HomeMy WebLinkAbout019-07
TOWN 'OF NANTUCKET
BO'ARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
ApRJ r
10
, 200?
To: Parties
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Decls10n of
following:
in Interest and. Others concerned with the.~
the BOARD OFl APPEALS in the Appl'ic~i-on Of_:=> the
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Applica tion No.:
Owner/Applicant:
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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. '
4J(Gff1&[.~~
/VDn C/o.. r...ctc)re~ Cbairman
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 g139-30I (SPECIAL PERMITS); 9139-321 (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
2 Fairgrounds Road
Nantucket, Massachusetts 02554
6 Winter Street
Assessor's Map 42.3.4, Parcel 142
ROH
No plan on record
Deed Book 327, page 89
DECISION:
1. At public hearing of the Nantucket Zoning Board of Appeals, on Friday,
March 16, 2007, at 12:00 P.M., in the Conference Room in the Town Office at 2
Fairgrounds Road~ Nantucket, Massachusetts, the Board made the following
Decision on the Application in BOA File No. 019-07, of CASSANDRA
HENDERSON IRVINE, of 2 Avery Street, 29H, Boston, MA 02111, in connection
with property known as 6 Winter Street, Nantucket, Massachusetts.
2. The Applicant is seeking relief by SPECIAL PERMIT under Nantucket
Zoning By-law Section 139-33A (alteration/ expansion of a pre-existing
nonconforming use/ structure). Applicant proposes to renovate the existing
single-family dwelling that would include construction of new second floor
dormers. Two flush dormers would be added on the northerly side of the
structure, with the smaller dormer conforming to the required five-foot side yard
setback and the larger dormer intruding into the required setback area by less
than six inches, but coming no closer to the northerly side yard lot line than the
existing structure. Other work, including a dormer on the southerly side of the
structure, would not require relief from this Board.
The Premises is located at 6 WINTER STREET, Assessor's Map 42.3.4,
Parcel 142, no plan found on record, Deed Ref. Book 327, Page 89. The property is
zoned Residential-Old-Historic.
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. Applicant, through its representative, explained that the Applicant was
renovating the single-family dwelling. This work was to include expansion of a
conforming dormer on the southerly side of the structure and construction of
two new dormers on the northerly side of the structure to increase interior living
space, meet code requirements for a bathroom and get light into a small area on
the second floor. The smaller of the dormers to the rear of the northerly elevation
would be conforming. The larger forward dormer would be sited partially
within the required five-foot side yard setback area by less than six inches with a
majority of the dormer being sited in a conforming manner. As the dormer
would be flush with the existing vertical building wall, it would not come any
closer to the lot line than the existing structure. Applicant represented that the
Historic District Commission had approved the plans after a lengthy review
process in Certificate of Appropriateness No. 49,750.
5. Therefore, based upon the foregoing, the Board finds that the construction
of the new larger dormer on the northerly side of the single-family dwelling
partially within the required five-foot side yard setback area would be an
increase in the nonconforming nature of the structure with the minimal increase
in massing within the required setback areas, but further finds that said increase
would not be substantially more detrimental to the neighborhood than the
existing nonconformity. The Board further finds that a grant of such relief in the
Residential-Old-Historic zoning district would not be inconsistent with similar
grants of relief in the same zoning district. The nonconforming setback would
not be made more nonconforming.
6. Accordingly, by a UNANIMOUS vote, the Board GRANTS the requested
relief by SPECIAL PERMIT pursuant to Nantucket Zoning By-law Section 139-
33A to allow the siting of the new larger dormer on the northerly side of the
structure partially within the required five-foot setback area as proposed, the
based upon the following condition:
(a) The renovations shall be done in substantial conformity with the
plans approved by the HDC in Ce .. te of Appropriaten s No.
49,750, as it may be amende rom time to h
~~
Dated: April /0,2007
David Wiley
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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. MARCH 16.2007. in the Conference Room, 2 FAIRGROUNDS ROAD,
Nantucket, MA, on the Application of the following:
CASSANDRA HENDERSON IRVINE
BOARD OF APPEALS FILE NO. 019-07
The Applicant is seeking reliefby SPECIAL PERMIT under Nantucket Zoning By-law
Section 139-33A (alteration/expansion of a pre-existing nonconforming use/structure). Applicant
proposes to renovate the existing single-family dwelling that would include construction of new
second floor dormers. Two flush dormers would be added on the northerly side of the structure, with
the smaller dormer conforming to the required five-foot side yard setback and the larger dormer
intruding into the required setback area by less than six inches, but coming no closer to the northerly
side yard lot line than the existing structure. Other work, including a dormer on the southerly side of
the structure, would not require relief from this Board.
The Premises is located at 6 WINTER STREET, Assessor's Map 42.3.4, Parcel 142, no
plan found on record, Deed Ref. Book 327, Page 89. The property is zoned Residential-Old-Historic.
~CVA/~~ Q~),JL/
Nancy J. Sevrens . an
PLEASE NOTE THE CHANGE IN TIME FROM 1:00 PM TO 12:00 PM.
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OrnER
AL TERNA TIVE FORMATS. PLEASE CALL 508-228-7215 FOR FURTHER
INFORMATION.
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
CASE NO. at 9,,0'7
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s): Cassandra Irvine (Henderson)
Mailing address: 2 A very Street 29H, Boston MA 02111
Applicant's name(s): SAME
Mailing address: SAME
Locus address:
6 Winter Street
Assessor's Map/Parcel:
42.3.4 /142
Land Court Plan/Plan Book & Page/Plan File No.: NONE FOUND
Date lot acquired: ---.! -.-! _ Deed Ref.lCert. of Title: BK. 327 PG. 89
Uses on Lot - Commercial: NoneX Yes (describe)
Lot No.: N/A
Zoning District:
ROH
Residential: Number of dwellings t
Building Date(s): All pre-date 7/72? YES or
Duplex N/A Apartments N/A Rental Rooms N/A
C of O(s)? NONE
Building Permit Nos:
Active permit for kitchen renovation
Previous Zoning Board Application Nos.: NONE l
c_......
State below or on a separate addendum specific relief sought (Special Permit, Variance, Ap~eal), S~tion of
the Zoning By-law, and supporting details, grounds for grant of relief, listing any existing;iWnconformities:
r-.,)
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SEE ADDENDUM BELOW
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I certify that the information contained herein is substantially complete and true to the best of my
knowledge, under the pains and penalties of perjury.
"
SIGNATURE: ~~ Applicant Attorney/Agent ~
(If not owner or o..4fer s -~y~ p'M~enclose proof of agency to bring this matter before the Board)
( .';2 / ~/J FO,R,~:ij~ OfFICE USE ~
Application received on:-.-!E..:::LBy: ~ Complete: Need copies?:
Filed with Town Clerk: L-/2;?/ d)planlling Ruartl:----f-,_ Building Dept.:-.-! _~ Bi?Z~
Fee deposited with Town Treasurer:~,22/cf) By:Z1VU) Waiver requested?:_Granted:-.-!-.-!_
Hearing notice posted with Town Clerk: 2;2'2. /:J( Mailed: 2- ?Z v? I&M: 3.; / <P) & 3..J 5.?' 1!/-
Hearing(s) held on:-.-!-.-!_ Opened on:-.-!-.-!_ Continued to:-.-!-.-!_ Withdrawn?:-.-!-.-!_
DECISION DUE BY: / / Made: / / Filed w/Town Clerk: / / Mailed: / /
--- --- --- ---
DECISION APPEALED?: / / SUPERIOR COURT: LAND COURT Form 4/03/03
Addendum
Applicant seeks relief by special permit under Nantucket Zoning By-law Section 139-33A
(alteration/expansion of a pre-existing nonconforming use/structure). Applicant proposes to expand an
existing single-family dwelling in an upward direction within the existing footprint. The existing dwelling
was constructed prior to the 1972 enactment of the Nantucket Zoning By-law and is thus validly
grandfathered as to siting, being sited less than two feet from the northerly side yard lot line and as close as
about 1.6 feet from the westerly rear yard lot line in a district that requires a minimum side and rear yard
setback of five feet. The Applicant is proposing to construct two second floor dormers on the northerly roof
plane of the house, which would be flush with the existing exterior wall and not increase the
nonconforming setback distance. One dormer would intrude into the required five-foot side yard setback
area by less than six inches but there would be an upward expansion within the setback area. The second
dormer on the northerly elevation would be in compliance. Other alterations would be made to the
structure, including a larger dormer on the southerly side of the structure but would not need relief from
this Board. The Historic District Commission has approved the alterations in Certificate of
Appropriateness No. 49,750.
In addition, the locus is undersized containing about 2,920 SF of lot area in a district that requires a
minimum lot size of 5,000 SF. No increase in ground cover is proposed. The lot contains an existing ground
cover is about 1,444 SF for a ground cover ratio of about 50% in a district that allows a maximum ground
cover of 30% for undersized lots without benefit of a grant of special permit relief.
nantucket
architecture group ltd.
a
william martin mcguire - a.i.a.
stephen c. theroux
phone: 508-228-5631
fax: 508-325-4284
29 January 2007
Zoning Board of Appeals
2 Fairgrounds Road
Nantucket, MA 02554
Zoning Board of Appeals,
Nantucket Architecture Group is representing Cassandra Irvine (Henderson) in reference to her application to
the ZBA for a special permit.
Thank you for your consideration,
g~
29 January 2007
I give Nantucket Architecture Group permission to represent me before the Zoning Board of Appeals.
Thank you for your consideration,
~~
Cassandra Irvine (Henderson)
2 mary ann drive- p.o, box 1814 - nantucket, ma 02554
e-mail: nag@nantucket.net - www.nantucketarchitecture.com
L-DC.U~ PL~Q .
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ZONING CLASSIFICATIONI .T<:9J!.,
MIN, AREA: . ~QQ9, ~,.F.. . . , ,
MIN. FRONTAGE: , ,t[Q .F.~, , ,
FRONT YARD .8.B" . !fQ/,VE:, . ,
REAR & SIDE S, B. : .5. ,FJ; . ,
GROUND COVER (%): ,~9, (., .
EXISTING:
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ONLY ORIGINALLY STAMPED AND
ENDORSED COPIES OF THIS PLAN
SHALL BE ACKNOWLEDGED BY
THE CERTIFYING LAND SURVEYOR.
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I CERTIFY, AS OF : .'9.-.'rf ,- 9C;;. , , , THAT
THE BUILDING(S) IS/ARE LOCATED ON THE
GROUND AS SHOWN HEREON.
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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 8E USED TO
ESTABLISH 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 OF THE PROPERTY SHOWN.
OWNERS OF ADJOINING PROPERTIES ARE SHOWN
ACCORDING TO CURRENT ASSESOR RECORDS.
ASSESSOR MAP: ~?~:4. , PARCEL: .\1~ .
SCALE: 1": 10' DATE: OCT. IG,200G
Owner: ,(~~~A~P(<A. ,1-('. !r<.V://:-I.F;, . , . .
Rii:F. .[J.B.48 - 17Z
Deed: '!3!('. ?>P. \G: ~~ Plan: ././,0 !'if:.. rc:'-!"! 7>. ,
Locus: ~~. :-'! ~~E; ~ . ~':'. . . . . . . . . . .
BLACKWELL and ASSOCIATES, Inc.
Professional Land Surveyors
20 TEASDALE CIRCLE
NANTUCKET, MASS. 02554
(508) 228-9026 B '791
NOT TO BE RECORDED
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ARCH ITECTS- DE SIGN =RS-HIS TORIC PRES ERVA TION-LAN DSCAPE
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NANTUCKET - MASSACHUSETTS-02554
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TELEPHONE 508-228-5631 FAX 325-4284
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F:EGEIVED
BOARD OF ASSESSOf\S
JAN 1 9 2007
Town of Nantucket
TOiNN OF
NANTUCKET, MA
Zoning Board of Appeals
LIST OF PARTIES IN INTEREST IN THE MAITER OF THE PETITION OF:
PROPERTY OWNER.....Cts. Wrtk-.... !f!iN.J2~'2f.~.~/.............
MAILING ADDRESS........ . Do't). .../.g: l..4::...... .lY.lP.Yr'!.~~K!:.TN:. .t??-rr-~/
PROPERTY LOCATION........ fit..... 0:-!./ .~.. .?:"'C..........................
ASSESSOR MAPIPARCEL.....~. ~:..f.~..1t .f. ./4. k...............................
APPLICANT.... Y.r!t!:!.'[v0~. !ff!::</f.. (r.~.rl!~~... .I?I!::/!/!.?
SEE AITACHED PAGES
I certify that the foregoing is a list of persons who are owners of abutting property, owners ofland
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 40A
Section 139-29B (2)
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