HomeMy WebLinkAbout056-05
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TOWN 'OF NANTUCKET
OARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: A-ucfU9T / g , 2005
To: Parties in Interest and Others concerned with the
Decision of the BOARD-OF APPEALS in the Application of the
following:
Owner/Applicant:
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Application No.:
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Enclosed is the Decision of the BOARD OF APPEALS which ha~
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 Becision must be given
to the Town Clerk so as to be received within such TWENTY
(20) days.
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Pct~ LV . Wa lh-el
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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 9139-301 (SPECIAL PERMITS); ~139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
16 Shell Street, Siasconset
Assessor's Map 73.1.3, Parcel 85
Sconset-Old -Historic
Plan Book 13, Page 18
Deed Ref. 635/226
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals, on
Friday, August 12,2005, 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 (056-05) of NANNETTE F. ORR
of 16 Holly Hill Lane, Katonah, NY 10536, in connection with property known as
16 Shell Street, Siasconst, Massachusetts.
2. 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 alter the non-conforming
main dwelling which is less than one foot from the northerly side yard lot line,
by replacing the foundation and thereby raising the building less than one foot
above its existing height within the setback, though the structure would continue
to be less than the maximum height allowed under the Zoning By-law of 30 feet.
As part of the project, the Applicant also seeks permission to demolish the rear
"ell" and reconstruct a new addition in the substantially the same location at a
point no closer than about 0.3 feet from the northerly side yard lot line in a
district that requires a minimum side yard setback of five feet. The setback
intrusion would be reduced as the length of the rear ell would be reduced. A
new shed roof would also be constructed and a conforming about 78-foot
addition would be constructed onto the westerly rear portion of the
reconstructed addition.. In the alternative, or to the extent necessary, Applicant
also seeks a relief by V ARIANCE from the provisions of Nantucket Zoning By-
law Section 139-16A to permit the reconstruction of said portion of the building
within the setback as proposed. No change is proposed for the secondary
dwelling located to the rear of the property. In addition, the Locus is
nonconforming as to frontage with the Lot having a frontage of about 42.9 feet
along Shell Street, in a district that requires a minimum of 50 feet; and as to the
siting of a separate shed on the property that is sited as close as about 0.8 feet
from the northerly side yard lot line. The Locus is conforming as to parking,
front yard setback, ground cover and lot area.
The Premises is located at 16 SHELL STREET, SIASCONSET,
Assessor's Map 73.1.3, Parcel 85, Plan 13, Page 18. The property is zoned
Residential-Old-Historic.
3. Our decision is based upon the application and accompanying
materials, and representations and testimony received at our public hearing. The
Planning Board made no recommendation finding that the application did not
present any issues of planning concern. There was no opposition expressed
either in letter or in person. A letter from an immediate abutter to the south was
on file stating that there was no objection to the project as proposed.
4. Applicant, through counsel, represented that Premises was
improved with a nonconforming primary single-family dwelling that was
constructed prior to the 1972 enactment of the Zoning By-law, (clearly visible in
its present configuration on a 1957 aerial in the town records) and a conforming
secondary dwelling. Though the lot was conforming as to lot size, groundcover,
front yard setback and parking, it was nonconforming as to frontage and side
yard setback requirements with the primary structure being sited as close as zero
feet from a portion of the northerly side yard lot line in a district that requires a
minimum side yard setback of five feet. The Applicant now proposes to raise the
nonconforming dwelling by placing a new foundation under it in substantially
the same location as it presently is situated with a new shed roof. In addition, the
Applicant proposes to demolish and reconstruct the rear addition, without
coming any closer to the northerly side yard lot line than the existing remaining
portion of the structure, at about 0.4 feet, and construct an about 78 square-foot
conforming addition onto the southerly part of the new rear addition. Applicant
stated that the project had been approved by the Historic District Commission in
Certificate of Appropriateness No. 46,296.
5. Therefore, based upon the foregoing, the Board finds that the
proposed project, the demolition and reconstruction of the rear addition and the
raising of the structure to construct a new foundation, would increase the
massing of the structure within the required northerly five-foot side yard setback
area. However, the Board further finds that said reconstructed addition and new
foundation would not be substantially more detrimental to the neighborhood
than the existing nonconformity, given that the addition would be sited no closer
than the existing dwelling. Such a grant of relief would be consistent with
similar relief granted to abutters in the same neighborhood and maintaining the
siting of the structure within the northerly side yard setback area would be in
harmony with the siting of several other structures within this historic
neighborhood.
2
6. Accordingly, the Board of Appeals, by a UNANIMOUS vote,
GRANTS the requested relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33A to permit the demolition and reconstruction of the rear
addition, construction of a new foundation, including construction of a
conforming addition, upon the following conditions:
a. The addition shall be constructed in substantial conformance
with "Proposed Conditions - Plot Plan to Accompany Board of Appeals
Application", done by Jeffrey L. Blackwell, licensed surveyor, dated August 3,
2005, a reduced copy of which is attached hereto as Exhibit A;
b. The addition shall be constructed in substantial conformance
with the Certificate of Appropriateness No. 46,296, related to the new
foundation, demolition and construction of the new additions, approved by the
Historic District Commission, as may be amended;
c. The newly reconstructed rear addition shall be sited no
closer than 0.4 feet from the northerly side yard lot line;
d. The structure shall not be raised due to the construction of
the new foundation more than a maximum of twelve inches above its current
elevation; and
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&W.'OJ A.,)p~als Application
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NfI,ntuc1cet, Massachusetts
SCAlE: 1-= 20' DATE: AUG-. 3 ) 2.005
Owner: . .NA~I-{~1:""(f; . t. .q~~. . . . . . . . .
cimNAl SIGNED AND STAMPED COPIES OF llilS PLAN MAY BE
PltIlQa)'PIED BY 'RiE BOARD Of APPE:AlS OR. THE NANruCKET ,
CIlIIIHIIl" ,REmSmY Of DEEDS fOR RE.tORDING PURPOSES.
IN ,CISES' OF ~ANaES ~ 'INFORI.WlON. CONTAINED
HEIIIllf AND \1N'AImloom PMOlOOOPlES Of THIS PlAN, ONlY
ORlSMlY SfAMPB) ANI) ENDORSrDED COPIES SHAlL BE
A~m BY 1l'IE CERllf'YING LAND S\JMYOR.
llilS PLOT PtAN W1S PREPAHEO TO ACCOMPANY AN APPLJCATION
TO THE NAlmJCm BOARD OF APPrJ..lS AND IS NOT TO BE
CONS1UlERm A. ML IN$fRUt./OO. S!JRlJEY.
n1IS PLANSH()tllll
FENce.. Hi.'OOES OR 0 11iE PREMISES.
lHEPROPOOY LINES SHOWN RELY ON CVRROOOEEOS AND Pl.ANS
OF RECOOD. '
DeedjCert.: 131S.9>?? .Ri..Z~ Pion: EK..I;3. {G..IfJ. ;
Tox Mop: .T?: I:~-: ~B Locus: ~l~. ~H.E.l~ .~T.. . . .
THIS PLOT PLAN IS NOT,A CER11f)~noN I>S TO TO TIlE TITlE OR B,rJ"mU .. AS'o'O"u",'ES r.
OWNIl5Ii1P Of THE PROPERlY SHOWN. OWNERS Of ADJOINING PROPERTIESJ.I4lot. .... .. . Clli t.}. IIUll. , lnc.
ARt Sl(QWN ACCORDING TO CURRM TOWN OF'. NANTUCKET ASSESSOR Professflm4l lAnd Surveyors
AIt.GRms. . ZOTea.sdaZe Circle
, ,:&:: J: N~~B~U[D FOR ANY OTHER PURPOSE ~ ~ Nantuckett, . ~etts 02554
, & Anockrtlls Inc. ______ FBK.: /r;, - /01 J44. (50B) 228-90Z6 - 54Z3,
.,..".-,~._.___~___. "_' __ ___.__'.J p ___. __~_ '...._ .__ ..
--------- -
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:
NANNETTE F. ORR
BOARD OF APPEALS FILE NO. 056-05
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 alter the non-conforming main dwelling which is
less than one foot from the northerly side yard lot line, by replacing the foundation and
thereby raising the building less than one foot above its existing height within the
setback, though the structure would continue to be less than the maximum height allowed
under the Zoning By-law of30 feet. As part of the project, the Applicant also seeks
permission to demolish the rear "ell" and reconstruct a new addition in the substantially
the same location at a point no closer than about 0.3 feet from the northerly side yard lot
line in a district that requires a minimum side yard setback of five feet. The setback
intrusion would be reduced as the length of the rear ell would be reduced. A new shed
roof would also be constructed and a conforming about 78-foot addition would be
constructed onto the westerly rear portion ofthe reconstructed addition.. In the
alternative, or to the extent necessary, Applicant also seeks a relief by VARIANCE from
the provisions of Nantucket Zoning By-law Section 139-16A to permit the reconstruction
of said portion of the building within the setback as proposed. No change is proposed for
the secondary dwelling located to the rear of the property. In addition, the Locus is
nonconforming as to frontage with the Lot having a frontage of about 42.9 feet along
Shell Street, in a district that requires a minimum of 50 feet; and as to the siting of a
separate shed on the property that is sited as close as about 0.8 feet from the northerly
side yard lot line. The Locus is conforming as to parking, front yard setback, ground
cover and lot area.
The Premises is located at 16 SHELL STREET, SIASCONSET, Assessor'~
Map 73.1.3, Parcel 85, Plan 13, P 18. e prop is zon ResidentiaJ..Old-Historic.
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Dale W.Waine, Chairman
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
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NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
CASE NO.O,S-(-;----(]'\'-
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s): Nannette F. Orr
Mailing address: 16 Hollv Hill Lane. Katonah. NY 10536
Applicant's name(s): same
Mailing address:
Locus address: 16 Shell Street. Sconset
Plan Book & Page: 13/18
Date lot acquired: 9/27/99 Deed Ref.: 635/226
Assessor's Map/Parcel: 73.1.3/85
Lot No.:
Zoning District: ROH
Uses on Lot - Commercial: Nonel Yes (describe)
Residential: Number of dwellings~ Duplex_ Apartments_Rental Rooms
Building Date(s): All pre-date 7/72? or Second dwelling in 1994 C of O(s)? ves
Building Permit Nos: 11509-94. 11997-95
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:
See attached Addendum
~~
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I certify that the information contained herein is substantially complete and true to the bestM my
knowledge, under the pains and penalties of perjury. ..~~
Nannette F. Orr':')
~~
Addendum A
Application of Nannette F. Orr
The Applicant seeks a Special Permit pursuant to Section 139-33A to alter the
validly pre-existing, non-conforming main dwelling which is less than one foot
from the property line as shown on the attached plan prepared by Blackwell &
Associates, by replacing the foundation and thereby raising the building less
than one foot above its existing height within the setback. As part of the project,
the Applicant also seeks permission to demolish the rear" ell" and reconstruct it
in the exact same location with a new shed roof that has been approved by the
Historic District Commission. The proposed approximately 78 sq. ft. addition
shown on the attached architect's site plans and elevation drawings will be
constructed so as to comply with the 5 foot setback requirement. In the
alternative, or to the extent required, Applicant seeks a Variance to permit the
reconstruction of a portion of the building within the setback. '?-tRMA SQQ), 'ffV' '~9 -1 ~ fs
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Application
Locus Map of Nannette F.
16 Shell St
reet, 's
conset
Orr
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MIN. AREA: . . . . . S:~~. ~. ':"'. .
MIN. FRONTAGE: '. . ~q fT. . .
FRONT YARD 5.8.: . 1'19':1~. . .
REAR 4 SIDE S. B. : .~r;~ . . .
GROUND COVER (Yo,: . .5'.0. '\I,.. .
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MAR.Y E. ',JARD
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TO: N;::;t-l.t./~Tle::.:. .~< . . . . . . . . . . .
. . . . . . . . ; . . . . . . . . . . AND NO OTHERS.
I CERTIFY, TO THE BEST OF lAY KNOWlEDGE, THAT THE
PREWS,ES SHOWN ARE LOCATED IN FLOOD HAZARD ZONE:
. . . '/.... . . DEUNEAT~ ON F.LR.t.I. / COMMUNITY PANEl
NUfJBER 250230-00t'. . . . . D. BY THE FEDERAL
EMERGENCY lAANAGEMEtfT AGENCY. EfFECTIVE DATE OF
MAPS: JUNE 3, 1986 AND IS PERIODICALLY RE.V1SED.
THIS INSPECTION PLAN WIS PREPARED FOR. MORTGAGE PURPOSES
ONLY AND IS NOT TO BE CONSIDERED A FULL INSTRUMENT SURVEY.
THIS PLAN SHOULD NOT BE USED TO ESTABLISH PROPERTY LINES.
FENCES, HEDGES OR M'( ANCIllARY STRUCTURES ON THE PREMISES.
THE PROPERTY LINES SHOWN RELY ON CURRENT DEEDS AND PLANS
OF RECORD.
THIS INSPECTION PLAN IS NOT A CERTlFlCATlON PS TO THE TITLE OR
OWNERSHIP OF THE PROPERTY SHOWN. OWNERS OF ADJOINING PROPERTIES
ARE SHOWN ACCORDING TO CURRENT TOWN OF NANTUCKET PSSESSOR
RECORDS.
THIS PlAN SHAU. NOT BE USED FOR >>N OTHER PURPOSE OTHER THAN
ITS INTENDED USE STATED ABOVE.
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Owner: ~.RW(hq:). .S{17.o.;!/II9.N.'. . . .
Deed/~.'3<.443 ~1..3./. Plan:~/.?./7 /~. . .
Tax MaP:7~'/.~'~-? Locus:~~.G~ .~.
@8lockwell & As'sociales Inc.
INOT TO BE RECORDED I
BLACKWELL &- ASSOCIATES, Inc.
PTofessWnal Land Surveyors
6 Young's Way
NrLntucket, Massachusetts 02554
(508) 228-9026 R-5"423
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Town of Nantucket
- RECEIVED
BOARD OF ASSESSORS
l JUL'O 6 2005
TOWN OF
NANTuCKET, MA
ZONING BOARD OF APPEALS
\
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF
PROPERTY OWNERH.~.f~/J~H.~~;I?;;:j.~~.~.HNH.H.~. d PM!,,, 4: .Av J
MAILING ADDRESSH. H...... .'Ii. ../-~. H. ...,... j..H H. ... ,.... 'Y.[};' J
PROPERTY LOCATION... ..I.~... .Slt ~(!... ..Q~ ....S'~s.~t... ... ....
ASSESSORS MAP/PARCEL.....? ~..: /:. ~ /. ~~.............................
APPLICANT... ... .N..'1.~.f!..~./:~.. .6....9 r..~. ... ... ... .... ................. ... '" ...
SEE ATTACHED PAGES
I certify that the foregoing is a list of persons who are owners of abutting property, owners of
land directly opposite on any public or private street.or way; and abutters of the abutters and all
other land owners within 300 feet of the property Ilrie 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 139-29D (2)
J:!r....?;... d?P.S-
DATE
~..a.~
-
ASSESSOR'S OFFICE
Town of Nantucket
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