HomeMy WebLinkAbout034-06
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Da te: fJ-trJ '/ -;( 7
, 20007
To: Parties
-Deelslol). of
following:
in Interest and Others concerned with the Q
the BOARD OF APPEALS in the Applica tiJ:?D-, of the
aA
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Application No.: dB t/-tJrP ~~:.:;
Owner / Appli cant: lJ-llJp ff f /h, 'f)lJCCI . a cd fPJ('.h ~
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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 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
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.
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); 9139-321 (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
Assessor's Map 42.3.1, Parcel 118
4 Hussey Street
Residential-Old Historic
Plan Book 22, Page 99
(no lot number)
Deed, Book 987, Page 52
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, April 7, 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 ALBERT P. MINUCCI and JUDITH A.
MINUCCI, c/o Reade, Gullicksen, Hanley & Gifford, LLP, Post
Office Box 2669, Nantucket, Massachusetts 02584, File No. 034-06:
2. The Applicants are seeking relief by SPECIAL PERMIT
under Nantucket Zoning By-law ~139-33.A (alteration and expansion
of a pre-existing, nonconforming structure). The Applicants
propose to renovate the existing one-story single-family dwelling
by constructing a one-story addition onto the northerly front
side of the existing dwelling increasing ground cover by about
110 square feet, but which would be conforming to setback
requirements. The Applicants accordingly are seeking to increase
the existing nonconforming ground cover ratio from about
41.0%(about 660 square feet) to about 47.8% (about 770 square
feet) . The locus is nonconforming as to lot area, containing
about 1,620 square feet, with minimum lot area in this zoning
district being 5,000 square feet; as to ground cover, with the
maximum ground cover ratio for undersized lots of record being
30%; as to frontage, with the locus having frontage of about
45.60 feet on Hussey Street, with 50 feet being the minimum in
this zoning district; and as to side and rear yard setback, with
the structure being sited as close as about 3.3 feet from the
westerly side lot line and about 2.3 feet from the southerly side
lot line, with the minimum side and rear yard setback in this
zoning district being five feet. There is no parking on the site
and none is planned.
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, on the basis that no matters of planning concern
were presented. Except for the presentation by the applicant's
representatives, no support or opposition was presented at the
public hearing.
1
4. Applicant, through counsel, represented that under
Zoning By-law ~139-33.E(2), the Board of Appeals is empowered to
grant relief by special permit to allow an increase in ground
cover upon an undersized lot containing less than 5,000 square
feet so as to not exceed the permitted ground cover in the zoning
district where the subject property is situated, when the Board
finds that the increase in ground cover would not be
substantially more detrimental to the neighborhood than the
existing nonconformity. This provision is relevant when, as in
the present case, the ground cover ratio permitted in the
district (in this instance, 50%) exceeds the maximum of 30% for
undersized lots of record. No neighborhood opposition was
expressed in connection with the present application, and the
very small size of the existing structure was apparent from the
materials submitted by the Applicants. The expansion would be
conforming as to setback requirements and such an increase would
be consistent with similar relief granted by this Board in the
Residential-Old Historic zoning district.
5. Accordingly, by UNANIMOUS vote, the Board of Appeals
made the finding that the expansion of the pre-existing,
nonconforming single-family dwelling upon the locus as proposed
would not be substantially more detrimental to the neighborhood
than the existing nonconformity, and by the same UNANIMOUS vote,
GRANTED relief by SPECIAL PERMIT under Zoning By-law ~139-33.A
and ~139-33.E(2), to permit the proposed expansion of the
dwelling by about 110 square feet, including a new foundation
under the addition and renovation of the foundation under the
existing structure which may alter the height slightly, subject
to the following conditions:
(a) All work shall be done in substantial conformity
wi th the "Plot Plan" done by Emack Surveying, dated March 10,
2006, a reduced copy of which is attached hereto as Exhibit A,
and indicating a new maximum ground cover ratio of about 47.8%;
(b) All work shall be done in substantial conformity
with the plans submitted to the Nantucket Historic District
Commission and approved under Certificate of Appropriateness No.
47,781, as may be amended from time to time;
(c) No exterior construction related to this project
shall take place between June 15 and September 15 in any given
year;
(d) As agreed by the Applicants, they will undertake
action as necessary to protect the adj acent roadway of
immediately adjacent Hussey Street to the north along the front
yard lot line of the property from collapse or subsidence, by
placing of steel sheathing or other means; and
2
(e)
plan, which
not be
the Exhibit A
The stoop and deck as shown upon
no longer exist upon the locus, shall
replaced.
Dated: April~, 2006
F:\WpM\Minucci\4 Hussey\ZBA DEe 034-06.doc
Mich
Edward C. Murphy
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HUSSEY
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NOTES:
1.) LOT DOES NOT CONFORM TO CURRENT ZONING
REOUIREMENTS WITH RESPECT TO MINIMUM LOT SIZE.
2.) DWELLING DOES NOT CONFORM TO CURRENT
ZONING REOUIREMENTS WITH RESPECT TO
G.C.R. OR REAR YARD SETBACK.
3,) STOOP DOES NOT CONFORM TO CURRENT
ZONING REQUIREMENTS WITH RESPECT TO
SIDE YARD SETBACK.
4.) NO PARKING IS PROVIDED ON SITE.
CURRENT ZONING: ROH
MINIMUM FRONTAGE: 50 FT
FRONTYARD SETBACK: NONE
SIDE AND REAR SETBACK: 5
ALLOWABLE G.C.R.: 50%
(30% FOR LOTS LESS THAN 5000 SF)
EXISTING G.C.R.: 41.0% :t
EXISTING G.C.: 660 :t SF (AS MEAS. TO CORNER BOARDS)
PROP. G.C.R.: 47.8%:t (AS MEAS. TO CORNER BOARDS)
FOR PROPERTY LINE DETERMINATION THIS PLOT PLAN
RELIES ON CURRENT DEEDS AND PLANS OF RECORD,
VERIFIED BY FIELD MEASUREMENTS AS SHOWN HEREON.
THIS PLAN IS NOT REPRESENTED TO BE A TITLE
EXAMINA TlON OR A RECORDABLE SURVEY.
N.B. 18 03
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N/F' SUSAN JE 42..3.1-160
AN HAG(
N CA VAN
A UGH
PLOT PLAN TO ACCOMPANY
APPLlCA TION TO
ZONING BOARD OF APPEALS
IN
NANTUCKET, MASSACHUSETTS
SCALE: 1"=10' DATE:MAR 10, 2006
DEED REFERENCE: DBK 987, PG 52
PLAN REFERENCE: PLBK 22, PG 99
ASSESSOR'S REFERENCE:
MAP: 42.3.1 PARCEL: 118
PREP ARED FOR:
ALBERT P. & JUDITH A. MINUCCI
EMACK SURVEYING
2 WASHAMAN AVENUE
NANTUCKET, MA. 02554
(508) 325-0940
J- 787
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, APRIL 7, 2006, IN THE CONFERENCE ROOM,
TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the
Application of the following:
ALBERT P. AND JUDITH A.MINUCCI
BOARD OF APPEALS FILE NO. 034-06
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 by
constructing an about 110 square-foot one-story addition onto the northerly front of the
structure to expand the interior living space of the one-story structure and that would be
conforming as to setback requirements. Applicants are seeking to increase the existing
ground cover ratio from about 41.00.10 (about 660 square feet) to about 47.8% (about 770)
square feet. The locus is nonconforming as to lot size with the lot containing a lot area of
about 1,620 square feet, in a district that requires a minimum lot size of 5,000 square feet;
as to ground cover with the lot containing a ground cover ratio of about 41.0% in a
district that allows a maximum ground cover ratio for subminimum lots of 30%; as to
frontage with the lot having a frontage of about 45.60 feet on Hussey Street in a district
that requires a minimum frontage of 50 feet; and as to setback with the structure sited as
close as about 3.3 feet from the westerly side yard lot line and as close as about 2.3 feet
from the southerly rear yard lot line in a district that requires a minimum side and rear
yard setback of five feet. There is no parking on the site and none is planned.
The Premises is located at 4 HUSSEY STREET, Assessor's Map 42.3.1, Parcel
118, Plan Book 22, Page 99. The property is zoned Residential-aId-Historic.
~tQ \0~ Q
Dale Waine, Chairman
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE 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
CASE No6?ff ~Co
FEE: $300,00
APPLICATION FOR RELIEF
~ 'P. iq.JO 4vPCn\ A. H\fVVC,G I
f-o tQO)( L~r ~1A1OW lviA' D2&?>v
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Applicant'sname(s): K~ MJO c)()oy Hlt-JVC~J
-S~ ~. -i<Ybove
'Locus'address: tf 11v'%~'( L7-r ~ Assessor's MapfParcel: 42, ?,I /J I~
. .
Land Court PlanlPlan Book & PagelPlan File NQ.:'E:r>ot:.. '2.-2 ~~. qq. Lot No.:
Date lot acquired:JQJ~ 4'1 O~Deed Ref.lC~rt. of Title: 'B61S~ qQP-A1:,e-~oning District: tz. 6 It-
:Uses on Lot- Commercial: None_Yes (describe)
Residential: Number of dwellings-1- Duplex~ Apartments
. Building Date(s): All pre-date 7/72?'{~ or
Building Perm:it Nos: NI A
Previous Zoning Board Application Nos.: tJjA
Owner's name(s):
Mailing address:
-- - --- -
Mailing address: .
Rental Rooms
C of O(s)?
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:
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SIGNATURE: Applicant
(If not owner or ner's attorney, please enclose proof of agency to bring this
FOR ZB~ <,?~~CE USE
Application receivedfooon:31 {O~y: (.JjW.J Complete:
Filed with Town Clerk: ~litQfr:planni g Board: 1 . mg ept.:_ _ _ :c'r>f1tj
Fee deposited with Town Treasurer:2.J y: ~aiv~equested?:_ Granted:-.! _1-
Hearing notice posted with Town Clerk&,it ~ailed: ~ 1 tr:!f I&M:~~W& ~ ?C}/~
Hearing(s) held on:_I_I_ Opened on:--!_I_ Continued to:-,_I_ Withdrawn?:_I_I_
nR.rT~T()N nUl? RV, MQc1p. I 1?ilpc1 wrrnwn ('1prll. I I Mllilpc1' I I
AttorneY/Agen~
atter before the Board)
MAR-9-2006 14:13 FROM:
TO: 15082283718
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Prop 10
Address
Sale Date
Sale Price
Book/Page
Lot Size
42,3.1 118
4 HUSSEY ST
09/18/1990
$0
00351/ 197
0.04 acres
NOT A LEGAL DOCUMENT
For general reference only: Important
caveats which must be considered when
using this data are available from the
Nantucket GIS Coordinator.
Disclaimer The information diSplayed on this or
any other map produced by The Town of
Nantueket is for reference purposes only, The
Town of Nantucket does not guarantee the
accuracy of the data, Users are responsible for
determining the suitability for individual needs,
All information is from the Town of Nantucket
Geographie Information System (GIS) database.
Town of Nantucket, Massachusetts
Map Composed
1/6/2006
Copyright 2005 Town of Nantucket, MA. All rights reserved. Developed by AppGeo
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NOTES:
1.) LOT DOES NOT CONFORM TO CURRENT ZONING
REQUIREMENTS WITH RESPECT TO MINIMUM LOT SIZE.
2.) DWELLING DOES NOT CONFORM TO CURRENT
ZONING REQUIREMENTS WITH RESPECT TO
G.C.R. OR REAR YARD SETBACK.
3.) STOOP DOES NOT CONFORM TO CURRENT
ZONING REQUIREMENTS WITH RESPECT TO
SIDE YARD SETBACK.
4.) NO PARKING IS PROVIDED ON SITE.
CURRENT ZONING: ROH
MINIMUM LOT SIZE: 5,000 SF
N,B, 18 03
STREET
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N/F SUSAN Jt 42,3,1-160
AN HAGEN
CA VANAUGH
PLOT PLAN TO ACCOMPANY
APPlICA TION TO
ZONING BOARD OF APPEALS
IN
NANTUCKET, MASSACHUSETTS
SCALE: 1"=10' DATE:MAR 10, 2006
Ut.ED REFERENCE: DBK 987, PC 52
PLAN REFERENCE: PLBK 22, PC 99
ASSESSOR'S REFERENCE:
MAP: 42,3.1 PARCEL: 118
PREP ARED FOR:
ALBERT P. & JUDITH A. MINUCCI
EMACK SURVEYING
2 WASHAMAN AVENUE
NANTUCKET, MA. 02554
(508) 325-0940
J-787
"
HUSSEY
STREET
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AL THRIFT SHOP
INC.
LEGEND
23X2 EXISTING SPOT GRADE
NOTES:
1.) LOT DOES NOT CONFORM TO CURRENT ZONING
REQUIREMENTS WITH RESPECT TO MINIMUM LOT SIZE.
2.) DWELLING DOES NOT CONFORM TO CURRENT
ZONING REQUIREMENTS WITH RESPECT TO
G.C.R, OR REAR YARD SETBACK,
3.) STOOP DOES NOT CONFORM TO CURRENT
ZONING. REQUIREMENTS WITH RESPECT TO
SIDE YARD SETBACK.
4.) NO PARKING IS PROVIDED ON SITE.
CURRENT ZONING: ROH
MINIMUM LOT SIZE: 5,000 S/;2
MINIMUM FRONTAGE: 50 FT
FRONTYARD SETBACK: NONE v--f.
SIDE AND REAR SYT"BACK: 5 FT
ALLOWABLE G,C,R,: 50%
(30% FOR LOTS 'LESS THAN 5000 SF),
EXISTING G,C,R.: 41,0% :!::
EXISTING G,C,: 66'(j:!:: SF (AS MEAS. TO CORNER
FOR PROPERTY LINE DETERMINATION THIS PLOT PLAN
RELIES ON CURRENT DEEDS AND PLANS OF RECORD.
VERIFIED BY FIELD MEASUREMENTS AS SHOWN HEREON.
THIS PLAN IS NOT REPRESENTED TO BE A TITLE
EXAMINA TION OR fl. RECORDABLE SURVEY.
N.B. 18 03
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AN HAGEN
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AS-BUlL T PLOT PLAN
IN
NANTUCKET, MASSACHUSETTS
SCALE: 1"=10' DATE: JAN 9, 2006
DEED REFERENCE: DBK 987, PG 52
PLAN REFERENCE: PLBK 22. PG 99
ASSESSOR'S REFERENCE:
MAP: 42,3,1 PARCEL: 118
PREPARED FOR: ALBERT p, &
BOARDS) JUDITH A. MINUCCI
EMACK SURVEYING
2 WASHAMAN AVENUE
NANTUCKET. MA. 02554
(508) 325-0940
J- 787
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Bk: 987 Pg: 62 Page: 1 of 2
Doc: DO 10131/200610:66 AM
PropertY Address: 4 Hussev Street. Nantucket. Nantucket County. Massachusetts
QUITCLAIM DEED
WE, JULIAN JAMES D' AOOSTINE, ill AND JANE TURNER D' AOOSTINE
in consideration of
ONE MILLION, FORTY THOUSAND AND AND 00/100
DOLLARS ($1,040,000.00)
grant to
ALBERT P. MINUCC1 AND JUDITII A. MINUCCI, Husband and Wife, As
Tenants by the Entirety
of 4 Hussey Street, Nantucket, Massachusetts
With Quitclaim Covenants
A certain parcel ofland with the buildings thereon, situated in Nantucket, Nantucket County,
Massachusetts shown on a plan entitled "Land of Natalie R. Corbin" dated March 26, 1984, by
Josiah S, Barrett, R.L.S., recorded with Nantucket Registry of Deeds in Plan Book 22, Page 99,
bounded,and described as follows:
NORTHERLY
by Hussey Street, forty-five and 60/100 (45.60) feet;
EASTERLY
by land now or formerly of David P. White, thirty-five and 201100
(35,20) feet;
SOUTHERLY
by land now or formerly of Thomas M. Risch and of Hospital
Thrift Shop, forty-seven and 94/100 (47.94) feet; and
WESTERLY
by land now of formerly of Hospital Thrift Shop, thirty-four and
14/100 (34.14) feet,
Said parcel contains 1,620 square feet of land, according to said plan.
Said premises are conveyed subject to and with the benefit of easements, rights, restrictions and
agreements of record, if any there be, insofar as the same are now in force and applicable.
Being the same premi'1nveYed to Grantor by deed recorded with Nantucket County Registry
ofDeeds v-, 6Jol;: ~!5D.
Bk: 00987 Pg: 53
./
Executed as a sealed instrument this d day of 0
Middlesex, ss,
DATE: 0 chy,c.f ;)'f. ~CC:S
On this day before me, the undersigned notary public, personally appeared JULIAN JAMES
D' AGOSTINE, III AND JANE TURNER D' AGOSTINE, proved to me through satisfactory
evidence of identification which were valid driver's licenses, to be the person whose name is
signed on the preceding or attached document, and acknowledged me that she signed it
voluntarily for its stated purpose,
~ J. SAMATHJ, GOULD
Notlllry P\,jollc
Wcaml'lorrweantlOfMISSiCIUIItI
\.\j(. My Commlaslon ExpIrea '
Noverrber 3, 2011
MA68ACHUSEiT8 EXC\ w.. rt(
NantuC~et county ROD 6 001. ~'
Date: 10/311200610' AM 936
Ctrll 467266 02086 OC'::O 00
Fee: $4,742.40 ens: $1,0, .
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Town of Nantucket
RECEIVED
BOARD OF ASSESSORS
MAR 0 9 2006
ZONING BOARD OF APPEALS
TOWN OF
NANT~CKET, MA
LIST OF PARTIES IN INTEREST IN THE MATTER OF TIlE PETITION OF
PROPERTY owNER',.,. M\N\)(C \,.".., ,.,.'"'.'..'..,.."."",.".'"",,,
" , I.. .
MAl LfN GAD D RES S, . . . . . . . . . . . . , . , . , . . . . . . . . . ; , . . , , . , , , , . . , . , , , . , , , , , , , , , , , , , , , , , , , , , , , .,
, A. I" ~t::V 6\;::::.~
PROPERTY LOCATION... .7:":\... ~~'-'.1.......,...4.,.....""..,....,..,.
ASSESSORS MAPfPARCEL..4Z...~..,\.. ,/l.IB......,...."'..."" ',:""
APPLlCANT,~cau.,.~.,.~.......,.,.""""""""",
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 139,
Section 139-29D (2) ..
,2n~, /..~. ..dP'd tb
DATE j
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ASSESSOR'S OFFICE
Town of Nant\lckct
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