HomeMy WebLinkAbout031-05
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
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To: Parties in Interest and. Others concerned with the
Decision of .the BOARD OF APPEALS in the Application of the
following:
Application No.: o..31-o.~
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owner/APPlicant:Rltl1o.~ W~ .DC.N..,tQ.~ah& ~
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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 pursua.nt to
Section 17 of Chapter 40A, Massachusetts Gener;l 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
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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'I\J an flY .::t. '. t"'~ S I ~a irman
cc: Town Clerk
Planning Board
Building Commissloner
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); Y139-32I (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 73.1.4, Parcel 20
2 Sankaty Road, Siasconset
Siasconset Residential-2
Plan Book 12, Page 53
Lot B
Deed, Book 547, Page 165
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, April 8, 2005, at 1:00 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 RICHARD W. DURKES and CLEMENTINE
V. DURKES, cj 0 Reade, Gullicksen, Hanley & Gifford, LLP, Post
Office Box 2669, Nantucket, Massachusetts 02584, File No. 031-05:
2. The Applicants are seeking relief by SPECIAL PERMIT
under Nantucket Zoning By-law ~139-33.A(4) and (5) (alteration or
expansion of a pre-existing, nonconforming structure). The
Applicants propose to alter their nonconforming primary dwelling,
said to pre-exist the adoption of the 1972 enactment of the
Nantucket Zoning By-law, by placing a new foundation under the
dwelling, resulting in an increase in the elevation of the
structure by up to 1.5 feet within the northerly side yard
setback area and the easterly front yard setback area, without
increasing the setback intrusion. There would be a conforming
porch added to the (westerly) rear of the structure, and a
separate conforming porch on the (easterly) front of the
structure. The locus is nonconforming as to front yard setback,
with the structure being sited as close as about 25 feet from the
front yard lot line along Sankaty Road, with minimum setback
required in this district being 30 feet; as to side yard setback,
wi th the main dwelling being sited as close as about 9.1 feet
from the northerly side lot line, with ten feet being the minimum
required; as to lot area, with the locus containing about 7,675
square feet of area, with 20,000 square feet being the minimum
required; and as to ground cover, with total ground cover of the
structures upon the locus, consisting of a primary and a
secondary dwelling, being about 1,760 square feet, for a ground
cover ratio of about 22.9%, with maximum ground cover in this
district for an undersized lot of record being 1,500 square feet
or a ratio of 12.5%, whichever is greater. The secondary
dwelling upon the locus, which is not proposed to be altered
under this Application, is nonconforming as to side yard setback,
being sited as close as about 2.2 feet to the northerly side lot
line and as close as about 2.2 feet to the westerly rear lot
line. The Premises is situated at 2 SANKATY ROAD, SIASCONSET,
Assessor's Map 73.1.4, Parcel 20, is shown on plan recorded with
Nantucket Deeds in Plan Book 12, Page 53, as Lot B, and is
situated in a Siasconset Residential-2 zoning district.
3. 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 matter of planning concern
was presented. Apart from the presentation by the Applicants and
their representatives, there was no support or opposition
presented at the public hearing.
4. Applicants, through counsel, represented that Building
Permit No. 700-74 was issued on December 27, 1974, when the locus
was situated within a Residential-l zoning district. Said permit
was for the construction of an addition of 100 square feet to the
then-existing dwelling. Both the primary and secondary dwellings
were listed in the application as ~house" and ~cottage". Ground
cover amounts as set forth therein did not appear to conform
exactly to the present conditions upon the locus, as shown upon a
plan by Charles W. Hart & Associates, Inc., dated September 18,
1997, a reduced copy of which is attached hereto as Exhibit A.
However, differences in ground cover calculation methods in use
in 1974 from those of today may have accounted for those
discrepancies. A Certificate of Occupancy relating to this
building permit, No. 700-93, was issued on April 9, 1993. In any
event, based upon this history, and the absence of any subsequent
building permits for expansion of either of the structures upon
the locus, it became apparent that these structures existed in
their present configuration at the time that the area in which
the locus was situated was rezoned as Residential-2 in 1984.
Further, the locus, conformed to the requirements of the
Residential-1 zoning district of 5,000 square feet minimum lot
area, 30% maximum ground cover ratio, minimum side yard setback
of five feet, and minimum front yard setback of ten feet, and
thus became a pre-existing, nonconforming situation upon the 1984
rezoning.
5. The Applicant stated that they now proposed to place a
new foundation under the primary dwelling, which would result in
an increase in elevation above mean grade of up to 1.5 feet,
partially within the nonconforming setbacks as noted above. The
maximum elevation above grade of 30 feet would not be exceeded.
At the public hearing, Board Members inquired of the Applicants
as to whether it would be possible, since the house would be
lifted from its present foundation for this work in any event, to
shift the location of the house by about one foot in a southerly
direction, thus resulting in a conforming northerly side yard
setback of at least ten feet; the Applicants agreed to this
request and accordingly withdrew their request for relief from
the side yard setback requirement in order to raise the height
within that area.
6. The Board of Appeals finds, by UNANIMOUS vote, that the
proposed work would increase the nonconformity of the structure,
2
"
because it would involve an upward extension within the
nonconforming front yard setback area. The Board also finds, by
UNANIMOUS vote, that this work would not render the nonconforming
structure substantially more detrimental to the neighborhood than
the existing condition of the structure, considering the minimal
upward extension of about 1.5 foot, and the Board notes the
absence of neighborhood opposition. Accordingly, by UNANIMOUS
vote, the Board GRANTS the requested relief by SPECIAL PERMIT
under Nantucket Zoning By-law ~139.33.A(4) and (5), to allow the
proposed upward expansion, subject to the following conditions:
(a) The structure shall maintain the minimum side
setback of ten feet from the northerly side yard lot line;
(b) The structure shall not be sited any closer than
25 feet to the front yard lot line, with frontage taken from
Sankaty Avenue;
(c) No exterior construction work on this project
shall be performed between June 1 and September 15 in any year;
and
(d) There shall be no increase in ground cover without
further relief from this Board.
Dated:
~ :<7 , 2005
~. V\j~
vid R. Wiley .
Edward C. Murphy
3
. ZO~G CLASSIFICATION: . . . .- ~ .
MIN. AREA: . . . . ..z0~QQ ?:E
MIN. FRONTACE: . . . . . .zs:fi
FRONT YARD S.B.: . . . . ~Q %:
ROO at SIDE S.B.: . . . . /0. ~'7~
GROUND COVER (JP;): .. / ~s-.9rt7
EXISTlNC:
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TO: MNms::'A'~T.": i3NYX . . . . . . . . .
MORTGAGE PLOT PLAN
OF 'LAND IN
NANTUCKET, MASS.
SCALE: 1".;<0' DATE: SQT:' /g.l/997
Owner: ~ .;:r; i- c.M-O~..::r:.~W
.40/8
Deed:M::~,e. P.<:'../77 Pion: Ma rtz.. $:3
Tax Map: 7;5.)/(.- t<.O. . Locus: .s.-<tV~rv. ~I).
I CERn, N, TO lHE BEST OF UY KNOWLEDGE. lHAT. lI;E PiIDllsES
SHOWN ARE I.OCA1ED IN FlOOD HAZARD ZONE: . X. . .,DB.lNfAlED
ON F J.R.IL / COWlUHITf PANEl NUUBER: 250230-oo..1:'.:J), BY
lHE FEDERAl DDGENCY UANAGEWENr AGENCY. EFFECTIVE OAT!
Of' UAPS: JUNE J, 1986, AND AS PERIODICALLY REVlsm.
THIS PLOT PLAN WAS PREPARED fOR MORTGAGE PURPOSES
ONLY AND IS NOT TO BE CONSIDERED A FULL INSTRUMENT
SURVEY. THIS PLAN SHOULD NOT BE USED TO ESTABUSH
PROPERTY UNES, FENCES, HEDGES OR ANY ANCJLIJ\RY
STRUC1URES ON lHE PREMISES. THE PROPERTY UNES SHOWN CHARLES W. HART & ASSOCIATES, Inc.
RaY ON CURRENT DEEDS AND PLANS OF RECORD.
THIS PLOT PLAN IS NOT A CERTIFICATION AS TO THE TITtE OR SANFORD BOAT Bun.DING
OWNERSHIP OF THE PROPERlY SHOWN. OWNERS OF ADJOINING 49 SPARKS AVENUE
PROPERTIES ARE SHOWN ACCORDING TO CURRENT ASSESSOR NANTUCKET, lUSS. 02554
RECORDS OF' THE TOWN OF' ~CKET. (508) 228-8910 H_L"<V1J,u
NOT TO BE RECORDED. ::.; 7"" T
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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 1:00 P.M., FRIDAY, APRIL 8, 2005, IN THE CONFERENCE ROOM,
TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the
Application of the following:
RICHARD W. DURKES AND CLEMENTINE V. DURKES
BOARD OF APPEALS FILE NO. 031-05
Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33.A(4) and (5) (alteration/expansion of a pre-existing nonconforming
use/structure). Applicants propose to alter their said to be pre-existing, nonconforming
principal dwelling by placing a new foundation under the dwelling, resulting in an
increase in the elevation of the structure by up to about 1.5 feet within the northerly and
easterly front yard setback areas without increasing the setback intrusion. There would
be a conforming porch added to the westerly rear of the structure and a separate
conforming easterly new porch. The Locus is nonconforming as to front yard setback,
with the structure being sited as close as about 25 feet from Sankaty Road, with minimum
setback required being 30 feet; as to side yard setback, with the main structure being sited
as close as about 9.2 feet from the northerly side lot line, with ten feet being the
minimum required; as to lot area, with the lot having about 7,675 square feet of area, with
a minimum of 20,000 square feet required; and as to ground cover, with total ground
cover of the primary and secondary dwellings being about 1,760 square feet, for a ground
cover ratio of about 22.9%, with a maximum ground cover in this district for an
undersized lot of record being 1,500 square feet or a ratio of 12.5%, whichever is greater.
The secondary dwelling upon the locus, which is not proposed to be altered as part of this
application, is nonconforming as to side yard setback, being sited as close as about 2.2
feet from the northerly side yard lot line, and rear yard setback, being sited as close as
about 2.4 feet from the westerly rear yard lot line.
The Premises is located at 2 SANKATY ROAD, SIASCONSET, Assessor's
Map 73.1.4, Parcel 20, Plan Book 12, Page 53, Lot B. The property is zoned Siasconset-
Residential- 2.
~fu\~Lwtt-€J~.
Nancy J. Sevrens C lrman
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.O 31 -05
FEE: $300.00
APPLICA nON FOR RELIEF
Owner's name(s):
Mailing address:
Applicant's name(s):
Mailing address:
Locus address:
Richard W. Durkes and Clementina V. Durkes
c/o Reade. Gullicksen. Hanlev & Gifford. LLP
Same
6 Youne's Way. Post Office Box 2669. Nantucket. Massachusetts 02584
2 Sankatv Road Assessor's MaplParcel: 73.1.4-20
LaRd Court PlanlPlan Book & PageIPlaR File No.:
Date lot acquired: 9/9/97 Deed Ref.lCert. of Title:
Uses on Lot - Commercial: None -!.... Yes (describe)
Residential: Number of dwellings 2
12-53
547-165
Lot No.:
Zoning District:
B
SR-2
Duplex_ Apartments _Rental Rooms
Building Date(s): All pre-date 7/72? x or
Building Permit Nos: 700-74: 6624-89: 10856-94: 273-00
Previous Zoning Board Application Nos.: 02(--) Lf
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 ofO(s)?
See attached addendum,
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I certify that the information contained herein is substantially complete and true to the best--'of my
knowledge, under the pa' s and penaltiesgpe~ury.
SIGNATURE: /;/~L. Applicant Attorney/Agent x
(If not owner or 0 er's attorney, please enclose proof of agency to bring this ma er before the Board)
FOR ~B CE USE
Application received on:--8 (0 Or By: () Complete: Need copies?:
~ 4 ~ \
Filed with Town Clerk: S/Zt..OJ PbtlHliug lJoam:-,'-"_ Bundlng Dept.:-,' QByL:eD-ko.-.J
Fee deposited with Town Treasurer: 3/2'2~: IJ)~ Waiver requested?: Granted:_/_/_
Hearing notice posted with Town Clerk: ~i2J. ,OJ--Mailed:3.!??torI&M: 3il::!{;O r& 36{tJ[--
Hearing(s) held on:_/ ~ _ Opened on: ~ _/_ Continued to:~ ~ _ Withdrawn?:~ _/_
DECISION DUE BY:~_/_ Made:~_/_ Filed wffown Clerk:_/_/_ Mailed:~_/_
DECISION APPEALED?:_/_/_ SUPERIOR COURT: LAND COURT Form 4/03/03
ADDENDUM TO APPLICATION
OF
RICHARD W. DURKES AND CLEMENTINA V. DURKES
The applicants request a Special Permit under Nantucket Zoning
By-law ~139-33.A(4) and (5), for the alteration of their pre-
existing, nonconforming principal dwelling by placing a new
foundation under the dwelling, resulting in increase in the
elevation of the structure by up to 1.5 feet. The structure is
nonconforming as to front yard setback, being sited about 25
feet from Sankaty Road at the closest point, with minimum
setback in this Siasconset Residential-2 zoning district being
30 feet, and as to side yard setback, being sited about 9.2 feet
from the northerly side lot line, with 10 feet being the minimum
required in this district. The locus is nonconforming as to lot
area, with area of about 7,675 square feet, 20,000 square feet
being the minimum required in this district, and as to ground
cover, with total ground cover of the primary and secondary
dwellings being about 1, 760 square feet, for a ground cover
ratio of about 22.9%; maximum ground cover in this district for
an undersized lot of record is 1,500 square feet or a ratio of
12.5%, whichever is greater. The secondary dwelling upon the
locus, which is not proposed to be altered as part of this
application, is nonconforming as to side yard setback, being
si ted at about 2.2 feet from the northerly side lot line, and
rear yard setback, being sited at about 2.4 feet from the
westerly rear lot line.
F:\WpD\Durkes\ZBA APP 2005.doc
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Town of Nantucket
ZONING BOARD OF APPEAL~
SOAn RECEIVED
. ",,0 OF ASsessORs
MAR 0 3 2005
NAa.!E~N OF
. .",.., UCKEr, 1M
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF '
PROPERTY OWNER... v.~;fL.~f. tcl..,.. 7:... C I<f'.~ /1,.1.;,,,, /JiLt-If,,-.I
MAJUNG ADQRESS... ':-/9. '~~~~'~"" .9.~P.~s~.~~~.,.. .~.~~~.~y...~. .~.~~~.<?~~.~. LLP
PROPER TY L~CA TION......2: .~f!l(r:. ~........
A.SS ESSORS MAPIPARCEL........73. I..Y...~~...............
A PPL ICANT.. ,R~~.4~ I.. ~~.~Ms~~.~~ 1.. ~?If.~!'!X..~. q~.~.~~:.~.'.. .~~~...............
SEE ATTACHED PAGES
I certi fy that the foregoing is a list of persons who are owners of abuning property, owners of '
land directly opposite on any public or private street or way; and abutters of the abutters a.nd a1\
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 11 Zoning Code Chapter 139.
Section I 39.29D (2) .
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DATE'
ASSESSOR'S OFFICE
Town of Nantucket
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