HomeMy WebLinkAbout033-07
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: April 30,2007
To: Parties in Interest and. Others concerned with the Decision of
the BOARD OF APPEALS in the Application of the following: ~
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Application No.: 033-07
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Owner/Applicant: SEVEN EAGLE LANE CONDOMINIUM (ANDREW DEY AND
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ANNETTE DEY)
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Enclosed is the Decision of the BOARD OF APPEALS which has this
day been filed with 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 a
complaint in Land Court within TWENTY (20) days after this day's
date. Notice of the action with a copy of the complaint and
certified copy of the Decision must be given to the Town Clerk so
as to be received within such TWENTY (20) days.
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cc: Town Clerk
Planning Board
Building Commissioner/Zoning Enforcement Officer
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME LIMIT
AND WILL EXPIRE IF NOT ACTED UPON ACCORDING TO NANTUCKET ZONING
BY-LAW SECTION 139-30 (SPECIAL PERMITS); SECTION 139-32
(VARIANCES). ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD
OF APPEALS OFFICE AT 508-228-7215.
ZONING BOARD OF APPEALS
2 FAIRGROUNDS ROAD
NANTUCKET, MASSACHUSETTS, 02554
Map 54.4.1, Parcel 160
Residential Old Historic
7 Eagle Lane
Plan No. 04-54, Lot C
Deed Book 1054, Page 42
At a Public Hearing of the NANTUCKET ZONING BOARD OF
APPEALS held at 12:00 PM on Friday, April 13, 2007, in the
Conference Room, 2 Fairgrounds Road, Nantucket, Massachusetts on
the Application of SEVEN EAGLE LANE CONDOMINIUM (ANDREW DEY AND
ANNETTE DEY) , c/o Sarah F. Alger, P.C., Two South Water Street,
Nantucket, Massachusetts 02554, Board of Appeals File No. 033-
07, the BOARD made the following DECISION:
1. Applicant is seeking relief by SPECIAL PERMIT under
Nantucket Zoning By-law Section 139-33A (alteration/expansion of
pre-existing/nonconforming use/structure). Applicant proposes
to substantially renovate, alter and extend the two said to be
pre-existing, separate single-family dwellings by placing a new
foundation under them, which would entail an increase in height
within the required setback areas; and demolish portions of the
structures, reducing the size of the larger dwelling and
increasing the footprint of the smaller structure, but reducing
the overall nonconforming ground cover of the lot. Applicant
also proposes changes in roof line, roof pitch, and fenestration
within portions of the existing footprints which lie within the
required setback areas and other changes that would not affect
zoning compliance. Neither structure would be sited closer to a
lot line then presently located. The use of the property is
nonconforming, having a total of four kitchens on the lot when a
maximum of two are allowed on one lot in this zoning district.
Applicant proposes to reduce the total number of kitchens to two
and to eliminate one of the three condominium units. Applicant
is also seeking relief by SPECIAL PERMIT pursuant to Nantucket
Zoning By-law Section 139-33A(9) to remove and replace portions
of the structure that exceed the maximum allowed ground cover
for the subminimum lot in this zoning district of 30%. The lot
contains 53% ground cover ratio. Both structures are
nonconforming as to side yard setback with the larger structure
being sited as close as about 2.92 feet from the westerly side
yard lot line, and with the smaller of the dwellings being sited
as close as about 1.07 from the easterly side yard lot line in a
district that requires a minimum side yard setback of five feet.
The lot is also nonconforming as to lot size with a lot
containing about 3,559 square feet of area in a district that
requires a minimum of 5,000 square feet; as to parking, with
there historically being no spaces provided on site; and as to
scalar separation and a 20% differential requirement for primary
and secondary dwellings. The locus conforms to the frontage and
front and rear yard setback requirements of the By-law. In the
alternative, and to the extent necessary, Applicant is seeking
relief by VARIANCE pursuant to Nantucket Zoning By-law Section
139-7.A (scalar separation and 20% differential), Section 139-
16A (Intensity regulations-ground cover, setbacks), and Section
139-18 (parking) to complete the project as proposed, or a
finding that such relief is not necessary.
The Premise is located at 7 EAGLE LANE, Assessor's Map
55.4.1, Parcel 160; Plan No. 04-54, Lot C. The property is
zoned Residential-Old-Historic.
2. The Decision is based upon the Application and materials
submitted with it, and the testimony and evidence presented at
the hearing. The Planning Board made no recommendation, finding
that there were no issues of planning concern. There were no
letters on file. Two neighbors appeared at the hearing in
support of the application, with one requesting that exterior
construction at the property be prohibited between June 15 and
September 15.
3. Applicant, through counsel, represented that the Premises
is a pre-existing nonconforming lot of record currently improved
with two residential dwellings in poor condition. Applicant
proposes to substantially renovate both structures. Such
renovation would include lifting both structures to place new
foundations under them, resulting in a slight increase in the
height of both structures within the required setback areas but
without increasing the setback nonconformities. Portions of both
structures would be demolished to reconfigure interior space,
which would reduce the size of the larger structure and increase
the size of the smaller structure. The resulting overall ground
cover ratio would not exceed the existing of 53%, but the
overall ground cover on the locus would be slightly reduced,
thus making it less nonconforming. Applicant also proposes
changes in roof line, roof pitch, and fenestration within
portions of the existing footprints which lie within the
required side yard setbacks and other changes not affecting
zoning compliance. In addition, the structures on the locus
currently contain a total of four separate kitchens.
Historically, the Premises had been used as four separate
apartments, and most recently, had been converted to three
condominium units. Applicant proposes to reduce the total
number of kitchens to two and to eliminate one of the
condominium units, thus rendering the property less
nonconforming as to use. With respect to parking, there has
historically been no parking provided on the lot. Four spaces
are required for the current use of the locus, and two parking
spaces would be required for the proposed two dwelling units.
Applicant hopes to provide one on-site parking space upon the
locus if they can obtain permission from the Town of Nantucket
to remove a tree from the locus. However, should the lot not be
able to accommodate a parking space, Applicant stated that the
lot was grandfathered as to parking.
4. Applicant stated, through counsel, that the locus is pre-
existing, nonconforming as to lot area containing about 3,559
square feet of area where a minimum of 5,000 square feet is
required. The Premises is describes as Lot C on Plan No.04-54
(the "Plan"). Prior to the recording of that plan, the Premises
was described as a separate parcel of land in various deeds and
probate action dating back to the early 1900's. Under the
Nantucket Zoning By-law Section 139-2 definition of "Lot", a
parcel of land is considered a separate buildable lot if all of
the adjoining parcels have "been lawfully improved with one or
more dwellings conforming to all applicable zoning requirements,
if any, at the time of construction thereof and each of which
parcels was in compliance with area and frontage requirements
applicable thereto at the time of such construction. "The
dwellings on the Premises were constructed prior to 1938, as
they are clearly visible on the aerial photographs in the Town
of Nantucket records in substantially the same configuration as
exists today. The dwellings on the other relevant abutting
parcels shown on the plan at 42 Pine Street and 8 Jefferson Lane
are clearly visible on the 1938 and 1957 aerial photographs. At
that time, as there was no zoning in effect in the Town of
Nantucket, they were lawfully constructed. Therefore, the lot
is entitled to grandfathered status as a pre-existing
nonconforming lot of record.
5. The Applicant stated, through counsel, that they intend to
lift the structures to put new foundations, with new basement
space, under each and to do other renovations as described in
the Historic District Commission Certificates of Appropriateness
No. 50,035 and 50,036. The Board expressed concern about the
effect of this particular aspect of the overall renovation on
the abutting properties and Eagle Lane. The Applicant and Board
Members held a lengthy discussion of how they could ensure that
these immediately abutting properties and the roadway were
protected. The Applicant represented that during the course of
this renovation, they would take all necessary precautions to
safeguard the neighboring properties and the public roadway,
Eagle Lane.
6. The Applicant stated, through counsel, that the structures
on the locus were pre-existing, nonconforming as to ground
cover, having a ground cover ratio of about 53%, where the
maximum permitted ground cover for a lot having less than 5,000
square feet is 30% in this district. The Applicant intends to
reduce the size of the larger residential structure and reduce
the size of the smaller residential structure. This would result
in an overall reduction of the nonconforming ground cover on the
lot.
7. Applicant stated, through counsel, that historically, the
dwellings on the Premises had been used as four separate
apartments as there were four separate kitchens contained within
the two structures. More recently, the dwellings were converted
to three condominium units. The Applicant proposes to reduce
the number of kitchen on the lot to two and further reduce the
use to two condominium units, again reducing the nonconformity
on the Premises.
8. Therefore, based upon the foregoing, the Board finds that
there would be an increase in the nonconformity related to the
setback, with the increase in height within the required setback
areas due to the placement of new foundations under the
structures as well as other changes within the existing
footprints. In addition, the Board finds that the proposed
alterations as described above, including the removal and
replacement of parts of the structure that would affect the
nonconforming ground cover ratio, would not be substantially
more detrimental to the neighborhood than the existing
nonconformities. The Board notes that the Applicant stated that
every effort would be made to provide one on-site parking space
and to protect the immediately abutting properties and Eagle
Lane from damage during the construction process. The Board
further notes that there would be a benefit to the neighborhood
with the renovation of dilapidated structures. The Board further
finds that no variance relief is necessary to complete the
project as proposed and further finds that the locus is
grandfathered as to the lack of parking on site as well as the
scalar separation and 20% differential requirements between the
two residential structures.
9. Accordingly, by a UNANIMOUS vote, the Board GRANTS the
requested relief by SPECIAL PERMIT pursuant to Nantucket Zoning
By-law Section 139-33A and 139-33A(9) allowing the alteration
and extension of the pre-existing nonconforming residential
structures as proposed and herein described above. Relief is
hereby conditioned upon the following:
Dated:
1.
There shall be no exterior construction between June
15th and September 15th related to this project herein
described, in any given year;
2"
The projects shall be done in substantial conformance
with Historic District Commission Certificates of
Appropriateness Nos. 50,035 and 50,036, as m.:.iY be
amended from time to time;
3.
The renovated structures shall be no closer to the lot
lines than currently sited;
4 .
The maximum number of kitchens on the lot shall be twoi
and
5.
The maximum ground cover ratio for the lot shall be
53%.
April
3D,
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2007
Nancy
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: April 30,2007
To: Parties in Interest and. Others concerned with ~Decision of
the BOARD OF APPEALS in the Application of the .fioUowing : d
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Application No.: 027-07
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Owner/Applicant: KATHLEEN R. EVANS (OWNER OF 11 WANOMA WAY)~
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RICHARD EVANS AS TRUSTEE OF FIGHTING IRISH ~::..3
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NOMINEE TRUST (OWNER OF 13 WANOMA WAY)
Enclosed is the Decision of the BOARD OF APPEALS which has this
day been filed with 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 a
complaint in Land Court within TWENTY (20) days after this day's
date. Notice of the action with a copy of the complaint and
certified copy of the Decision must be given to the Town Clerk so
as to be received within such TWENTY (20) days.
;U (]JA Q
cc: Town Clerk
Planning Board
Building Commissioner/Zoning Enforcement Officer
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME LIMIT
AND WILL EXPIRE IF NOT ACTED UPON ACCORDING TO NANTUCKET ZONING
BY-LAW SECTION 139-30 (SPECIAL PERMITS); SECTION 139-32
(VARIANCES). ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD
OF APPEALS OFFICE AT 508-228-7215.
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
2 FAIRGROUNDS ROAD
NANTUCKET, MASSACHUSETTS 02554
Assessor's Map: 92.4
Parcels:299 and 300
Limited-U se-General- 3
11 and 13 Wanoma Way
L.c. Plan No. 5004-D, Sheet 3
Lots 11 and 12
Cert. of Title No. 18,162
At a Public Hearing ofthe Nantucket Zoning Board of Appeals held at 12:00 p.m.,
Friday, April 13, 2007, in the Conference Room, Town Building Annex, 2 Fairgrounds Road,
Nantucket, Massachusetts 02554, on the Application of KATHLEEN R. EVANS, OWNER OF
11 W ANOMA WAY and RICHARD EVANS AS TRUSTEE OF FIGHTING IRISH
NOMINEE TRUST, OWNER OF 13 WANOMA WAY, Board of Appeals No. 027-07, the
Board made the following Decision:
1. Applicants are seeking relief by SPECIAL PERMIT pursuant to Nantucket Zoning By-
law Section 139-33A(8). Applicants propose to reconfigure the lot lines of Lot 11 shown as 11
Wanoma Way, with a lot area of about 8,477 square feet, and abutting Lot 12 shown as 13
Wanoma Way, with a lot area of about 8,613 square feet in a zoning district that requires a
minimum lot size of 120,000 square feet, by merging the lots to form a new lot with a total lot
area of about 17,090 square feet and thus less nonconforming as to lot area. The property at 11
Wanoma Way is benefited by a previous grant of Variance relief in the Decision in BOA File
No. 015-81 that allowed construction ofthe existing single-family dwelling within the front and
side yard setback areas due to the coastal bank that is affecting a majority of the lot on the south.
The merger would cure the nonconforming easterly side yard setback nonconformity. The
nonconforming westerly side yard setback nonconformity would be eliminated with the
relocation or demolition and reconstruction of the dwelling. Applicant is proposing to enlarge the
existing structure by constructing an addition onto the easterly side of the structure, or increase
the ground cover of the lot by construction of a new single-family dwelling to about 1,472 square
feet, with a maximum of 1,500 square feet allowed for a subminimum lot in this district. The
relocated dwelling or new dwelling would not come any closer to the front yard lot line than the
existing structure. To the extent necessary, Applicant is seeking MODIFICATION ofthe
VARIANCE relief in said Decision to complete the project as proposed or, should the Board find
that the Variance was not valid, are-issuance of the VARIANCE relief pursuant to Nantucket
Zoning By-law Section 139-16A to validate the siting ofthe existing structure and allow
construction of the new addition as proposed.
The Premises is locmed at 11 AND 13 WANOMA WAY, Assessor's Map 92.4, Parcels
29g and JOO, Lots 11 and 12 on Land Court Plan No. 5004-D, Sheet 3. The property is zoned
Limited-Use-General-3.
2. Our decision is based upon the application and accompanying materials, and
representations and testimony received 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 Applicants' attorney, no support or opposition was presented at the public
hearing and there were no letters on file. The information contained within the file in the
Application in BOA File No. 015-81 was incorporated into the record at the Public Hearing.
3. Applicants, through counsel, represented that in 1981 the Board made the necessary
findings to support a grand of variance relief in the Decision in BOA Pile No. 015-81
("Decision") that reduced the 35-foot minimum front yard setback requirement for Lot 11 to five
feet in order to be able to construct a new single-family dwelling, which has since been
constructed and received a Certificate of Occupancy. The Board found there were certain unique
topographical conditions affecting Lot 11 that did not affect generally other lots in the LUG-3
Zoning District in which the locus was situated and that created a substantial hardship for Lot 11
if the 35-foot minimum front yard setback requirement was enforced. Specifically, the coastal
bank on the southwesterly side of Lot 11 is located approximately 45 feet from Wanoma Way, at
its closest point, with the top of the bank currently located about 12.9 feet at its closest point
from the rear deck of the existing dwelling. A literal enforcement of the 35-foot minimum front
yard setback requirement would have allowed a building envelop that would have been about ten
feet deep and end at the top of the bank, a practical impossibility. The same topographical
conditions affect Lot 11 and Lot 12, and render the combined lots unbuildable without relief
from the 35-foot minimum front yard setback requirement. Although the Decision provided that
"Applicant construct only one (l) dwelling on Lot 11 and that no building be erected or
maintained on Lot 12," the Board :finds the interest of this restriction was to prohibit a new,
separate building on Lot 12. Applicant is seeking, to the extent necessary, a Modification of the
Decision to allow construction of a new dwelling, or ability to relocate existing structure and
construct a new addition to be sited partially on Lot 11 and Lot 12 as proposed. The overall
ground cover would be expanded from about 922 square feet to about 1,472 square feet. A new
septic system has been installed below the bank, as evidence of the small upland area available
for construction on the merged lots.
The Decision was based on the then owner's representation that a purchase of Lot 12 was
imminent, which is the basis for the reference to Lot 12, which the then owner of Lot 11 had no
interest in at the time of the Public Hearing filing of the Decision with the Town Clerk or when
the Building Permit was issued to construct the existing single-family dwelling. Said purchase of
Lot 12 never transpired, but the Building Department at the time did not consider that grounds to
deny the issuance of the Building Permit or the Certificate of Occupancy. The current owner of
Lot 11 has an interest in Lot 12 and the merger will be completed as a result of the granting of
the relief herein requested. Applicants are asking the Board to determine whether the variance
relief granted in the Decision is stm in full force and effect or expired due to noncompliance with
the requirements of the Decision.
4. Therefore, based upon the foregoing, the Board finds that the requested special permit
reliefto permit the reconfiguration of the lot lines in order to be able to merge Lots 11 and 12
into one larger nonconforming lot would not create any new nonconformity, increase any
existing nonconformity, and would not be substantially more detrimental to the neighborhood
than the existing nonconformities. The Board finds that the nonconforming lot areas of Lots 11
and 12 would create a larger less nonconforming, lot. More over, the Board finds the
reconstruction of the single-family dwelling, or relocation of the existing structure, along with
the merger, would eliminate the easterly and westerly side yard nonconformities. The front yard
setback intrusion would not be increased and the structure or new structure would continue to
maintain a minimum front yard setback of ten feet. The Board reaffirms those findings that
supported the original grant of variance relief in the Decision in BOA File No. 015-81, and
specifically finds that said Variance is still in full force and effect, even though Lots 11 and 12
were never merged as required in said Decision. The existing single-family dwelling was
constructed pursuant to a duly issued building permit based upon the Decision without comment
as to compliance with the terms of the Decision. In addition, compliance is now being gained
with the merger through this Decision.
5. Accordingly, by UNANIMOUS vote, the Board GRANTS the requested relief by
SPECIAL PERMIT pursuant Nantucket Zoning By-law Section 139-33A(8) to allow the
reconfiguration of the lot lines in order to merger Lots 11 and 12 in order to create a single, more
conforming lot; and by the same vote, GRANTS a MODIFICA nON of the VARIANCE relief
granted in the Decision in BOA File No. 015-81 to allow for the replacement/renovation of the
existing dwelling on Lot 11 with a new single-family dwelling on the new merged lot that would
be conforming as to easterly and westerly side yard setback requirements as well as ground
cover. Relief is hereby conditioned upon the following:
a. The structure shall be sited substantially as shown on the "Nantucket
Board of Appeals Proposed Conditions Plan", prepared for Kathleen R.
Evans, , by John R. Farren, licensed land surveyor, of Bracken
Engineering, Inc., dated February 6,2007 and revised March 29,
2007, a reduced copy of which is annexed hereto as Exhibit "A";
b. The lots shall be considered merged for zoning purposes and such merger
shall be recorded at the Nantucket Registry District prior to the issuance of
any building permit for the work herein permitted;
c. The relocated/or new dwelling shall comply with the required 10-foot side
yard setback distance and shall be located no closer to the front yard lot
line along Wanoma Way than ten feet, with the Board's acknowledgement
that no Certificate of Appropriateness has yet been obtained from the
Historic District Commission and the footprint may change in
configuration; and
d. The Locus shall contain a maximum of 1,500 square feet of ground cover.
(BOA Decision No. 027-07)
April 3/J ,2007
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GENERAL NOTES
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,. LOCUS IS #11 WANOMA WAY AND #13 WANOMA WAY AND is SHOWN
AS PARCELS 299 & 300 ON NANTUCKET ASSESSORS MAP 92.4.
2. THE SU8JECT PARCELS ARE PARTIALLY LOCATED WiTHIN SPECIAL
FLOOD HAZARD ZONE VE(EL.9) AS DETERMiNED 8Y FEMA MAP COMMUNITY
PANEL 250230-0007-D. MAP REVISED NOVEMBER 6, 1996.
3. THE SITE IS NOT LOCATED WITHIN A PROPOSED WELL HEAD RECHARGE
DiSTRICT OVERLAY AS DETERMINED 8Y A PLAN ENTITLED .PUBlIC
WELL HEAD RECHARGE DISTRICT". PREPARED BY HALEY & WARD,
DECEMBER 1994.
4. OWNERS:
PARCEL 299
11 WANOMA WAY
KATHLEEN R. EVANS
2816 SE DUNE DRIVE
STUART, FL 34996
P ARCEL 300
13 WANOMA WAY
THE ESTATE OF WINIFRED MILLER
c/o EDITH MILLER KERRIGAN
30 WARWICK STREET
LONGMEADOW. MA 01106
ZONING REQUIREMENTS
ZONE: LUG-3 ~ ~ ~
LOT AREA: 120.000 s.f. 17.09001: s.f. 17.09001: s,f.
FRON T AGE: 200' 100' 100'
FRONT YARD: 35' 10' 10'
SiDE YARD, 20' 9,7' 20'+
REAR YARD: 20' 127'+ 120'+
GROUND
COVER RATIO: 37- <"AX) 5.47- 8.67-
REGULARITY
FACTOR, >0.55 0.91 0,91
5. PLAN REFERENCES:
LAND COURT PLAN 5004 D
LAND COURT PLAN 5004-69
6. QUITCLAIM DEEDS FILED AS:
PARCEL 299' L.C. DOCUMENT 78177 FILED WITH
CERTIFICA TE 18162
PARCEl 300' L.C. CERTIFICATE 1016
Prepared By:
Bracken Engineering, Inc.
19 Old South Road, P,O. Box 3525
Nantucket, MA 02584
Phone: 508-325-0044
Fax: 508-833-2282
NANTUCKET BOARD OF APPEALS
PROPOSED CONDITIONS PLAN
Prepared For:
KATHLEEN R. EVANS
11 & 13 WANOMA WAY
MAP 92.4 PARCELS 299 & 300
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
2 FAIRGROUNDS ROAD
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 13.2007. in the Conference Room, 2 FAIRGROUNDS ROAD,
Nantucket, MA, on the Application of the following:
SEVEN EAGLE LAND CONDOMINIUM (ANDREW DEY AND ANNETTE DEY)
BOARD OF APPEALS FILE NO. 033-07
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 substantially renovate, alter and extend the two said to be pre-existing separate single-
family dwellings by placing a new foundation under them, which would entail an increase in height
within the required setback areas; and demolish portions of the structures, reducing the size of the
larger dwelling and increasing the footprint of the smaller structure, but reducing the overall
nonconforming ground cover of the lot. Applicant also proposes changes in the roof line, roof pitch
and fenestration within portions of the existing footprints, which lie within the required setback
areas, and other changes that would not affect zoning compliance. Neither structure would be sited
closer to a lot line than presently located. The use of the property is nonconforming, having a total of
four kitchens on the lot, when a maximum of two are allowed on one lot in this zoning district.
Applicant proposes to reduce the number of kitchens to two and eliminate one of the three
condominium units. Applicant is also seeking relief by SPECIAL PERMIT pursuant to Nantucket
Zoning By-law Section 139-33A(9) to remove and replace portions of the structure that exceed the
maximum allowed ground cover for a subminimum lot in this zoning district of 30%. The lot
contains about 53% ground cover ratio. Both structures are nonconforming as to side yard setback,
with the larger dwelling being sited as close as about 2.92 feet from the westerly side yard lot line,
and with the smaller of the dwellings being sited as close as about 1.07 feet from the easterly side
yard lot line in a district that requires a minimum side yard setback of five feet. The lot is also
nonconforming as to lot size with the lot containing about 3,559 square feet of area in a district that
requires a minimum lot size of 5,000 square feet; as to parking with there historically being no
spaces provided on site; and as to the scalar separation and 20% differential requirement for primary
and secondary dwellings. The locus conforms to frontage and front and rear yard setback
requirements. In the alternative or to the extent necessary, Applicant is seeking relief by
VARIANCE pursuant to Nantucket Zoning By-law Section 139-7 A (scalar separation/20%
differential), 139-16A (Intensity regulations - ground cover, setbacks) and 139-18 (parking) to
complete the project as proposed, or a finding that such relief is not necessary.
The Premises is located at 7 EAGLE LANE, Assessor's Ma 5.4.1 Parcel 160, Plan No.
04-54, Lot C. The property is zoned Residential-Ol istoric.
Nancy 1. Sevrens, airman
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
AL TERNA TIVE FORMATS. PLEASE CALL 508-228-7215 FOR FURTHER
INFORMATION.
""
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
APPLICATION FOR RELIEF
CASE NO. QJj -() 7
FEE: $300.00
Owner's name(s): Seven Ea2le Lane Condominium (Andrew Dev and Annette Dev)
Mailing address: c/o Sarah F. Al2er, P.e., Two South Water Street, Nantucket, MA 02554
Applicant's name(s): Same as above
Mailing address: Same as above
Locus address: Seven Ea2le Lane, Nantucket, Massachusetts Assessor's Map/Parcel: Map 5541, Parcel 160
Land Court Plan/Plan Book & Page/Plan File No.: Plan No. 04-54 Lot No.: C
Date lot acquired: 12/01/06 Deed Ref./Cert. of Title: Book 1054, Pa2e 42 Zoning District:
R-OH
Uses on Lot - Commercial: None~ Yes (describe)
Residential: Number of dwellings.1. Duplex_ Apartments-LRental Rooms~
Building Date(s): All pre-date 7/72? Yes 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)? N/A
--l
d
--.J
Please see Addendum attached hereto.
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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 enalties of perjury.
SIGNATURE: Applicant Attorney/Agent X
(If not owner or 0 er's attorn , please enclose pro of agency to bring this m er before the Board)
3 /' FOR FICE USE
Applicatibn received on:_/Q/il)ny: Complete: Need copies?:
Filed with Town Clerk~3L1/~ Board:~/ /_ Building Dept.:_/_I ~
Fee deposited with Town Treasnrer:(=) 271.QJBY:~ ~~e~ested?: Granted:_I__I_
Hearing notice posted with Town Clerk3!Z7 /~ailed: . _0&M: 3/ ?i!!2 & -1; ~ W
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
Seven Eagle Lane Condominium, Seven Eagle Lane, Nantucket,
Massachusetts
Applicant requests a finding and a special permit under Mass.
Gen. Laws c. 40A, Si6, and Nantucket Zoning By-law (the "By-law")
Si139-33.A, including Si139-33.A(9). Applicant seeks to alter and
extend the two pre-existing, nonconforming structures on the
locus, pursuant to plans approved by the Nantucket Historic
District Commission, Certificates of Appropriateness ##50035 and
50036. Applicant proposes to lift both structures, demolish
portions of both of them, which will reduce the size of the
larger structure and increase the size of the smaller one but
will reduce the overall ground cover on the locus, thus making
it less nonconforming, and replace them on new foundations,
which may result in an increase in the height of both
structures. Applicant also proposes changes in roof line, roof
pitch, and fenestration within portions of the existing
footprints which lie within the required side and rear yard
setbacks and other changes not affecting zoning compliance.
Neither structure will be closer to any of the lot lines
following the proposed work, nor will any of the proposed
changes be substantially more detrimental to the neighborhood
than the existing nonconformities. The structures on the locus
currently contain a total of four separate kitchens and
historically has been used as four separate apartments, and most
recently, has been converted to three condominium units.
Applicant proposes to reduce the total number of kitchens to two
and to eliminate one of the condominium units, thus rendering
the property less nonconforming. Both structures are pre-
existing, nonconforming as to side yard setback, the larger
structure having side yard setback from its westerly boundary of
about 2.92 feet at the closest point, where 5 feet is required,
and the smaller is pre-existing, nonconforming as to side and
rear yard setbacks, having a side setback on the southeast of
about 1.07 feet at the closest point and rear yard setback on
the northeast of about 1.90 feet at the closest point, where a
minimum side and rear yard setback of 5 feet is required. The
locus is pre-existing, nonconforming as to area containing about
3,559 square feet where a minimum of 5,000 square feet is
required, and as to parking, with no parking being provided,
where four spaces are required for the current use of the locus,
and two parking spaces being required for the proposed use.
(Applicant hopes to provide one conforming, on-site parking
space upon the locus if a tree can be removed from the locus.)
The structures on the locus are pre-existing, nonconforming as
to ground cover, having a ground cover ratio of about 53%, where
the maximum permitted ground cover for a lot having less than
5,000 square feet is 30%. The locus is a validly pre-existing,
nonconforming lot of record, grandfathered as to parking, ground
cover, setback, and the scalar separation requirement and 20%
differential required for second dwellings. The locus conforms
to the frontage and front and rear yard setback requirements of
the By-law. In the alternative, and to the extent necessary,
Applicant also requests a variance under By-law Sil39-32.A from
the provisions of By-law SiSil39-7.A(2), 16.A, and l8 to undertake
the proposed work.
Town of Nantucket Web GIS - Printable Map
Prop ID
Address
Owner
Sale Date
Sale Price
Book/Page
Lot Size
Page 1 of2
Town of Nantucket Web GIS
55.4.1 160
7 EAGLE LN
PERRY BEATRICE &
ARMINA
AKA PEREIRA
7 EAGLE LANE
NANTUCKET, MA 02554
08/21/1997
$0
97P0049AD
0.08 acres
NOT A LEGAL DOCUMENT
a
For general reference only: Important
caveats which must be considered when
using this data are available from the
Nantucket GIS Coordinator.
Disc.laime.r The information displayed on this or
any other map produced by The Town of
Nantucket 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
r::,:::r."n,.~nhir TnfnrmAtinn <:;\Ic:t"pm rr::Tc::., rl~t:=lhA<::,::a
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Town of Nantucket, Mass
Map Composed
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Town of Nantucket Web GIS - Printable Map
Page I of2
Town of Nantucket Web GIS
Sale Date
Sale Price
Book/Page
Lot Size
55.4.1 160
7 EAGLE LN
PERRY BEATRICE &
ARMINA
AKA PEREIRA
7 EAGLE LANE
NANTUCKET, MA 02554
08/21/1997
$0
97P0049AD
0.08 acres
NOT A LEGAL DOCUMENT
a
For general reference only: Important
caveats which must be considered when
using this data are available from the
Nantucket GIS Coordinator.
[2j~>;lgjm.er The information displayed on this or
any other map produced by The Town of
Nantucket 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
r:;Annr~nhir Tnfnrm~tinn C:;\fc:::hom (r:;Te:;, rl~tAhAC::P
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Town of Nantucket, Mass
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DATE: 25 JAN 07 REVISIONS STAMP
7 EAGLE LANE COTTAGE - NANTUCKET, MA DATE BY
BUILDING B SCALE: 1/4"=1-'0"
SHEET: EXISTING & PROPOSED ELEVATIONS DSN TEAM: AOIEM
A-3.1 SCHLUSSELASSOC~TES 130 PRATT ROAD ALSTEAD, NH 03602
PH:603 756 4125 EMAIL: ANNETTE BENSONWOOD_COM COPYRIGHT 2007 1lA1l
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Town of Nantucket
ZONING BOARD OF APPEALS
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LIST'OF PARTIES'IN INTEREST IN THE MA TIER OF THE PETITION OF.
PROPERrr.OWJiER:...~~ew.:D~..+....~~.~
MAILING ADDRESS..c/.9.~..~.......:....f\J.fJ~~...'f/"~ . .
PROPERTY LdCA TION... 7-....1:::: .9.:-. ~.~..~..............
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ASSESSORS MAPIPARCEL... fl....J., .w.#r.~(........).... .... ......... ............ ...... II
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APPLICANT.... .....~~. ,,, ...... ................ '" '" ....... ........... ....... ....
SEE ATrACHED PAGES
I certify that the foregoing is a list of persons w~o are owners of abutting property, owners ~f
land directl;- opposite on any public or private street or way; and abutten of the abutters . and all
other land owners within 300 feet of th~ property lirie of owner's prop.erty. all as they appear ?n
the most recent applicable tax list (M.G.L. c. 40^ Section 11 Zoning Code Chapter 139.
Section 139-29D (2) .' -
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DATE .
ASSESSOR'S OFFICE
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