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Home My WebLink About049-06 TOWN 'OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: JUvIZ 80 , 200 (0 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 fi1ing an complaint in court within TWENTY (20) days after this day's date. Notice of the action with a copy of the com,laint and certified copy of the necision must be given to the Town Clerk so as to be received within such TWENTY (20) days. tL<~ cc: Town Clerk Planning Board ~uilding commissJoner 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. NANTUCKET ZONING BOA1U> OF APPEALS 2 Fairgrounds Road Nantucket, Massachusetts 02554 Assessor's Map 30, Parcel 24.1 (part) 23 Hinckley Lane (part) Residential-2 Land Court Plan 16309-C Lot 4 Cert. of Title No. 22218 DECISION: 1. At a public hearing of the Nantucket Zoning Board of Appeals, on Friday, June 9, 2006, at 1:00 P.M., in the Conference Room, in the Town Annex Building, 37 Washington Street, Nantucket, Massachusetts, the Board made the following decision on the application of ROBERT G. SABELHAUS and MELANIE R. SABELBAUS, c/o Reade, Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669, Nantucket, Massachusetts 02584, File No. 049-06: 2. The Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-law ~139-33.A (alteration or expansion of a pre-existing, nonconforming structure or use). Applicants propose to renovate the existing single-family dwelling and change the elevations above mean grade of various elements of the dwelling, the highest point of which is now about 43 feet above mean grade, in excess of the maximum of 30 feet allowed under the Zoning By-law. The proposed changes would include work in areas currently above 30 feet but below the existing maximum ridge height of the structure, which would remain unchanged. The Applicants also propose to alter, by upward and lateral expansion, a portion of the structure which is sited within the front yard setback area with the structure now being sited as close as about 5.2 feet from the front yard lot line along a "Way" providing access to and from Hinckley Lane. The addition wi thin the required front yard setback area would not come any closer to the front yard lot line than the existing structure, and would not exceed the 30-foot maximum elevation above mean grade. The locus would continue to conform to lot area, ground cover, frontage, side and rear yard setback requirements. The locus is situated at 23 HINCKLEY LANE (part), Assessor's Map 30, Parcel 24.1 (part), is now shown upon Land Court Plan 16309-C as Lot 4, and is situated in a Residential-2 zoning district. 3. Our decision is based upon the application and accompanying materials, and representations and testimony recei ved at our public hearing. There was no Planning Board recommendation. Except for the presentation by the Applicants' representatives, there was no support or opposition presented at the public hearing. 4. Based upon the presentation by the Applicants' representatives, the locus is one of two lots recently created by an approval-not-required plan dividing the former Lot 1 on Land 1 Court Plan 16309-B into two conforming lots. The existing single-family dwelling upon the locus, constructed no later than the 1950's, is situated entirely upon the locus, and the division of Lot 1 did not create any new nonconformities nor affect any existing ones. The Applicants propose to undertake an overall renovation of portions of the structure which are located more than 30 feet above mean grade, although lower than the existing nonconforming ridge height of about 43 feet. There would be an overall net reduction in the extent of the height nonconformity wi th portions of the existing structure removed. Further, the Applicants propose to construct an addition within the required 30-foot front yard setback area without coming any closer to the front yard lot line than the pre-existing, nonconforming structure. These changes have been approved by the Nantucket Historic District Commission ("HOC"). The Applicants propose to perform other work upon the structure, including a new foundation, which would not affect any nonconformity of the existing dwelling. 5. Under the facts as presented for the Applicants, and in the absence of any concerns expressed by neighbors, no evidence was presented which would indicate any adverse effect upon the neighborhood. One member of the Board of Appeals commented that although work was being done above the maximum height limit of 30 feet above grade, and the height of certain portions of the structure would be increased, the fact that the net effect was a reduction of the massing of the structure above the 30-foot line was a positive factor for the granting of relief. When one member asked why the structure could not be moved farther from the front yard lot line as part of the new foundation being placed under it, the Applicants stated that there were lot conditions that would make it difficult to do that and the historic placement of the structure was along the "Way". 6. Based upon the foregoing, the Board of Appeals, by a vote of four sitting members (Waine, Loftin, Wiley, Koseatac) in favor, and one (Sevrens) opposed, the Board of Appeals made the finding that the proposed alterations to the dwelling upon the locus would not be substantially more detrimental to the neighborhood than the existing nonconformities, and by the same vote of four members in favor (Waine, Loftin, Wiley, Koseatac) and one (Sevrens) opposed, GRANTED the requested relief by SPECIAL PERMIT under Nantucket Zoning By-law ~139-33.A, for the alteration of the existing structure, subject to the following conditions: (a) The alterations shall be performed in substantial conformity with the "Site Plan" by Charles W. Hart and Associates, Inc., dated May 16, 2006, a reduced copy of which is attached hereto as Exhibit A. 2 (b) The alterations shall be performed in substantial conformity with Certificate of Appropriateness No. 48,485 issued by the HOC, as may be amended from . e time. AIClIVID TOWN OLBAK'I 0fI'II0I NANTUCKET. MA 011I4 JUN 3 0 2006 TIME: ~: r CLERK: U Dated: June ~ , 2006 3 , , . CURRENT ZONING Cl.A5SlflCAT1ON: R_\IoI 2 (R-2) lIINIIIJIl LOT SIZE: 20,000 S.I, lIINlI.tUII FllONTAGE: 7$ n, FllONT yNll) SEI8ACK: 30 n. REAR/SIDE SEI8ACK: lOn, ORoUNo <XMJl " : 12.ll" NANTlICKET SOllN.D JO-JJ _II. ~ TRS. CO(I', 17J14 La. IflH-oI LOT' N/IJVT _ HIGII 1117lR i '-..~ CXISTIHI/ TOP OF BANK 3-7-JCIO' - JO:;~ 1 1fHCItl.iYr- u.c CO(I', J0500 La. IIIJf-D LOT. LOT A ,,~$.F, JO-IOl/,' L ~ IWlIIlS. TRS. CO(I', CI5-1 IVN FIE J2-A UIIff 1 JO- 104 'TWOOY 1M ~ 1M: u.c CO(I'. 11407 La. rrm-c LOT 1 PfICI'I)SED KXJmONS ~ ~ ~ ~ ~ CXISTIHI/ II/J~ mz$.F, ~.' 8: : ~: ~, c' , ~. ~o:t.oHOlEnx:o fA. IJlN(11f$ IIOH PR /OlMl l 5'.5 IJlN(11f$ CJQSIt/G SPI:1r flf\Il1/OtI CBARUS r. HART and J3SocurzS. 1M. ProJU$WMJ LMId S'1lrw1Iore 49 spARJ(3 A VKNUE NANTUCDT. JlASS_ OZ664 (608) ZZ8-89fO JSSlS$OIIS J/U 3D SITS PLAN IJI NANTUCKET, MASS. PREPUiIlJ FOIl ROBSRr Co ~ J/ELANIZ /l. SA/JZLRAUS aRt'UICJr& 01' rnu I Wf8 SCJU: ('.60' 1Ur&: JlAY (6. ZOO8 LSCSNO JW1CIl, U I 8-6926 ~ 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, JUNE 9, 2006, IN THE CONFERENCE ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the Application of the following: ROBERT G. SABELHAUS AND MELANIE R. SABELHAUS BOARD OF APPEALS FILE NO. 049-06 Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By- law Section 139-33A (alteration! expansion of a pre-existing/nonconforming structure/use). Applicants propose to renovate the existing single-family dwelling and change the elevations above mean grade of various elements of the dwelling, the highest point of which is now about 43 feet, in excess of the maximum allowed of 30 feet. The proposed changes would include work in areas currently above 30 feet but below the existing maximum ridge height of the structure, which would remain unchanged. The Applicants also propose to alter, by upward and lateral expansion, a portion of the structure which is sited within the required 30-foot front yard setback area, with the structure sited as close as about 5.2 feet from the front yard lot line along the "Way". The addition within the required front yard setback area would not come any closer to the front yard lot line than the existing structure and would not exceed the 30-foot maximum ridge height allowed. The lot would continue to conform to lot size, ground cover, frontage, side and rear yard setback requirements. The Premises is located at 23IDNCKLEY LANE (pART), Assessor's Map 30, Parcel 24.1, Land Court Plan 16309-B (part), Lot 1 (part). The property is zoned Residential-2. ib~ ukc\~ Dale Waine, amnan 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, MASSACHUSETTS 02554 CASE NO. O~~ -06 FEE: $300.00 APPLICA nON FOR RELIEF Owner's name(s): Robert G. Sabelhaus and Melanie R. Sabelhaus Mailing address: c'o Reade. Gullicksen. Hanlev & Gifford. LLP Applicant's name(s): Same Mailing address: Post Office Box 2669 Nantucke Massachusetts 02584 Locus address: 23 Hincklev Lane (part) Assessor's MaplParcel: 30;,.24~1 Land Court PIaulPlau Book & PagelPlaB File No.: 16309-B (part) LoI No.: g 1lum) Dale 101 acquired: 5/512006 Deed RefJCert. of Tille: 22218 loBing Dis~ R~ Uses on Lot- Commercial: None J.... Yes (describe) S? ''"! ,."."",, Residential: Number of dwellings 1 Duplex_ Apartments _Rent~~oom~,i Building Date(s): AU pre-date 7172?-L- or C ofO~? 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: The applicants propose to alter the pre-existing, nonconforming dwelling upon the locus (as shown as "Lot B" upon the plans submitted herewith), by changing the elevation above mean grade of various elements of the dwelling, the highest point of which is now about 43 feet above mean grade. The proposed changes will include work at an elevation greater than 30 feet above mean grade, but lower than the highest point of the structure, which will remain unchanged. The applicants also propose to alter, by upward and lateral expansion, a portion of the structure which is nonconforming as to front yard setback, being sited as close as about 5.2 feet from the Way bounding the locus to the south. The alteration to the portion of the structure within the front yard setback will not reduce the setback, nor will it exceed 30 feet in height. Accordingly, the applicants request a special Permit under Nantucket Zoning By-law ~139-33.A(4) and (5), for the alteration of the pre-existing, nonconforming structure. I certify that the information contained herein is substantially complete and true to the best of my knowledge, under the 1 s and penalties 0 erjury. SIGNATURE: /, L- Applicant Attorney/Agent x (If not owner or ner's attorney, please'etltlose proof of agency to bring matter before theB:oard) ;f FOR ZB~ PRICE USE Application received on: '7 ,rTA,1\!. By: 11) )N.) Complete: N. eed.cOPJ..t$?:~~ Filed with Town Clerk:E7iU~:rr . B' _' . "',,"-. By:-W~ Fee deposited with TOWB Treasurer: JlliJ:l.t By: w~ ~ested?: ~ GI"J!l'ted: / / HeariBg BOtice posted with TowB Oerk ~IGJtiL Maned: li. / 1&M:.J..F55JQ~& Iii.n J1Q Hearing(s) held on:--1--1_ Opened 011':--1_'_ Continued to:--1_'_ Withdrawn?:---1_'_ DECISION DUE BY:_'---1_ Made:---1-'_ Filed wfTown Clerk:--1-'_ Mai!ed:---1-'- DECISION APPEALED?:--1-'- SUPERIOR COURT: LAND COURT Form 4/03/03 F: \WpS\saJ:>elhaus\23 Hinckley\Lot B ZBA API.'.doc lOwn ot Nantucket Web Ul:S - PrIntable Map ~ Prop ID Address Owner Sale Date Sale Price Book/Page Lot Size Town of Nantucket Web GIS 30 24.1 23 HINCKLEY LN HEATHER HILL LTD 23 HINCKLEY LN NANTUCKET, MA 02554 06/01/1980 $0 C0009/217 2,28 acres NOT A LEGAL DOCUMENT For reference only' caveats which must be considered when using this data are available from the Nantucket GIS Coordmator. Town of Nantucket, Mass Map Composed http://host.appgeo .comlnantucketmaIPrintableMap.aspx?Preserve= Width&Map Width=34 5." 5/26/2006 1 own OI l''IlamUCKeI WeD \:11;:') - rnmame IVlaP .I Town of Nantucket Web GIS 3022.1 3D 22.2 () 23 Prop 10 Address Owner 30 24,1 23 HINCKLEY LN HEATHER HILL LTD 23 HINCKLEY LN NANTUCKET, MA 02554 06/01/1980 $0 C0009/217 2.28 acres Sale Date Sale Price Book/Page Lot Size \ ) ( ( 30\' \ ) /"~. /' ~ '........- 30 24.2 301( NOT A LEGAL DOCUt"lENT For general reference only: Important caveats which must be considered when using this data are available from the Nantucket GIS Coordinator, Town of Nantucket, Mass Map Composed http://host.appgeo.comlnantucketmaJPrintableMap.aspx?Preserve= Width&Map Width=2 47... 5/26/2006 - ~o- lown 01 Nantucket Web VI:) -Prmtable Map t Web GIS Town of Nantuc 30 24.1 23 HINCKLEY LN HEATHER HILL LTD 23 HINCKLEY LN NANTUCKET, MA 02554 06/01/1980 $0 C0009/217 2.28 acres Prop ID Address Owner NOT A LEGAL DOCUJvlENT For general reference only: Important caveats which must be considered when using this data are available from the Nantucket GIS Coordinator. Sale Date Sale Price Book/Page Lot Size Disclaimer The information displayed on Ulis any other map produced by The Town of Nantucket IS for reference purposes only, The lown of Nantucket does not accuracy of the data, Users are responsible for detenl1lning the suitability for" individual needs, All II1formation is from the Town of Nantucket Town of Nantucket, Mass Map Composed http://host.appgeo .com/nantucketmaIPrintableMap.aspx?Preserve= Width&Map Width=864, -' 5/26/2006 mnrnn ~"rf:~ - >! g Q ~ ! 8 ~ 93\.13" I I I I I 1-:] --h "!l~ i'"~ zh ~ ~~ ! e 8 ~ (.) '5 ~ m ~ "-l ~ I I I I ;.'1..... 2S .~n 8 ~ '" :II g '" "!l~ ~~~ z~i i", % '" o U I --.J J :II '" ..'" .".. 6 " Oil Q :II" 8~ " "'3: '" :II 3:> :li- B >z ! 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't!:J VULI UU,," ~11;'7 \ ' ,... :n 5, j d Town of Nantucket Z.ONJ~G BOARD OF ^J'PEAL~ RECEIVED BOARD OF ASSE~SORS APR 2 7 2006 TOWN OF NANTUCKET, MA LIST OF PAATl.E$ IN t'NTEPJ:.ST IN THE MAlTER OFT'RE PETmON OF ' PROPERTY OWNE~. ......~.~.~. -:-H.~ .U...~~~:,.~.. ....n... MAIU'NG ^ oqR.fSS,. ,~(C?..~~~~.~,.,..~,~~J~~~~H.....~~~~,~7..~. ,~,~~~o~~~"_ LLP PROPER TY LOCATION.... ,....... ..~;?.. .:Y.r.~.f::.~,l,~,...~,.~" t\,SS ESSORS M,a.PIPARCEL., '"'' '.... ,~9. .~..,~.1.....I...,...,.., 0...'.. ,_....,_, ^PPLiCANT'" ~~,~,4!t_" ,~y,~~~.~~~_~~" _H~n~!'!.L~. ~~J.~!',:.~.'..~~.. ,_.,......." 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