HomeMy WebLinkAbout010-06
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: k~ruo ~ 23, 200(;
To: Parties in Interest and Others concerned with the
-DecrsTon Of the BOARD OF APPEALS in the Application of the
following:
Application No.: 010 - 0 to
Owner/Applicant: S( hS'C'(")~.ret- Cas ('n 0
A-s:.Q:x:' rO+l 'on f OWt'\er- '. Rnrk-. (2n() Ih~t, 'J
(Oonif'o ci- ~orchoSeY
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 Decision must be given
to the Town Clerk so as to be received within such TWENTY
(20) days. '. . "'" Ij _~___"
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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); ~139-32I (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 73.4.2, Parcel 71
22 King Street, Siasconset
Sconset Residential-l
Plan File 56-N
(no lot number)
Deed, Book 647, Page 319
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, February 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 of SIASCONSET CASINO ASSOCIATION, as
Owner, and FRANK ROVINSKI, as Contract Purchaser, c/o Reade,
Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669,
Nantucket, Massachusetts 02584, File No. 010-06:
2. The Applicants are seeking relief by SPECIAL PERMIT
under Nantucket Zoning By-law ~139-33.A(4) and (5) (alteration and
expansion of a pre-existing nonconforming structure). The
Contract Purchaser proposes to alter the dwelling upon the locus,
with portions of the work, including some upward expansion
primarily on the northeasterly corner of the structure, to be
performed wi thin the required setback areas without coming any
closer to the lot lines than the existing structure. The
existing front yard setback distance is currently about 4.1 feet
from the "Way" along the easterly boundary of the locus. The
work to be done would result in the increase of this setback to
about 8.5 feet, with the minimum front yard setback in this
zoning district being ten feet, and thus would reduce the front
yard setback nonconformity. A new entry step would be provided
instead of the existing deck. Side and rear yard setbacks in
this zoning district are a minimum of five feet. The northerly
side yard setback of the structure, now about 0.8 foot at the
closest point, would remain unchanged. A bulkhead would be
added, partially within the northerly side yard setback area, but
would not be as close to the northerly lot line than the
remaining portion of the existing structure. The structure has
at present a rear yard setback of about 4.6 feet; the alterations
would remove this intrusion and the rear yard setback would
become conforming. An existing shed, sited about 3.2 feet from
the rear lot line and about 2.6 feet from the southerly side lot
line, would be removed. The existing nonconforming parking space
would be replaced with a conforming on-site space. The locus is
also nonconforming as to lot area, containing about 3,317 square
feet, with 5,000 square feet being the minimum required. The
locus is conforming as to frontage and ground cover. The locus
is situated at 22 KING STREET, SIASCONSET, is shown on Nantucket
Assessor's Map 73,4.2 as Parcel 71, is shown upon plan recorded
with Nantucket Deeds in Plan File 56-N, and is situated in a
Sconset Residential-l 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 Applicant's
representatives, no support or opposition was presented at the
public hearing.
4. Applicants, through counsel, represented that the pre-
existing, nonconforming dwelling upon the locus has, since 2000,
been used by its present owner, the Siasconset Casino
Association, for housing its employees as an "employer dormitory"
as it was defined in the By-law at the time of the Decision in
Board of Appeals File No. 088-99 (which, at that time,
consti tuted housing provided by an employer for two or more
employees; the By-law has subsequently been amended so that it
constitutes housing for more than five employees). The Contract
Purchaser proposes to return the use of the dwelling to its
former use as a single-family dwelling, eliminating the employer
dormitory use. (See Board of Appeals Decision No. 049-05, which
addressed and confirmed the provision in the Decision in BOA File
No. 088-99 that eliminated the requirement that the locus be
treated as merged with other land of the Owner, separated from
the locus by the Way, upon the cessation of use of the locus as
the site of an employer dormitory.)
5. Applicants represented that as set forth above, the
effect of the Applicant's proposal would be to reduce or
eliminate several pre-existing setback nonconformities, while not
creating any new nonconformities nor increasing any existing
nonconformities. The existing use as an exception to zoning by
Special Permit would be replaced by a use permitted as a matter
of right. The proposed alterations have been approved by the
Nantucket Historic District Commission (the "HDC").
6. Accordingly, the Board of Appeals, by UNANIMOUS vote of
the five sitting members, made the finding that the proposed
alterations to the existing structure upon the locus would not be
substantially more detrimental to the neighborhood than the
existing nonconformities, and by the same UNANIMOUS vote GRANTED
relief by SPECIAL PERMIT under Nantucket Zoning By-law ~139-
33.A(4) and (5), to allow the proposed alterations to the
structure, subject to the following conditions:
(a) The structure, altered as proposed, shall be used
as a single-family dwelling;
2
(b) No exterior work related to this project described
herein shall be performed between June 15 and September 15 in any
given year;
(c) All work shall be performed in substantial
conformity with the site plan showing existing and proposed
conditions upon the locus, prepared by Charles W. Hart &
Associates, Inc., dated January 17, 2006, a reduced copy of which
is attached hereto as Exhibit A;
(d) All work shall be performed in substantial
conformity with Certificate of Appropriateness No. 47,540 issued
by the HDC, as may be amended from time to time.
Dated: February ~, 2006
.........
Edward Murphy
3
'ZONING CLASSIFICATION: 9 f'!!-:" ! .
UlN. AREA: . . . 4:o.o.C? .~,~. .
UlN. FRONTAGE: . . -:J.Q Rr. . .
FRONT YARD S.B.: . ..1. 0 .17'0. .
REAR de SlOE S.B.: . . -s: P.T:. . .
GROUND COVER (,;): . .~Q /~
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BUILDING LOCATION PLAN
OF lAND IN
NANTUCKET, MASS.
THIS PLOT PLAN WAS PREPARED FOR THE TOWN
OF NANTUCKET BUILDING DEPARTMENT ONLY AND
SHOULD . NOT BE CONSIDERED A PROPERTY LINE
SURVEY. THIS PlAN SHOULD NOT BE USfD TO
ESTABUSH PROPERTY UHES, 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 CER11F1CATION AS TO
TITLE OR OWNERSHIP OF THE PROPERlY .$HOWN.
OWNERS OF ADJOINING PROPERTIES ARE SHOWN
ACCORDING TO CURRENT ASSESSOR RECORDS.
ASSESSOR MAP: r~.~: ~ . PARCEL: 7/. .
C:\JOIS\CWIt-II1
SCALE: 1.. /5' DATE:J~N.j7,ZOOG;
Own.r:S,/rt.s.cpt<;S,.e:r: C;-1~/!Y.o. . . . . . .
ASSOCIA7"/ON
Deed: . Cf>1-?-: ?<~ . . . Plan ,z;'/f-F: ~~ -;1';<".
Locus . ~F?-.Jr:;I.N.G. -$-r~If~T'. . . . . . . .
CHARLES W. HART & ASSOCIATES,
. SANFORD BOAT BUllllING
\4-9 SPARKS AVENUE
NANTUCKET, WASS. 02554
(508) 228-sal0
Inc.
NOT TO BE RfCORDiiO.
H-G9J7
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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, FEBRUARY 10, 2006, IN THE CONFERENCE
ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
Massachusetts, on the Application of the following:
SIASCONSET CASINO ASSOCIATION, OWNER AND FRANK ROVINSKI,
CONTRACT PURCHASER
BOARD OF APPEALS FILE NO. 010-06
Applicant (Rovinski) is seeking relief by SPECIAL PERMIT under Nantucket
Zoning By-law Section 139-33A(4) and (5) (alteration/expansion ofa pre-existing,
nonconforming structure/use). Applicant proposes to alter a dwelling, with portions of the
work, including some upward expansion primarily on the northeasterly comer of the
structure, to be performed within the required setback areas without coming any closer to
the lot lines than the existing structure. The existing front yard setback distance is
currently about 4.1 feet from the "Way" along the easterly side oflocus. The work to be
done would increase this setback to about 8.5 feet, with a minimum of ten feet being
required, and thus reducing the front yard setback nonconformity. A new entry step
would be provided in place of the deck. The northerly side yard setback of the structure,
now about 0.8 feet, would remain unchanged. A bulkhead would be added partially
within this setback area, but not as close to the northerly property line as the existing
structure. The existing structure has a rear yard setback from the westerly property line of
about 4.6 feet, with a minimum of five feet being required; the alterations would remove
this intrusion and the rear yard setback would become conforming. An existing shed,
sited about 3.2 feet from the rear yard lot line and about 2.6 feet from the southerly side
yard lot line, would be removed. The existing nonconforming parking space would be
replaced by a conforming on-site space. The lot is also nonconforming as to lot size with
the lot containing about 3,317 square feet of lot area in a district that requires a minimum
lot size of 5,000 square feet. The lot is conforming as to frontage and ground cover.
The Premises is located at 22 KING STREET, SIASCONSET, Assessor's Map
73.4.2, Parcel 71, Plan File 56-N. The Pro(;l:jS ZOITd Sconset-Residential-l.
(Q x~~m92-
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, MASSACHUSETTS 02554
CASE No.ill 7J -06
FEE: $300.00
APPLICA TION FOR RELIEF
Owner's name(s): Siasconset Casino Association
Mailing address: c/o Reade. Gullicksen. Hanlev & Gifford. LLP
Applicant's name(s): Frank Rovinski. contract purchaser
Mailing address: 6 YounS!'s Wav. Post Office Box 2669. Nantucket. Massachusetts 02584
Locus address: 22 KinS! Street. Siasconset Assessor's Map/Parcel: 73.4.2-71
LaRd Court PlftRIPlftR Book & Page/Plan File No.: 56-N Lot No.:
Date lot acquired: 1/14/2000 Deed Ref.!Cert. of Title: 649-319 Zoning District: SR-1
Uses on Lot - Commercial: None.-L Yes (describe)
Residential: Number of dwellings----1- Duplex_ Apartments _Rental Rooms
Building Date(s): All pre-date 7172? x or C ofO(s)?
Building Permit Nos:
Previous Zoning Board Application Nos.:
088-99
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.
I certify that the information contained herein is substantially complete and true to the best of my
knowledge, under the pai and penalties perjury.
SIGNATURE: !. Applicant Attorney/Agent-I-
(If not owner or own r's attorney, please enclose proof of agency to bring this matter before the Board)
F ZB OFFICE USE
Application received on:L/~/aU>By: Complete: Need copies?: --=- \
Filed with Town Clerk:L/~l/~ B()lud:-,~_ Buildmg Dept.._I_I_ ~~
Fee deposited with Town Treasurer:LI1:1I([2 By: lJ2lt:w aiver requested?: _Granted: _1---1_
Hearing notice posted with Town Clerk:.JJJJJ.c1:iMailed:JJ~. I&M:~/l:1.e~f..Jk ~()(j2
Hearing(s) held on:---1_I_ Opened on:_I_I_ Continued to:_I---1_ Withdrawn?:_I---1_
DECISION DUE BY: 1 1 Made: 1 1 Filed wffown Clerk: 1 1 Mailed: 1 1
--- --- --- ---
DECISION APPEALED?:_I---1_ SUPERIOR COURT: LAND COURT Form 4/03/03
ADDENDUM TO APPLICATION OF SIASCONSET CASINO ASSOCIATION, OWNER,
AND FRANK ROVINSKI, CONTRACT PURCHASER
The applicant requests relief by Special Permit under Nantucket
Zoning By-law ~139-33.A(4) and (5), for the alteration of the
pre-existing, nonconforming dwelling upon the locus, with
portions of the work, including some upward expansion, to be
performed within setback areas. Front yard setback is now about
4.1 feet from the Way along the easterly side of locus; the work
to be done will increase this setback to about 8.5 feet, with 10
feet being the minimum in this zoning district. Northerly side
yard setback, now about 0.8 foot, will remain unchanged; a
bulkhead will be added partially within this setback area, but
not as close to the northerly property line as the existing
structure. Side yard setback required in this district is 5
feet. The existing structure has rear yard setback from the
westerly property line of about 4.6 feet, with 5 feet being
required; the alterations will remove this intrusion and rear
yard setback will be in excess of 5 feet. An existing shed,
sited about 3.2 feet from the rear line and about 2.6 feet from
the southerly side line, will be removed. The existing
nonconforming parking space will be replaced by a conforming on-
site space. Board of Appeals Case No. 088-99 permitted the use
of the existing dwelling as an employer dormitory; that use will
now be eliminated as a result of the conveyance of locus to the
contract purchaser (see Board of Appeals Case No. 049-05).
F:\wpR\Rovinski\KingSt\ZBA APP 02-2005.doc
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Town of Nantucket
RECEIVED
BOARD OF ASSESSORS
ZDNING BOARD OF ^PPEAL~
JAN 0 6 'Z006
TOWN OF
NANTUCKET, MA
LIST OF PARrIES IN MEREST IN THE MAlTER 0; TH~ PETITION OF '
PROPER TY OWNER..S \',~.~,9~, ..e9:-~i~ 9.. ..A~.~:~'cVl
MA/LrNG AOQRESS.., t;.,(9. .~~!=I~.~.,. ..~,tl;1;~,~~~:!!~.~.,. .,~.~~~,~y. }..~.~~~.?;l:~.!. LLP
PROPSR TY Lac,., TION...;( .~,.., .Kit1j ..~f:}..S C9nse.-t....,.....
A,SS ESSORS MAPfPA RCEL,... -:1.3 ~..4: .::::..7. J.....,......,............ _.
APPLICANT-.. .~~.~_O~.,. .9~J~i,<;:\(s.~~J,.H~.1!~~.~. .~. ~i.~,~~~.~.., .,~.,.... _, ......_
SEE ATTACHED PAGES
I cent fy thaI the foregoing i$ a lis! or pl:~Qns whO'Ut O.....M~ of Ibuning Jm)pel'1y. QWnc:rs or
land dircctly oppO$ite on lLnY public; Qr privetc ~trec;t or waYo"&nd Ibuners of the abullers &l'1d III
other land ~wntf"5 ""hhin )00 (c;et of the prcpcl't)' line of OW"U'S propcl'T)', all as they &ppe&1 on
the: mOSI reCenl applicable tax li$l ("M.O.L. c .0.... Section II Zoninl Code Chapter 139.
Scelion 1)9.290 (2) ,
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