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Home My WebLink About029-02 TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 ****************************************************************** WITHDRAWAL FORM File No. O~ 9-0}- 3 Parcel 'i aM~0- IN RE: THE APPLICATION OF MaprJ c;. ;< I T -e ('fJ t::;.(). H ei n 2- ***********-****************************************************** UPON THE REQUEST OF THE APPLICANT(S} MADE: 2 ::0 -i:z O:D- ~-7 z:~ CJC I' 1"'. -0 PUBLICATION OF NOTICE OF A PUBLIC HEARING ON THE ABO~' CAPTroNED ~:, APPLICATION, WE, THE NANTUCKET ZONING BOARD OF APPEALS: ~ ,~ -~ 1'1 after c z: I .;. ~- ."""- .... .t prior to DC -=-1 acknowledge as a matter right and without prejudice ~ approve without prejudice approve, but with prejudice THE WITHDRAWAL: K... in full of the said application of so much of said application as: DATED: ~~ ICJI ;!.Wd-.- ~CO ~(rf02- 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, APRIL 5, 2002, IN THE CONFERENCE ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the Application of the following: TERESA HEINZ BOARD OF APPEALS FILE NO. 029-02 Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By- Law Section 139-33A (alteration/extension of a pre-existing nonconforming structure/use); and, to the extent necessary, a MODIFICATION of the previous SPECIAL PERMIT granted in the Decision in BOA File No. 058-85. In said Decision, reliefwas granted to expand an existing garage structure by adding a second floor, which was permitted to contain a bedroom and bathroom, while maintaining the garagelboat storage space on the ftrst floor. Applicant now proposes to add another bedroom and bath for a total of two (2) bedrooms and two (2) bathrooms on the second floor. Applicant also proposes to construct two (2) additional dormers, one (1) of which would be situated within the required lO-foot front yard setback area, at about four (4) feet at its closest point, with the structure being sited as close as zero feet from that lot line. A change in the conftguration of the existing exterior stairway is also proposed, which would site the stairs as close as four (4) feet at their closest point from said lot line. There would be no expansion of the ground cover of the structure and the Locus is conforming as to parking, lot size, frontage, and ground cover. The Premises is located at 5 HULBERT AVENUE, Assessor's Map 29.2.3, Parcels 4 and 5, Land Court Plan 1022I-A, and Deed Ref. 196/210. The property is zoned Residential-Commercial. THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR FURTHER INFORMATION. ~~ form J,-GSl WW~OOD~ ZO~~G 801Jm g;V u>>mws :oa JUm. cotmW:e ~Onl):r:UG .\ l.. , ' UJUWUO~~I )0\ O~~$" OAS!: NO.a.z:l-cz.--- ,~ )\~~L'3';O)l.'l':rON YOR R;;'8V .\_ :~.-,. n~")l '00'" eO;"" ~tU.c,i(" f. ~1nq ~~eGln 1201 . pcrtn~~l vania Ave., N. tv. , Sui tc 619, Washington, DC 20904 "t'~PJ.1oAnt'IJ n~aa C-SCU'Y\..c3 '. IlI1Ung &d4>:.... T >'1:\ nO - . " no '1 J ~:5:- x.o~t1on 0: lot; AaaezUfpt"\J ~~p ~ml p~t'Q8l n\.1W)8t' _-';>7'''''':/ .- ~~ ~ ~"""'--r ArM,,.. _ , ~a~ 'ct '~llJl, ~~ ~,' ~g or ~J.~ rUe /().~~!J. 't-o't_ ,.... Dite J.ot; ~Q~~e4; -1-1_ 08.c1 Itat 1.f2,~on1ng I c11G'tr1o't k - / , V~II on 'lot ...'_o~at'Q1~la' None':'" or 1-1001_ . , .. , -. n~er otl c1weU1ngs..L c1UpJ..~ ~p~rb\~n'tG_ r.n'tal rooms_ a~4~nif'4&t.(.) I &1J. p~.-8/7~? ....L ot' . 0 o~ 01_ Bu1J.41nif P.t'm1't &ppJ.'n. Nos. CUe Noa. &U.. SeA ~PPUo~t1on., bwau1t.1 C--> ~.> , 'Itate :~J.y all ~ontng ~eJ.~.t IJO~At an4 ro.poo'ti~. coc1 IJeo't10na 1M aubnottona, IJpoo1UoaUy WA~'t you ~t'opo.o 0 ~t~'c1 'to pr.f,nt 1M WA..t vrq\J.nC1if yoU ~g. ~o~ BQ1. 'tq _~ O~csA t .nCi_g ROt' Soo.....on ~'-~ZA __ ~~V~1anoo, J.~~"'~OA ~t a Spoo:!.al P~t I&nc1 J.39-33A 'T'lt~t~ :ti.oA oao~~~~ ~r n=~~~~=~J.~~~) 01(:r:~0 a~~=csAP:ad;~~~;2~ . . ,.... . O~te . ~ ~ aijo..c{Vi(f} 0 cI~V'~) :t~ an9.~o.oc1 aIJ pa~ ot tbt.'ApPltQatton; orderJ.~ ~c1c1.nc1u=2____ .~oua ~ stt. Pl~n GAowtng pre.ent +plann8Q atruo'tures . . '~Of' Pl~ro.on't__ PS:oPo.o~ .1eva't~ona ~(HOC ~pprovoc1?_). ~~~g. ~ot~'r,& - ~ronta;. I.tba~ G ~ar~ng c1atl___ llaallo~cct~t~encl4~e..o. nit 4 ..t. :::::ma 3. J.&bob 3 IJ.'ta_ - t~oo ,.. P~&bl. to ':own ot: HantuClk.t. imo~t oap' oOVenant . I .~;, an "p..3., ..~ ':own Ch.~ -to ..nnl!i ComfTi ..oo.a to BoA ~ . : oartittf that tAe ~O~8Gt.4 tnto~&tton s~t'te4 1. sUb5tln't~~ll~ .~! · ~ ~ to ~. b..t of Of ~44q., Qn4.~ ~. p,~", .nd ,>>ua.1iO .. ~.:::u~. . :S%GNA':OUI .tUc- ~ppJ.~oant A AttorneY/alJen~ ___ ,:L ~c:: not owno~ Qr own.rlG Qrnay, onolo.. proot 0: autnor~ty) lOR SoA orrXCE USE App~1Clat1on copies t$c'd: 4.~~~_ :Q~ BoA on;].;.JJ~'i LV 1__. . Qn~ oo~ :Ue~ w;l,tn Town Ch~~ on~4'i f j;~ (}) Clo:ppJ..te7 r,--- , OAI oOP'i ..OA to ~hnn~ng SI:I ~nl:l aU~3.I:I~ng oo~'t....;v~4'i ,{~?; () J. . \. .faoo :ae ~.~ vtvan Town ':t'eaaute~ O~~ Dlo )w~~v.I:I'_' . .Kw:tng nottbe po~t.~~&UO~~ ~-, K:3/?J.IQ2,-~d> ' ;-_u__.._, ;...K"71n;(.) On.-./-/_ Qont',) to-l...l_, -/-1_ w;j,thclr~wn1-1....1_ " Dac1a1on c;lUt ~f-/ -1_ ~~cl'-J -'_ UJ.e" WU -1_ ~dJ.ecl...:l-l ~ Ia. ~.bt,lS .Q~J" . bwauitl ' Oth8~ .....A........ ........ I ..... d N :::0 ~ m ;::po C) :::0 N Jl N .... ~~ -u :-n w .:..f1 CJ -..J -__., .ot.., U}i . .... ........~ H......... ..~... t.. ,. .. ___-,. '. ADDENDUM Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-Law Section 139-33A (alteration/extension of a pre-existing nonconforming structure/use); and, to the extent necessary, a MODIFICATION of the previous SPECIAL PERMIT granted in the Decision in BOA File No. 058-85. In said Decision, relief was granted to expand an existing garage structure by adding a second floor, which was permitted to contain a bedroom and bathroom, while maintaining the garagelboat storage space on the fIrst floor. Applicant now proposes to add another bedroom and bath for a total of two (2) bedrooms and two (2) bathrooms on the second floor. Applicant also proposes to construct two (2) additional dormers, one (1) of which would be situated within the required 10-foot front yard setback area, at about four (4) feet at its closest point, with the structure being sited as close as zero feet from that lot line. A change in the conftguration of the existing exterior stairway is also proposed, which would site the stairs as close as four (4) feet at their closest point from said lot line. There would be no expansion of the ground cover of the structure and the Locus is conforming as to parking, lot SIZe, frontage, and ground cover. Applicant is seeking said relief in order to provide housing for Secret Service Agents required as a result of 911, as Applicant's husband is a prominent Congressman from Massachusetts. No kitchen is contemplated at this time. . CURRENT ZONING CLASSIFICATION: Residential 1 (R-l ) MINIMUM LOT SIZE: 5000 S.F. MINIMUM FRONTAGE: 50 FT. FRONT YARD SETBACK: 10FT. REAR/SIDE SETBACK: 5 FT. GROUND COVER " : 30 " DasnNG: J 110OO ~'1198 .lVA.lVrVC p- = EIZ"r Lr 1M1lRIM~ x 1.8 E/A./?~ LJCEHSC 11198 x 1.7 (?./? '\ I, ~J 2J,S42:i:S,F. SEE PIAN SEE PIAN SEE PIAN 14.9% :i: 29.2.J-J N/F NINE HULBERT AVENUE REAL ESTATE: TRUST LOT 4 LC.C. 15759-E CERT. 1 J704 4 5 8 7 29.2.J-6 N/F JOHN M. GREENLEAF LOT 2 L.C.C. 14616-C CERT. 14755 lECENIJ 8 DfHOTES EXJSIWG CONIDUR x 5.J DENOTES EXISIIHG S1'(JT ELEVATION SITE PLAN TO ACCO}'{PANY ZONINe BOARIJ OF APPEALS APPLICATION PREPARED FOR c: \PROJ\ADG\B4B95\ZaA C:\TK4 /IB s>)>>~ e><f>)>> I 0' 15' JO' ASSESSOR'S MAP 29.2.3 PARCEL 4 & 5 JYINIJY POINT TRUST L. c. C. 10221-A CERT. 10,332 DEED 196/210 SCALE: 1"= 30' DATE: MARCH 6, 2002 BLACKWELL a.ncl ASSOCIATES, Inc. Professional Land. Surueyors 20 TEASDALE CIRCLE NANTUCKET, MASS. 02554 (508) 228-9026 GRAPHIC SCALE I 50' I 90' 0-1896 .8 ~<P. ~~)>> , ..~~ ~ o ~ ::: o .... V1 V1 .... o ::> '" ... . . ~ <> ~_.;-=-- -------- ... " 0- ~ : ... N -:';. 't:-=~~ n~~~~~=~==="-~ ~~~:5;;;;;~ 0 if~ VI:E > ~~!:::!;:~..~ ~ 1" =,:I: -' C ",,,,~~_.. .,,,,,,,2E.:J 52 _.. VI_lOng-a. =l ::> if !-o1r~'< 0 l>o .....r -a Z .... :: >0 VI '" 3: < -- 120 ~>g:J "'0 c,.. :>> "'N" -l ITI .. 1I1 ., Z "'1I1 C 0 J> en < ,.. > -I o Z VI "T1 o " :>>: ::: '" .. < ~ . ~ <> .. ... ... .. .. ... ~ ... ... .. ~ to i' ==J ~ en - CD -I ..... m = I -C ~ s;: 0 & Z ---.... ---.... ---.... ---.... ---.... ~ ~ Jlj 'I {:; 6? ~ ---.... JO~ ---.... ~S ---....---.... ~~P' ---....---.... '?' ---.... ---.... ---.... ---.... ---.... ---.... ---.... ---.... ---.... ---.... ---.... ---.... ---.... ---.... ---.... ---.... ---.... ---.... f ~ ~ R !!l S iff ~ - Z .1:1 ,{ - .,~: ~~ NO .", . l: ;.. 'N ; ~/ ~ 0 i\ " !-' ~ :!:! ::. 0: ': -t . .." ~ r q 0 o ;;0 ""C ~ Z !,-T ,:",1$ " I,~~ ~~~ ~ o ' I i 'r- , ,. ~ ~ ~ ~ )> il :" l!::!::' ! Oi!!,!, -L....:.~__.J. II ! I I ; !!l: ,!~ ' J ! L ... :.. ~ ~ ~ ~ !l! L .-J p o V> ~ z (/) Ul 0 QI :E QI :E Cii Cii ..... ..... m ...... m ...... 00 r 00 r m m -" < ..... < I - - I 0 . ~ . m I m X X - - en Ul -I -I - - Z Z G) G) r~ r~ " ~ en I' I~ 1$ I~ QI m Cii ~ ..... m I"TI l::l r c.. ........ r I~ I~ 00 a m ..... < I l:n I - :n 0 m X - en -I - Z G) (/) Z 0 QI rn co .. m ..... ...... r ~ m ..... < I - 0 m X - Ul --t - Z G) en '1'-- 0 N C ~ ~ en ::I: 0 :E: .. ~ /'TI , . en ::I: ~ /'TI /'TI <!i }> r ~ /'TI ~ /'TI r /'TI 6 < z ~ " 6 ;0 z 0 " " 0 ;0 en 0 /'TI " 0 0 (J'l }> /'TI 0 }> tN i 5 ;0 ~ -i .::I: ~ ~ ~ /'TI r /'TI < ~ <5 z " ;0 o " o en /'TI o ~ w i z 0 .. ~ , ": . ::I: /'TI ~ }> ~ /'TI r /'TI < ~ 0 z " ;0 0 " 0 en /'TI r 0 }> TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET. t\1ASSACHUSETTS 02554 July 12, 1985 Re: WINDY POINT TRUST (058-85) Enclosed, please find notice of a decision of the BOARD OF APPEALS which has this day been filed with the Town Clerk. Any appeal from this action shall be made pursuant to Section 17 of Chapter 40A of the General Laws, and shall be filed within twenty (20) days after this date. b;;J: William R. Sherman, Chairman BOARD OF APPEALS BOARD OF APPEALS TOWN OF NANTUCKET NANTUCKET, MASSACHUSETTS 02554 DECISION: At a Public Hearing of the BOARD OF APPEALS held on FRIDAY, JULY 12, 1985 at 1:30 p.m. in the Town and County Building, Nantucket, in the matter of the Application of WINDY POINT TRUST (058-85), address c/o R. Novak, Hale and Dorr, 60 State Street, Boston, MA 02109, the Board finds: 1. Applicant seeks a SPECIAL PERMIT for relief pursuant fo Zoning By-Law SECTION 71 (codified as Section 139-33) to expand and alter a pre- existing, non-conforming structure and use. Applicant proposes to raze the existing boat shed (garage), expanding its width from 12 1/2 to 15 feet toward the southeast parallel to Hulbert Avenue and its height from 9 to 19 1/2 feet. The resulting 1 1/2 story structure would have enlarged ground-floor spaces for storage, boat or automobile, and second-story space for servants' bedroom and bath. The property is located at 5 HULBERT AVENUE, ASSESSOR'S MAP 29.2.3, PARCEL 005, LC 10221-A, in the Zoning District RESIDENTIAL-l. 2. Applicant earlier applied for Section 139-33 relief (our file 023-85). At the March 29, 1985 hearing, continued from March 13, Applicant was granted leave to withdraw without prejudice. By consent through counsel, that record has been incorporated into the present proceedings. 3. We continued this hearing from June 21, 1985, to obtain from Town Counsel his opinion on application of the definition of "dwelling unit" (amended 4-2-85 ATM, Art. 21) to Applicant's proposal. If the structure were a dwelling unit, it would have to comply with Section 139-7A (2) and specifically subsection (b) so as "not (to) be located within the required front yard." Per oral opinion of Town Counsel, in authoring the amendment, the intention was to require use for either cooking or eating to constitute a "dwelling uni t. " Living or sleeping, alone I would be in-suf f icien t. 4. Applicant's structure pLedates zoning and is setback about one foot from the front line along Hulbert Avenue. As a pre-existing non-con- forming structure violating the now-required 10-foot front yard setback, (058-85) -2- it may be extended provided the non-conforming distance is not made more non-conforming and that we find the extension not to be substantially more detrimental to the neighborhood. A showing of hardship is not required under Section 139-33A. 5. In this and the earlier case, opposition focused on the safety of a structure so close to a busy street, on the aesthetics of the "street scape" and the ease with which the new structure could be sited at least 5 feet back. 6. 'Applicant, speaking through counsel and Mrs. Heinz, urged the relief requested (1) to retain the full 32-foot length without loss of 3 off-street parking spaces immediately to the northeast, (2) to achieve the desired square footage without widening beyond 15 feet and consequent in- crease in height beyond 19'6", thus to leave the structure sited and scaled appropriate to the dominant aesthetics of the principal dwelling. By con- cession to safety, Applicant would have no garage door on the southwest facade along Hulbert Avenue and, at most, one door not greater than 3-foot width. The existing front hedge would be continued across the front of the structure for safety and aesthetics, and no mor~ than one exterior stair- way would be provided, namely on the southeast elevation. 7. Accordingly, notwithstanding the unfavorable recommendation of the Planning Board and the concerns of opponents, we find that the proposed structure, clearly an improvement over the existing structure, would not be substantially more detrimental to the neighborhood if in conformance with the following conditions: a. The garage door on the Hulbert Avenue side of the building shall be eliminated. A single door no larger that three(3) feet wide may be constructed on the Hulbert Avenue side of the building. b. The existing hedge screening shall be continued across the Hulbert Avenue side of the building. c. No cooking or eating shall be allowed in the building. (058-85) -3- d. Only one (1) exterior stairway to the second floor living area shall be permitted, namely, on the southeast side. e. In increasing the width "to the southeast up to 15 feet total and the height up to 19'6", without extending the existing length, the structure shall not be made more non-conforming as to front-yard setback distance. 8. The Board finds that Applicant's proposal, so qualified, would be in harmony with the general purposes and intent of the By-Law chapter. Accordingly, by UNANIMOUS vote, the Board hereby GRANTS to Applicant a SPECIAL PERMIT under Section 139-33 affording the requested relief with respect to front yard setback (Section 139-16A), subject to the foregoing conditions which are binding on Applicant, its successors and assigns. Dated: July 26, 1985 Nantucket, MA 02554 .......~ / . - /' WI' .0__ /r;/ ~~"~ William R. Sherman ;a~:<~a~ hi ~- , ~A;PVWca~ Linda F. Williams ,-~~ - - - . THE COMMONWEALTH OF MASSACHUSETTS Nantucket City or Town BOARD OF APPEALS Date: July 12, , 19 85 Certificate of Granting of Vari8Ree at' Special Permit . (General Laws Chapter 4OA, Section 11) The Board of appeals of the City or Town of Nantucket hereby certifies that a VariaAce Of-Special Permit has been granted To Windy Point Trust (058-85) Address c/o R. Novak, Hale and Dorr, 60 State Street City or Town Boston, MA 02109 affecting the rights of the owner with respect to land or buildings at 5 Hul her t Avenue, Assessor's Sheet 29.2.3, Parcel 005, LC No. 10221-A And the said Board of Appeals further certifies that the decision attached hereto is a true and correct copy of its decision granting said "t'tuianec - special permit, and that copies of said decision, and of all plans referred to in the decision, have been filed with the planning board and the city or town clerk. The Board of Appeals also calls to the attention of the owner or applicant that General Laws, Chapter 40A, Section 11 (last paragraph) provides that no ~ari~Ree M'" special permit, or any ex- tension, modification or renewal thereof, shall take effect until a copy of the decision bearing the certification of the town or city clerk that twenty days have elapsed after the decision has been filed in the office of the city or town clerk and no appeal has been filed or that, if such appeal has been filed, that it has been dismissed or denied, is recorded in the registry of deeds for the county and district in which the land is located and indexed in the grantor index under the name of the owner of record or is recorded and noted on the owner's certificate of title. The fee for such recor- ding nr registering shall be paid by the owner or apPlican1~ /:-.~ ~~ Ani ~::m'j. LeLf; Clerk F () ~~ t.A 1094 HOB B 5 S \V A R R E N IN eRE V I S E .:J tl( #i RECE'" '-~\ BOARD OF A: FES 2 !) 2002 TO'!.! ,. . v NANTU~r'._: , ..,,=\ -.,~ ..,) Town of Nantucket ZONING BOARD OF APPEALS LIST OF PARTIES IN INTEREST IN THE MA TIER OF THE PETITION OF PROPERTY OWNER.....W/.~...I~.t....~~.................. MAILING ADDRESS..................... .......................................... .... .... PROPERTY LOCATION.... 2...... ~l.k~.... M..'...................... ASSESSORS MAP/PARCEL... .A. cr..'. .?::. .?..........2...................,........ APPLICANT...... .'./ !2p:).I.f2.~f...................................................... SEE A IT 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 11 Zoning Code Chapter 139. Section 139-29D (2) H. .p/() ':;/Q ac...... 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