as
the same may be amended under a new Certificate of
Appropriateness as required by conditions (a) and (b), above;
(d) The existing wall system of the present garage
structure shall be maintained and all construction shall take
place within the existing footprint;
(e) There shall not be a full bathroom in the
structure; any bathroom shall not contain a tub or shower;
(f) There shall be no use of the structure for
commercial purposes, including a customary home occupation;
(g)
habitation.
The structure shall not be used for human
--.._---~-_.----
Dated: December~, 2004
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Edward S. Toole
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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, Nailucket,
Massachusetts, on the Application ofthe following: ;=~
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PAMELA J. THOMAS
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BOARD OF APPEALS FILE NO. 072-04
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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 change the use of an existing garage to use as a
studio, not for human habitation. Applicant also proposes to raise the roof ridge height of
the garage from about 13.4 feet to about 22 feet within its existing footprint without
coming any closer to the westerly side yard lot line or northerly rear yard lot line than the
existing structure. Parking would continue to be provided on site. The Locus is
nonconforming as to lot size with the Lot containing about 4,429 square feet of area in a
district that requires a minimum lot size of 5,000 square feet; as to side yard setback with
the garage being sited as close as about 2.3 feet fromthe westerly side yard lot line and as
close as about 2.0 feet from the northerly rear yard lot line, and with the main structure
being sited as close as about 4.6 feet from the easterly side yard lot line, though the finish
wall of the single-family dwelling is conforming as to side yard setback from that same
lot line, in a district that requires a minimum side and rear yard setback of five feet; and
as to ground cover with the Lot containing a ground cover ratio of about 37.7% in a
district that allows a maximum ground cover ratio for undersized lots of 30% without
benefit of a Special Permit.
The Premises is located at 37 ORANGE STREET, Assessor's Map 42.3.2,
Parcel 215, Plan Book 18, Page 112. The p~perty is zoned Residential-Old-Historic.
-/"'~~ SmP~
Nancy J. Sevrens, ha'
THIS 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.O 7 L,.,o ~
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Owner's name(s): f6me.lo- IhOV\)~
Mailing address: 31 o(~ no~ SvP rl. ~V"f1:.11 r" j.- c-L-JJ A 0 ~ J=)Fl4
Applicant's name(s): t:6YY)~lo..... lh O-N'la c:::"
Mailing addres.: ;l 5 vtto n ~l9('e Chrrh ,JJ -ew yarlC IN ~ 10022-. ..
Locus address: 3'1 Orang e, .s,.tf~e + ' , Assessor's"MaplParcel: 4 ~ '.0..;Li I;;J. \.5
Land Court PlanIPlan Book & PagelPlan File No.: P LP B \'b P G 1\:.l..J Lot No.: -4 aa~ - ;;115
Date lot acquired:-1J~5/~ Deed Ref.lCert. of Title: Ba:>k, q~ p. ao~.'Zoning District:~f)f/-:
~ses on Lot - Commercial: Nonel Yes (describe)
, ReSidential: Number of dwellings~ Duplex..--: Apartments Rental Rooms
. BuUding Date(s): All pre-date 7/721 Ye~ or C of 0(s)1
BuDding Permit Nos:
Previous Zoning Board Application Nos.: NON fL
State below or on a separate addendum specific relief sought (Special Permit, Variance, 'Appeal), Section of
the Zoning By4aw, and supporting details, grounds for grant of relief, listing any existing nonconformities:
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U,OI\:; eel use.. 0'f2 09o.ffl)e- "'fo Cl;tQ 0.Jl 0- ~dJb ciJ~'oJr-(fV{!NJ:y'Jihdf
~-{ClV(\cQ Ql1ul. 01 ccri1, Y\~_ 0.\'\ '1 e ~r'iO ~ W I ('r1es ~ 't1::9-- I
{l10J>~l1q S'frucNre. ~li'u(d.N-u, =~ (I.LW,f'~h-tS(lQ&W-Q
pel)Y11''F- ~r D2~'O(I ID(h33~, --rN,~ ~~ /!\.e/t1h-(- .-1\
WI '[I foe.- (1)/ b?d! 'Pr aY1 oV:w'f-- t..'r If' 'to 0 kuF .;;);2 p.-o:r-. mY"'- [L'oJI Ul
foR Y\c) l\urY\ ()V1 trp. C/ 'kt ~ b(\ ..
I certify that the information contained herein is substantially complete and true to the best of my
knowledge, uuder ~ns and penalties of perjury.
SIGNATURE: ~ ~ Applicant j Attorney/Agent
(If not owner or owner's attorney, please enclose proQf of agency to bring this matter before the Board)
, FOR ZBA OFFICE USE '
Application reeeived on: 10 '~fJt. By: Complete: Need copies?'
Filed with Town Clerk:Jl./ a Planning ~rr . _ _ uilding Dept.: '- - .
Fee deposi~ed with Town Treasurer:LL,jJQt By: aiver re^~~ested1:--rrTfranted: I_I
Hearing notice posted with Town Clerk:J1, jj Mailed: -il/?' .Qt I&M: Jl., t(J M & f [, /0 is
Hearlng(s) held on:--1_/---:0pened on:---1_'_ Continued to:--1_'_ Withdrawn1:---1_'_
DECISION DUE BY:_'_/_ Made:_'_'_ Filed wrrown Clerk:_'_'_ Mailed:_/_/_
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Application to the HISTORIC DISTRICT COMMISSION, Nantucket, Massachusetts, for a
CERTIFICATE OF APPROPRIATENESS
for structural work,
All blanks must be filled in using BLUE OR BLACK INK (no penciq or marked N/A. ,
NOTE: It is strongly recommended that the applicant be familiar with the HOC guidelines. Building with Nantucket In Mind. prior to submittal of application.
Please see other side for submittal requirements. Incomplete applications wlll not be reviewed by the HOC,
This is a contractual agreement and must be filled out in ink. M application is hereby made for issuance of a Certificate of Appropriateness under Chapter 395 of the Acts and
Resolves of Mass., 1970, for proposed work as described herein and on plans, draWlllgs and photographs accompanying this application and made a part hereof by reference,
The certificate is valid for three years from date of issuance, No structure may diller from the approved application, VIOlation may impede issuance of Certificate of Occupancy.
FOR OFFICE USE ONL '(
PROPERTY DESCRIPTION Date application received: Fee Paid: $
TAX MAP NO: 4.2..3~ PARCEL N". ;).10 Must be acted on by:
Street & Numbel' of Proposed Wori<: .3 ~ O('a~ Extended to:
Owner of record: f'amel 0.. 'Tho maS Approved: Disapproved:
Mailing Address: ~ c;;ui+ on PlacL- Go <<.rH--. *I'\D Chairman:
Nv..0 Yor~ NY IO{)~:U Member:
Telephone: :1~ 'i -14-0'1 (onisland) :;l.t~'o11'0"o5 (offisland) Member.
AGENT INFORMATION (If applicable) Member:
Name: Member.
Mailing Address: Notes . Comments - Restric1ions . ConditionS
Telephone: (on Island) (off Island)
DESCRIPTION Of WORK TO BE PERFORMED
See reverse for required documentation.
o GaragelApaltment 0 CommerclaI 0 Historical Renovation 0 Deck
o Paving 0 Move Building 0 Demolition 0 Revlslons to Previous Cell No.
o StepS 0 Shed
o New Dwelling 0 Addition IXJ Garage
LJ Color Change 0 Fence 0 Gate
l:&Other (please specify) A ~ a+ Len
Size of Structure or Addition: Length::l:l.' .,." Sq, Footage 1st floor: 4- 5 3
Width: ;l 0' '" ~" Sq, footage 2nd ftoor. 4 f) ;;
Sq. footage 3rd tIoor.
Difference between existing grade and proposed finish grade: North -
Height of ridge above Iinalfinish grade: North ~ ~ ' South
Additional Remarks
o 1 st ftoor 0 2nd tIoor
o 1 st ftoor 0 2nd floor
Decks: Size:
Size:
west
~,
East
x;t'
South
Ol.:l.'
west
East
Historic Name:
REVISIONS' 1. East Elevation
(describe) 2, South Elevation
Original Date:
3. West Elevation
4. North Elevation
Original Builder:
Is lhere an HOC survey form for this build'mg7 0 Yes 0 No
"Cloud on drawings and submit photograpIl!l of elCisting elevations.
o II DETAIL OF WORK TO BE PERFORMED
Foundation: Height Exposed .J:! ~ Block 0 Block Parged 0 Brick (type) 0 Poured Concrete 0 Piers
Masonry Chimne~ 0 Block Parged 0 Brick (type) 0 Other
Roof Pitch~ain Mass~~ M~12~Donner --219- Other
Roofing material: 0 Asphalt Manufacturer I Fence: Height
o Fiberglass Manufacturer Length:
5i'l'Wood (Type: ~, White Cedar. Shakes, etc,) Type:
Skylights (flat only): Manufacturer Model No. Size Location
Manufacturer Model No. Size Location
Gutters: I2SI Wood (type) .f' \ or 0 AlummOOl 0 Copper
Leaders (material and size): red -=tr X 4 / )( 4
Sidewall: ~ White cedar shingles
o OIher
Trim: Lumber type 0 Pine
T reatment ~ Paint
o Clapboard (exposure:
inches)
Front only
o Redwood ~ Cedar 0 Other
OStaio-soIid 0 Natural to weathef 0 Clear oil fnsh
Fascia I 1. ~ Rake I 'i... ~ Soffit (Overhang) I '( r., Come< boards I '1 r.,
Frieze \ It b Window Casing ~ Door Frame :1. l. At- .. Posts: Round _ Square -
-.;J/bc.od ....,..~
"Windows: !i!:I Double Hung 0 Casement 0 All Wood 0 Other
~ True Divided Ughts(muntins) 0 SOL's (Simulated Divided Ughts)
. Doors (type and material): Front \.J .I A Rear
Garage Door(s): Type +au" I 1. lD v- :Joov~ Material
Landscape materials: Driveways Walkways
. Note: Complete door and window schedules are required.
Dimensions:
~/A
,
r...d 0..("
Side
B{OScD~lUe. dnfl d~ \UJ\h1-
-tY' en 'Ch
doOr
Walls
COLORS
Clapboard (if applicable)
Sash \JJ\"i..t-,..
Foundation
Roof !\.\<'t\,l(r> I ~A r,-d~
Doors C.-,hbl~~e.
Fence Shutters
,Sidewall t-in+......-cd \A.}hi*.. r,..ddl'
Trim C.ohpl....,:;.+n..,e,
Deck
. Attach manufacturer's color samples,
I hereby authorize the agent named above to act on my behalf to make changes in the
application into compliance with the HOC guidelines. I hereby agree to abide by and
submission of any revisions to this application will initiate a new sixty-day review
Date Oc:.-+obe;2,o Si ature of owner of record
'fications or the plans contained in this application in order to bring the
Iy with the terms and conditions of this application, I hereby agree that the
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BOAriD
OCT 2 1 2004
Town of Nantucket
ZONING BOARD OF APPEALS
LIST OF PARTIES IN INTEREST IN THE MATIER OF THE PETITION OF
. . f15
PROPERTY OWNER...... .G:f.'()el.Q.-.-. :JbD.'(X)'^-:s...............................
.' ~ '
MAILING ADDRESS.....~..:~;~"u+.tDD..;.P.\~~~....S,o.~o.....N~ Y ort.. N \.} ~OD2.z..
PROPERTY LOCATION.. ..3.:=:r....O r.o.v;)~<"'--... St............................
'ASSESSORS MAPfP ARCEt:....... :1.~~ .~......~.\. ~..........................
APPLICANT...... @ms\~ ..X'a.9.m .~.......................................
SEE ATIACHED PAGES
I certify that the foregoing is a list of persons who are owners ofabutting property, owners of
land direct1" 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 Iirie of owner's property, all as they appear~)O
the most recent applicable tax list (M.G.L. c. 40A, Section 11 Zoning Code Chapter 139.
Section 139-29D (2) ..
{/)d.....~.z.... .~q() f
;!~../2:,~
DATE'
ASSESSOR'S OFFICE
Town of Nantucket
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