HomeMy WebLinkAbout022-06
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
!no. vc~ R3
, 200 Cc,
To: Parties in Interest and. others concerned with the
Declslonu of the BOARD OF APPEALS in the Application of the
following:
Application No.: 022 -OCf}
owner/APPlicant:Jobert-- t+v-o,cQr'r (1V\&
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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.
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Planning Board
Building Commissioner
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PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES~kVE A TIME
LIMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDIlEL'N NltlrUCK~1l1
ZONING BY-LAW ~139-30I (SPECIAL PERMITS); ~139-3"2I (VAPdJANCE~
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD ~ APPEALS.
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NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
22 Madaket Road, Nantucket
Assessor's Map 41, Parcel 305
Residential-2
Lot 1, Plan Book 16, page 40
Deed Book 985, page 89
DECISION:
1. At public hearing of the Nantucket Zoning Board of Appeals, on
Friday, March 10,2006, at 12:00 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 in BOA File No. 022-06, of
ROBERT HRADIL AND LOIS A. HRADIL, of 10 Frost Lane, New Providence,
NJ 07974, in connection with property known as 22 Madaket Road, Nantucket,
Massachusetts.
2. Applicant is seeking relief by SPECIAL PERMIT under Nantucket
Zoning By-law Section 139-33A (alteration/ extension of a pre-existing
nonconforming structure/use), and to the extent necessary, relief by VARIANCE
from the provisions of Section 139-16A (Intensity regulations - setbacks).
Applicants propose to alter and expand a nonconforming structure, said to have
been built prior to 1972, by adding a second floor onto the existing single-family
dwelling within the existing footprint and without coming any closer to the lot
lines than the existing structure. The existing ridge height of about 16 feet would
be raised to about 23 feet. The front stoop is being removed, replaced and
relocated in an easterly direction but would be so sited as to intrude into the
required front yard setback area less. A new door would be provided on the
easterly side of the house with a new farmer's porch being constructed that
would not come any closer to the front yard lot line than the existing structure
and would comply with the side and rear yard setback requirements. In
addition, Applicant is seeking the ability to place an about 80 square foot storage
shed to the rear of the house, but due to the irregular shape of the lot it would be
sited as close as about 2.9 feet from the westerly side yard lot line, but no closer
than the existing house. It would conform to the rear yard setback requirement.
Two parking spaces would be provided on site with the access being relocated
from across the bike path on Madaket Road to a point on Dukes Road with a
corresponding reduction of two curb cuts to one. The lot is nonconforming as to
lot area with the lot containing about 4,390 square feet of lot area in a district that
requires a minimum lot size of 20,000 square feet; as to front yard setback with
the structure being site as close as about 4.6 feet from the front yard lot line along
Madaket Road in a district that requires a minimum front yard setback of 30 feet;
as to ground cover ratio with the lot containing about 17.5% in a district that
allows a maximum of 12.5 %; and as to side yard setback with the structure being
sited as close as about 2.9 feet from the westerly side yard lot line in a district
that requires a minimum side yard set back of ten feet.
The Premises are located at 22 MADAKET ROAD, Assessor's Map 41,
Parcel 305, Plan Book 16, page 40, Lot 1. The property is zoned Residential-2.
3. Our decision is based upon the application and accompanying
materials, and photographs, representations and testimony received at our
public hearing. The Planning Board made no recommendation finding that the
application did not present any issues of planning concern. No abutter comment
was received either in favor of or against the application and there were no
letters on file.
4. The Applicant, through counsel, stated that the lot was created by a
1964 plan. The existing dwelling is shown on that plan, represented as having
been constructed in 1955, and is clearly shown upon a 1957 aerial in the Town
records. Therefore, both the lot and the structure validly pre-date the enactment
of the 1972 Nantucket Zoning By-law and are therefore grandfathered.
Applicants proposed to renovate the existing single-family dwelling by adding a
second floor to the existing house thereby increasing the height of the building
within the required setback areas from about 16 feet to about 23 feet within the
existing footprint. No increase in the nonconforming ground cover is proposed
as part of this application, and the porch addition on the easterly side of the
house would be sited within the required front yard setback area but no closer
than the existing structure and would comply with the side and rear yard
setback requirement. The reconstructed entrance stoop on the northerly side of
the house would not intrude into the required setback areas any further than the
existing stoop. Applicants have received approval of the proposed changes in
Certificate of Appropriateness No. 47,592 issued by the Historic District
Commission (UHDC"). Applicants also proposed to construct a small about 80
square-foot storage shed to enclose various items as there was no room on the lot
for a garage structure. The accessory structure would not increase ground cover
and would be sited within the required westerly side yard setback area but no
closer to the lot line than the existing house. Applicant stated that due to the
steep grade change on the easterly side of the lot with a drop of about five feet
below Dukes Road, a shed in that area would be partially screened from view
from Dukes Road. Siting the shed in the small portion of the lot outside of the
required setback areas would be difficult due to the layout of the house, parking
and new single access driveway.
5. Therefore, based upon the foregoing, the Board finds, given the
modest size of the house situated on an irregularly shaped lot, the proposed
alterations, and the benefit to the public safety with the accompanying proposal
to change the driveway entrance for the property from Madaket Road to Dukes
Road, that the proposed project would not be substantially more detrimental to
the neighborhood than the existing nonconforming structure.
2
6. In connection with the Variance relief request to be allowed to
locate the new shed within the required side yard setback, a portion of the
criteria to support a grant of Variance relief was shown to be present given the
unusual shape and topography of this lot and structure. However, two members
of the Board were concerned that, even for a smaller shed, i.e., 60 square feet as
offered by the Applicants, the hardship required to justify siting a new building
in the setback was not present. By a vote of three in favor (Waine, Loftin,
Sevrens) and two against (O'Mara, Toole), the Board DENIED the requested
V ARIANCE relief.
7. Accordingly, by a UNANIMOUS vote, GRANTS the requested
relief by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33A to
allow the increase in height and expansion of the pre-existing nonconforming
dwelling on the property as proposed, based upon the following conditions:
(a) The dwelling shall be renovated in substantial conformity with the
plans approved by the HDC in Certificate of Appropriateness No.
47,592, as may be amended from time to time.;
(b) The maximum ground cover allowed for this lot shall be 770 square
feet without further relief from this Board; and
(c) Structural improvements to the lot shall be done substantially as
shown upon the "Proposed Plan", done by Milton Rowland and
Associates, dated JanuarY 27, 2006 exclusive of the" stora e sheQ
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Dated: March 2>3 ,2006
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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 12:00 P.M.. FRIDAY, MARH 10,2006, IN THE CONFERENCE ROOM,
TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the
Application of the following:
ROBERT HRADIL AND LOIS A. HRADIL
BOARD OF APPEALS FILE NO. 022-06
Applicant is seeking reliefby SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33A (alteration/expansion of a pre-existing nonconforming
structure/use); and to the extent necessary, a VARIANCE from the provisions of Section
139-16A (Intensity regulations - setbacks). Applicants propose to alter and expand a
nonconforming structure, said to have been built prior to 1972, by adding a second floor
onto the existing single-family dwelling within the existing footprint and without coming
any closer to the lot lines than the existing structure. The existing ridge height of about 16
feet would be raised to about 23 feet. The front stoop is being removed, replaced and
relocated in an easterly direction but would be so sited as to intrude to a lesser degree into
the required front yard setback area. A new door would be provided on the easterly side
of the house with a new farmer's porch being constructed that would not come any closer
to the front yard lot line than the existing structure and would comply with the side and
rear yard setback requirements. In addition, Applicant is seeking the ability to place an
about 80 square-foot storage shed to the rear of the house, but due to the irregular shape
of the lot it would be sited as close as about 2.9 feet from the westerly side yard lot line,
but no closer than the existing house. It would conform to the rear yard setback
requirement. Two parking spaces would be provided on site with the access being
relocated from across the bike path on Madaket Road to a point on Dukes Road with a
corresponding reduction of two curb cuts to one. The lot is nonconforming as to lot area
with the lot containing about 4,390 square feet of lot area in a district that requires a
minimum lot size of 20,000 square feet; as to front yard setback with the structure being
sited as close as about 4.6 feet from the front yard lot line along Madaket Road in a
district that requires a minimum front yard setback of 30 feet; as to ground cover ratio
with the lot containing about 17.5% in a district that allows a maximum of 12.5%; and as
to side yard setback with the structure being sited as close as about 2.9 feet from the
westerly side yard lot line in a district that requires a minimum side yard setback of ten
feet.
The Premises is located at 22 MADAKET ROAD, Assessor's Map 41, Parcel
305, Plan Book 16, Page 40, Lot 1. The pr~lJ'irty iHon~d Residential-2. -
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Dale Waine, Chairman
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
CASE NO.02&-o(;?
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s): Robert Hradi1 and Lois A. Hradil
Mailing address: 10 Frost Lane, New Providence, New Jersey 07974
Applicant's name(s): same
Mailing address: same
Locus address: 22 Madaket Road, Nantucket
Assessor's Map/Parcel: 41-305
Plan Book 16 Page 40 Lot No.: 1
Date lot acquired: 10/24/2005 Deed Ref/Cert. of Title: Book 985, Page 89
Zoning District: R-2
Uses on Lot - Commercial: N one Yes (describe)
Residential: Number of dwellings --1-Duplex~ Apartments -.iLRental Rooms 0
Building Date(s): All pre-date 7/72? ~OR
Building Permit Nos: none
Previous Zoning Board Application Nos.: none
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:
C of O(s)?
SEE ADDENDUM A
I certify that the information contained herein is substantially complete and true to the best of my
knowledge, und~ain} and !:'\tftJs "i,p~riury.:
SIGNATURE( Applicant Attorney/Agent
(If not owner or owner's attorney, please enclose proof of agency to bring thO matter before the Boa (I)
7/ ~ _,L F ICE USE
Application received on:~~m By: Complete:
Filed with Town Clerk: U'Qf/C((planning '_ _ _ Building Dept.: _1_/_ :
Fee deposited with Town Treasurerg,fi~y: ~aiver requested?:_Granted:_/_/_
Hearing notice posted with Town Clerk~~C(QMailed:U--~ I&M:c2J?1- ~ gl2.--l~
Hearing(s) held on:_I_/_ Opened on:---1---1_ Continued to:_/_/_ Withdrawn?:_/-"_
DECISION DUE BY:_I-"_ Made:_/_I_ Filed wrrown Clerk:_/_/_ Mailed:_I_I_
DECISION APPEALED?:_I_/_ SUPERIOR COURT: LAND COURT Form 4/03/03
Addendum A
Application of Robert and Lois Hradil
22 Madaket Road
The applicant seeks relief by Special Permit pursuant to Section 139-33A of the
Nantucket Zoning By-law to renovate the existing single-family dwelling on the premises
and construct a storage shed, and by Variance pursuant to Section 139-32, to the extent
necessary.
The existing dwelling is non-conforming as to front and side setback, being 4.6 feet from
Madaket Road and 2.9 feet at its closest point from the westerly property line, and as to
ground cover, with a 17.5% ground cover ratio. Locus is an undersized, triangular-
shaped lot of record situated at the comer of Madaket and Dukes Road containing 4390
square feet of area. There are currently two entrances to the property, one crossing the
bikepath to Madaket Road and the other at the Dukes and Madaket Roads intersection. A
site plan showing existing conditions prepared by Nantucket Surveyors is attached.
The proposed renovation would increase the height of the dwelling from approximately
16 feet to approximately 23 feet high by adding a second floor. The entrance stairs
facing Madaket Road will be reconfigured and relocated, but will be no closer to the
northerly property line than the existing entrance stairs. A new front porch on the
easterly side of the house is proposed which will extend the structure within the front
yard setback, but be no closer than the existing building. The ground cover ratio will
remain unchanged. In conjunction with this renovation, the applicant proposes to
reconfigure the access to the property and limit it to one driveway off Dukes Road,
thereby eliminating the non-conforming two driveway situation and improving the
location of the driveway from a public safety perspective.
A new 8x10 storage shed is proposed to be constructed within the side yard setback.
Given the constraints of this unusually shaped lot, there is no conforming location
available for the shed, which does not count toward the ground cover ratio, to be placed.
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CERTIFICATE NO' DATE 188U..0
~OIIlOn lu \he HISTORIC DISTRICT COMMl88lON. ~. MMHCIlIMM. lot ·
CERTIFICATE OF APPROPRIAteNESS
for IIIU1:tlnl work.
All IIIWlkt mull De l1tleCIln lIIlIlt BLUE 0.. BlACK INK ~III or fnIlIkW NI".
NOTE: It I. .Irongly .",vm___ ,,,at 'M appncMt De fUll"'" wIlIt 1M HOC tylIIeIIftM, MIll ~ 1ft 1/IHnfI. ~ .. .'*""'., 01 applICation.
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. RECEIVED
S'OARD OF ASSESSORS
Town of Nantucket
JAN 1 3 2006
TOWN dF
NANTUCKET, MA
ZONING BOARD OF APPEALS
LIST OF PARTIES IN INTEREST IN THE MAITER OF THE PETITION OF
;e ;.l~/s
PROPERTY OWNER.......... .~.4d:.,. ,ff.r::e:c. d:,1........,..,.............
MAl UNGADDRESS... ,~/t?.. ,f1r~ (~.~,i.k., .~. '~iJ''''''''''''''''""
PROPERTY LOCATION...,.,. .-?-.~.. ~~~~ .~.......,.......
ASSESSORS MAP/PARCEL... .'t!! ~pr........................................
APPLICANT... f.~~~.d-:..~........., ,.,.,......,.....,............",
SEE AITACHED 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 II Zoning Code Chapter 139.
Section 139-29D (2)
~...I.3.y .0,CJ() ~
~.aJtM
ASSESSOR'S OFFICE
Town of Nantucket