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Home My WebLink About086-04 TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: ~G1QLJarr {tk ' 20 of To: Parties in Interest and others concerned with the Decision of the BOARD OF APPEALS in the Application of the following: Owner/Applicant: /fbtr o~ -- GLf (jr U f'~ Coh -en CO() (j r: lcJ0 en . ond :~~ Application No.: ~-:i --' Enclosed is the Decision of the BOARD OF APPEALS which has this day been filed in the office of the Nantucket Town~0 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 necision must be given to the Town Clerk so as to be received within such TWENTY (20) days. ~~~~~~~~n 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 9139-301 (SPECIAL PERMITS); 9139-321 (VARIANCES) ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS. J ZONING BOARD OF APPEALS 1 EAST CHESTNUT STREET NANTUCKET, MASSACHUSETTS 02554 Map 73.1.3 Parcel 27 Sconset Residential - 1 7 Bank Street LC Plan 42839-A, COT 21,439 At a public hearing of the Nantucket Board of Appeals held at 1 :00 p.m., Friday, January 7,2005, (having been originally noticed for December 10,2004 and continued without opening to re-notice) in the Conference Room of the Town of Nantucket Annex Building, 37 Washington Street, Nantucket, Massachusetts, on the Application of BRUCE COHEN AND MARY LOUISE COHEN, c/o Paul S. Jensen, P.c., P.O. Box 3097, Nantucket, MA 02584, Board of Appeals File No. 086-04, the Board made the following Decision: (1) Applicants are seeking a MODIFICATION of the SPECIAL PERMIT relief granted in the Decision in the BOA File 028-82. Applicants are also seeking relief by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33A(5) (alteration/expansion ofa pre-existing nonconforming structure/use). Applicants propose to alter a nonconforming dwelling, which was renovated in 1983 pursuant to Special Permit relief granted in BOA file 028-82 by adding a second floor to a pre-existing nonconforming garage and constructing a breezeway to connect the garage to the dwelling and thereby increasing the nonconforming ground cover ratio from about 34.7% to 44.2%. Applicants proposed to construct a covered porch with partial second floor balcony on front ofthe attached garage (as approved by the HDC) and to convert the first floor of the garage space into a bedroom with a full bathroom. The second floor living space above the garage is also to be converted to a bedroom with a bathroom. The interior living space in the dwelling is to be reconfigured, as there are currently two bedrooms and the structure after the renovation will continue to have only two bedrooms. One conforming parking space shall continue to be maintained on the site. A portion of the porch roof would be constructed within the westerly five-foot required side yard setback area, coming no closer to the side yard lot line than the existing structure, which is sited as close as about 0.61 feet. Applicants are also seeking a MODIFICATION of SPECIAL PERMIT 028-82 to strike the condition that the attached garage not be used for sleeping or cooking purposes. Should the Board feel it appropriate and to the extent necessary, Applicants are also seeking relief by VARIANCE and to allow the conversion of the garage as proposed. The Locus is nonconforming as to lot size with the Lot containing about 2,118 square feet in a district that requires a minimum lot size of5,000 square feet; as to frontage with the Lot arguably having 39.54 feet of frontage along Beach Street in a district that requires a minimum frontage of 50 feet; as to ground cover ratio with the Lot having a ratio of about 44.2% in a district that allows a maximum ground cover of 30% for undersized lots; and as to setbacks with the structure being sited as close as about 0.18 feet from westerly side yard lot line, as close as about 0.61 feet from the easterly side yard lot line and as close as about 2.63 feet from the southerly rear lot line, in a district that requires a minimum side/rear yard set back of five (5) feet. The Premises is located at 7 BANK STREET, Assessor's Map 73.1.3, Parcel 27, Land Court Plan No. 42839-A. The property is zoned Sconset Residential-I. (2) Our decision is based upon the application and accompanying materials, and representations and testimony received at our public hearing. The Planning Board made no recommendation. There were two letters on file expressing concern about parking, overall congestion in the immediate area and expansion of the structure. One neighbor was present at the public hearing to voice concern about an exterior door and maintaining ofthe parking space on the site. (3) Applicants, through counsel, represented that the Applicants are proposing reconfigure the interior of this small two-bedroom house by relocating one bedroom, with a bathroom, into the attached one-car garage space and by converting the living room above the attached garage into a second bedroom with bathroom. This will allow the living and dinning areas to be located next to the kitchen on the first floor ofthe main body of the house. The Applicants are also proposing to construct a covered porch and second story deck on the front to break up vertical fa<;ade of the two-story portion of the dwelling. Concerns were raised about parking, summer construction, and a rear door. Further concerns were raised about the intensity of use, i.e. possible additional sleeping areas in the home and/or larger bedrooms. Applicants, through counsel assured the Board that this small dwelling was served by a two-bedroom septic, that the main part of house would contain the kitchen, living, dining and family room areas only and that a conforming parking space would continue to be maintained on the property. Applicants argue that there would be no intensification of the use on the site as the current structure contained two bedrooms and would do so after renovation. (4) Therefore, based upon the foregoing, the Board finds that the proposed Modification ofthe Special Permit relief granted in the Decision in BOA File (028-82) to allow reallocation of interior living space would not be substantially more detrimental nor an increase in any nonconformity. The Board also frods that construction of a new porch and second-floor balcony within easterly side yard setback area, without coming any closer to the side yard lot line, would be an intensification of the setback nonconformity by increasing the massing within the required five-foot side yard setback area but said increase would not be substantially more detrimental to the neighborhood than the existing nonconformities. (5) Accordingly, by a vote of four in favor (Sevrens, Waine, O'Mara, Toole) and one opposed (Loftin), the Board GRANTS the requested MODIFICATION of the previous SPECIAL PERMIT relief and the additional SPECIAL PERMIT relief under Nantucket Zoning By-law Section 139-33A to extend the porch as requested to allow the proposed renovations on the following conditions: a) No exterior construction activity in connection with the project shall be permitted between May 15th and October 1 st of any given year; b) c) The new porch structure shall be no closer to the easterly side yard property line than the existing structure, as shown on the "Building Location Plan", dated September 15,2004, as marked up bJ'.th~AP licant, (, a reduced copy of which is attached hereto as Exhibit A; ~ 1M _" G V'P. it-)O ~ (j -'<.\'\ (!J O~Ql'. J I ":>> ~ There shall be a maximum of two bedrooms and a maximum of two fu&/" baths and one half-bath (without tub or shower) on the Locus; d) The project shall be done in substantial conformance with Certificate of Appropriateness No. 44,974 granted by the Nantucket Historic District Commission, as may be amended from time to time; and e) A minimum of one parking space shall be maintained on site. r ~ ~U~JU~ \', \CG4V ancy J. S en~ ~ ~ uJ~~ Dale Waine Dated: February (~, 2005 Jn~u/ Mic eI . O'Mara '- [=~][ ... \~- V~ '13'>1:Jn.LNVN L!2m~ !2l~~G>J~~ 09/~T/Z004 1%:41 FAX 50SZ%&$'~O READE GULLI elSE toJIIG ~. ~.f!.-.f. . . EXISTING, . ,. ARSk. .~999.~!1:, .. ",?I,I~.~~,F.' MJN..F-RONfAGI: .~ .P.r... . , ,~. e'1J.I.!'l ~ONT YAAD as.: . "!9.f;T. . . . .'. . . .'~ . R!A~ , SID! S. S. I ,5. ,'F.'r:. , .' '.4.:4.' :.7-, i......,;.. GROUND COVER tlQ: . ~ 1=. . ., I )-- j , .9-1'5'-04- I oeR'nFY. /1$ OF I . . . . , , . . , , . ,THAT ~~n.~- . . .' '. Th~ # 0('- .' : lAND. SUftV!YCR . na 'PLOT "'^" WAllI'AEf'~ FOR. TMi .TOWW . 01" ~ 'IlUl.ClIlG OPM'1ltIIHT_V MJ() . ~D NOT Ii C~A: ~ /JIIlI $URYEY. -~H'" ~~. . ~ N<<:~.~. .~ liE.~'N' fJNIfs. tHCllMl!l AIL., OIJOllIIItbIT ~. NiO. fI'C.N'lS. Qir :RliOCRD, THIS..PLOY"""'''.'' NOT ,., QIR~.'f1l))IAS TO fJ1LIQlt(J~ OF"-. ~It $tIOWIt ~~~.....~ : A' . TO:~~~ ASSEMOR IMP, ~:l~~. p RCEL; ,t;T. . ' ---~-----_._---_.~-------_.~.__.-- 133:1 O~ = ..~ : NVld 3119 133~19 '>INVQ 1.. 3:JN3QI93~ N3HO:J ~.~ ft- !gJ60Zl00Z ~~ STANPEli N40 . ~. 0Fc............ \'ItS 1'tNI/ SHoU.IE ~_ $Y 1WE ~ rANO'~. BEACH ST I '1' ti~~ ~*~ D-~ ul" ~~~j ~~ - ~ iJ, N .~ ~ .... 43.54 ~, BlllLDl!G toeA-TlO' rLAI OF LAND m NANTUCKEt, .MASS,. SeN.!:!: 1". 10' DA-re.So-r. I~. Zo:i4 O.ner: ,~<>. ,~m~.~:".".. D..4: q:;~.la~ . Pl.": ~.~~~~:~. . . I.8CUI: ~ ,i.13.~K. . .S!: . . . . . , . . . . . . ~_~.'hJc.. ~~!!l:r' . ~'Ju# fIZ$U (608) ZZI-ftWJ B z:T7(; 1J.-( lCfr-uf W / fb> d r::Jt()., ~ TOWN OF NANTUCKET (AA. (! C?/IJ)~ aoO~ ZONING BOARD OF APPEALSttv~ 1 EAST CHESTNUT STREET r t.a w 'fi!- 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, JANUARY 7, 2005, IN THE CONFERENCE ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the Application of the following: BRUCE COHEN AND MARY LOmSE COHEN, FILE NO. 086-04: Applicants are seeking a MODIFICATION ofSPEClAL PERMIT relief granted in the Decision in BOA File No. 010-02. Applicants are also seeking relief by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33A(5) (alteration/expansion of a pre-existing nonconforming structure/use). Applicants propose to alter a nonconforming attached garage, to which a second floor was added in 1983 pursuant to Special Permit relief granted in BOA file 028-82, in which permission was granted to modify a pre-existing nonconforming garage by constructing an enclosed breezeway to connect the garage to the single-family dwelling, thereby increasing the nonconforming ground cover from about 34.7% to about 44.2%. Applicants propose to construct a covered porch with a partial second-floor balcony added to the front fa~ade of the garage (as approved by the HDC) and to convert the first floor garage space into a bedroom with a full bathroom. The second floor living space would also be converted into a bedroom and bathroom, which would continue to be accessible from the main house. The existing interior living space would be reallocated, as there are two bedrooms currently and the structure after renovation would continue to have two bedrooms. A portion of the porch roof would be constructed within the westerly required five-foot side yard setback area, coming no closer to the side yard lot line than the existing structure, which is sited as close as about 0.61 feet. Applicants are also seeking a MODIFICATION ofthe SPECIAL PERMIT relief granted in the Decision in BOA File No. 028-82 to strike the condition that the attached garage "not be used for sleeping or cooking purposes". Should the Board feel it appropriate, and to the extent necessary, Applicants are also seeking relief by VARIANCE under Zoning By-law Section 139-16A to validate the existing ground cover ratio of about 44.2% and allow conversion of the garage as proposed. One conforming parking space shall continue to be maintained on the site. The Locus is nonconforming as to lot size with the Lot containing about 2,118 square feet in a district that requires a minimum lot size of 5,000 square feet; as to frontage with the Lot arguably containing about 39.54 feet along Beach Street in a district that requires a minimum frontage of 50 feet; as to ground cover ratio with the Lot containing about 44.2% in a district that allows a maximum ground cover ratio of 30%; as to parking with no conforming spaces provided on site; and as to setbacks with the structure being sited as close as about 0.18 feet from the westerly side yard lot line, at about 0.61 feet from the easterly side yard lot line and as close as about 2.63 feet from the southerly rear yard lot line, in a district that requires a minimum side and rear yard setback of five feet. The Premises is located at 7 BANK STREET, SIASCONSET, Assessor's Map 73.1.3, Parcel 27, Land Court Plan 42,839-A. The property is zoned scons;:JAOmM~N. Nancv 1. Sevren ' irman NANTUCKET ZONING BOARD OF APPEALS 1 EAST CHESTNUT STREET NANTUCKET, MA 02554 CASE NO. ~~ FEE: $300.00 APPLICATION FOR RELIEF Owner's name(s): Mailing address: Applicant's name(s): Mailing address: Locus address: Bruce Cohen and Mary Louise Cohen C/O Paul S. Jensen, P.C., P.O. Box 3097, Nantucket, MA 02584 Same Same 7 Bank Street, Siasconset Assessor's Map/Parcel: 73.1.3 / 27 Land Court Plan/Plan Book & Page/Plan File No.: LCPL No. 42839-A Lot No.: Date lot acquired: 9/30/04 Deed Ref./Cert. of Title: Cert 21,439 Zoning District: SR-1 Uses on Lot - Commercial: None X Yes (describe) Residential: Number of dwellings 1 Duplex_ Apartments_Rental Rooms Building Date(s): All pre-date 7/72? or House predates 1972, w.83 BO to expand garage C ofO(s)? No Building Permit Nos: 2722-83 (expand garage) Previous Zoning Board Application Nos.: 028-82 (attached) 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: See attached addendum . s substantially complete and true to the best of my knowledge, Applicant Attorney/ Agent~ roof of agency to bring this matter before the Board) ~ CE USE \ o~V~ Need copies?: ~~_ oard:~__BliildingDept.:~~_By: Fee deposited with Town Treasurer:~ ~ _ By: Waiver requested?:_ Granted:~ ~- Hearing notice posted with Town Clerk:_/ ~ _ Mailed:_/ _/ _ I&M:_/ ~ - & _/ ~- Hearing(s) held on:~ ~ _ Opened on:~ ~ _ Continued to:~ ~ _ Withdrawn?:~ ~- DECISION DUE BY: / / Made: / / Filed w/Town Clerk: / / Mailed: / / --- --- --- --- DECISION APPEALED?:_/ _/ _ SUPERIOR COURT: LAND COURT Form 4/03/03 Addendum (Cohen Special Permit Application - 7 Bank Street) Applicants are seeking a MODIFICATION of SPECIAL PERMIT relief granted in the Decision in BOA File No. 010-02. Applicants are seeking reliefby SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33A(5) (alteration/expansion of a pre- existing nonconforming structure/use). Applicants propose to alter a nonconforming attached garage, to which a second floor was added in 1983 pursuant to Special Permit relief granted in BOA file 028-82, in which permission was granted to modify a pre- existing nonconforming garage by constructing an enclosed breezeway to connect the garage to the single-family dwelling, thereby increasing the nonconforming ground cover from about 34.7% to about 44.2%. Applicants propose to construct a covered porch with a partial second-floor balcony to the front fayade of the garage (as approved by the HDC) and to convert the first floor garage space into a bedroom with a full bathroom. The second floor living space would also be converted into a bedroom and bathroom, which would continue to be accessible from the main house. A portion ofthe porch roof would be constructed within the westerly required five-foot side yard setback area, coming no closer to the side yard lot line than the existing structure, which is sited as close as about 0.61 feet. Applicants are also seeking a MODIFICATION of the SPECIAL PERMIT relief granted in the Decision in BOA File No. 028-82 to strike the condition that the attached garage "not be used for sleeping or cooking purposes". Relief to expand ground cover was done by Special Permit throughout the 1970's and into the mid-1980's, arguably incorrectly. While the Applicants are seeking a modification ofthe special permit granted in said decision, the Board may frod that the situation needs to be corrected by a proper grant of relief by variance rather than simply modifying the previous relief. Should the Board feel it appropriate, and to the extent necessary, Applicants are also seeking relief by VARIANCE under Zoning By-law Section 139-16A to validate the existing ground cover ratio of about 44.2% and allow conversion of the garage as proposed. The Locus is nonconforming as to lot size with the Lot containing about 2,118 square feet in a district that requires a minimum lot size of 5,000 square feet; as to frontage with the Lot arguably containing about 39.54 feet along Beach Street in a district that requires a minimum frontage of 50 feet; as to ground cover with the Lot containing about 44.2% in a district that allows a maximum ground cover ratio of30%; as to parking with no conforming spaces provided on site; and as to setbacks with the structure being sited as close as about 0.18 feet from the westerly side yard 10t line, at about 0.61 feet from the easterly side yard lot line and as close as about 2.63 feet from the southerly rear yard lot line, in a district that requires a minimum side and rear yard setback of five feet. c;? ::-J :'"j r',j ::::1 J ! n '-' , \.)1 ~~;1f C'~~~ :f_-T 7:-1>- l~F-p ~"'..,r1 flil'~\l ~\,:<-q " \{\ m ]I t=~--- I I I ~~..' I l~ {l\~ [ I + j).L ill I.~ - I~ ~~ -:f ~. -l! ~ ~ A ~ 1: ~ ~ --- - --\1 \ \\S\ (tT ~ \ \), \~ ~ \ \ ) / '1: i . / _ ..-'U- / - -- ,- --I I \ !'i - ~ul ~~ . , ~ - <' J I ~, .4i BEAC H 51, - ---t- \ CP 1>- r.. :J ~ ~ m ~ / 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, DECEMBER 10, 2004, IN THE CONFERENCE ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the Application of the following: BRUCE COHEN AND MARY LOUISE COHEN BOARD OF APPEALS FILE NO. 086-04 Applicants are seeking a MODIFICATION of SPECIAL PERMIT relief granted in the Decision in BOA File No. 010-02. Applicants are also seeking relief by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33A(5) (alteration/expansion of a pre-existing nonconforming structure/use). Applicants propose to alter a nonconforming attached garage, to which a second floor was added in 1983 pursuant to Special permit relief granted in BOA file 028-82, in which permission was granted to modify a pre- existing nonconforming garage by constructing an enclosed breezeway to connect the garage to the single-family dwelling, thereby increasing the nonconforming ground cover from about 34.7% to about 44.2%. Applicants propose to construct a covered porch with a partial second-floor balcony added to the front fayade of the garage (as approved by the HDC) and to convert the fIrst floor garage space into a bedroom with a full bathroom. The second floor living space would also be converted into a bedroom and bathroom, which would continue to be accessible from the main house. A portion of the porch roof would be constructed within the westerly required five-foot side yard setback area, coming no closer to the side yard lot line than the existing structure, which is sited as close as about 0.61 feet. Applicants are also seeking a MODIFICATION ofthe SPECIAL PERMIT relief granted in the Decision in BOA File No. 028-82 to strike the condition that the attached garage "not be used for sleeping or cooking purposes". Should the Board feel it appropriate, and to the extent necessary, Applicants are also seeking relief by V ARIANCE under Zoning By-law Section 139-16A to validate the existing ground cover ratio of about 44.2% and allow conversion of the garage as proposed. The Locus is nonconforming as to lot size with the Lot containing about 2,118 square feet in a district that requires a minimum lot size of 5,000 square feet; as to frontage with the Lot arguably containing about 39.54 feet along Beach Street in a district that requires a minimum frontage of 50 feet; as to ground cover ratio with the Lot containing about 44.2% in a district that allows a maximum ground cover ratio of30%; as to parking with no conforming spaces provided on site; and as to setbacks with the structure being sited as close as about 0.18 feet from the westerly side yard lot line, at about 0.61 feet from the easterly side yard lot line and as close as about 2.63 feet from the southerly rear yard lot line, in a district that requires a minimum side and rear yard setback of fIve feet. The Premises is located at 2 BANK STREET, SIASCONSET, Assessor's Map 73.1.3, Parcel 27 , Land Court Plan 42,839-A. The property is zoned Sconset Residential-!. (1\ ~ ~rJi~ Nancv 1. Sevrens. Chao NANTUCKET ZONING BOARD OF APPEALS 1 EAST CHESTNUT STREET NANTUCKET, MA 02554 CASE NO. U~ ---d <-f FEE: $300.00 APPLICA nON FOR RELIEF Owner's name(s): Mailing address: Applicant's name(s): Mailing address: Locus address: Bruce Cohen and Mary Louise Cohen C/O Paul S. Jensen, P.C., P.O. Box 3097, Nantucket, MA 02584 Same Same 2 Bank Street, Siasconset Assessor's Map/Parcel: 73.1.3/27 Land Court Plan/Plan Book & Page/Plan File No.: LCPL No. 42839-A Lot No.: Date lot acquired: 9/30/04 Deed Ref./Cert. of Title: Cert 21,439 Zoning District: SR-1 Uses on Lot - Commercial: None X Yes (describe) Residential: Number of dwellings 1 Duplex_ Apartments_Rental Rooms Building Date(s): All pre-date 7/72? or House predates 1972, w.83 BO to expand garage C ofO(s)? No Building Permit Nos: 2722-83 (expand garage) Previous Zoning Board Application Nos.: 028-82 (attached) 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: -j .~ -~j r,J ;'.l See attached addendum ':] !_d ':;'1 ) I certify that the information contained herei is substantially complete and true to the best of my knowledge, under the pains and pen . ~<?~ SIGNATURE: ~~ Applicant 6om];JAgent~ (If not owner or owner's attorney, please enclose proof of agency to bring this matter before the Board) ~ FOl\.Z~A\OFFlCE USE / Application received on:iLJ /Oc(By: ( fJL)JJ Complete: l.../" Need copies?: ---=- filed with Town Clerk:h f!/Pl. ~ Fee deposited with Town Treasurer:iiJZ1-- ()C{ By: Waiver requested?:_ Granted:~ ~- Hearing notice posted with Town Clerk: 10))jJ -1 Mailed:l1/bli!1 I&M: Ili:tftJcf & ru:t f2i- Hearing(s) held on:~ ~ _ Opened on:~ ~ _ Continued to:~ ~ _ Withdrawn?:~ ~- DECISION DUE BY:~~_ Made:~~_ Filed w/Town Clerk:~~_ Mai1ed:~~_ DECISION APPEALED?:~~_ SUPERIOR COURT: LAND COURT Form 4/03/03 Addendum (Cohen Special Permit Application - 7 Bank Street) Applicants are seeking a MODIFICATION of SPECIAL PERMIT relief granted in the Decision in BOA File No. 010-02. Applicants are seeking reliefby SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33A(5) (alteration/expansion of a pre- existing nonconforming structure/use). Applicants propose to alter a nonconforming attached garage, to which a second floor was added in 1983 pursuant to Special Permit relief granted in BOA file 028-82, in which permission was granted to modify a pre- existing nonconforming garage by constructing an enclosed breezeway to connect the garage to the single-family dwelling, thereby increasing the nonconforming ground cover from about 34.7% to about 44.2%. Applicants propose to construct a covered porch with a partial second-floor balcony to the front fa<;ade of the garage (as approved by the HDC) and to convert the first floor garage space into a bedroom with a full bathroom. The second floor living space would also be converted into a bedroom and bathroom, which would continue to be accessible from the main house. A portion of the porch roof would be constructed within the westerly required five-foot side yard setback area, coming no closer to the side yard lot line than the existing structure, which is sited as close as about 0.61 feet. Applicants are also seeking a MODIFICATION of the SPECIAL PERMIT relief granted in the Decision in BOA File No. 028-82 to strike the condition that the attached garage "not be used for sleeping or cooking purposes". Relief to expand ground cover was done by Special Permit throughout the 1970's and into the mid-1980's, arguably incorrectly. While the Applicants are seeking a modification ofthe special permit granted in said decision, the Board may frod that the situation needs to be corrected by a proper grant ofreliefby variance rather than simply modifying the previous relief. Should the Board feel it appropriate, and to the extent necessary, Applicants are also seeking relief by VARIANCE under Zoning By-law Section 139-16A to validate the existing ground cover ratio of about 44.2% and allow conversion ofthe garage as proposed. The Locus is nonconforming as to lot size with the Lot containing about 2,118 square feet in a district that requires a minimum lot size of 5,000 square feet; as to frontage with the Lot arguably containing about 39.54 feet along Beach Street in a district that requires a minimum frontage of 50 feet; as to ground cover with the Lot containing about 44.2% in a district that allows a maximum ground cover ratio of30%; as to parking with no conforming spaces provided on site; and as to setbacks with the structure being sited as close as about 0.18 feet from the westerly side yard lot line, at about 0.61 feet from the easterly side yard 10t line and as close as about 2.63 feet from the southerly rear yard lot line, in a district that requires a minimum side and rear yard setback of five feet. 110 Of 83 u L 'HEREON WAS OGRAPHS, DEEOS . IS NOT TO BE . ICIENT ACCUR- '11}, ~ '1...., ..........1f; ..... () ,rl) · N....T.A................'............................'.'.c........ N"T..' ~ . . -.l' _ I l\IaJH ~'H tl 248 ,x 10 , 0 f.~---'===L...-~ _ ~I ~ "'~,~ Scale.- to Mel . PLAN OF LAND IN NANTUCKET Hart-Blackwell and Associates, Inc., Surveyors May 10, 1991 ~ 42839 A .t. ( \ \.al ~ \1) '<: ~ '<: ~ ~ &: ~ ~ ~ l d.h. ~ e.S. u LeNa. 42832 u ( Pending ) ...; ..i { "<: l;l ~ ~ u WAy Jj. RCS-0268 ...; ""' :S ~ )...i ~~ I .\1 ~ '- BEACH ( Public - vori<Jb/tI Width ) S72"45'tO"~ 39.54 'tintl" , <,<I ...., "" ..., , C.B. dh. e.B. / c.b. 1~ -IJ 4'UP -....-..- ~.LLL/ / / LLL~ 0.61 . '43.54 OJ I bock V / / / / /71c.s. N71'21'orw '/1 Lauro M. Amery L C. No. :J946QA Cert. No. 114051 L. e. No. 4C65SA STREET ~ ~ ~ Cb ~ ::. t!- u ~ L. C. N(J. 4047SA / Abutters are nat adjudicated. "l; ~ ... ~ u ...; Copy '" p4rl '" pial - tied;,- LAND REGISTRATION OffICE _ UAYJ1, 1991- 5cf:,isQ'...lIrfJ~ 1:;::" t, ~ ac c!.J.j.'S80A",w. ,-., .~( -t\ .:>. ~ ...... d :z .~ u:: ~ w <.> ~ ~ ... :z ~ ~ Dat.ed. lfant,tleket., ".....' ~~ r · 1982 .~ I~c:.. ~~~ '..- :.,.:.::"';':;:':'\lo-.:~'~\~ . . .,...... .~~ ~ . i""r>;/ "j/;'\.",,;,,~~~~~'h' '. '. ":":-'_;,' ,;,ji#' /.,r" ..- " ;":'4~""":./'I.~.~ ~ " ~ 4''':1",,,,,,,;.'f';~:' '~l . -:.>.:..."/:t-"~..' '.' --C$:' .~lL"~ ~"~~'.'~"".:~~""~\)';'1.."~ . -'. . '": : " c.,. ....... , '1....,...-,..' .1 ~~ .. . ... VOl 1\ f'~.' "". NX '. .. >. 0< ... ,.. VI III 0> at :l '" t.J c:.. .. III ... 0< ."... ',,,,,,, 191 ,,~2~3 ~ 1: J.,' ..,- '. . (. ~\;' " .: '~ 1:N~:,1 1,.~t; ( '~"~~ if: '1~t.:~,.,.: i'~ "Of: !i 'f'. 1 {1 BOARD OF A:PPi:ALS ~ntuck.t., ....N&Chllaet.ta DiX:ISIOlfl At. .. seeUng' olthe .BOAIlD OF APPi:ALS held Frlday, Novollber 19. 1982, 1n the l'Qlln an! County IM,ldl~, lnth. aaUer ot'the appll- . cat.lon of E!>JARl> G. StAOi: .(O...a-82), the BOARD t1rriSI' . . . 1. Thh 1s an appHcaUon' to extenl ani iLltu' a. pre- edst.lng, non-eontorlll1ng garaae structure oy crkt.b1j$ an uppe.t storl.rOSln 111 the gal'a&eand conll~eU~a bre".- way between the g~e and princlpal dwelllng sl~te at .!Ieach and Bank St,re.ta. S1&scolUet, Kasu.ch.....tta. .f,:. , i . I I ;j' . .... 2. B&s~ on Z'evle" of the appl1caUon, auppoZ't1ng doeu:.aents aM t.eIlUlIlOnya,t Publ~e Hearing, the. BOARD tlma that tbe subject sarage haaex1ated prlor to the.,.etaent. . ': ~, of the Nantl,lckeL ZOnlng By-IAw and the proposed. expansion ~~ wl11 not be .ore suostan\Ul11 detrlaental .toth. n.1.&hboz'-,. !' hoOd than the edsUnc non-contoralng gai'aae Ualt. :~ 1:; ;;j:~' ,~ ' J '! ;;~ ~. ~ ." ( r;" ); For the Z'MsOnase" torUl, ~e BOARl) hueby granta the ..ppllC&nt. a$pt!CUl NriU t. tor the ~po$ed garage expanSlon In acco~co tflthSeetlon 1I{1) .ot t.be ZOning By-14II "hleb $hall a,lio<l1l1cally lnc1:u4. rellet ffoll Sectlon S()) ald. lot. 11nerestrlctlona&nd S40tlon sell ground Coyer raUo natrlcUona, on' the expre.. com1tlon that the. proposed garage not. be ",sed, tor ' cook1ng and aleeping purpo....b1 unanlllOua vote... \ ., ';; };' , " 'll:~,; i l].l:~::~ ~~ "'" i~ ~~ 'i , " if. Jl J / ""'.....,,; BOAlCD or At1>&ALS '. !t;~rl fAt,,~ I ~ ~ :il' 111 1\ 1.,f, " -f '- L. . ~ 1. i(...,.\:... \ ' ~{~!IJ.9. ~~~ ,.'( \. .\;~, ~.~1^tlvH d:.~,.,vn_" ~..,.,' ......f ..~:c:o !I '. '\ ~ );t i: ,.. 'I ~ 1;\ 11-, i I'~ J Ii ~~ I'? i4 { ill ,." ------.~-.--I L_J L__- .L33::1 O~ = ,,~ : NV1d 3.L19 .L33~.L9 )INVQ t. 3JN3Q193~ N3HOJ 'I ' V~ '.L3)1::m.LNVN lmJl~~l~~;~~ 09/17/1004 11:41 FAX SOJ%%.$'~O llE.WE GULLICKSE IQOO%lOO% 10JIIG ~, :?:e..-.I. . . ~XlSTlNGl . _ AREA:. .~c?99.~",". .. . .~I,I~.~~T JiIlN. FffONfAGe: .~ .~., . . . ~.l"j,A..~ FRONT YARD $.8.: . !9.~ . ." REAR' SIOI! S. 8. I ~ .;:t::. .: . :.~.'.4:. :'.i..~.":....:. GROUND cavER t"" . :'P ~. . ~AWPEO NID ........... OF. 1HfS ~ StW.I" IE ~ tl'f tHE COIlW'llNG rANO~. BEACH 51': , 3').54' .' . I~. --- . I I t?~~ I I 1: ~*~ ., -' (',-"\ I uj">< ~ I \\I ~~~ ~~ ~j '3: -w- \)j~ ~e .~ r-;. 'T 43.54 -,' , .9 -I'f -04- ~ ceRllFY. ...,. OF . . . . . . . . . . . . . THAT ~~no~- . .... J31~ . .- . . . ~OO . . .' . l.ANI). SURVl!YOR . BUUJ)IIG LOCAtIO' PLU OF LAND 1M NANtUCKEt, ~ASS,.__ SCALE: 1'_ 10' DATE. ,slQ"r. 15, %CXl4 O..ner: :ty{~. .~m~.:r~;....... 0... ~. la~ .PI.n, ~.~~~~:~. . . I.aeua: ~ .7.~~K, . .ST: . . . . . . . . . . . . THIS pc.QT PLAH WAS I'IlEJ'ARIO'JI'OR.1M!. TOWN ()Il' ~flULDlI'IG CSNmllHTONI." NID SI'tOULI' HOT lit ~. it !'ftOf'!MY IJHI $IIAYEY.1MS~. ...~. ' 'ESf'MUSH' .' Oft AN'f' ~ .:tFKicTlllllt-"" Hi ~ TiIIf.~ LlNP ~WI!I RELY OlI#'CU.'lftSfT oems' NO. f'LNiIS Of'flGOClID. . THIS..PLOt'I'\;AfJlS NOT ,. ~11ONAtl TO TIlU'.OR'~ QF.1ilfI.MCPtiff't' SHOWIt ~ OF tf01tJII'If1'! ~:t.Id MlI.~ . A~TO'~~~ ASSE$SOR MAP, ~,i~~. p ROEt< .~1 . . ~ .. iSWJ.4rzs. J1ut.. ~'.Lan4~ JO m~r." CIBf:I,S. . ~"ilI$$. ozsu (6t1B) Z28___ B ZTTC. VV"i .L:DI:.JII.LNVN.JU\ I' ~9~~ XOg \ 9n1d 9J.1~~3d . l^.----~-------'"--'--------. --- HJ.~ON :NOIJ.'v'A313 J.33~J.9)JN'v'g L. 3~N3aI93~ N3HO~ ~ 'v'~ '!3)1~n!N'v'N D ~9~~ X09 9n1d 911~~3d . . !93M . : NOt! 'v' A313 !33~!9 )IN'v'9 l 3JN3a193~ N3HOJ ~ --- j \ \ \ 1 \ n'o\l \ ' t t ,_ 1 i' j! \!: \, \1;. I' \ i! \ ! ~ J \ \ \ I i,,11 \ III I \ Ii' .: I t! I, i \ \ \ \1 1\\ 1....\. I " ' I 1\1 \ I , \ I. 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G s;: -1 ~ -'- i ::z ~ ~ ill >- :1. ~ ill I- ~ ~ '" ~~ I :z B I ~i I ~~ I ~jl ~~I ~~I q; l I ~-- - I, I L --=:5l"{OJ.L.~"'fMc:;atllM;t.<;TIrClY ---- :::t ~ C\ D ::z ~ X l1J I s: ~ I ~~ ~~ Clo:~ II~ L III :::I I L Til Ilf. I~ i~ ~ l- t' " x Il ~ ~ " t --un ~. .:1 j 1: i II Lll ~~1/ 1- - -:- I ~ I ~~ ~ . ~ I ~~ ~ I ..'}<1;:': i.. I" I' ~ ~ : 1- . ~ >< I ~. '" ~ I ~~': ~1HK1r - ~ -=t_ .--..---d/ UJ -1- n ~ r N ~ .,").,8 -----~ ---- r----. 'V~ '13)1::mlNVN D ~g~~ XOQ 9n1d 9!1~~3d r-~--- 1 I I I I I I I '1-- -- I I I ! I ----- (' ~~ ::t~ -\j) ~\( ~t ~~ ~}11 ~ ---- -- 131\31 ~3ddn : NV1d 133~19 )INVQ l 3~N3(]193~ N3HO~ ~ -- ---- +-fu ~a UJ IV[ ~~ 1Lj:j ~!1\ LI'{ ~ ~~ .. '0\\1 ':1 fi sf ~ l~ ~ ~ --- #/:;2 ,00 Town of Nantucket RECEIVED. BO.t,RD OF ASSESSORS I NOV 1,0 2004 fOWN OF NANTUCKET, MA ZONING BOARD OF APPEALS LIST OF PARTIES IN INTEREST IN THE MATIER OF THE PETITION OF PROPERTY OwNER...... .~~~. ..~. ...~ 0.. .W?~ .~.~o(oY\aV) 0.' ~, MAILING ADDRESS...........................:........... ................................ o cBOJvl ~ 6t"vee: r- PROPERTY LOCATION........................................... ........... ............. 'ASSESSORS MAPIP ARCEt:........ .7..?\.~.. .t... ~ J....................... 0..0 VCuJ\ :J8\A,:eY\ g--q~ APPLICANT........................... 0........................0..0.......... o. 0...0.00. 0....0. SEE ATIACHED PAGES I certify that the foregoing is a list of persons who are owners of abutting property, owners of land direct I,., opposite on any public or private street or way; and abutters 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.GoL. c. 40A, Section 11 Zoning Code Chapter 139. Section 139-29D (2) .. r . me...(~~ ..~t?t!..r /):" ()~ t:~.......~..o.. 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