HomeMy WebLinkAbout039-07
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: June
r
,2007
To: Parties in Interest and. Others concerned with the Decision of
the BOARD OF APPEALS In the Application of the following:
Application No. :
039-07
8
I
Enclosed is the Decision of the BOARD OF APPEALS which has-this
day been filed with the office of the Nantucket Town Clerkg
i'J
An Appeal from this Decision may be taken pursuant to Sec~on 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.
~L~~~(~reJ, S:~~fJCvV~.
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.
NANTUCKET ZONING BOARD OF APPEALS
2 Fairgrounds Road
Nantucket, Massachusetts 02554
Assessor's Map 30,
Parcel Nos. 147, 149 and 150.2
Certificate of Title 9,152
Residential-1 (R-1)
Lot C, Land Court Plan 14038-B
Lot 2, Land Court Plan 14038-C
Lot 4, Land Court Plan 14038-0
6 Nantucket Avenue
(a/k/a 5 Mooers Lane)
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, May 11, 2007, at 1:00 P.M., in the Conference
Meeting Room, 2 Fairgrounds Road, Nantucket, Massachusetts, the
Board made the following decision on the application of MICHAEL
S. NELSON and JOAN G. NELSON, c/o Reade, Gullicksen, Hanley &
Gifford, LLP, Post Office Box 2669, Nantucket, Massachusetts
02584, File No. 039-07:
2. Applicants are seeking relief by SPECIAL PERMIT pursuant
to Nantucket Zoning By-law Section 139-33A (alteration/expansion
of a pre-existing nonconforming use/structure). Applicants
propose to renovate the existing single-family dwelling. A
portion of the work would be done wi thin the required
southwesterly and northeasterly five-foot side yard setback areas
as well as within the required 10-foot setback area along
Nantucket Avenue. The proposed work would extend the structure in
a vertical and horizontal manner, but would not increase the
setback nonconformity. In addition, Applicants propose to move
the house farther away from Nantucket Avenue, increasing the
setback from as close as about 2.4 feet to as close as about 5.7
feet, and thus decreasing the setback nonconformity. The locus
would continue to be conforming as to parking, height and ground
cover requirements. The locus is nonconforming as to lot area,
containing a lot area of about 4,606 square feet in a district
that requires a minimum lot size of 5,000 square feet; as to side
yard setback with the dwelling being sited as close as about 1.3
feet from the southwesterly side yard lot line and as close as
about 4.0 feet from the northeasterly side yard lot line in a
district that requires a minimum side yard setback of five feet;
as to the frontage, as defined in Section 139-2, with a minimum
of ten feet required for lots that abut two or more streets, with
the structure having a setback of as close as about 2.4 feet from
the lot line along Nantucket Avenue; and as to frontage, with the
lot having about 40 feet of frontage along Nantucket Avenue and
about 35.BO feet along Mooers Avenue in a district that requires
a minimum frontage of 50 feet. The Premises is located at 6
NANTUCKET AVENUE, Assessor's Map 30, Parcels 147, 149 AND 150.2,
Lot C on Land Court Plan No. 14038-B; Lot 2 on Land Court Plan
No. 14038-C; and Lot 4 on Land Court Plan No. 14038-D. The
property is zoned Residential-1.
3. Our decision is based upon the application and
accompanying materials, and representations and testimony
recei ved at our public hearing. The Planning Board made no
recommendation as the relief requested was not a matter of
planning concern. Other than the presentation by Applicants'
counsel and architect, there was no public comment concerning the
application presented at the public hearing in person or on file.
4. Applicants, through counsel, represented that they have
owned their small summer home since 1980. Applicants have
recently retired, and wish to renovate their home, add interior
living space, including a screened-in porch and upgrade the
utility systems, so that the house could be used throughout the
year. There is currently located upon the Premises a pre-
existing nonconforming about 908 square-foot single-family
dwelling, which does not meet the five-foot side or ten-foot rear
yard setback requirements (required for lots that have multiple
frontages in the R-1 zoning district). Applicants propose to
move the home forward on the lot in a northwesterly direction
towards Mooers Avenue (using Mooers Avenue for purposes of
determining front yard setback requirements) ; expand the
footprint as shown upon the "Plot Plan to Accompany Board of
Appeals Application", done by Jeffrey L. Blackwellj Professional
Land Surveyor, dated April 10, 2007, a copy of which is attached
hereto as Exhibit A; and increase the height of the dwelling to
add second floor living space within the required side and rear
yard setback areas without increasing the nonconforming setback
intrusions. As a result of the proposed relocation, the
nonconforming about 2.4 rear yard setback intrusion would be made
less nonconforming. The dwelling would be sited as close as about
5.7 feet from the rear yard lot line along Nantucket Avenue.
Ground cover and front yard setback requirements would continue
to be met.
5. Therefore, based upon the foregoing, the Board finds
that due to the extreme narrowness and the configuration of the
lot, which has a jog in the middle, Applicant is quite limited as
to the ability to meet setback requirements. The Board also finds
that the dwelling is clearly visible on the 1957 aerial
photograph in the Town records in substantially the same
configuration and location and finds that the siting is thus
validly grandfathered. The Board further finds that many
structures in the neighborhood fail to meet side yard setback
requirements and the proposed siting would be in context with the
other structures. The Board finds that there would be a benefit
to the neighborhood as the structure would be moved farther from
Nantucket Avenue reducing the rear yard setback nonconformity.
Applicants' design for the renovations has been approved by the
Historic District Commission, is in keeping with the overall
character of the existing home and surrounding dwelling, and
Applicant has been cognizant of height and massing issues in
order not to affect neighboring structures. The Board finds that
the proposed changes to the Premises are in harmony with the
general purpose and intent of the By-law, and would not be
substantially more detrimental to the neighborhood than the
existing nonconformities.
6. Accordingly, by a UNANIMOUS vote the Board GRANTS the
requested SPECIAL PERMIT relief pursuant to Nantucket Zoning By-
law Section 139-33A to relocate, alter and extend the pre-
existing nonconforming single-family dwelling as proposed. The
foregoing relief is subject to the following conditions:
a. The proposed work shall be completed substantially in
accordance with Exhibit A, provided however that the
"stone step" as shown at the northeasterly side of the
house shall be removed from the setback area;
b. The proposed work shall be completed in substantial
conformance with the plans approved by the Historic
District Commission in Certificate of Appropriateness
No.50,213, as the same may be modified by the HDC; and
c. There shall be no exterior construction related to the
specific project herein approved between June 15 and
September 15 of any given year.
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Dated: June ~ 2007
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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.t!!
P.M.. FRIDAY. MAY tl. 2007. in the Conference Room, 2 FAIRGROUNDS ROAD, Nantucket,
MA, on the Application of the following:
MICHAEL S. NELSON AND JOAN G. NELSON
BOARD OF APPEALS FILE NO. 039-07
Applicants are seeking relief by SPECIAL PERMIT pursuant to Nantucket Zoning By-law
139-33A (alteration/expansion of a pre-existing nonconforming use/structure). Applicants propose to
renovate the existing single-family dwelling. A portion of the work would be done within the
required southwesterly and northeasterly five-foot side yard setback areas as well as within the
required to-foot setback area along Nantucket Avenue. The proposed work would extend the
structure in a vertical and horizontal manner, but would not increase the setback nonconformity. In
addition, Applicants propose to move the house farther away from Nantucket Avenue, increasing the
setback from as close as about 2.4 feet to as close as about 5.7 feet, and thus decreasing the setback
nonconformity. The locus would continue to be conforming as to parking, height and ground cover
requirements. The locus is nonconforming as to lot area, containing a lot area of about 4,606 square
feet in a district that requires a minimum lot size of 5,000 square feet; as to side yard setback with
the dwelling being sited as close as about 1.3 feet from the southwesterly side yard lot line and as
close as about 4.0 feet from the northeasterly side yard lot line in a district that requires a minimum
side yard setback of five feet; as to the frontage, as defined in Section 139-2, with a minimum often
feet required for lots that abut two or more streets, with the structure having a setback of as close as
about 2.4 feet from the lot line along Nantucket Avenue; and as to frontage, with the lot having
about 40 feet of frontage along Nantucket Avenue and about 35.80 feet along Mooers Avenue in a
district that requires a minimum frontage of 50 feet.
The Premises is located at 6 NANTUCKET AVENUE, Assessor's Map 30, Parcels 147,
149 AND 150.2, Lot C on Land Court Plan No. 14038-B; Lot 2 on Land Court Plan No. 14038-C;
and Lot 4 on Land Court Plan No. 14038-D. The property is zoned Residential-I.
0>>~ifl~
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. OS~07
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s):
Mailing address:
Applicant's name(s):
Mailing address:
Locus address:
Michael S. Nelson and Joan G. Nelson
c/o Reade. Gullicksen. Hanlev & Gifford. LLP
Same
6 Youn2's Wav. Post Office Box 2669. Nantucket. Massachusetts 02584
6 Nantucket Avenue Assessor's MaplParcel: 30-147.149 and 150.2
Land Court Plan Nos. and Lot Nos.: 14038-B. Lot C: 14038-C. Lot 2: 14038-D. Lot 4
Date lot acquired: 4/4/80 Cert. of Title: 9152 Zoning District: R-l
Uses on Lot - Commercial: None-L Yes (describe)
Residential: Number of dwellings-L Duplex_ Apartments _Rental Rooms
Building Date(s): All pre-date 7/72? Yes or C ofO(s)?
Building Permit Nos:
Previous Zoning Board Application Nos.:
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 nonconfonnities:
I certify that the information contained herein is substantially complete and true to the best of my
knowledge, under the ins and penalties of perjury.
SIGNATURE: Applicant Attorney/Agent x
(If not owner or 0 ner's attorney, please enclose roof of agency to bring this matter before the Board)
I I F B OFFICE USE
Application received on:'::L(jdtfl B . Complete: Need copies?: ~
FiledwithTownae~Zi . . . . .. :~
Fee deposited with Town Treasurer:Y;; Q By:.IJ1.1Qw~iver requested?: ^ Granted:-'-'_
Hearing notice posted with Town Clerk::{J.2Jt([l Mailed:.i-i [fc/l I&M:~1:.JMaL & 0312J-
Hearing(s) held on:-'-'_ Opened on:-,-'_ Continued to:--'--'_ Withdrawn?:-'--'_
DECISION DUE BY:--,--'_ Made:--'-'_ Filed wffown Clerk:--'--'_ Mailed:-'_/_
DECISION APPEALED?:--, _/_ SUPERIOR ~OUl.J.J;t11. LAND COURT Form 4/03/03
6(: [' d PZ ~8V LO.
ADDENDUM TO APPLICATION OF MICHAEL S. NELSON ET AL
The applicants propose to alter the pre-existing, nonconforming
single-family dwelling upon the locus by upward expansion,
partially wi thin side yard setback areas; by expansion of the
footprint, extending the lines of the building within side yard
setback areas without coming any closer to a lot line; and by
moving the existing dwelling in order to conform to rear yard
setback, as measured from Nantucket Avenue (front yard setback
being measured from Mooers Avenue). Accordingly, the applicants
request relief by Special Permit under Nantucket Zoning By-law ~
139-33.A, for the alteration of a pre-existing, nonconforming
dwelling, on the basis of a finding by the Board of Appeals that
the change will not be substantially more detrimental to the
neighborhood. The locus is nonconforming as to lot area,
containing 4,606 square feet in a district where the minimum
required is 5,000 square feet; side and rear yard setback,
having southwesterly side yard setback of 1.3t feet at the
closest point, northeasterly side yard setback of 4.0t feet at
the closest point, and rear yard setback, being 2.4t feet from
Nantucket Avenue at the closest point, with minimum front and
rear yard setback in this district bein fee 'iX! rront-
~r~d S~~b~~nefO::::~ ~~: ~~ Avenue, -thero~tructur-e-
A enu , lmUTIl ran
~etback of 10 f~Qt.)-The effect of the propos d alteration will
be that there will be no change in the side ard setbacks, and
the rear or front yard setback nonconformity ill be eliminated.
The proposed alteration will conform to all other zoning
requirements, including height, ground cover atio, and parking.
.... \
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Sale Date
Sale Price
Book/Page
Lot Size
30 147
6 NANTUCKET AV
NELSON MICHEL S &
JOAN G
170E95ST
NEW YORK, NY 10128
04/01/1980
$0
C0009/ 152
0.05 acres
NOT A LEGAL DOCUMENT
Prop ID
Address
Owner
For general reference only: Important
caveats which must be considered when
using this data are available from the
Nantucket GIS Coordinator.
D.isd<llmer 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
(:;p.nnr;:lnhir Tnfnrm~tinn ~vc:tpm rr::yc:;) rl.=.t:::lh:::lC:p.
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.
Owner
30 147
6 NANTUCKET A V
NELSON MICHEL S &
JOAN G
170E95ST
NEW YORK, NY 10128
04/01/1980
$0
C0009/ 152
0.05 acres
For general reference only: Important
caveats which must be considered when
using this data are available from the
Nantucket GIS Coordinator.
Qis.QainleI' 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
~p.nnr~nhir Tnfnrm~tinn ~vc;:tp.m rr::yc:;,) rL:::tIt;::jh::'lC:,:II
NOT A LEGAL DOCUMENT
Sale Date
Sale Price
Book/Page
Lot Size
Q
~~
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Town of Nantucket, Mass
Map Composed
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14/05/2007 07:48 FAX 5082285630
READE GULLICKSE
l4JOOl
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RECE\VED SORS
BOARD OF ASSES
p..PR -0 2001
,.oWN OF
NANf\JCt<Ef.1M
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Town of Nantucket
Zonin2 Board of ADRC(als
LIST OF P ARTlES n-r lNTBP.EST IN THE MATTER OF THE PETmON OF;
PROPERTY OWNER ... trl~....~.....~...J.q,~.....~.:.N~.m.....
MAILING ADDRESS... .~~~g~.( ...9.~;1...tty.~Mm.(. ..R9:nl~.v. ..~,.G,tf.f.9.hg.l.. LLP
PROPERTYLOCATlON,.,...(g.,.A)~...~/.5:...m.9!?0 ~ (i pruu-I)
ASSESSOR MAPIPARCEL....... ..e>_~. :::.l~ J.. :'":~.......~:-: .c'71. <:1....................
APPLICANT... .~~~~.~.!.. .~?~ Jt~~~~.r:.~. ..~~~.~.~.y...~. .~.;J.~~::~.t., ,~I~~...
SEE ATI'ACHED PAGES
. I certify 1hat the foregoing is a list of persons who are owners of abutting property, owners of land
direedy opposite 011 any public or private street or way; and abutters of the abutters Ind ,11 other
land owners within 300 feel of the property line of owner's property, aU as they appear on the
UlOst recent applicable t.u list (M.G.L. c.40A, Section 11 Zoning Code Chapter 40A
Section 139-198 (2)
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SESSOR'80FPICE
Town of Nantucket
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CURRENT ZONING CLASSIFICATION:
Residential 1 (R-1 )
MINIMUM LOT SIZE: 5000 S.F.
MINIMUM FRONTAGE: 50 FT.
FRONT YARD SETBACK: 10FT.
REAR/SIDE SETBACK: 5 FT.
GROUND COVER %: 30 %
Existing:
4.606 S.F.:1:
SEE PLAN
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30-146
N/F
LORING. IAN K.
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L.C.C 12395-A
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STEPHENSON. SARAH HELEN T A YLOR- TR
L.C.C. 14038-B
CERT. #14284
LOT A
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