HomeMy WebLinkAbout092-05
TOWN .OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
30nool"
, 2CO(Q
To: Parties in Interest and Others concerned with the
-Decrsion-Oi the BOARD OF APPEALS in the Application of the
following:
Owner/Applicant:
()Q ~~05
G ,UCe., -e > 10(1 ontO f2C)~ft>/ cG.
Application No.:
----rd I \
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.
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.
NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
Assessor's Map 42.3.3, Parcel 23
9 Pine Street
Residential-Old Historic
No plan of record
Deed, Book 325, Page 8
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, December 9, 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 BRUCE E. TOLL and ROBBI E. TOLL,
c/o Reade, Gullicksen, Hanley & Gifford, LLP, Post Office Box
2669, Nantucket, Massachusetts 02584, File No. 092-05:
2. The Applicants are seeking relief by SPECIAL PERMIT
under Nantucket Zoning By-law ~139-33.A, for the alteration and
expansion of an allegedly pre-existing, nonconforming structure.
The Applicants propose to alter the nonconforming garage
structure upon the locus by placing a second story upon the
structure within the existing footprint, to be used as a studio.
The ridge height would be raised from about 16 feet to about 22
feet. The new addition would not come any closer to the lot
lines than the existing structure. The garage structure is
nonconforming as to side and rear yard setback requirements,
being sited as close as about 4.03 feet to the southerly side lot
line and as close as about 4.41 feet to the westerly rear yard
lot line; the minimum side and rear yard setback required in the
Residential-Old Historic zoning district is five feet. The
single-family dwelling upon the locus is nonconforming as to side
and rear setback as well, being sited with zero setback from the
northerly side yard lot line; however, no changes to the dwelling
are proposed under this Application. The locus is conforming as
to lot area, ground cover, frontage and front yard setback
requirements. The locus is situated at 9 PINE STREET, Assessor's
Map 42.3.3, Parcel 23, is not shown upon any recorded plan but is
described in deed recorded with Nantucket Deeds in Book 325, Page
8, and is within the Residential-Old Historic zoning district.
3. Our Decision is based upon the Application and
accompanying materials, and representations and testimony
recei ved at our public hearing. The Planning Board made no
recommendation, on the basis that no matter of planning concern
was presented. Except for the presentation by the Applicants'
representatives, there was no support or opposition presented at
the public hearing.
4. The Applicants, through counsel, stated that they
propose to alter the existing garage structure upon the locus, by
1
expanding it upward within the existing footprint, to contain a
studio not to be used for human habitation. The locus has a lot
area of about 5,048 square feet, in excess of the minimum of
5,000 square feet required in the Residential-Old Historic zoning
district, and accordingly the maximum ground cover ratio is 50%,
or 2,548 square feet. According to the plot plan by John J.
Shugrue, Inc., dated June 21, 2005, a reduced copy of which is
attached hereto as Exhibit A, present ground cover is about 2,163
square feet. The garage structure is nonconforming as to side
and rear setbacks, being at the closest points about 4.41 feet
from the westerly lot line and 4.03 feet from the southerly lot
line. The Applicants produced records from the Nantucket
Assessor's Office demonstrating that the garage was in existence
and assessed as a structure for the 1970 tax year, and thus pre-
existed the 1972 adoption of zoning (and later zoning amendments
which established the present setback requirements). The proposed
alterations have been approved by the Nantucket Historic District
Commission ("HDC") in Certificate of Appropriateness #47,056.
The Applicants do not propose to alter the dwelling upon the
locus at this time, and accordingly other dimensional
nonconformities affecting the dwelling are not relevant to this
application.
5. Based upon these facts, the Board of Appeals, by
UNANIMOUS vote, made the finding that the proposed alteration of
the garage structure, subject to the conditions herein set forth,
would not be substantially more detrimental to the neighborhood
than the existing nonconformities, and by the same UNANIMOUS vote
GRANTED relief by SPECIAL PERMIT under Nantucket Zoning By-law
~139-33.A, allowing the proposed alteration as requested by the
Applicants, subject to the following conditions:
(a) All work shall be done in substantial conformity
with the plans approved by the HDC under Certificate of
Appropriateness No. 47,056, as may be amended from time to time;
(b) The alterations shall be performed within the
existing footprint as shown upon the Exhibit A plan, with no
increase in the existing nonconformity as to setback distances;
(c) The new space added to the garage shall be used
for studio purposes, and shall not be used for human habitation;
(d) There shall be no further change in use of the
garage/studio structure without further relief from the Board of
Appeals; and
(e)
garage/studio
grade.
The maximum elevation of the ridge of the altered
structure shall not exceed 22 feet above mean
2
( BOA # 0 92 - 0 5 )
Dated: January~, 2006
/
Edward S. Toole
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NOTE I STRUCTURES PREDATES ZONING
THE STRUCTURES
ARE LOCATED AS SHDVN
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ZONINGI ROH
MINIMUMLDT SIZE'5,OOO S.F,
MINIMUM FRONTAGEI50 FT
FRONT YARD SETBACK,NONE
REAR '& SIDE SETBACKI5 FT
GROUND COVER RATIOI50%
PLOT PLAN Dr lAND IN
NANTUCKET, MA
SCAlEI 1'= 20'
DATE. JUNE 21, 2005
JOHN J. SHUGRUE, INC.
57 OLD SOUTH ROAD
NANTUCKET, MA 02554
FORI BRUCE ~ ROBBI TOLL
PARCEL NO, 23
'-'\.
:- 1 2005
, MWE
TOLL GARAGE STUDIO []
9 PINE STREET D E S I G N
SITE PLAN: 1 INCH = 20 FEET Ii MARK W. POOR. Boe. ue. 88t3.
P.O. BOX S303 . NANTUCKET, MA o2~e4
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. DECEMBER 9. 2005. IN THE CONFERENCE
ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
Massachusetts, on the Application of the following:
RRlTCF, R TOT ,T, A NO RORRT R TOT,f,
ROARD OF APPF,AI,S Fn,F, NO. f)92-O~
The Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning
By-law Section 139-33A (alteration/expansion of a pre-existing nonconforming
structure/use). The Applicants propose to alter the nonconforming garage structure upon
the locus by placing a second story upon the structure within the existing footprint, to be
used as a studio. The ridge height would be raised from about 16 feet to about 22 feet.
The new addition would not come any closer to the lot lines than the existing structure.
The garage structure is nonconforming as to side and rear yard setback requirements,
with it being sited as close as about 4.03 feet from the southerly side yard lot line, and as
close as about 4.41 feet from the westerly rear yard lot line in a district that requires a
minimum side and rear yard setback of five feet. The primary dwelling is nonconforming
as to side and rear yard setback as well, with it being sited as close as about zero feet
from the northerly side yard lot line and as close as about 0.22 feet from the westerly rear
yard lot line, with no changes proposed under this Application. The locus is conforming
to lot size, ground cover, frontage and front yard setback requirements.
The Premises is located at 9 PINE STREET, Assessor's Map 42.3.3, Parcel 23,
no plan of record, Deed Ref. 325/8. The M. is ZOned.Residential-OI~-HistOriC'
Q Q C UO~^Q^ 0_
Dale Waine, Chairman
Tms NOTICE IS A V AILABLE 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.Oq 2-.05
FEE: $300.00
APPLICA TION FOR RELIEF
Owner's name(s):
Mailing address:
Applicant's
name(s): Same
Mailing address:
Locus address:
Bruce E. ToO and Robbi E. Toll
c/o Reade. Gullicksen. Hanlev & Gifford. LLP
6 Youns:'s Wav. Post Office Box 2669. Nantucket. Massachusetts~2584
9 Pine Street Assessor's MaplParcel: 42.3.3-23. (No Dlan of record)
Date lot acquired: 5/15/89 Deed Ref.: 325-8 Zoning District: ROH
Uses on Lot - Commercial: None --L Yes (describe)
Residential: Number of dwellings~ Duplex_Apartments _ Ren~. Rooms
Building Date(s): An pre-date 7n2? x or
Building Permit Nos:
Previous Zoning Board Application Nos.:
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 nODconformities:
--
C of0(5)?
The applicants request a Special Permit under Nantucket Zoning By-law ~139-
33.A(S), in order to alter the pre-existing, nonconforming garage structure
upon the locus by placing a second story upon the structure, to be used as a
studio. The structure is nonconforming as to side and rear yard setback,
being sited about 4.41 feet at the closest point from the westerly side lot
line, and about 4.03 feet at the closest point from the southerly side lot
line. The dwelling upon the locus is nonconforming as to side yard setbacks,
being sited about 0.22 feet at the closest point from the westerly side lot
line and about 0.20 feet at the closest point from the easterly side lot line.
The locus is conforming as to area and ground cover ratio, and other work
which the applicants propose to perform will not affect the existing
nonconformities nor create new nonconformities.
I certify that the information contained herein is substantially complete and true to the best of my
knowledge, under the p- and penalties of . ury.
SIGNATURE:
Applicant
),
(If not owner or 0 ner's attorney, pleas enclose proof of agency to bring this m er before the Board)
FOR,zBA qFFICE USE
Application received on: 11.-,-1.)1 ~y: If., ~ U Complete: Need copie5~ _ ~. \
Filed with Town Clerk:Ll/..2U Q1121a1l4;ug a: 1 1_ Buitdblg Dept.;-, ~_dB~ ()--d
Fee deposited with Town Treasnrer:ilJ (j 10 lJBy: ]ifllj~/t.er req,!!,sted?:_ Granted: 1_1_
Hearing notice posted with Town Clerk:II}U loJ -Yailed: 1 12 Of I&M:.LL!Ub 1-& !IJ Lj:jJ~
Hearing(s) held on:_I-I_ Opened on:_I_I_ Continued to:-I_I_ Withdrawn?:_I_I_
DECISION DUE BY:_I_I_Made:_/~_ Filed wffown Oerk:_I_I_
Mailed:_I-1_
DECISION APPEALED?:-1_I_ SUPERIOR COURT:
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NOTE: STRUCTURES PREDATES ZONING
THE STRUCTURES
ARE LOCATED AS SHOVN
ZONINGI ROH
. MINIMUM LOT SIZE15,000 S.F.
MINIMUM FRONTAGE: 50 FT
FRONT YARD SETBACKINDNE
REAR & SIDE SETBACKl5 FT
GROUND COVER RATIO:50Y.
PLOT PLAN OF LAND IN
NANTUCKET, MA
SCALEr 1'= 20'
DA TEl JUNE 2t 2005
JOHN J. SHUGRUE) INC.
57 OLD SOUTH ROAD
NANTUCKET, MA 02554
FORI BRUCE & ROBBI TOLL
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ASSESSORS MAP 42.3.3
PARCEL NO. 23
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!TOLL GARAGE STUDIO
I 9 PINE STREET
L~rrJj _ P~~N: 1 INCH _ 20 !EET
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54
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In<l County of
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SHEET INDEX
PROfUSIOHAL ("GIMlIU'S . UGISTUlD lAND SUWY[YORS
14- f[DUAL ST.. NANTUCKU I MAli.
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;113231
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Town of Nantucket
RECEIVED
BOARD OF ASSESSORS
ZONING BOARD OF APPEAL~
OCT 2 7 2005
. TOWN OF
NANTUCKET, MA
LIST OF PARTIES IN INTEREST IN THE MA TIER OF THE PETITION OF '
PROPERTY OWNERHH.B.f'~~~H.R"H1.Q.l.\'H.~...r.o.W~.5']O II
MAl UNG A OQRESS... ~/.9, '~'~~~'~"" ,~,l!;t.~,~~~~!,:z;t"., .~.~~~.~y.. .~, .~,~~~,?~~.~. LLP
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PROPERTY LOCATION..,..,.....,.., '.. ........,.. ,......... ......,................, ....
A,SS ESSORS MAPI? ARCEL... ~.;;?:.~:.~,..~, ..?~...."".."..,."........
APPLICANT" ,~~,~,q~ ,-, ~':l.~M.~~~.~.r: /., ~?':.~!'::(,.~, ~~.~,~~:.~.'.. .~~~,....,...,....,
SEE ATTACHED PAGES
I ctn i fy that the foregoing is · Ii.. of persons who-are OWners of. butting ,,",peny. Owners 0 f .
land directly oPPOsite on any public or private street or waY;"'nd abutters of the abutters and all
Other land .oWners within 300 feet of the property line of Owner's property, alias they appear on
the most recent applicable tax list (M.G,L. c. 40A. Section 11 Zoning Code Chapter J 39.
Section 139.290 (2) ,
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