HomeMy WebLinkAbout107-06
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TOWN 'OF NANTUCKET
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BOARD OF APPEALS
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NANTUCKET, MASSACHUSETTS 02554
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Date: DJ2CJlm W ~9, 2004:>
To: Parties in Interest and Others concerned with the
--15ecrslon'Of the BOARD OF APPEALS in the Application of the
following:
Owner/Applicant:
/Jo&rey
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Application No.:
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 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.
~'(LtJ~~ )~~~~
N (hII~ J. rE'09, Chairman
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); @139-321 (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
2 Fairgrounds Road
Nantucket, MA 02554
Assessor's Map 73.4.2
Parcel 86
Siasconset Residential-1
6 Lincoln Street, Siasconset
Easterly portion of Lot 12, Plan Book 7, Page 20
Deed: Book 895, Page 143
At a Public Hearing of the Nantucket Zoning Board of Appeals held at 1:00 P.M.,
Friday, December 8, 2006, in the Conference Room, Town Annex Building, 2 Fairgrounds
Road, Nantucket, MA on the Application of WilLIAM OBREMSKI AND AUDREY
OBREMSKI, with a mailing address of 4 Wamasquid Place, Nantucket, MA 02554, Board
of Appeals File No. 107-06, the Board made the following Decision:
1. Applicants are seeking relief by SPECIAL PERMIT pursuant to Nantucket Zoning
By-law Section 139-33A (alteration/expansion of a pre-existing, nonconforming
use/structure) to validate the 1978 second floor expansion of a pre-existing nonconforming
garage, that was part of the conversion to a secondary dwelling. Further, under the same
section, Applicants are seeking to construct a new first floor farmer's porch on the northeast
front of the building that will extend to the edge of the existing secondary dwelling, which is
sited as close as 2.0, but will come no closer to the southerly lot line than the existing
structure. In addition, the Applicants are seeking relief by VARIANCE pursuant to
Nantucket Zoning By-law Section 139-7A(2)(b), to validate the existing scalar separation of
zero feet between the primary dwelling and the secondary dwelling. Further, relief under
this section is sought, if necessary, to allow the construction of the farmer's porch as
described above, but not sited any closer to the primary dwelling than the existing
secondary dwelling, and to validate the siting of an existing chimney that was constructed
in 2004. The locus is also nonconforming as to rear yard setback, with the secondary
dwelling sited as close as about 2.1 feet from the westerly rear yard lot line in a district that
requires a side and rear yard setback of five feet. The locus is conforming in all other
respects to the dimensional requirements of the Nantucket Zoning By-law.
The Premises is located at 6 LINCOLN STREET, SIASCONSET, Assessor's Map
73.4.2, Parcel 86, and is shown as the easterly portion of Lot 12, on P~an Book 7, Page 20.
The property is zoned Sconset-Residential-1.
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 on the basis that there were no issues of planning concern. There were
no letters received regarding this matter on file. Other than the presentation by the
Applicants' representatives, there was no public comment at the public hearing.
3. Applicants, through counsel and personal testimony, represented that they had
purchased the property in June of 2004 with two dwelling units on the lot. The two
structures existed prior to 1972 and are validly grandfathered, as the Building Department
file had no record of the structures being built. The builder stated to the Applicant that the
house was built in 1958 and the garage in 1964, and the excavating company recalls
digging the holes for the foundation of the garage in the early 1960's. In 1977, the former
owners received a validly issued building permit to add a second floor to the garage and
change the use of the entire building to a secondary dwelling, eliminating the garage use.
Unfortunately, the building inspector at the time did not take note of the Zoning By-law
requirement that a 25-foot scalar separation be maintained between the existing primary
and the separate new secondary dwelling and therefore require that the then owners apply
to the Zoning Board of Appeals for variance relief to reduce the scalar separation between
the two existing structures. A change of use of an ancillary structure located within a
required setback area, and expanding it in an upward direction to add the second floor, also
needed a grant of special permit relief. The separation between the two dwellings is zero
feet as there is a deck with stairs attaching the two structures with an about four-foot
separation at most between the vertical walls, less than the currently required 12 feet. At
that time, no separation was required between the buildings so long as the one structure
remained a garage.
4. Applicant represented that when the garage was changed to a dwelling, the
separation requirement became an issue. In addition, changing the use of a structure in a
setback area and going up within the setback area re(1uired relief by special permit. No
relief was sought, none was required by the building inspector at the time and the situation
has existed unchanged to the present for almost 30 years without comment about the
validity of the situation. Subsequent building permits were issued for other work, some
within the currently required 12-foot scalar separation area and Applicants are also seeking
validation of said work, specifically the new exterior chimney constructed in place of an
outside stoop and door. The Applicants assert that they have proceeded in good faith and
only recently became aware of the situation and were not made aware of the zoning
violations at the time they purchased the property. The Applicants also propose to
construct a first floor covered porch on the easterly front side of the secondary dwelling that
would be within the required 12-foot scalar separation area but no closer to the primary
structure than the existing structure and no closer to the southerly side yard lot line than the
existing structure. Applicants state that the new porch would seem to have little impact on
the area as the secondary dwelling is set back from the road. Applicants also propose to
alter and expand the existing primary dwelling at a future date by constructing a conforming
addition that would not need any relief from this Board as the lot is conforming in all other
respects.
4. Therefore, based upon the foregoing, the Board finds that a grc;int of variance relief
would be appropriate in this case in order to validate the existing situation with the reduced
scalar separation as shown on Exhibit A. The Board finds that relief could be granted due
to the unique circumstances relating to the topography of the structures on the locus and
conditions which do not generally affect the zoning district in which this property is located.
A literal enforcement of the provisions of the Zoning By-law would involve substantial
financial hardship to the Applicants who proceeded in good faith, with the violations having
occurred 30 years ago by a predecessor in title who relied on the issuance of building
permits for the work, and whose issuance was done in error by the then building inspector.
Desirable relief may be granted without substantial detriment to the public good and without
nullifying or substantially derogating from the intent or purpose of the Zoning By-law.
5. Therefore, based upon the foregoing, the Board also finds that a grant of special
permit relief to validate the change of use of the garage to the secondary dwelling as well
as the upward expansion of that structure to include second floor living space did not
constitute a substantial detriment to the neighborhood than the pre-existing garage
structure. In addition, the Boards finds that the addition of the first floor deck as proposed
would not be substantially more detrimental to the neighborhood than the existing
nonconforming structure.
6. Accordingly by a vote of four in favor (Waine, Toole, Koseatac, Tupper)
and one opposed (Sevrens), the Board GRANTS the requested relief by SPECIAL PERMIT
under Nantucket Zoning By-law Section 139-33A to validate the change of use and upward
expansion; and relief by VARIANCE pursuant to Zoning By-law Section 139-7A(2)(b), to
validate the zero scalar separation of the two dwelling units and validate the work that has
been done within that required separation area, upon the following conditions:
a. The alterations and siting shall be done in substantial conformity with
the "Building Location Plan", done Charles W. Hart & Associates, Inc.,
dated August 11, 2006, a reduced copy of which is attached hereto as
Exhibit A, and as marked up by the Applicant to reflect the proposed
porch;
b. Conforming alterations and expansions of the primary dwelling may be
done without further relief from this Board; and
c. The proposed porch on the front of the secondary dwelling shall be
sited as substantially shown on Exhibit A and shall be sited no closer
to the primary dwelling or the southerly side yard lot line than the
existing structure.
Dated: December lq, 2006
L-----
ZONLW.CLASSIFICATlON: f?-."'.1. . . .
, (S/AS'COHSET)
MIN. AREA: . ..,5:Q9P :5.u~ , .
MtN. FRONTAGE: . .~9. r.'l:'. . .
FRONT YARD S.B,: . . (QF'I: ,
REAR & SlOE 5.8.:1. "s: ;=:7:,. .
GROUND COVER ,(7.): ...;3 P. Q fo. . .
EXISTlNG:
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I CERTIFY. /oS OFJi'<.: . .:',i'f"'J..'.~. THAT
THE BUILDING(S),llslfRE LJb.rtlo~~E
GROUND /oS sHOWN' HEREON.
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PROFESSIONAL LAND SURVEYOR
THIS" PLOT PlAN WAS PREPARED FOR THE TOWN
Of NANTUCKET BUILDING DEPARTMENT ONLY AND
SHOULD NOT BE CONS1DERED A PROPERTY LINE
SURVEY, THIS PLAN SHOULD NOT BE 'USED TO
ESTABUSH PROPERTY LINES, FENCES, HEDGES, OR
ANY ANCILLARY STRUCTURES ON THE PREMISES.
THE PROPERTY LINES SHOWN RELY ON CURRENT
DEEDS AND PlANS Of RECORD.
THIS PLOT PLAN IS NOT A CERTIFICATION AS TO
TITLE OR OWNERSHIP OPTHE PROPERTY' SHOWN.
OWNERS Of ADJOINING PROPERTIES ARE SHOWN
ACCORDING TO CURRENT ASSESSOR RECORDS.
ASSESSOR MAP: -:(:q.1;-..:z. . PARCEL: . ~,~ . .
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BUILDING LOCATION PLAN
OF LAND IN
NANTUCKET, MASS.
SCALE: ,.= 2.0' DATE: 8 -1/ - Off'
Owner:~~A<<.J ,APJlI?EY. OE~SJ<./. . .
-,". 4;';;AST,ERI.-Y POlaT/ON'
Deed: g;f,8'1~f<$.,/.'I.3. Plan OF' /.-OT'" 12."
BX,'?"P: 20 . . .
Locus . ~ ./.-J K c,o.J...,J-.{ . ~":7. . . . . . . . .
CHARLES W. HART & ASSOCIATES, Inc.
SANFORD BOAT BUILDING
49 SF ARKS AVENUE
NANTUCKET, MASS. 02554
(508) 228-8910
NOT TO BE RECORDI;1D. H-0GZ3
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Town of Nantucket
RECEIVED
BOARD OF ASSESSORS
NOV I 7 2006
TOWN OF
NANTUCKET, MA
Zoning Board of Appeals
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
PROPERTY OWNER..... \~ L\ \ )0.'0::\.. W~~\. A. Y0:'~.~~l.... Q ~?~rV~1.? \ .:~....,
MAILING ADDRESS......,..,...............,.................,.. ,..........,....................., ,..
PROPERTY LOCATION........C4....k W\a?),v~\. .~:t'l" .~.\0~~( V~\~:t..........
ASSESSOR MAP/PARCEL..,........J.?i .Y-.! .?-....t.. .~"~., ,.........."....,.............
APPLICANT.,..,........ .~jz!Y.~.l.~;Je1\0'V\..... .?9.~?:-r.........................
SEE ATTACHED 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 abutters of the abutters and all other
land owners within 300 feet of the property line of owner's property, all as they appear on the
most recent applicable tax list (M.G.L. c. 40A, Section 11 Zoning Code Chapter 40A
Section 139-29B (2)
~p: If ;ltJO f/
ATE
~()~
~SESSOR'S OFFICE
Town of Nantucket
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