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HomeMy WebLinkAbout072-05 TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: CJCPok2er ;:2(/ ' 20 os- To: Parties in Interest and Others concerned with the DecIsion of the BOARD OF APPEALS in the Application of the following: Application No.: () 7 L ~OS- Owner/Applicant: -ka~ev--( ~~ b. Vd"bOS'€ QY\d! ir-.on'€- ~ . -feWI nIT VlJ sfee 09- VYbn'e e,. ~nn10 tR euao Info ~u;:+ ( ()(jJ('f{' oY\& ~nb.("\c- tv. ~ ?aJc ora Abncu M. \L02Q~ Cb()'tro c+- (()c.xc },(t~ ~ 7,. Enclosed is t~e 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 complaint and certified copy of the Decision must be given to the Town Clerk so as to be received within such TWENTY (20) days. ~~~ j ___~- '\ i ~ /---------- DJ( e.. ~iL \ 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); ~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 Assessor's Map 42.3.2 Parcel 134 ROH 31 Orange Street Deed Ref. 655/84 DECISION: 1. At a public hearing of the Nantucket Zoning Board of Appeals, on Friday, October 14, 2005, at 1:00 P.M., in the Conference Room, Town Annex Building, 37 Washington Street, Nantucket, Massachusetts, the Board made the following Decision on the Application of KATHERINE B. MOOSE AND MARIE B. PERRIN, TRUSTEE OF MARIE B. PERRIN REVOCABLE TRUST, OWNER, AND FOR MARK N. KOZAK AND NANCY M. KOZAK, CONTRACT PURCHASERS, c/o Reade, Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669, Nantucket, Massachusetts 02584, File No. 072-05: 2. Applicants (Kozaks) are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33E(2) (a). Applicants propose to demolish a total of about 130 square feet of the existing garage on both the northerly and westerly sides, eliminating the current side and rear yard setback nonconformi ties, and to construct an about 638 square-foot two story addition onto the rear of the dwelling, that would conform to setback requirements, in order to connect the existing single- family dwelling to the garage and convert the use of the garage into interior living space. The existing ground cover ratio is about 29.4 %. The new ground cover ratio would be about 41 % (or about 1,898 square feet). The Locus is nonconforming as to lot size with the lot having an area of about 4,700 square feet, in a district that requires a minimum lot size of 5,000 square feet; and as to setbacks with the garage currently sited as close as about 1.6 feet from the northerly side yard lot line and as close as about 1.6 feet from the rear yard lot line, in a district that requires a minimum side and rear yard setback of five feet. The Premises is located at 31 ORANGE STREET, Assessor's Map 42.3.2, Parcel 134, no plan on record, Deed Ref. 655/84. The property is zoned Residential-Old-Historic. 3. Our Decision is based upon the Application and accompanYlng materials, and representations and testimony received at our public hearing. The Planning Board made no recommendation as the matter was not of planning concern. There was one letter from the closest abutter to the north, expressing concern about the size of the proposed addition and the impact on her property. 4. Applicants, through counsel, represented that there currently existed upon the property a single-family dwelling and separa te garage to the rear. The prospective purchasers of the property proposed to build an addition onto the westerly rear side of the dwelling in order to annex the garage to the house, and convert the garage and addition area into interior living space. Such addition would allow enlargement of the existing kitchen and sleeping quarters, and would enable the living room to be relocated away from busy Orange Street, towards the back of the house. As part of the proposed alteration, existing northerly side and westerly rear yard setback violations of the garage would be eliminated. All required parking would still be provided on site. Applicants further stated that the impact on the immediately abutting property to the north would be mitigated as the addition would be conforming as to setback requirements, the setback violations of the garage would be eliminated, and there is an existing six-foot fence and a large privet hedge on the common lot line. The lot contained a ground cover of approximately 1390 square feet, and a ground cover ratio of about 29.4%. The Premises was located in an area that was substantially comprised of lots that did not comply with the minimum lot size requirement of 5,000 square feet and that also contained ground cover ratios far in excess of the maximum allowed of 30% for subminimum lots and 50% for conforming lots. The subject lot had a lot area of about 4,700 square feet, only about 300 feet less than what was required. Applicants stated that the addition, raising the ground cover to about 1,898 square feet, with a ground cover ratio of about 41%, would be in harmony with the context of the historic neighborhood within which it was situated. The existing house had a ridge height of approximately 27 feet, which was consistent with the neighborhood that contained a number of taller structures in the neighborhood that had ridge heights of over the maximum allowed of 30 feet. The Applicants stated that the ridge height of the new addition would not exceed 25 feet in height. Applicants had not obtained a Certificate of Appropriateness from the Nantucket Historic District Commission prior to the meeting and were asking that the Board establish a building envelope and maximum ground cover within which to construct the new addition. 5. Based upon the foregoing, the Board finds that the scope of the proposed work upon completion of the construction would result in a dwelling that would be similar in size, ground cover and height to other dwellings in the neighborhood, and the Board further finds that such increase in permitted ground cover shall not be substantially more detrimental to the neighborhood, than the existing nonconformity, and there would be a benefit to the public with the existing setback violations of the garage structure being entirely removed. 6. Accordingly, the Board of Appeals, by a UNANIMOUS vote, GRANTS the requested SPECIAL PERMIT relief under Nantucket Zoning By-Law S:139-33.E. (2) (a) to allow the lncrease of ground cover from about 1,390 square feet to about 1,898 square feet, with the ground cover ratio to increase from about 29.4% to about 41%, in order to allow the construction of the addition as proposed. Said relief is granted subject to the conditions enumerated below: (a) Total ground cover on the lot shall not exceed 41%; (b) The ridge height of~~re new addition shall not exceed 25 feet and~~~et all setback requirements; and i r -,!.\i t~ (c) Existing side and rear yard setback violations shall be eliminated. Dated: October 2{j;, 2005 ~ c. Edward Murphy 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, OCTOBER 14, 2005, IN THE CONFERENCE ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the Application of the following: KATHERINE B. MOOSE AND MARIE B. PERRIN, TRUSTEE OF MARIE B. PERRIN REVOCABLE TRUST, OWNER, AND FOR MARK N. KOZAK AND NANCY M. KOZAK, CONTRACT PURCHASERS BOARD OF APPEALS FILE NO. 072-05 Applicants (Kozaks) are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33E(2)(a). Applicants propose to demolish a total of about 130 square feet of the existing garage on both the northerly and westerly sides, eliminating the current side and rear yard setback nonconfonnities, and to construct an about 638 square-foot two story addition onto the rear of the dwelling, that would conform to setback requirements, in order to connect the existing single-family dwelling to the garage and convert the use of the garage into interior living space. The existing ground cover ratio is about 29.4%. The new ground cover ratio would be about 41 % (or about 1,898 square feet). The Locus is nonconforming as to lot size with the lot having an area of about 4,700 square feet, in a district that requires a minimum lot size of 5,000 square feet; and as to setbacks with the garage currently sited as close as about 1.6 feet from the northerly side yard lot line and as close as about 1.6 feet from the rear yard lot line, in a district that requires a minimum side and rear yard setback of five feet. The Premises is located at 31 ORANGE STREET, Assessor's Map 42.3.2, Parcel 134, no plan on record, Deed Ref. 655/84. The property is zoned Residential-Old- Historic_ M;Q ~ ClJ~VV\ Q" Dale Waine, Chairman 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, MA 02554 CASE NO. 07l~~ FEE: $300.00 APPLICATION FOR RELIEF Owner's name(s):_Katherine B. Moose and Marie B. Perrin, Trustee ('y'p.(! e i> .~ n P-€ () . Tf'US'r- Mailing address:_ll Conduit Street, Annapolis, Maryland 21401 Applicant's name(s):_Mark N. Kozak and Nancy M. Kozak (contract purchaser) Mailing address: c/o Reade, Gullicksen, Hanley & Gifford, LLP , Post Office Box 2669, Nantucket, MA Locus address:_31 Orange Street Assessor's Map/Parcel:_ 42.3.2-134 Land Court Plan/Plan Book & Page/Plan File No.:_none Lot No.: Date lot acquired:3/2112000 Deed Ref./Cert. of Title:Bk655, Page 84_Zoning District:_ROH_ Uses on Lot - Commercial: None x Residential: Number of dwellings_1_ Duplex_ Apartments_RentaIRri~ms Building Date(s): All pre-date 7/72?,yes_ or Building Permit Nos:_none Previous Zoning Board Application Nos.:_none C of O(s)? , '" -, .' State below or on a separate addendum specific relief sought (Special Permit, Variance, Apj;'eal), Section of the Zoning By-law, and supporting details, grounds for grant of relief, listing any existing nonconformities: Applicant requests a Special Permit pursuant to ~139-33.E.(2)(a) to allow for ground cover on an undersized lot to exceed 30%, where required ground cover for conforming lots in the district is 50% . The Premises consist of a 4700!,. square foot lot in a district which requires 5000 square feet of lot area, improved with a single family dwelling and garage, having current ground cover of 29.4%+. The garage is nonconforming as to side and rear yard setbacks. Applicant proposes to demolish a 130 square foot portion of the garage eliminating side and rear yard setback nonconformities, and to construct a 638 square foot two storY addition, so as to connect the garage structure to the existing dwelling. Resulting ground cover on the lot will be 1,8982: square feet. mCA '" . qr! - (tl~ 'O?f- <tt 70 I certify that the in ormation contai ed herein is substantially complete and true to the best of my knowledge, unde e pains and pe alties of perjury. SIGNATURE: Applicant Attorney/Agent_X_ (If not owner 0 owner's attorne~ please enel se pro f of agency to bring this tter before the Board) /J / FO ZB FICE USE Application received on:;J..l.J_IOS By: Complete: _ Filed with Town Clerk:~/R/OrPlanning Board: mg ep .:_ __ Fee deposited with Town Treasurer:--1;; tQL By: Waiver req~sted?: Granted:~~_ Hearing notice posted with Town Clerk:r;r.rzJ 1_ Mailed:_1/Zd.l?J I&M:.j/l!JJOJ"'-& JQICP-/~ Hearing(s) held on:_I_I_ Opened on:~_I_ Continued to:_/~_ Withdrawn?:_I_I_ DECISION DUE BY:_I_I_ Made:_I_I_ Filed wiT own Clerk:~_I_ Mailed: 1 1 --- DECISION APPEALED?: 1 1 SUPERIOR COURT: --- LAND COURT Form 4/03103 ,~ T "ilEA 70 .5 ~ ,T~ ,1& ,11 :.00.\ 1" ~\c; ~!::l 1tj1:: ~ z ~ .-4 0:;- ~ ~ ~ .... ~C\j ~)t: ~o ~~ I~ ~:g ~!<: ~'Q! 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I'll E ... o .... c is <<l;fl. ~~.... ~ ~~ ~ '1) B CD 8 _CD'O OC/)ij)-g (I)...I--':::J c::: ' c::: ttI n o ,= e CD c:; N:::ELLD:::<.') ell C C o N ~ ~ CQ_N NQ)O ~ o~~ C:~Q)__ :2 C)~ r-'5~C::::O ..-"QL..e:!::J '-'oc(CQOc ~~~;;~ :# / 'f / 00 Town of Nantucket ZONING BOARD OF APPEAL~ RECEIVED BOARD OF ASSESSORS SEP 0 2 2005 , TOWN OF NANTucKET, MA LIST OF P MTlES IN INTEREST IN THE MA ITER OF THE PETITION OF .... PROPER-j-yOw,jERIf~q,~.'t._q~ ~ MA J L rN GAD D RE S S .. . .. . .. .. , . . .. .. . .. , .. . .. . : .. .. . .. . .. . . .. .. . .. .. .. .. . .. .. . . .. . . .. .. . .. PROPERTY LOCATION, q..,.. ,J.I..,' ,@~..,~,,:,' ,,", _, -ASSESSORS MAPIPARCEL:...... f~...?~. ..:. .(j.L/:.........,...,....... A P P L I C A NT.. . . .. .. . . .. ... . . .. .. .. , .. . .. . .. . . .. .. . .. .. .. . . . .. . .. . .. . .. . .. . , .. .. . . .. .. . .. .. . . . .. SEE AITACHED PAGES I certify tbat the foregoing is a list of persons wbo &.re owners of abutting property, Owners or land direclly opposite on lny public or private street or way; and &.butten of the abutters and all other land Owners within 300 feet of the. property line of owner's property, all as they appear?n . the most recent applicable tax list (M,Q,L. c. 40A, Section 11 Zoning Code Chapter 139~ Seclion 139.29D (2) ~,.. ,2." ;g~(J S- J1- /J~ ~~.v.~.. DATE . ASSESSOR'S OFFICE Town of Nantucket 3 ~ ~ ., ~ u o .. 6 ~ ~ .. ~ .. ., ~ .. g OJ i': I ~ i f-4 fo4 f-4 (-I E-t (-I (-I tn l:I). tn l:I). tn tn rn l-I OJ .. M ~ ~ ~ ~ M ~ tn ~ 0 0 0 0 0 0 0 = 2 ~ ~ ~ ~ ~ ~ ~ ~ ~ ::; ... ... ... .. .. (-I l-t en ItIlI 00 00 .. '" ClI: P:: H H H H .( .( .( .( II< ILo .. .. .. .. m tn (-I (-I (-I (-I (-I (-I (-I (-I tn tn m tn tn m tn tn (-I .. .. 00 ~ 0 ~ z z z z ~ H H ~ g g 0 g g 8 8 g ClI: o ~ ~ ~ i ~ ~ 0 0 0 2 00 00 00 .. en ... 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