HomeMy WebLinkAbout036-02
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
-J'~~
,200,)..,
To: Parties in Interest and Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
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eo~v rt rn. F(o nc~~ an C\Yld
F(Onu 10 n
Application No.:
Owner/Applicant:
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.
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); 6139-321 (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 14, Parcel 42
6 Village Way, Pocomo
Limited Use General-3
Land Court Plan 16220-B
Lot 20
Certificate of Title No. 7171
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, May 10, 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 of ROBERT M. FLANAGAN and MARY L. FLANAGAN,
c/o Reade, Gullicksen, Hanley & Gifford, LLP, Post Office Box
2669, Nantucket, Massachusetts 02584, File No. 036-02:
2. The Applicants are seeking relief by SPECIAL PERMIT
under Nantucket Zoning By-law 5139-33.A(4) and (5), for the
alteration of a pre-existing, dimensionally nonconforming
structure, without making any setback or other nonconforming
dimension more nonconforming and without creating any new
nonconformity. The Applicants propose to alter their pre-
existing single-family dwelling, nonconforming as to setbacks and
ground cover, including upward expansion of a portion of the
structure wi thin the required front yard and side yard setback
areas, with no alteration in the pre-existing footprint and
wi thout coming any closer to those lot lines than the existing
structure. Further, the Applicants are requesting that the Board
of Appeals determine that this alteration and expansion, as
approved by the Special Permit requested hereunder, would comply
with the requirement of the Decision in Board of Appeals File No.
007-01 [contained in subparagraph 5(d) of the consolidated
Decision in Files 006-00 and 007-00] that there be no expansion
of the existing structure upon the locus without further relief
from the Board of Appeals. The Locus is nonconforming as to lot
size, with the Locus containing about 5,387 square feet in area,
with the minimum required in the Limited Use General-3 [LUG-3]
zoning district in which it is situated being 120,000 square
feet; as to frontage, with the Locus having frontage of about
89.36 feet on Village Way, with a minimum of 200 feet required in
the LUG-3 district; as to front yard setback, with the structure
upon the Locus being sited at about 11.1 feet at the closest
point from the front yard lot line, with the minimum in the LUG-3
district being 35 feet; as to side and rear yard setback, with
the dwelling being sited as close as 4.2 feet from the northerly
side yard lot line and as close as about 9.3 feet from the
westerly rear yard lot line, with the minimum setback required in
the LUG-3 district being 20 feet; and as to ground cover ratio,
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with the Locus containing about 946 square feet of ground cover,
for a ground cover ratio of about 17.6%, with the maximum allowed
in the LUG-3 of 3%.
The Locus is situated as 6 VILLAGE WAY, Pocomo, is shown
upon Assessor's Map 14 as Parcel 42, is shown upon Land Court
Plan 16220-B as Lot 20, and is situated in a Limited Use General-
3 zoning district.
3. Our Decision is based upon the Application and
accompanying materials, and representations and testimony
received at our public hearing. No recommendation was received
from the Planning Board. Certain neighboring property owners,
represented by counsel at the public hearing, expressed their
support for the Application. There was no other support nor
opposition presented at the public hearing.
4. Applicants, through counsel, represented that The Locus
was validated as a separate lot from adjacent vacant land which
was then in common ownership, by the Board of Appeals Decision in
BOA File No. 007-00. Accordingly, it is not afforded the benefit
of the provisions of the Nantucket Zoning By-Law for lots of
record. However, the proposal by the Applicants is to alter
their pre-existing nonconforming dwelling without change to the
building footprint and thus without affecting the pre-existing,
nonconforming ground cover ratio and front and side yard
setbacks, and creating no new nonconformi ties. In fact, the
proposal merely involves upward change in the roofline above the
existing porch to provide more headroom for the occupants, which
is partly within the required setback areas, without creating a
second story or adding to living space in the dwelling. No
detriment to the neighborhood is apparent, and the only comments
from neighbors are favorable to the granting of relief. A plan
by Charles W. Hart & Associates, Inc., dated January 10, 2000, a
reduced copy of which is attached hereto as Exhibit A, depicts
the conditions now existing upon the Locus.
5. Accordingly, the Board of Appeals made the finding that
the Applicants' proposed alteration of the existing dwelling,
subject to the conditions set forth in Paragraph 7 of this
Decision, would be an increase of the massing of the structure
wi thin the required setback area. However, said increase would
not be substantially more detrimental to the neighborhood than
the pre-existing nonconformities, would not create any new
nonconformity, and would not make any pre-existing, nonconforming
setback distance more nonconforming.
6. Accordingly, by a UNANIMOUIS vote, the Board GRANTED the
requested SPECIAL PERMIT relief under Nantucket Zoning By-Law
2
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~139-33.A(4) and (5) to allow the alteration of the structure as
proposed, subject to the conditions set forth ln Paragraph 7.
6. The relief hereby granted is subj ect to the following
conditions:
(a) There shall be no increase in the height of the
main ridge of the roof of the dwelling upon the Locus as it now
exists.
(b) All work shall be done in substantial conformity
with the plans approved by the Nantucket Historic District
Commission under Certificate of Appropriateness No. 39473, as may
be amended.
(c ) Condition (d) of the Decision in File No. 007 -0 1,
which stated that no expansion of the existing structure upon the
Locus shall be permitted without further relief from e Board of
Appeals, shall remain in full forae and effect. \
Dated: "0u()~~, 2002
Edward C. Murphy
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OF lAND IN
NANTUCKET, MASS.
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SCALE: 1"-100' DATE: 1-/0-Zo00
Owner: ~qL!If~-r: ~: ~ ":1~Iif~ ~.Ft..!'<t"~r:;A!"
~.c. CICR.T. 7/7/ ,Gor ;2.-D; ..c..C.
Deed: . . . . . . . . . . . Plon/~~~O-~.';>~'d.
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CHARLES W. HART & ASSOCIATES,
SANFORD BOAT BUILDING
49 SF ARKS AVENUE
NANTUCKET, MASS. 02554
(508) 226-6910
Inc.
H-5833
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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, MAY 10, 2002, IN THE CONFERENCE ROOM,
TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the
Application of the following:
ROBERT M. FLANAGAN AND MARY L. FLANAGAN
BOARD OF APPEALS FILE NO. 036-02
Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
Law Section 139-33A (alteration/extension of a pre-existing nonconforming
structure/use). Applicants propose to alter their pre-existing, nonconforming single-
family dwelling, including upward expansion of a portion of the structure within the
required front yard and side yard setback areas, with no alteration in the pre-existing
footprint and without coming any closer to those lot lines than the existing structure.
Further, the Applicants are requesting that the Board determine that this alteration and
expansion, as approved by the Special Permit requested hereunder, would comply with
the requirement of the Decision in BOA File No. 007-01 (in subparagraph 5(d) of the
consolidated Decision in Files 006-01 and 007-01) that there be no expansion of the
existing structure upon the Locus without further relief from the Board of Appeals. The
Locus is nonconforming as to lot area, with the Lot containing about 5,387 square feet of
area, in a district that requires a minimum lot size of 120,000 square feet; as to frontage,
with the Lot having about 89.36 feet on Village Way, in a district that requires a
minimum of200 feet; as to front yard setback, with the structure being sited at about 11.1
feet at the closest point from the front yard lot line in a district that requires a minimum
setback of35 feet; as to side and rear yard setback, with the dwelling being sited as close
as 4.2 feet from the northerly side yard lot line and as close as about 9.3 feet from the
westerly rear yard lot line, in a district that requires a minimum setback of20 feet; and as
to ground cover ratio, in a district that requires a maximum ground cover ratio of 3%,
(1,500 square feet being permitted for a lot of record, with the Lot containing about 946
square feet of ground cover, for a ground cover ratio of about 17.6%,).
The Premises is located at 6 VILLAGE WAY, Assessor's Map 14, Parcel 42,
Land Court Plan 16220-b-S, Lot 2D. The property is zoned Limited-Use-General-3.
,j~!
Nancy J. Se~, Chairman
THIS NOTICE IS A V AILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
BOA Form 1-89
NANTUCKET ZONING BOARD OF APPEALS
37 WASHINGTON STREET
NANTUCKET, MASSACHUSETTS 02554
April 3, 2002
Date
No. c.&p- ~
CASE
APPLICATION FOR RELIEF
Owner's name(s): Robert M. Flanaqan and Marv L. Flanaqan
Mailing address: c/o Reade. Gullicksen. Hanlev & Gifford. LLP
Applicant's name: Same
Mailing address: 6 Younq's Way, P.O. Box 2669, Nantucket. Mass. 02584
Location of lot: Assessor's map and parcel number 14-42
Street address: 6 Villaqe Way. Pocomo
RogiEJtry Land Ct Plan 16220-B Lot 2D
Date lot acquired: 2/lQ/74 Cert. of Title No. 7171 Zoning district LUG-3
Uses on lot - commercial: None ~ or MCD?
- number of: dwellings ~ duplex __ apartments __ rental rooms
Building date(s): all pre-8/72? ~ or _____ C of O? __
Building Permit appl'n Nos. _____.
Case Nos. all BoA applications, lawsuits: 006-00 and 007-00
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
139-32A __ if Variance, 139-30A ~ if a Special Permit (and 139-33A
~ if to alter or extend a nonconforming use). If appeal per 139-31A
& B __' attach decision or order' appealed. OK to attach addendum'
See attached addendum.
Items enclosed as part of this Application: order' addendum' ~
Locus map ~ Site plan ~ showing present ~ + planned ~ structures
Floor plans present __ proposed __ elevations ~(HDC approved? ~)
Listing lot area ~ frontage ~ setbacks ~ GCR ~ parking data ~
Assessor-certified addressee list 4 sets ~ mailing labels 2 sets ~
$200 fee payable to Town of Nantucket ~ proof' 'cap' 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
penalties of perw_y~L- /1 ~
SIGNATURE: ~ I. ~~C- Applicant __ Attorney/agent ~
,
'(If not owner or owner's attorney, enclose proof of authority)
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FOR BoA OFFICE USE
Application copies rec'd: 4~or \sr BoA on /~ ~y ~
One copy filed with Town Clerk on ~/~/~y comPlete?,.
One copy each to Planning Bd and B~ding D p /' by ~
$200 fee check givenl70~~ Trnasurer o~-(J; by aiv~d?
Hearing notice posted~~~mailed ~ I & M ~~ ~/~/~
Hearing(s) on __/__/__ cont'd to __/__ __, __/__/__ wlthdrawn? __/__/__
Decision due by / / made __/__/__ filed TC /__/__ mailed __/__/__
See related cases lawsuits other
F,\WpF\Flanagan\Robert\2002 ZBA APP.doc
ADDENDUM TO APPLICATION OF
ROBERT M. FLANAGAN and MARY L. FLANAGAN
The applicants propose to alter their pre-existing, nonconforming
single-family dwelling, including upward extension of a portion of
the structure within the required front yard and side yard setback
areas, with no alteration in the pre-existing footprint. The locus
is nonconforming as to lot area (see variance relief in File No.
007-00, with regard to the status of the locus as a separate lot),
having area of about 5,387 square feet in a district in which
minimum lot size is 120,000 square feet; as to frontage, having
frontage of 89.36 feet on Village Way, with the minimum in this
district being 200 feet; front yard setback, being situated about
11.1 feet at the closest point from Village Way, with 35 feet being
the required minimum; side and rear yard setback, with the dwelling
being situated about 4.2 feet from the northerly side line and
about 9.3 feet from the westerly rear side line at the closest
points, with 20 feet being the minimum side and rear yard setback
in this zoning district (10 feet for a lot of record); and ground
cover ratio, having about 946 square feet of ground cover, for a
ground cover ratio of about 17.6%, with the maximum in this zoning
district being 3% (1,500 square feet being permitted for a lot of
record) _ The applicant accordingly requests a Special Permit under
Nantucket Zoning By-law ~139-33.A(4) and (5), for the alteration of
the dimensionally nonconforming pre-existing structure without
making any nonconforming setback more nonconforming. Further, the
applicant requests the Board of Appeals to determine that this
alteration, as approved by the Special Permit requested hereunder,
will comply with the requirement of the Decision in File No. 007-01
[in subparagraph 5(d) of the consolidated decision in Files Nos_
006-01 and 007-01] that there be no expansion of the existing
structure upon the locus without further relief from the Board of
Appeals.
F: \WpF\Flanagan\Robert \2002 ZBA ADD. doc
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DAll '''.CH CAft PAIlCEL OAlf ,....ItCEL
INfORMATION SHowN HEREON WAS
COMPILED FROM AERIAL PHOTOGRAPHS, DeeDS.
AND PLANS OF RECORD AND IS NOT TO BE
CONSTRUEO AS HAVING SUFfiCIENT ;,CCUR-
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~NFORMATION REQUEST FORM
Assessing Office,
16 Broad Street, Nantucket,
(508) 228-7211
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APPLICANT
Name
ReaoE', (;011 i rkspn. Arm 1 PY ^' r,i ffocd. UP
Address
Six Young's ~vay
city
Nantucket
state
MA
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SU.aJECT PROPE.:<.<J:-Y
Address
l'-f Parcel #
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Fiscal Year
Map #
Owner
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TYPE OF INFORMATION
1. Abutter's List.._($ll.00 per hour or part thereof) ..-.~
a_ Board of Health__.__._....____.__._( ]
b. Conservation Commission.__..~______( ]
c_ Liquor License.._.__.~....-.-.---..[ ]
d_ zoning BoaLd of Appeals....._.__.._~
2. Property Card. _ _. ($ 1.00 ea.).. -. -.. -..., -. .. - . . - . - - . . - ( . ]
3. Maps _ . . _ . _ . . . . . _ . ($11. 00 per hour or). - . . . - . - - . . . . --~-- .-' ( ]
a. Full Size_._($3.00 ea_).____._.____( ]
b. Index____._.($1_50 ea.)_.___.___...[ ]
b. Letter Size.($0.25 ea_)........_.._[ ]
4. Topographic Map_.($11.00 per hour or $3.00 ea.).......[ ]
5. Sales Report.....($l.OOfpage).............--........-.( ]
6. Other...._._.._._(S11.00 per hour or part thereof)..._( ]
Explain:
Allow ten (10) days for processing. Payment is due upon
return of information requested. This is not a r.eceipt.
ZONING' CLASSIFICAtiON: .1:.-: C/. P: -...:q
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SIT.e PI-AN
OF LAND IN
NANTUCKET, MASS.
SCALE: 1."'00' DATE: ./- 10 -2000
Owner: ~q.l!k?~-r: I;f~ ~ ~~~~ ~'.;:-:t..~(V~~~~
L C CICRT. 7/7/ . ;:'07" z-]).; .l:...C.
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CHARLES W. HART & ASSOCIATES,
SANFORD BOAT BUILDING
49 SPARKS AVENUE
NANTuCKET, MASS. 02554
(508) 228-8910
Inc.
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TO\VN OF NANTUCKET
ZONING BOAJU) OF APPE.:...LS
BOAA~~,~E/VED
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APR 0 4 2002
TOWN .--.-
NAN tH-
, TUCKr--r-
t:. I, MA
LIST OF PARTIES IN INTEREST IN T,,>= [,,fLATTER OF Th"E PETITION OF
PRO P ERTY OWNER...... ELa.HCUf.ccrJ. ..... ..........w.... .......... ..............
MAJUNG ADDRESS. . .................. ................... .... ......
PROPERTY LOCATION .rI.....\!\.\\(\-~<. ...~JQ.~J..............
ASS ES SORS MAPIP AR CEl......... t\0:,p.. JIj: 1..yo..(Cd..... ..i.2.:-:.......
S\mM ITIED By:...... .~~.Cl?~~...(;.ll.l.~ .ic:~~.~~.~... .~~.~.~.~.Y...s... 9. ~ .f.t<?~Ci, LLP
SEE ATTACHED PAGES
I ccrtlfy that Ihc forcgoi~g :s :: lisl of persof"S who 2fC owners of abuning propeiT\', O\\i1C~S Of:.:-.~
d!recrh opposite on ,lli)' pc;:;];c or pn\'cle Slre:':l or \\'ay; c.ne 2.bu!1ers of the abutters 2nd 31: c:r.::'
i2.'lG o\\ners \\'jthin three hc.::,cred fee: of the propeft)'line of owner's property, 2.11 2.S thn 2.0;::CZ:,
on the mas! recent 2.ppk::tlc. ,2.X list (\~G L. c. LiOA, Seclio" ] 1 ZOnL'1g Code Ch2pter !:;9
Section 139-29D (2) )
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