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Home My WebLink About051-05 TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Da t e : A-uf, v9 r /8" ' 2 OC's- To: Parties in Interest and Others concerned with the -- - --... --. -- -- -- Decision of the BOARD OF APPEALS in the Application of the following: Application No.: ()c>J-(jc( Oline r / Appli cant: - YJ:,{}el!{(I f ('~."Ip< f ~ ( ti'k p d \....!i '....J Enclosed is the Decision of the BOARD OF APPEALS which ~s 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 complaint and certified copy of the necision must be given to the Town Clerk so as e received within such TWENTY (20) days. ~ \ (JJ~ ~UL uJ. WQIl)e) Chairman 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 ~139-30I (SPECIAL PERMITS); 9139-321 (VARIANCES) ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS. TOWN OF NANTUCKET ZONING BOARD OF APPEALS 1 EAST CHESlNUT STREET NANTUCKET, MASSACHUSETTS 02554 Assessors Map 59.4 Parcel 42 R-2 76 Arkansas Avenue Land Court Plan 3092-34 Lot 416, Cert. of Title 17,578 At a Public Hearing of the Nantucket Zoning Board of Appeals, held at 1 :00 P.M., Friday, August 12,2005, in the Conference Room, Town Annex Building, 37 Washington Street, Nantucket, Massachusetts, on the Application of DONEL YN PRESLEY BOURKE, of76 Arkansas Avenue, Nantucket, MA 02554, Board of Appeals File No. 051-05, 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 a pre-existing nonconforming structure/use). Applicant proposes to extend an existing first-floor deck by about 14 feet in a southwesterly direction and construct an outdoor shower and staircase under the existing second-floor deck and within the existing footprint of the existing first-floor deck. The new deck would include an about 6' x 6' spa. Neither the deck nor spa would come any closer to the side yard lot lines than the existing structure or deck. As the Applicant's unit is part of a group of six conjoined town houses in the Tristram's Landing complex, the dwelling has a zero side yard setback and the deck also runs from lot line to lot line in a zoning district that requires a minimum side yard setback of ten feet. None of the units meet the side yard setback requirement and are said to pre-date the 1972 enactment of the Zoning By-law. The Premises is located at 76 ARKANSAS AVENUE, Assessor's Map 59.4, Parcel 42, Land Court Plan 3092-34, Lot 416. The property is zoned Residential-2. 2. The Decision is based upon the Application and the materials submitted with it and the testimony and evidence presented at the Hearing. The Planning Board made no recommendation rmding that the matter did not present any issues of planning concern. On file was a letter from 11 abutters proximate the Locus in support of the Applicant's project, including four of the five other owners of units in the same attached townhouse complex. 3. The Applicant represented that she is the owner of a unit that is one of six attached town houses. The other units vary from 12 feet wide to 16 feet, with the Applicant's being the largest at 24 feet wide, with all units having a zero side yard setback with the common walls dividing them. The units had originally been created as time-share units on one lot and at a point in the past, prior to the 1972 enactment of the Nantucket Zoning By-law, the units were subdivided into fee simple ownership. Applicant proposes to alter and expand a pre-existing nonconforming deck by extending it at the ground level back into the rear yard area by about 14 feet. Said new deck would continue at zero setbacks to link up with the immediate neighbor to the southeast as there is a deck that extends out about 12 feet at zero setbacks as well, and would be no closer to the side yard lot lines than Applicant's existing deck and structure. The deck would also contain a 6' x 6' spa. Under the existing second-floor deck and within the footprint of the existing first-floor deck, the Applicant is also proposing to construct an outdoor shower and screened circular staircase to the second floor. All have been approved by the Historic District Commission. The area has 12 other such complexes that have all been divided into fee simple lots, all with zero side yard setbacks, and were all constructed in the mid-1960's, prior to the 1972 enactment of the Nantucket Zoning By-law and thus grandfathered as to the setback nonconformities. There would be no intrusion into the required front or rear yard setback areas and the lot and the ground cover would continue to conform. Applicant stated that there were many such decks located on the rear sections of these units sited at zero feet and adding 14 more feet at ground level would have no impact on the neighborhood. The back yard is heavily screened by existing vegetation and an existing extensive playground set. 4. Based upon the foregoing, the Board finds that the area is largely comprised of attached townhouse units with zero side yard setbacks. The Board also finds that the area is now zoned Residential-2 with a required minimum side yard setback often feet, and should that be applied to these lots, in some cases there would be a negative building envelope, and in the Applicant's case a four-foot building corridor, not large enough to place even the 6' x 6' spa without encroaching into the required setback areas. The Board notes that the other units in this complex all have decks extending out the back and at zero side yard setbacks. In addition, the Board finds that there would be an increase of massing within the required side yard setback areas with the construction of the deck addition, stairway and outdoor shower, but said additions would not come any closer to the side yard lot lines than the existing structure or deck, and would not be substantially more detrimental to the neighborhood than the existing structure. In response to concerns expressed by some Board Members about the proposed zero side yard setback of the new deck, Applicant agreed to site the new deck no closer than one-foot from the southeasterly and northwesterly side yard lot lines. 5. Accordingly, by a vote of four in favor (Waine, Sevrens, Loftin, Koseatac) and one opposed (Toole), the Board GRANTS the requested relief by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33A to allow the project as proposed, including the outdoor shower and new staircase, based upon the following conditions: a. The new deck addition shall be limited to a maximum of 14 feet; b. The additions shall be in substantial conformity with the Certificate of Appropriateness No. 46,446, approved by the Historic District Commission, as may be amended; and c. The new deck addition shall be sited no closer to the southeasterly and northwesterly side yard lot lines than one foot. (BOA File No. 051-05) Dated August \ <D , 2005 o ir i_ e \Vain. - :R.e l~{ft'~ Edward S. Toole 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 WNING BOARD OF APPEALS will be held at 1:00 P.M., FRIDAY, AUGUST 12, 2005, IN THE CONFERENCE ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the Application of the following: DONELYNPRESLEYBOURKE BOARD OF APPEALS FILE NO. 051-05 Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By- law Section 139-33A (alteration/expansion of a pre-existing nonconforming structure/use). Applicant proposes to extend an existing first-floor deck by about 14 feet in a southwesterly direction. The new deck would include an about 6' x 6' spa. Neither the deck nor spa would come any closer to the side yard lot lines than the existing structure or deck. As the Applicant's unit is part of a group of six conjoined town houses in the Tristram's Landing complex, the dwelling has a zero side yard setback and the deck also runs from lot line to lot line in a zoning district that requires a minimum side yard setback often feet. None of the units meet the side yard setback requirement and are said to pre-date the 1972 enactment of the Zoning By-law. The Premises is located at 76 ARKANSAS AVENUE, Assessor's Map 59.4, Parcel 42, Land Court Plan 3092-34, Lot 416. The property is zoned Residential-2. AD R C~ (;kQ Dale W. Waine, Chairman THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR FURTHER INFORMATION. -~ - r'J U :.) \0 r " '') ( .r . ..,.. ." . ....}.. . NANTUCKEt ZONING BOARD OF APPEALS 'if i1 1 EAST CHESTNUT STREET NANTUCKET, MA 02554 APPLICATION FOR RELIEF CASE NO. 0 51--0 f ~EiJ300.00 Owner's name(s): Mailing address: ~----~--------------- Applicant's name(s): 0 e. V' Mailing address:, .L.r~ ~.. .. . . 'Locus'address: 7 Co Itrtan S('f,S f}-fJer)(~ Assessor'sMaplParcel:~, '-(/ '-12 ~ cour~fi Book&PagelPlanFile No.: '!tJ<{2".J,3'-1 .. Lot No.: 'ilt Date lot acquired:jQ./ t~ I.:/!Q. Deed Ref./Cert. of Title: I" S-7'i?' Zoning District: ~ - ~ paes on Lot- Commercial: NoneX Yes (describe) etf'"_ b..~d'.~ . . IGI~n/~U~ Residential: Number of dwellingsL Duplex . Apartments Rental Rooms . Bwrltding Date(s): All pre-date 7/721 or /C(~ r.s C ofO(s)1 Building Permit Nos: Previous Zoning Board Application Nos.: r_!Yl(J"1\f2- 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: ~_(~. ~ ::;J:jt:;r; 1J~~~;ft; ahaJv- N jO-1-i:' ~ C1!1ck: WaJ({f.&It (1;(;;&12. CVV\ of ~tIS ~ I )(.(g / )9- (!V2 ~ ( S:-1fJO-.' 7ItsL. r 'I..W ~,&Jct~. " fz0>11 ~. ~ 1(5 s;wU0L ~OJ)- rr~(c~ t?c;; y. a (P . Un~.:r 'fm.en~ end- CIA- 7rr:r-r-raPh '.> aY1oJJ/n~. . ~~) I certify that the information contained herein is substantially complete and true to the besl of my knowledge, under e pains and penalties of perjury. -. ,--'" SIGNATURE: Applicant ~ttorneY/Agent (If not owner or owner's torney, please enclose p,roQf of agency to bring this matter before the Board) -..A,/ FOR ZB OFFICE USE . Application received on: it.Y.llL By: Complete: Need copies?: ~ Filed with Town Clerk~ d'J:J') PlanningHo,rct: I. 1_ Building Dept.:_I-'_'lrY) <zj /' Fee deposi~ed with Town Treasurer;-1l~lDBy:~Waiver ~qu~ted1:-:--Gran~d: /dd Hearing notice posted with Town Clerk: <")7dfOSMailed:.2/2S/C)~ I&M(? !l:!J2 J & it ill.Q.l Hearlng(s) held on:_I_I_ Opened 00:--1_1_ Continued to:-'_I_ Withdrawn?:_I_/_ DECISION DUE BY:_/_I_ Made:_/_I_ Filed wrrown Clerk:_I_I_ Mailed:_/_/_ ..--' I" '2" "5 INfORM COMPILED AlION SHOWN H AND PlAN fROM AERIAL PHOTOOEREON WAS CONSTRUE~ Of RECORD AND IS RAPHS, DEEDS, M;Y fOIl CQNAS HAVING SUFflCl~N T TO IE VfYANCE. T ACCUR- -, ... .......:::::.:.::. ~ -... 174 ~'l rl' Ie O\\'U NANT l\lasH .. (N.C. I D...... ~1;- -1 H "- ....... --1 .i..~.. ..".......-.....:.. --:a....~ ...._-~ ~~ 1 t,r~~ $~~~ ~ ~ Id Q o ~ v ~- - ~ ~ i ~~ ~ ~ .~ I ~~ ~ ~ ~ u J5--.... ~, - ~~!f .~~ c: z~ ~~ ~J~<:J HI/ -- \ I '>! r ' - - \U ,,- ',- , ~ ...... I \.::.:: -'1: d /"'f:- ~ ~ ~ ....1-. 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I , '\ c-/ / ,.~ , I / , I ~/ /.......-, ./ '~ \ " , I i', : , 1/ ' \ i ,', . 1\ " I \ ,I " " / / ,.' / ,/ i " / I L_t___J_ i / V~\ '0 <' \ /- o /- 12\ \ \ " " /<~/ \, i :\ I ' I / t / , , I ........ ~,-, / r ^, I r- ~ r .~ -J ~ '\ ~~ ~~-r ~ ~ '~i 1 U '--t 6-30-2005 Town of Nantucket A TIN: Planning Board RE: 76 Arkansas Avenue Request for Extension of Lower Deck/Addition of Jacuzzi As neighbors of Martin and Doneyn Bourke, located at 76 Arkansas Avenue, we have no objection and agree with their plans to extend their lower deck and add a jacuzzi to this deck. Should you have any questions, you may contact us directly. Signed: Phone: o (4( - ~~\ \z[({d Arc)~~ - d{~ Name: Address: Name: ~ :2 AtvE S" o~- .::2~-- ,65"7/(J Address: Phone: Name: Phone: I ')0 0lJ&~ OM:.. 6o~-~- bJ3'1 Address: Name: Address: ~ ~. qE-LL-e; (;;, ~ A-<z-~ VoIS/.>-5 A-v ~ Phone: b~ ~ - ~ 1...- -6 - D ~ 0:> Name: Address: Phone: Name: Address: Phone: Name: Address: Phone: Name: Address: Phone: Name: Address: Phone: ~8 ~~~ 2-28 -c {Orf ~(03 7 ~fW9{ w4rf :SrWztut an -1~o ~k~ 5:&:J 4,32--' 5'8g- s.~b--r~q1 \-~ 'B~.;}- Gs~ Air ~<;"y,s ' ^v<:.. ' 50 ~ -:>2-5 - D 7 'i-t::> ~. 12 ,4,fV(A-NSA-5 AVe. .(O~ -2Zr' 2,)~ 1- Page - 2 - .. Name: Address: Phone: Name: Address: Phone: Name: Address: Phone: Name: Address: Phone: Name: Address: Phone: Name: Address: Phone: Page - 3 - " 1) 5. /)0 Town of Nantucket RECEIVED BOARD OF ASSESSORS JUL 0 1 2005 . TOWN OF NANTUCKET,MA ZONING BOARD OF APPEALS LIST OF PARTIES IN INTEREST IN THE MADER OF TIlE PETITION OF PROPERTv,OWJiER"..,O~.".t?~"."., MAILING AD~RESS...... ............ ...... ')j:" '1..................~.... /7... ". PROPERTY LOCATION........7&?....~..~.. 'ASSESSORS MAPIPARCEf:...... .5.9..7::..-:'. .7!.~...................... APPLICANT", ,...., ,.,.V~...~,.".,......, ,.. SEE A IT ACHED PAGES I certify that the foregoing is a list of persons who are owners of abutting property, oWne~ of 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 the. property lirie of owner's property, all as they appear ?n the most recent applicable tax list (M:.G.L. c. 40A, Section 11 Zoning Code Chapter D9. Section 139-29D (2) - ~_ 6 e2t1J!:'- (7'" .:?T.....1'........... DATE' ~ . -. a~~ ...~....... .' ASSESSOR'S OFFICE Town of Nantucket t!l Z ~~ tIl I-l . ..:IE-< tIlr:l ~tl ~~ ~ 01 I 0 .~ ., .. u oS "' " u ~ ... 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