HomeMy WebLinkAbout068-07
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 12:00
P.M.. FRIDAY. JULY 13.2007. in the Conference Room, 2 FAIRGROUNDS ROAD, Nantucket,
MA, on the Application of the following:
AMY PIERSON ET AL, TRUSTEES OF PERENNIAL PROPERY NOMINEE TRUST
BOARD OF APPEALS FILE NO. 068-07
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 alter and expand their single-family dwelling by demolishing the existing front porch and
expanding the front porch upon reconstruction. The new porch would not come any closer to the
front yard lot line along Rhode Island Avenue than the existing porch is sited currently as close as
about 17 feet in a district that requires a minimum front yard setback of 30 feet. Other work would
be preformed as part of the overaft renovation but would be done outside of the required setback
areas and would comply with the ground cover requirements. To the extent necessary or in addition,
the Applicants are seeking reliefby VARIANCE pursuant to Nantucket Zoning By-law Section 139-
16A (Intensity regulations - front yard setback) in order to place the expanded front porch back
within the required 3{)- foot front yard setback area, but no ~loser than 17 feet. In addition, the lot is
nonconforming as to lot size with the lot containing about 12,000 square feet oflot area in a district
that requires a minimum lot size of 20,000 square feet.
The Premises is located at ,- U RHODE ISLAND AVENUE, Assessor's Map 60.3.1,
Parcels 349-354 (inclusive), Land Court Plan No. 2408-Y, Block 30, Lot Nos. 45-50 (inclusive). The
property is zoned Residential-2.
N~~~~
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR FURTHER
INFORMATION.
Town of Nantucket Web GIS - Printable Map
Page 1 01"2
Town of Nantucket Web GIS
Sale Date
Sale Price
Book/Page
Lot Size
60.3.1 351
11 RHODE ISLAND AV
JOHNSON ELWOOD M SR
& CYNTHIA G TRST
C/O PIERSON JAMES W
40 MENDHAM ROAD
BERNARDSVILLE, NJ
7924
11/22/2005
$0
C0022023
0.18 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.
Disclaimer 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
(.;A"nr~nhir Tnfnrm~ti"n c:.vc::t-~m ((:;Te:., rl~t~h.:::lC::p
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Town of Nantucket, Mass
Map Composed
http://host.appgeo . com/nantucketma/PrintableMap.aspx?Preserve= W idth&Map Width=864... 6/27/2007
Town of Nantucket Web GIS - Printable Map
Page 1 of2
Town of Nantucket Web GIS
Sale Date
Sale Price
Book/Page
Lot Size
60.3.1 351
11 RHODE ISLAND AV
JOHNSON ELWOOD M SR
& CYNTHIA G TRST
C/O PIERSON JAMES W
40 MENDHAM ROAD
BERNARDSVILLE, NJ
7924
11/22/2005
$0
C0022023
0.18 acres
NOT A LEGAL DOCUMENT
For general reference only: Important
caveats which must be considered when
using this data are available from the
Nantucket GIS Coordinator.
Qisclaimer The information displayed on this or
any other map produced by The Town of
Nantucket is for reference purposes only. The
Town of Nantucket does not guarantee the
accuracy of the data. Users are responsible for
determining the suitability for individual needs.
All Information is from the Town of Nantucket
~pn"r~nhir Tnfnrm~tinn <:;'\Jc:.tpm r(:;TC:;' rl::!lt::!lh.::lc::.p
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Town of Nantucket, Mass
Map Composed
http://host. appgeo. com/nantucketma/Printab leMap. aspx ?Preserve= Width&Map Width=216... 6/2712007
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. '~.. PR1ication to the HISTORIC [)ISTRICTCOMMIS$ION, Nantucket, Massachusetts, for a I
- . CERTIFICATE OF APPROPRIATENESS
, . for structural work.
Allbliuiks must be filled in using 8LUE OR BLACK INK (no pencil) or marked N/A.
NOTE: It Is strohgly ",ecomniended,thatthe applicant be familiar with the HOC guidelines, Building with Nantucket InMlnd,prlor to submlttal,of application.
.. Pleas.e'see other srdefor submittal requirements. Incomplete applications will not-be revll!wed by the HOC" .
This Is l\ contractual agreerneni and !nust be filled- out in .ink. ~;application is hereby made for issuance of a Certi~ca~e of ApPfop~ateness under Chapter 395 oUIlS' Acts and
ResolvesofM;ass",1970, for propoSed work as described herein and on plans, draWings and photographs accompanYing thiS apphcatlonand .made a_ part hereof by r,eference.
-The. certificate is. valid for three years from 'date ot'jssLiance. No structure may differ from th? approved application. Violation maylmpedei~suan~e of 9~rtiiicateot()ccupancy.
~ '
PROPERTY DESCRIPTION
;T~MAPNO: cPdJ.'?>,/ PARCEL NO. 35/
~Str~(lt&Numl:ler OfProposedWork: /1 ,<7h'0.as: I~N'.? Av,l.;;(/ur:::.
own~R,of re~rd:;.?;G:/.,7.;;P/A<. &a/c:,e;:;r.t:L'- .z /q6-25.2#, J
Mailin9~di:Jress: /o<Z/ /..:;b'"'-O/oAJ A?'<t.7....'" .
NT. L~ AZ':.":>. /-,(J .0 TO~
(on.island)~ 7wP fL'7'7ft
FOR OFFICE USE ONLY
Date application received: 't /~ z../ D 7
Must be acted on 'by:
Extend,ed 10:
Approved:
. '. .fiO
FeePald:~4C. .~
Telephone:
(off island)
Memb.er:
Member:
. Member:
Member:
AGENT INFORMATION (ifapplicable)
Name:. ~/.7S /j;(", /-<<.-
Mailing Address: &K 3~
-/~,r&,,;;;e&T. .Ai. L?:7S"~r'
Telephone:~ 'z;lo- ""7/3
(on island)
,( o.
If) (;-'
, QuJ'JC
DESCRIPTIOIH)F,WORKJ;>BEPEaFORMED
See reversE! for re<1~lr -dOCumentation.
o GaragelApartm~nt 0 Commercial 0 Historical Renovation 0 Deck
o Paving: .0 Move 8uilding 0 Demolition 0 Revisions to previous Cert. No.
(off island)
o New Dwelling W Additi~ns
o Color Change 0 Fence
DOther (please specify)
Size of Structure or Addition:
o Garage
o Gate
o Shed
Length:V~ 7;;1 ex /~ Sq. Footage 1 sllloor: ,h;u. .
Width: Sq. footage 2nd floor:! //2-
Sq. footage ' ard floor:
Difference between existing grade and proposed finish grade: North .,.. a - South
Height of ridge above final finish grade: North z; ":.,t::" -t South':: / ~.b // :i'
Additio~al Remarks
Decks:
~
Size:
Size: 6->"''-7
o 1 st floor 02nd floor
00 1sttloor o 2nd-floor
Historic Name:
;-_:J'"
""':',:~.~.:.; .J.:~..,,~t..;.:
I.
REVISIOP;jS' , 1. East EIEjvation
-cylq,lWm~1. .'1d"oiIiJ\"'eieva!i5n
-c::;- - East
East./'/ ~b' .~
,-Go' -.
West --".,-
West
"""f
h.....~.: '......J._ ;~.' ,-_.~,
../-:."
Original Date:
Original Suilder:
3. wesl Elevation)
4. North Elevation'
Is there an HOC survey form'forthis building? 0 Yes m No
'Cloud onclrawings arid submit photographs ofl\xi&tingelevations,
. /l/A7Z.#. /I DETAIl:. OF WORK TO BE PERFORMED
Foundation: Height Exposed ",:'')0/:>1';1'/2 EJ: 810ck 0 810ck Parged ,OSrick.(type) ., .. .
Masonry_Chimney: 0 Block Parged 0 Brick (type) . .' .' .. .. OCther . - .
Roof Pitch: . Main Mass --Z-Jt2_ Secondary Mass ~12~ Donner --------112---'--0 Other
Roofing material: - ~ Asphalt Manufacturer
.0 Wood (Tn>~:'. Red Cedar, White Cedar, ShakEls,etc.)
o Other Manufacturer
Skylights-(lIat only): Manufacturer -
Manufacturer
Gutters: .0 Wood (type)
Leaders (material and size): LJ?I/M/K/"/>'. ..1.,(1
Sidewall: Jl(JWhite cedar shingles
o Other
o Poured Concrete
o Piers
Fence: Height:
Type:
Length:
Rough Opening .
Rough Opening -
. IEJ Aluminum
Size'
Lopation '
Location -
o Copper
Size-
DClapboard (exposure:
inches)
I"ronlo':
SideD
Trim: A. Wood
OPine' 0 Redwood '.lISi'Cedar DOther
~ Paint' D Stain-solid .0 Natural tbl'leather i;J Clear oil:firiish .
C, Dimensions: Fa&cia lye . Rake I,;. e. " Sofiil (OVerhang) -CQrner boards ~~iOFrieze -
Windowc~sing~"';<~.. .. DoorFrame"/~I<'.,t . C;lumnS/p.osts:Ro\Jnd-------'---'SqUare~
Nindows': 0' Double Hung 0 Gasement 0'AII Wood 0 Other . . -, .,_"........;...___"_____"
0True Divided Lights(muntins) OSOL'.s (Simulated Divided Lights)
. . - .' .~"..~ -. .
)oors' (type and materia!): Front /,/../'1= //.-;0 T <;/-#'7'>
Garagl\'o.oor(s): Type . 'C.. .. ....
_andscap~'!naierhUs:Dfi'ieway~L ..... ..' '.' ., . .. ..... ..
~ Note:C6mplete doorandwindowscb;dOlesare'require(l. ,.....
8. Treatment
Rear
Side .I:..:{..~ S7l&
Walis
.'~' COL?RS /A..;r-.:::;.H ,6.}t/37/Aly'kE.cif/47" ~ 79~
;idewall Glapboard(if applicabl~) RO?',f--"'7"
"rim (t2~'40~-'? ~r Sa~h' 1Z1~1/~'# +0/ D6or~ ~A!"'&:..e. ~'l
leck 4-, 7t //2 A-<- F,?Undation : .(f(h 7l/./" ,/~, . Fence . - Shutters _
Attach manufacturer's c.olor samples "cslor i& riotlro.m HPQ llpproval rrst~
'hereby authorize the agent named above to acl on my behaltlo maK$ cnangesin the specificiitions or the plans contained in this application In order to bring the
IpplicaUon into compliance with the HOC guidelines. I hereby agree to abide by and l::omply with .the te,ms and conditions of this application. I hereby egree that the
.ubmission of !jny revisions to this application wlU initiale a neVI sixty'day review eriod. , ...
late # . cj?, P- Si halure of owner of record 51 ned under enalties of e 'u
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P.O. BOX 33~3 . NAN-TUCKE::r. MA 02S84 .
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Property 1D 60.3.1 349
location 9 RHODE ISLA
Aerial Photo
r Airport
17 Bicycle Routes
17 Buildings
Contours
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P Driveways
P Edge of Pavement
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P Fences
Dormitory aD
Employee Housing OD
r Flood Hazard aD
Harbor Watershed Prot aD
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1998 Aerial Photo
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Bicycle Routes
Buildings
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Use of this facility is dependent upon acceptance and understanding of Use Conditions and Data Caveats contained on the Home
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Town of Nantucket Web GIS - Map Page
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Additional Info
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Property ID 60.3.1 351
Location 11 RHODE ISL
Land Use 1 Code 1010
Land Use 1 Desc Single
.. Land Use 1 0/0 100
'\3 80,2.049
l- I- Land Use 2 Code
III ~
... Land Use 2 Desc
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Land Use 2 0/0 0
~ .. Out Building $0
Value
Ex. Feature Value $0
Improvement $217,~
Value
Total Exempt $0
Total Value $1,14")
Last Sale Date 11/22/
Last Sale Price $0
Book/Page C00221
LotSize 0.18al
Utility Well,SI
Land Class R
Zone R2
... scom ...
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I Aerial Photo
Label Parcels with Parcel ID
Use of this facility is dependent upon acceptance and understanding of Use Conditions and Data Caveats contained on the Home
http://host.appgeo .com/nantucketma/Map. aspx
6/1912007
TOWN -OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
tiv~uJt If.
, 2000
To: Parties in Interest and Others concerned with the
----1)ec],sIon- Of the BOARD OF APPEALS in the Application of the
following:
...,
Application No.:
Owner/Applicant: ((wcr;d -(0). :1Ji...n.JbYl ~('. On1
~n 'f-hX:t G.:JJ..!. Y\Jrn ilW S Tee 6P 4!kfl.-trl Df' UQ'h b le
L(()/'f'r) lns;T QtJ& {Dam 0{' ~)().nT(lC't:eT
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.
. .~~
d~~J Chairman
cc: Town Clerk
Planning Board
~uilding Commis~ioner
.it.
'"
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); g139-321 (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
2 Fairgrounds Road
Nantucket, Massachusetts 02554
Assessor's Map 60.3.1, Parcels 349, 350, 351,
352, 353, and 354
Certificate of Title Nos. 22,023 and 15,829
Residential- 2
Lots 45-50 in Block No. 30
Land Court Plan 2408- Y
9 and 11 Rhode Island Avenue
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals, on Friday, July 14,
2006 at 1:00 P.M., in the conference room at 2 Fairgrounds Road, Nantucket, Massachusetts
02554 (former Electric Co. Bldg), the Board made the following Decision on the Application
ELWOOD M. JOHNSON SR. and CYNTHIA G. JOHNSON, TRUSTEES OF JOHNSON
REVOCABLE LIVING TRUST, and TOWN OF NANTUCKET, of PO Box 2, Hope
Valley, Rhode Island 02832, and 16 Broad Street, Nantucket, Massachusetts 02554, respectively,
Board of Appeals File No. 058-06:
2. Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33A(8) (configuration change to a pre-existing, non-conforming lot).
Applicants (Johnson) propose to acquire two adjacent vacant parcels ofland (shown on
Assessor's Map 60.3.1, Parcels 349 and 350, Lots 45 and 46 on Land Court Plan 2408- Y),
located to the east of Applicants' lot, from the Town of Nantucket. The Town awarded the
parcels to the Applicants through the Town-sponsored "Nantucket Yard Sale" program and the
Applicants propose to combine the lots with their lot. Applicants' lot contains about 8,000 '
square feet of area and the Town owned lots currently contain a combined lot area of about 4,000
square feet. The resulting combined lot would contain about 12,000 square feet oflot area in a
district that requires a minimum lot size of20,000 square feet. Applicants' lot is improved with
a single-family dwelling that is conforming in all respects except as to the front yard setback
requirement being sited as close as about 12 feet from the lot line along Rhode Island Avenue in
a district that requires a minimum setback of 30 feet. The merger would not alter the
nonconformity. The new lot would be less nonconforming but would continue to be
nonconforming as to front yard setback and minimum lot size requirements.
The Johnson property is located at 11 RHODE ISLAND AVENUE,
MADAKET, Assessor's Map 60.3.1, Parcels 351, 352, 353 and 354, Land Court Plan 2408-Y,
Block 30, Lots 47 - 50; Town of Nantucket property is located at 9 RHODE ISLAND
AVENUE, MADAKET, Assessor's Map 60.3.1, Parcels 349 and 350, Land Court Plan 2408-Y,
Block 30, Lots 45 and 46. The property is zoned Residential,;,2.
3. Our Decision is based upon the Application and accompanying materials, and
representations, photographs, and testimony received at our public hearing. The Planning Board
made no recommendation as the ~atter did not present any issues of planning concern. Other
than the presentation by Applicants' (Johnson) counsel, there was no comment at the public
hearing in favor or in opposition. The Board received an e-mail from an abutter opposed to the
application that was placed in the file.
4. The Applicants (Johnson), through counsel, stated that that the Johnsons own 11
Rhode Island Avenue that is comprised of four lots totaling about 8,000 square feet of lot area in
the Residential-2 zoning district with a minimum of20,000 square feet required, and improved
with a single-family dwelling. The Johnsons propose to purchase two adJacent parcels of vacant
land known as 9 Rhode Island Avenue from the Town of Nantucket in order to combine them
with their lot The Town's property is nonconforming as to lot area, containing about 4,000
square feet oflot area. The Johnsons were awarded these Town parcels as part of the "Nantucket
Yard Sale" program, in which Town owned undersized vacant parcels are offered and conveyed
to abutters, provided they obtain special permit relief pursuant to Nantucket Zoning By-law
section 139-33(A)(8) where applicable. The Town of Nantucket has joined in this Application
for relief and submitted a letter into the file. The proposed merger of the lots would create a lot
that would contain about 12,000 square feet of lot area. Though the lot would continue not to
meet the minimum zoning requirement of 20,000 square feet, the merged lot would be less
nonconforming. The nonconforming 12-foot front yard setback of the dwelling would not be
altered by the merger. Under Nantucket Zoning By-law Section 139-33A(8), the change in lot
lines of a pre-existing nonconforming lot may only be done pursuant to a special permit issued
by the Board of Appeals, based upon a finding that the change in lot lines would not be
substantially more detrimental to the neighborhood than the existing nonconformity, and
provided that no such special permit shall be granted which would create any new nonconformity
or increases any existing nonconfonnity.
5. Therefore, based on the foregoing, the Board finds that the proposed
reconfiguration of the lot lines to allow the merger of the Johnsons' property and the Town of
Nantucket's property into a single lot would not create any new nonconformity, would not
increase any existing nonconfonnity, and actually would reduce the lot size nonconformity. The
Board further finds that such reconfiguration of lot lines would not be substantially more
detrimental to the neighborhood than the existing nonconformities, and would not be contrary to
the general purpose and intent of the Zoning By-law.
6. Accordingly, the Board of Appeals, by a UNANIMOUS vote, GRANTS the
requested SPECIAL PERMIT relief under Nantucket Zoning By-law Section 139-33A(8) to
allow the reconfiguration oflot lines as proposed by merging the Johnsons' property and Town
of Nantucket's property into a single lot as proposed once the Town parcels have been acquired
by the Johnsons upon the following conditions:
a. The merged Locus shall be comprised of the parcels shown on the "As-Built Plot Plan
in Nantucket, Massachusetts", done by Nantucket Surveyors, LLC, dated June 29,
2006, a reduced copy of which is attached hereto as Exhibit "A"; and
b. The merged Locus shall be considered one building lot for zoning purposes.
Dated: August J!, 2006 'f .. r . .~ \\. .
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01 109/2007 1.0: 27 FAX 5082285630
READE CliLLICKSE ,
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5/9
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RECEIVED
BOARD! OF ASSESSORS
Town of Nantucket
MAY 0 9 2007
TOWN OF
NANTUCKET, MA
~_oning Board of Aooeals
l.IST OF PARTIES IN INTEREST rn THE MATTER OF THE PETITION OF:
PROPERTY OWNER ~. ~k!?f'nn"'t:.+.J.'f"7. '.v.'#.~! 'i .f},:!!.~","c>I
MAlLING ADDRESS, ".~~~g.~.t. ..~\.!A.~.~_c~~~m.(.. .~~nJ...'?Y... ~ ,. G,~.fJ9.h!1.(.. LLP
~.- (f ~ v~,~~
PROPERTY LOCATION.... .........,..... ...... .....':.. ,............. .."'.............', ............
ASSESSOR MAPIPAR.CEL.....~{?.~...t.-:::1.~.1.t.J-6-:a..,r....[.:.\i.i!I.~..'!!,~-"..fJ.$.'.~..~ as'{ J t . r
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APPLICANT... .~~~~.~. r. .~~ ~.~.;.~~ ~ ~~.L, .~~~.~ .~.:r... ~.. ~J.fJ ~~~,~., .~~~...
Rv,~
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SEE ATf Admb l' AGES
I certif), that the foregoing is a list Qf perSQDS who u"c ownerS of abutting prQperty, owners of land
directly opposite on any public or private street or way; and abutters of the abutters and all l)ther
laud owners within 300 feet of the property line of o.....'1ler's property, a.1l as they appear en the
JOOst recent applicable tax list {M.G.L. c, 40A, Section 11 Zoning Code Chapter40A
S~ti()n 139-29B (2)
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DATE /
~ad&J
ASSESSOR'S OFF1CE
Town of Nantucket
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