HomeMy WebLinkAbout004-02
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TOWN OF NANTUCKET
. BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Da te: 0iY1LOt :2J)-,:u:.n~
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.:
Enclosed is the Decision of the BOARD OF APPEAr,S 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 cer~ified copy of the Decision must be given
to the Town Clerk so as to be received within such TWENTY
(20) days.
~o~ ~~~
)J01\~ J. . ;- Chairman
cc: Town Clerk
Planning Board
Building Commissioner
.PLEASE NOTE: MOST SPECIAL PERMITS AND V~RIANCES HAVE A TIME
~IMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDING"TO NANTUCKET
ZONlrJ;J BY-LAW g139-30I (SPECIAL PERMITS) ~ 6139-321 (VARIANCES)
ANY :.VESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET WNING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
Assessor's Map 54.4.1
Parcel 93
R-l
5 Warren Street
Land Court Plan 23867-A
Lot 1
COT 3467
At a Public Hearing of the Nantucket Zoning Board of Appeals held at 1 :00 P.M.,
Friday, January 11,2002, in the Conference Room, Town Annex Building, 37
Washington Street, Nantucket, Massachusetts, on the Application of JOSEPH AND
BARBARA MCKEE, of 15 Wildflower Trail, Greenwich, CT 06831, Board of Appeals
File No. 004-02, the Board made the following Decision:
1. Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning
Bylaw Section 139-33A (alteration/expansion of a pre-existing nonconforming
structure/use). Applicants propose to construct an addition over a rear portion of an
existing garage structure within the northerly required five-foot rear yard and side yard
setback area, but coming no closer to those lot lines than the existing building. The new
addition would enable existing space to be used for storage and a studio, with the garage
area to be maintained. The Locus is nonconforming as to lot size with the Lot containing
about 4,539 square feet, in a district that requires a minimum lot size of 5,000 square feet;
as to ground cover, with the Lot containing about 35% of ground cover in a district that
allows a maximum ground cover ratio of 30%; as to setbacks with the dwelling sited as
close as about 3.4 feet from the westerly side yard lot line, and with the garage sited as
close as about 0.3 feet from the rear yard lot line and as close as about 0.2 feet from the
easterly side yard lot line, in a district that requires a minimum side and rear yard setback
of five (5) feet; and as to front yard setback with the dwelling being sited as close as 6.4
feet from the lot line along Warren Street.
The Premises is located at 5 WARREN STREET, Assessor's Map 54.4.1, Parcel
93, Land Court Plan 23867-A, Lot 1. The property is zoned Residential-I.
2. The Decision is based upon the Application and materials submitted with it and
the testimony and evidence presented at the hearing. The Planning Board made no
recommendation as the matter was not of planning concern. There were no letters on file
in favor or opposed.
3. Applicants represented that they wished to expand the interior space ofa pre-
existing nonconforming garage structure by constructing an addition over a rear portion
of the garage within the rear and side yard setback area, without coming any closer to the
lot line than the existing building, The new addition would allow more headroom and
conversion to use as a studio/storage area, while maintaining the use as a garage. There
would be no change in the footprint of the structure or increase in the nonconforming
ground cover ratio. The parking space would be maintained. Applicants have obtained
Certificate of Appropriateness No.~ tf~ l{J from the Nantucket Historic District
Commission for the work.
4. Therefore, based upon the foregoing, the Board finds that the construction ofthe
addition would constitute an increase in the nonconforming nature of the garage structure
with the increase in mass within the required five-foot side and rear yard setback area,
However, said addition would not be substantially more detrimental to the neighborhood
than the existing nonconformities. The addition would have little impact on the area and
would not increase the nonconforming setback violation. The conversion of space to that
of a studio and extra storage, while maintaining a garage space would also not be
substantially more detrimental to the neighborhood, supported by the fact that there was
no comment from the abutters.
5. Accordingly, by a UNANIMOUS vote, the Board GRANTS the requested
SPECIAL PERMIT relief under Nantucket Zoning Bylaw Section 139-33A to allow the
construction of the addition as proposed, and allowing the conversion of interior space to
a studio/storage space, while maintaining the garage space, subject to the following
conditions:
a. The addition shall be done in substantial conformance with the Certificate
of Appropriateness No~tJq~ issued by the Nantucket Historic District Commission,
as may be amended; and
b. The garage shall not be used for human habitation without further relief
from this Board.
Dated: January ~2002
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TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
37 WASHINGTON STREET
NANWCKET, MASSACHUSETIS 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, JANUARY 11, 2002, IN THE CONFERENCE ROOM,
TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the
Application of the following:
JOSEPH AND BARBARA MCKEE
BOARD OF APPEALS FlLE NO. 004-02
Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning
Bylaw Section 139-33A (alteration/expansion of a pre-existing nonconforming
use/structure). Applicants propose to construct an addition over a portion of an existing
garage structure within the northerly required five-foot rear yard setback area, but coming
no closer to that lot line than the existing building. The new addition would enable
existing space to be used for storage and a studio, with the garage area to be maintained.
The Locus is nonconforming as to lot size with the Lot containing about 4,539 square
feet, in a district that requires a minimum lot size of 5,000 square feet; as to ground
cover, with the Lot containing about 35% of ground cover in a district that allows a
maximum ground cover ratio of30%; as to setbacks with the dwelling sited as close as
3.4 feet from the westerly side yard lot line and with the garage sited as close as 0.2 feet
from the easterly side yard lot line and as close as 0.3 feet from the rear yard lot line in a
district that requires a minimum side and rear yard setback of five (5) feet; and as to front
yard setback with the structure being sited as close as 6.4 feet from the lot line along
Warren Street.
The Premises is located at 5 WARREN STREET, Assessor's Map 54.4.1, Parcel
93, Land Court Plan 23867-A, Lot 1. The property is zoned Residential-I. -i. sa
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THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION
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APPLIOATION VOR RELYEV
CASE
Date
NOm~ -92-
: ;~ Ownll~ I 8 na~Q ( s) ;
f. ."~~l1nCJ ~clclress:
\': ~pJ.;l.cant I & nama;
~1linq ~ddress;
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Lo~tion ot lot;
.S~eet ~cllir~ss; " fA) () n/'f'h 5y<-,n-e.er
~ia'Q:yq;ncl'ct ~. fhn Bk & ~~ or nan rUe '2~&f,/- A Lot---L-
,.'. ~te J..o" ac~ired; J.J 2JJ::.J Oa~cl Rst .:.~:2. Zonin'il' 'district ?- 1
. tl~es on 'lot -' .c.onjlnsrcial;' Nons ~ or MCD?_
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- nu=ber ot; clwell1n'il's-1- cluPlex___ ~partmenta_ rental rooms_
Bij1'lcUnq'date(B); all pre-sIn? / or. Co! O?
auilclinq ~et'mit applln. Nos.
~c Noa. all'SoA ~pplicationa, lawauits;
,stat. tUlly ~ll ~onin'il' raliet sou'il'ht and respeotive Code sections
~ .ub.~otiona, &P~citically wh~t you propose co~par~d to present
~ what ~r9und& you Ur'il'8 tor SoA t9 ~akQ Qaoh tinainq per Section
13~"3:ZA _ 1't. Varlanoe, lJ9-JOA U a Special P~~it .(and 139-33A
..,.. it .to alter or extend ~ norlco~ot'min'il' use). It appeal per 139-3~A
· 8 -- , att~ch decision or order1appealed. OK to attach addendum.
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Asss::l~9r I 'a map and parcel n~er 514'-
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%t~ enolosad as pa~t ot this 'APPlioAtion; ord8~1 addendum2
, LoOUI ~ap___ Site plan ahowin9 present +planned structures
. . '~of~ pla~s pr.s.nt~ proposaQ___ Qlavat~ons (HD~pproved?__)
~lv~n;1 .ot areA -- *ronta~a Gatbao~ G~' parkin'il' data
Alsasso~-C8ttitiea-idqr$sse~ !!it 4 aata ---mail~ labels 2 setS--
!300 te. pa~abl. to ~own ot Nantuoket ~Oqt~ Toa~' OOVenant __
' .(U Ion appeal, Uk ~O~tn Q~.rk ,to ..na-na~ co=iTi ~.Clord to SoA 7) ,
% c.rtit~ that the ~e~ested intot'mation sUbmitted is SUbstantially
,complltl and true to the b.~t ot =~ knowled~e, under the pains and
.p.na1t!.. ot p.~ ~.
'SIGIIA=, \~, ~ppl~o.nt _ Atto"neY/':gent~
:, ~C:t not owne~ or own~rla ~tto ney, enolose proo: 0: authority)
FOR BoA 011XCE USE
AppUcat1011 copies t'sc'd: 4~r_ tor So>. on/2/ Qf by (/2{LJ
..~ .~~ t"led W"OO 'own ClerK on~~ Ql oom~~~
' en. ClOP:.' ugh ~g >>'hnn~n9' lei r.nei &uUcU,nv ~~~.1 b '. .
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BOARD OF APPEALS FILE NO. 004-02
Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning
Bylaw Section 139-33 A (aJtera!ionlexpansion nf a pre-existing nonconforming
use/structure). Applicants propose to construct an addition over a portion of an existing
garage structure within the northerly required five-foot rear yard setback area, but coming
no closer to that lot line than the existing building. The new addition would enable
existing space to be used for storage and a studio, with the garage area to be maintained.
The Locus is nonconforming as to lot size with the Lot containing about 4,539 square
feet, in a district that requires a minimum lot size of 5,000 square feet; as to ground
cover, with the Lot containing about 35% of ground cover in a district that allows a
maximum ground cover ratio of30%; as to setbacks with the dwelling sited as close as
3.4 feet from the westerly side yard lot line and with the garage sited as close as 0.2 feet
from the easterly side yard lot line and as close as 0.3 feet from the rear yard lot line in a
district that requires a minimum side and rear yard setback of five (5) feet; and as to front
yard setback with the structure being sited as close as 6.4 feet from the lot line along
Warren Street.
The Premises is located at 5 WARREN STREET, Assessor's Map 54.4.1, Parcel
93, Land Court Plan 23867-A, Lot 1. The property is zoned Residential-I.
,./ CLASSIFICATION, ."R- -: J. .
. AREA: . . . . . 5~. SF; .
,oJ. FRONTAGE: . . . .!:?Q Fr. .
:RONT YARD S.B.: . . ) <";). r.r. .
REAR &. SIDE S.8.: . . . s. 0'. .
GROUND COVER(X}: . .3.0. Yo. .
APPROVED
EXISTING:
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Town of Nantucket
REi" .E\\iEO
BOARD Of ASSESSORS
Qel 3 1 1.00\
,OWN Of
NAN1UCKET. MA
ZONING BOARD OF APPEALS
LIST OF PARTIES IN INTEREST IN THE MATIER OF THE PETITION OF
~f7~ ~ t:-C~
PROPERTY OWNER..................... ......... .... ..... ... ................... ..........
MAILING ADDRESS.......y .~.~~. ~ ~.0~.\..... .\.'\.........................
PROPERTY LOCATION.... .0.. ... ... .w.~.....~. ....... ..... ......... ....
ASSESSORS MAP/PARCEL... ..?7~.\..... ...... ..0.:?.... ...... ......... .........
APPLICANT. ~~?.... ..~.~.I~...... ... .c;?:..... ............... ...
SEE A TI ACHED 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 line of owner's property, all as they appear on
the most recent applicable tax list (M.G.L. c. 40A, Section II Zoning Code Chapter 139.
Section I 39-29D (2)
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DATE
ASSESSOR'S OFFICE
Town of Nantucket
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BOA Form 1-89
NANTUCKET ZONING BOARD OF APPEALS
37 WASHINGTON STREET
NANTUCKET, MASSACHUSETTS 02554
December 5, 2001
Date
CASE
NO.~I..-G?
APPLICATION FOR RELIEF
Owner's name(s}: First Congregational Church of Nantucket
Mailing address: c/o Reade, Gullicksen, Hanlev & Gifford, LLP
Applicant's name: Same
Mailing address: P. O. Box 2669, Nantucket, Massachusetts 02584
Location of lot: Assessor's map and parcel number 42.4.3-75
Street address: 62 Center Street
Registry Plan, Plan Book 10, Page 8
Date lot acquired: __1__1__ Deed Book 113, Page 128 Zoning district ROH
Uses on lot - commercial: None ~ or MCD?
- number of: dwellings __ duplex __ apartments rental rooms
Building date (s): all pre-8/72? 2:<: or _ C of O? 2:<:
Building Permit appl'n Nos. 14018-97
Case Nos. all BoA applications, lawsuits: 010-95
State fully all zoning relief sought and respective Code sections
and subsections, specifically what you propose compared to present
and what grounds you urge for BoA to make each finding per Section
l39-32A __ if Variance, l39-30A ~ if a Special Permit (and l39-33A
~ if to alter or extend a nonconforming use) If appeal per l39-3lA
& B attach decision or order' appealed. OK to attach addendum'
The applicant requests a Special Permit under Nantucket Zoning By-law ~139-
33.A(5), to authorize the extension of a pre-existing, nonconforming church
building by constructing an addition for office space for church purposes within
the required rear yard setback but not making the nonconforming setback distance
more nonconforming. Northerly rear yard setback (treating front yard setback as
measured from Church Court) is now l.l:+: feet at the closest point; no portion of
the addition will be closer than I.l:+: feet to this rear lot line. Further, the
applicant requests relief by Special Permit under ~139-I8.B(2), waiving the
requirement under ~139-18 .A(l) that off-street parking be provided upon
enlargement of the church building as if it were newly constructed. As determined
by the Board of Appeals decision in File No. 010-95, the total number of required
parking spaces for the structure, if enlarged as therein authorized, would be 248,
and waiver was given from the requirement to provide any additional spaces. In
fact, not all of the work authorized by the decision in File No. 010-95 was
performed.
Items enclosed as part of this Application: order' addendum'
Locus map ~ Site plan 2:<: showing present 2:<: + planned ~ structures
Floor plans present __ proposed __ elevations ~(HDC approved? __)
Listing lot area ~ frontage 2:<: setbacks ~ GCR ~ parking data ~
Assessor-certified addressee list 4 sets ~ mailing labels 2 sets ~
~200 fee payable to Town of Nantucket ~ proof3 leapl covenant __
'(If an appeal, ask Town Clerk to send Bldg Comr's record to BOA.)
I certify that the requested information submitted is substantially
complete and true to the best of my knowledge, under the pains and
::::::~~::. of "ll/:d;; I ~L
'(If not owner or owner's attorney,
Applicant __ J\ttorney/agent ~
enclose proof of authority)
FOR BoA OFFICE USE
Application copies rec'd: 4~ ___ ~ B;!
One copy filed with Town Clerk on ~ ILl-
One copy each to Planning Bd and BUild~.D.e
$200 fee check given T7~~~surer o~?
Hearing notice posted +-~~/~ malled ~
Hearing(s) on __1__1__ cont'd to __1__1__, __1__ __
Decision due by I I made __1__1__ filed TC I I
See related cases lawsuits
,'11
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t-ccoS MAP
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FIRST CO..GR[OATIONAL CHURCH
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CHURCH COURT
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SCHOFIELD BROTHERS, INC. ~..
PROfESSIONAL ENGINEERS. REOISTERED LAND SURVEYORS
148 fEDERAL ST.. NANTUCIIET. MAS'.
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Town of Nantucket
RECEIVED
BOARD OF ASSESSORS
ZONING BOARD OF APPEALS
NOV 2 0 2001
TOWN OF
NANTUCKET, MA
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF
PROPERTY OWNER.. J ~ .(1)N~.~Irt~.oN'!tL-.. .CJ1.u. a... 4}......
MAILING ADDRESS........................... ........................................ ....
PROPERTY LOCATION... ...(p?:.... .~T.~.~T /.... i'tMB!q~
ASSESSORS MAP/PARCEL....... ..t.:z: .,.4 ,..3.1 q5.............. ... ......
APPLICANT.. .~\h;b~r.~. ~~.I... .~~.~~.~. (N~~.~.......
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 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 139-29D (2)
... ..11/i9.0!CJI........ ....
....~~q_.Q~~J-
DATE
ASSESSOR'S OFFICE
Town of Nantucket
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