HomeMy WebLinkAbout024-02
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETIS 02554
Date: /JpJ1/(
?
, 2002..
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No.:
02- cf-02-
Owner/Applicant: ~~. €)CJ(J.'f- Ci1\d
fJo ()yy)\ It- - - 1 _ as. owh,or ard-Qy
Jult 'P - If Or )n~
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
complaint and certified copy of the Decision must be given
to the Town Clerk so as to be received within such TWENTY
(20) days.
~~~~s;.Y/h~
Of) C-r . f?2ng I eha irman
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); ft139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
5 Back Street, Nantucket
Assessor's Map 55, Parcel 347
Residential-Old Historic
Plan Book 17, Page 25
Deed Book 691, Page 116,
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals, on
Friday, March 8, 2002, 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 (024-02) of JOHN R. BOAG AND
ELEANOR A. BOAG, AS OWNER AND FOR JULIE YOUNG, in connection
with property known as 5 Back Street, Nantucket, Massachusetts.
2. Applicants are seeking relief by SPEGAL PERMIT under
Nantucket Zoning By-law Section 139-33A (alteration/expansion of a pre-
existing nonconforming structure/use). Applicants propose to renovate an
existing single-family dwelling, which is situated as close as about 1.88 feet from
the easterly side yard lot line and as close as about 1.87 feet from the westerly
side yard lot line, in a district that requires a minimum side yard setback of five
(5) feet. The existing height of the structure would be increased within said
setback areas to add a second floor without coming any closer to those lot lines
than the existing structure. An addition would also be constructed that would
be no closer than about 2.39 feet from the easterly lot line and no closer than
about 2.74 feet from the westerly lot line. In addition, Applicant is seeking relief
by SPEGAL PERMIT under Nantucket Zoning By-law Section 139-33E(2)(a), to
allow an increase in ground cover from about 18% to about 40%, when a
maximum of 30% is allowed on this undersized lot without relief by Special
Permit having been granted by this Board. Parking would be provided on site.
In addition to the above, the Locus is nonconforming as to lot size, having a lot
area of about 2,211 in a district that requires a minimum lot size of 5,000 square
feet; and as to frontage, with the Lot having about 20.26 feet of frontage along
Back Street, in a district that requires a minimum frontage of 50 feet.
The Premises is located at 5 BACK STREET, Assessor's Map 55, Parcel
313, Parcel 347, Plan Book 17, Page 25. 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 hearings on
March 8, 2002. The Planning Board made no recommendation, finding that the
Application did not present issues of planning concern, but suggested that the
footprint of the new addition should comply with the current five-foot side and
rear yard setback requirement. No letters or testimony were received from
neighbors either in support of or in opposition to the Application.
4. The Lot consists of an undersized parcel of 2,211:!:- square feet with
only approximately 20 feet of frontage that has been held in separate ownership
from contiguous parcels since prior to 1972. The as-built plot plan prepared by
Nantucket Surveyors, Inc., submitted with the application shows the existing
structure containing approximately 400 square feet of ground cover with a
resulting existing ground cover ratio of 18%:!:-. The existing single-story
structure is situated within the setbacks on both sides of the property,
approximately 1.87 feet from the westerly lot line and 1.88 feet from the easterly
lot line. No on-site parking has historically been provided in connection with
the existing single-family dwelling.
5. The Applicant (Young) proposes to renovate the existing structure
by increasing the height within the setback as necessary to add a second floor,
and represented to the Board that the renovated structure would have a
maximum height of 25 feet above mean grade. The addition to the structure
proposed by the Applicant would increase the square footage of the structure to
approximately 880 square feet, for a ground cover ratio not to exceed 40%, and
would be situated no closer to the side property lines than the existing structure.
The Applicant also proposes to eliminate the property's non-conformity with
respect to parking by providing at least one conforming parking space on the
Lot.
6. The Board finds that the increase in height within the setback
during the renovation of the existing dwelling, provided the ridge height does
not exceed 25 feet above mean grade, and the increase in ground cover as a
result of an addition, provided the resulting ground cover ratio does not exceed
40%, would not be substantially more detrimental to the neighborhood than the
existing non-conformities. However, given the size of the Lot and other lots in
the neighborhood, the Board also finds that the newly constructed addition must
comply with the side yard setback requirements of five feet rather than extend
into the setback in order for it not to be detrimental to the neighborhood and
overly burdensome for this location.
7. Therefore, the Board of Appeals, by a UNANIMOUS vote,
GRANTS the requested SPEGAL PERMIT relief under Nantucket Zoning By-
Law Section 139-33A and 139-33E(2)(a) to renovate the existing structure so as to
add a second floor and to construct an addition to that dwelling that would
exceed the maximum ground cover ratio of 30% allowed for this Lot, provided
that the following conditions are met:
2
a. The ground cover ratio shall not exceed 40%;
b. The renovated portion of the resulting dwelling shall not exceed a
ridge height of 25 feet above mean grade;
c. The newly constructed addition to the dwelling shall comply with the
five-foot side yard setback requirements;
d. No exterior construction in connection with the project permitted
hereunder shall occur between June 1st and September 15th of any given calendar
year; and
e. One conforming parking space shall be provided on the property.
Dated: April q; , 2002
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TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
37 WASHINGTON STREET
NANTUCKET, MASSACHUSETIS 02554
PHONE 508-228-7215
FAX 508-228-7205
NOTICE
A Public Hearing ofthe NANTUCKET ZONING BOARD OF APPEALS will be held at 1:00
P.M., FRIDAY, MARCH 8, 2002, IN THE CONFERENCE ROOM, TOWN ANNEX BUILDING,
37 Washington Street, Nantucket, Massachusetts, on the Application of the following:
JOHN R BOAG AND ELEANOR A. BOAG, OWNER AND FOR JULIE YOUNG
BOARD OF APPEALS FILE NO. 024-02
Applicant (Young) is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-Law Section
139-33A (alteration/extension of a pre-existing nonconforming structure/use). Applicant proposes to
renovate an existing single-family dwelling, which is situated as close as about 1.88 feet from the
easterly side yard lot line and as close as about 1.87 feet from the westerly side yard lot line, in a district
that requires a minimum side yard setback of five (5) feet. The existing height of the structure would be
increased within said setback areas to add a second floor without coming any closer to those lot lines
than the existing structure. A rear addition would also be constructed that would be no closer than about
2.39 feet from the easterly lot line and no closer than about 2.74 feet from the westerly lot line. In
addition, Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-Law Section
139-33E(2)(a), to allow an increase in ground cover from about 18% to about 400.10, when a maximum
of 30% is allowed on this undersized lot without relief by Special Permit having been granted by this
Board. Parking would continue to be provided on site. In addition to the above, the Locus is
nonconforming as to lot size, having a lot area of about 2,211 in a district that requires a minimum lot
size of5,OOO square feet; and as to frontage, with the Lot having about 20.26 feet of frontage along Back
Street, in a district that requires a minimum frontage of 50 feet.
The Premises is located at 5 BACK STREET, Assessor's Map 55, Parcel 347, Plan Book 17,
Page 25. The property is zoned Residential-OId-Historic.
TIllS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER ALTERNATIVE
FORMATS. PLEASE CALL 508-228-7215 FOR FURTHER INFORMATION.
DoA Form 1':""09
t-l1 ~5 z..
N1\.NTUCKET ZONING DOARD OF APPEALS .,
TOWN 1\.ND COUNTY BUILDING
N1\.NTUCKET, M2\. 02554
NOO~ .",
CASE
APPLICATION FOR RELIEF
Owner's name(s): John R. Boag and Eleanor A. Boag
Princeton, New Jersey 08540
Mailing address: 460 Sayre Drive
Applicant's name: Julie Young
Mailing address: 2629 Montrofe Place Santa Barbara, CA 93105
Location of lot: Assessor's map and parcel number 55 - 347
street address: 5 Back Street Nantucket, MA 02554
Registry I.ilFl~ ':'t rl_h, Plan Bk & pg :~ ...., ~- ""; ~ PlBk 17
I.oI&~25
. Date lot acquired: lQ/ULI~ Deed R~k-2.2/32 zoning district ROH
Uses on lot - commercial: None lL or. MCD?___
_ number of: dwellings-L- duplex___ apartments___ rental rooms___
Building date(s): all pre-Oj72? ~ or C of O?___
Building Permit appl'n. Nos. None
Case Nos. all BoA applications, lawsuits: None
state fully all zonin9 relief sought and respective Code sections
and subsections, spec1fically what you propose compared to present
and Hha'c grounds ~ou urge for BoA to make each finding per Section
139-32A if Var1ance, 139-30A x if a special pcnnit (and 139-33A
--X. if tou1ter or extend a nonconforming use). If appeal per 139-3;.A
&.B __ , attach decision or order1 appealed. OK to attach addendum~.
See Addendum A attached.
Items enclosed as part of this Application: order1. addendum2~
Locus map~ site plan___ showing present~ +planned...JL ~s.tructures
Floor plans present proposed elevat10ns (HOC approved? )
Listings lot area-X- frontage x~etbacks X GCR parking data~
Assessor-certified addressee 11st: <1 sets X maj.IIrig .labels.-2 setslL
r200 fee payable to Town of Nantucket X proofJ 'cap' covenant
(If an appeal, ask Town Clerk to sena-TIldg comr's record to ~OA~.
I certify that the requested information submitted is substantially
complete and true to the best of my knowledge, under the pains and
penalties 0 ~jur . .
)<.. SIGNATURE: .,' Applicant ___ Attorney lagent
3 (If not
orney, enclose proof of authority)
FOR D~FFICE USE
Application copics rccOd' ~ or___ for DoA on~Y ~
Onc copy filed with Town Clerk on~~y(~~mPlctC?___
One copy each to Planning Dd and Duilding oept 2./ y r.i\?.fa.-:>
$200 fee check gi~cn To~n/3reasurer O~by~ived?___
H~aring notice poste~-1JV__~ailcd~~ &'M~~ ~~~
Hearing(s) on~~__ contl~ to~~__, ~~__ withdrawn?~~__
Decision due by~~__ made~~__ filed TC~~__ mailed~~__
See related cases
law:::uits
other
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Addendum
Application of Julie Young
5 Back Street
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The Applicant seeks a Special Permit under Section 139-33A to renovate the
existing single-family dwelling at 5 Back Street, which is situated 1.88 feet from
the easterly property line and 1.87 feet from the westerly property line when a
5.0 foot setback is required, by increasing the height within the setback as
necessary to add a second floor to the existing structure, and to construct an
addition and porch facing Back Street, which addition shall be no closer than 2.39
feet from the easterly property line and 2.74 feet from the westerly property.
The lot consists of 2,211:!:- square feet of area and has 20.26 feet of frontage on
Back Street. The lot was created in 1969 by a plan that was recorded in Plan Book
17, page 25, a copy of which is attached. The lot has been held in separate
ownership at all times since prior to 1972 when zoning came into effect on
Nantucket.
The existing structure has a ground cover ratio of approximately 18% and the
proposed addition will bring the ground cover ratio to approximately 40%. The
Applicant therefore also seeks a Special Permit under Section 139-33E(2) (a) to
increase the ground cover above 30% on this undersized lot.
Plans showing the existing structure and the proposed addition, prepared by
Nantucket Surveyors, are submitted herewith.
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· NOTE:
PER 139-33 E(2)(0) THE GROUND
COVERAGE FOR LOTS UNDER 5000
SQUARE FEET IS 30X OR UP TO THE
GROUND COVERAGE FOR THE ZONE (50%)
BY SPECIAL PERMIT.
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ZONING CLASSIFICATION
DISTRICT: ROH = RESIDENTIAL OLD HISTORIC
PLAN TO ACCOMPANY A
Z8A APPLlCATlON
IN
_e:-:--:-:;;':;,~;;.~~~';~'~.'< NANTUCKET, MASSACHUSETTS
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.;:/~/:~:::;::\=-L \~it. SCALE: 1 =20 DATE: 2
3;.:~ ( :.......C~:..\..''O.:) );:;:.'.i~ DEED REFERENCE: DD.8K.522 P. 32
.';;~-'C \ ':; '7;'~ ,~;:: PLAN REFERENCE: PL.8K. 17 P. 25
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;'i/':'..~r.,:/.: .;!:::;f ASSESSOR'S REFERENCE:
).~~!7.';~~~,'" ,::i MAP' 55 PARCEL: 347
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/1JfS!. ".,;,,, PREPARED FOR:
JULIE YOUNG
NANTUCKET SURVEYORS INC.
5 WINDY WAY
NANTUCKET, MA. 02554
MINIMUM LOT SIZE = 5,000 Sq. Ft.
MINIMUM FRONTAGE = 50 Ft.
FRONT YARD SETBACK = NONE
REAR &. SIDE LINE SETBACK = 5 Ft.
MAX. GROUND COVER RATIO = 50% ·
EXISTING G.C.R. = 1B% ~
PROPOSED G.C.R. = 40,0%
FOR PROPERlY LINE DETERMINATION THIS PLOT PLAN
RELIES ON CURRENT DEEDS AND PLANS OF RECORD,
VERIFIED BY FIELD MEASUREMENTS AS SHOWN HEREON.
THIS PLAN IS NOT REPRESENTED TO BE A TIRE
EXAMINATION OR A RECORDABLE SURVEY.
N.S.
\\J08S\N7352\ZBA2.DWG
N-7352
G DENOTES CONCRETE BOUND WITH DRILLHOLE FOUND
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. NOTE:
PER 139-33 E(2)(0) THE GROUND
COVERAGE FOR LOTS UNDER 5000
SQUARE FEET IS 30% OR UP TO THE
GROUND COVERAGE FOR THE ZONE (50X)
BY SPECIAL PERMIT.
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REAR &: SIDE LINE SETBACK = 5 Ft.'~;~./c..>:-:_~_0;;Yc' --"
MAX. GROUND COVER RAllO = 50% · '~':..(>3..' ~.",~..;- --
EXIS11NG G.C.R. = 18% :1::. .#~ ~- . .
FOR PROPERlY LINE DETERMINA 11 ON THIS PLOT PLAN
RELIES ON CURRENT DEEDS AND PLANS OF RECORD,
VERIFIED BY FIELD MEASUREMENTS AS SHO'IfN HEREON.
THIS PLAN IS NOT REPRESENTED TO BE A TITLE
EXAMINA110N OR A RECORDABLE SURVEY.
N.B. 255 96 \\JOBS\N7352\ABP.DWG
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IN
NANTUCKET, MASSACHUSETTS
SCALE: 1"=20' DATE: 2/4/02
DEED REFERENCE: DD.BK.522 P. 32
PLAN REFERENCE: PL.BK. 17 P. 25
ASSESSOR'S REFERENCE:
MAP: 55 PARCEL: 347
PREPARED FOR:
JULIE YOUNG
NANTUCKET SURVEYORS INC.
5 WINDY WAY
NANTUCKET, MA. 02554
N- 7352
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2/89
BOA FORi'1
NANTUCY.ET ZONING BOARD OF APPEALS
T011N 1-.ND COUNTY BUILDING
U1-.NTUCY.ET, r-tJ\ 02554
ASSESSOR'S IJIST OF Pl>.RTIES IN INTERES~
:;r; 4... + E Ie &/1' o-Y' B o~
APPLICANT FOR RELIEF (SAftlE?_): cr v...{r'L oUJ<J
5 f3a~ ~n-~
6""~ 3Y7
PROPERTY m.lNER:
..
ADDRESS OF PROPERTY:
ASSESSOR'S ~~P/PARCEL:
LIST OF PARTIES INCLUDING ADDRESSES
*(OR SEE ATTACHED___):
RECEIVED
BOARD OF ASSESSORS
FES 0 5 2002
TOWN OF
NANTUCKET, MA
I certify that the foregoing (or the attached ___) lists all persons,
. natural or legal, who are owners of abutting property, o~ners of land
directly opposite on any public or private street or way; and abutters of
the abutters and all other land owners within three hundre5 feet of the
property line of Owner's property, as they (and their address) appear on
the most recent applicable tax list (per M.G.L. c. 40A, ~ll and Zoning Cod~:
Chapter.139. ~139-29D(2)]. ~ . .
eI,/g>- rc, 0J
Date · Asses~or's Office
Town of Nantucket
*NOTE: Applicant (Petitioner) should include with the 10: for which zoni!::
relief is' sought, any co~only-owned abutting lots which eight become
involved in the ~oning matter. List map and parcels for each abutter.
Submitted by:
Date:
Client:
Attorne
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2/89
BOA FORr'1
NANTUCr.ET ZONING BOARD OF APPEALS
TOtJN PO.ND COUNTY BUILDING
Nl-.NTUCr.ET, H.~ 02554
ASSESSOR'S IJIST OF Pll.RTIES IN INTERES7
;r;~V\ + E/eellloY BD~
APPLICANT FOR RELIEF (SANE?___>: J v.-{i~ OUItd-
5 t3ad- ~f-r~
6'"~ 3Y7
PROPERTY m.1NER:
.,.
p.nDRESS OF PROPERTY:
ASSESSOR'S r~~p/PARCEL:
LIST OF PARTIES INCLUDING ADDRESSES
*(OR SEE ATTACHEO.___) i
RECEIVED
BOARD OF ASSESSORS
FEB 0 5 2002
TOWN OF
NANTUCKET, MA
I certify that the foregoing (or the attached ___) lists all persons,
.natural or legal, who are owners of abutting property, o~ners of land
directly opposite on any public or private street or way; and abutters of
the abutters and all other land owners within three hundre5 feet of the
property line of Owner's property, as they (and their address) appear on
the most recent applicable tax list [per M.G.L. c. 40A, ~ll and zoning cod~:
Chapter 139. 5l39-29D(2)]. ~ . .
e/-1/q>- Ie, 0J
Date · Assessor's Office
Town of Nantucket
*NOTE: Applicant (petitioner) should include with the 10: for which zoni!::
relief is' sought, any conunonly-owned abutting lots which ~ight become
involved in the .zoning matter. List map and parcels for each abutter.
submitted
Date:
Client:
Attorne
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2-20-2002 10:07AM
Fe-b 19 02 OB:52p
2-20-2002 9.39AM
FROM PHILBRICK AND AVERY 5082285155
Coun~r~ Viliate- Re-n~a15
50B-22B-880~
FROM PHILBRICK AI\O A\lL;<Y 50822e51SS
February m 2002
BY FAX 508-228-7205
l.inda Williams, Ad.miniJ;trator
Nantucket Zoning Board of Appeals
One East Chestnut Street
Nantucket, MA 02554
Re: Applk"atioJ\ for Julie Young -.5 Back Street
DraT Ms. Williams;
This will confirm that we have given JuJie Young permission to iiJe an
application to the Zoning 'Board of Appeals for a Special Permit in connection
with the above.referenccd property that we own.
Sincerely, _ ,.' .
/;;~
(..;
David Beag
cc: Ms. Julie Young
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