HomeMy WebLinkAbout038-02
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
-:5 t1f}\(L /1
, 2002
To: Parties in Interest and, Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Owner/Applicant:
03~ ()..l.
5Yu.Pom ?J ' ~en
Application No.:
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); ~139-32I (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 42.3.2, Parcel 103
Two Farmer Street
Residential-Old-Historic
Plan File 44-S
Book 488, Page 26
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 SUSAN Z. GREEN, c/o Sarah F. Alger,
Attorney, Two Union Street, Nantucket, Massachusetts 02554, File
No. 038-02:
2. The Applicant is seeking relief by Special Permit under
Nantucket Zoning By-law (the "By-law") S139-33A
(alteration/extension of a pre-existing nonconforming
structure/use) . The Applicant proposes to demolish an existing
about 84 square-foot shed and alter and extend the existing
single-family dwelling by constructing a rear addition and adding
second story elements. The new addition would comply with the
five-foot side and rear yard setback requirements. The roof
ridge height of the existing structure would be raised slightly
wi thin the westerly five-foot side yard setback area over the
existing footprint. Applicant also seeks relief by Special
Permit under Nantucket Zoning By-law Section 139-33E to allow an
increase of the ground cover ratio from about 34.23% to about
48%, which is an increase of about 536 square feet, from about
1,330 square feet to about 1,866 square feet. The existing
parking space would continue to be provided on site. In
addition, to the extent necessary, Applicant is seeking
Modification of the previous Decision in BOA File No. 064-94 to
complete the project as proposed. The Locus is nonconforming as
to lot size, with the Locus having an area of about 3,886 square
feet in a district that requires a minimum lot size of 5,000
square feet; as to ground cover with the Locus having a ground
cover ratio of about 34.23% in a district that allows a maximum
ground cover of 30% without relief from this Board; and as to
side yard setback, with the dwelling being sited as close as zero
feet from the westerly side yard lot line, and with the shed
being sited as close as about 0.6 feet from the easterly side
yard lot line, in a district that requires a minimum side yard
setback of five (5) feet.
The Premises is located at 2 FARMER STREET, Assessor's Map
42.3.2, Parcel 103, Plan File 44-S. 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 hearing. The Planning Board made no recommendation.
There were concerns raised in two letters submitted to the Board
by neighbors. One of the letters was from the immediate abutter
to the west that stated that she was not opposed should her
concerns be addressed. Those concerns were addressed by agreement
between the Applicant and that neighbor. The other letter in
opposi tion stated that they did not think that the proj ect as
proposed was appropriate and would represent a substantial
detriment to the neighborhood and would not be in harmony with
the general purpose and intent of the Zoning By-Law. There was a
third letter from an immediate abutter to the east, which stated
that he had no obj ection. No testimony in opposition to the
Application was presented at the public hearing. The Applicant's
counsel and construction manager spoke in favor of the
Application.
4. The Applicant proposes to demolish the shed and to alter and
extend the existing single-family dwelling by renovating and
expanding it. The new addition would meet the setback
requirements of the By-law, and there would be no change in the
footprint of the existing dwelling within the setback, although
there will be alterations to the second story of such structure
wi thin the westerly side yard setback area. The roof ridge
height of the existing structure will be raised within the
westerly five-foot side yard setback area over the existing
footprint.
5. Permitted ground cover for a lot having an area of less than
5,000 square feet in this district is 30%, which in the case of
the Locus is about 1,165 square feet. Prior to the construction
for which relief is sought in this Application, the Locus had
ground cover of about 1,330 square feet or about 34.23%. The
dwelling on the Locus is pre-existing, nonconforming, having been
constructed prior to the enactment of the By-law in 1972, with
ground cover of about 1,246 square feet or about 32.06%. Under
By-law S139-33.E. (2) (a), the Applicant could, by Special Permit,
a maximum ground cover of up to 50% or about 1,943 square feet.
The Applicant seeks such a Special Permit to demolish the pre-
existing, nonconforming shed and construct an addition to the
pre-existing, nonconforming dwelling, with an additional ground
cover of about 536 square feet, for a total ground cover of about
1,866 square feet or about 48%. Except as set forth above, all
of the new construction will meet all other dimensional
requirements of the By-law, including setbacks and the Locus will
comply with all parking requirements.
6. The Locus is located on Farmer Street, and the Board took
note of the fact that many properties in the neighborhood are
nonconforming with respect to the requirements of the Zoning
Bylaw, such as lot area, setbacks, and ground cover, and many
have sought and obtained similar Special Permit relief from the
Board, including relief under By-law S139-33. E. (2) (a) from the
30% ground cover requirements.
7. Therefore, based upon these facts, the Board of Appeals
finds that the proposed relief, allowing the demolition of the
pre-existing, nonconforming shed and construction of the proposed
addi tion to the pre-existing, nonconforming dwelling, with the
roof ridge height of the existing structure being raised within
the westerly five-foot side yard setback area over the existing
footprint and total ground cover being increased from about 1,330
square feet (34.2 3%:t) to about 1,866 square feet (48 %:t) ,
condi tioned as set forth herein, would be an increase in the
nonconformity. However, the Board further finds that said
increase would not be substantially more detrimental to the
neighborhood than what previously existed and would be in harmony
with the general purpose and intent of the Zoning By-law.
8. Accordingly, by UNANIMOUS vote, the Board MODIFIES its
previous Decision in BOA File No. 064-94 and GRANTS the requested
relief by SPECIAL PERMIT, under Nantucket Zoning By-law S139-
33.A, and 139-33.E. (2) (a), to allow demolition of the pre-
existing, nonconforming shed upon the Locus and construction of
an addition to the pre-existing, nonconforming single-family
dwelling , with the roof ridge height of the existing structure
being raised within the westerly five-foot side yard setback area
over the existing footprint, resulting in the Locus, following
the construction, having a total ground cover of about 1,866
square feet, and a total ground cover ratio of about 48%, all
upon the following express conditions:
a. The maximum permitted ground cover on the Locus,
without further relief from this Board, shall be
about 1,866 square feet, resulting in a maximum
ground cover ratio of about 48%.
b. The construction hereby permitted shall be
performed in substantial conformity with the
staking plan prepared by Nantucket Surveyors,
Inc., dated February 6, 2002, a reduced copy of
which is attached hereto as Exhibit A.
c. The construction hereby permitted shall be
performed in substantial conformity with the plans
submitted to the Nantucket Historic District
Commission and approved by it in Certificate of
Appropriateness No. 38969, as the same may be
amended from time to time.
d. No ffiate~iaJ:.... exterior construction shall be
performed upon the Locus related to this project
in any year between July 1 and September 8.
e. No construction shall be performed upon the Locus
in any year related to this proj ect during the
Memorial Day weekend and on July Fourth.
f. During construction, no radios or other amplified
music shall be permitted on the Locus that would
be audible outside the property lines.
g. Except as otherwise provided in this Decision, all
of the new construction shall meet all other
dimensional requirements of the Zoning By-law,
including setbacks, and the Locus shall comply
with all parking requirements.
Dated: June I~ ' 2002
Michael J
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Ed~ard M rphy
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NANTUCKET SURVEYOR'S, INC.
P.Q BOX a:J7 5 WINlJ'r' Wf11I(
NANTUCKET. MA, 02554
508-226-0240
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CURRENT ZONIN0' ROH
MINIMUM LOT ?IZE' 5000 ?F.
MINIMUM FRONTA0E' 50 FT.
FRONTY ARD ?ETBACK' NONE
?IDE AND REAR ?ETBACK' 5 FT.
ALLOWABLE 0.C,R.. 50% I 301 FOR LOTS urDER = SF. I
rROrO?ED 0.C,R.. 45%:1:
DEED REF.' DD.BK.4B5 P0.20
PLAN REF.' PL. FILE 44-7
A77E770R7 REF.' MAP. 42.3.2 Pc..L.' 103
OWNER,
7U7AN Z. 0REEN
STAKING PLAN FOR PROPOSED
FOUNDATION AT *2 FARMER STREET
NANTUCKET. MA.
COMPUTED FOR.
CHRIS BRITTON
SCALE' 1"=5' DATE' FEB. 6. 2002
N - 7346
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 ofthe following:
SUSAN Z. GREEN
BOARD OF APPEALS FILE NO. 038-02
Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
Law Section 139-33A (alteration/extension of a pre-existing nonconforming
structure/use). Applicant proposes to demolish an existing about 84 square-foot shed and
alter and extend the existing single-family dwelling by constructing a rear addition and
adding second story elements. The new addition would comply with the five-foot side
and rear yard setback requirement. The roof ridge height of the existing structure would
be raised slightly within the westerly five-foot side yard setback area over the existing
footprint. Applicant also seeks relief by SPECIAL PERMIT under Nantucket Zoning By-
Law Section 139-33E to allow an increase of the ground cover ratio from about 34.23%
to about 48%, which is an increase of about 536 square feet, from about 1,330 to about
1,866 square feet. The existing parking space would continue to be provided on site. In
addition, to the extent necessary, Applicant is seeking MODIFICATION of the previous
Decision in BOA File No. 064-94 to complete the project as proposed. The Locus is
nonconforming as to lot size, with the Lot having an area of about 3,886 square feet in a
district that requires a minimum lot size of 5,000 square feet; as to ground cover with the
Lot having a ground cover ratio of about 34.23% in a district that allows a maximum
ground cover of 30% without relief from this Board; and as to side yard setback, with the
dwelling being sited as close as zero feet from the westerly side yard lot line, and with the
shed being sited as close as about 0.6 feet from the easterly side yard lot line, in a district
that requires a minimum side yard setback of five (5) feet.
The Premises is located at 2 FARMER STREET, Assessor's Map 42.3.2, Parcel
103, Plan File 44-S. The property is zoned Residential-Old-Hi rico
THIS NOTICE IS A V AILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
~r:<,~JJ:":_:"~~!i!'jI,,,_ BRI']' ~..!.
BOA Form 1-89
NANTUCKET ZONING BOARD OF APPEALS
TOWN AND COUNTY BUILDING
NANTUCKET, MA 02554
APPLICATION FOR RELIEF
March 15, 2002
CASE No. ~02
Owner's name (s) :
Mailing address:
Applicant's name: Same
Mailing address: c/o Sarah F. Alqer, Two Union Street, Nantucket, MA
02554
Location of lot: Assessor's map and parcel number 42.3.2-103
Street address: Two Farmer Street
Registry Land Ct Plan, Plan Bk & Pg or Plan File 44-S
Date lot acquired: ld/Q2/95 Deed Ref 488/26 Zoning district ROH
Uses on lot - commercial: None K or MCD? No.
- number of: dwellings ~ duplex Q apartments Q rental rooms Q
Building date(s): all pre-8/72? K or C of O? Yes.
Building Permit appl'n Nos. 11569-95, 11727-95, 12135-95, 1195-00,
1097-01
Susan Z. Green
31 East 79th, Apartment 3W, New York, New York
10021
Case Nos. all BoA applications, lawsuits: Case No. 064-94
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 K if a Special Permit (and 139-33A&E
K if to alter or extend a nonconforming use). If appeal per 139-31A
& B _, attach decision or order1 appealed. OK to attach addendum2
"
Prease see attached addendtun.
Items enclosed as part of this Application: order1_ addendum2 K
Locus map K Site plan K showing present K + planned K structures20
Floor plans present _ proposed K elevations K (HDC approved? Yes)~
Listing lot area K frontage K setbacks K GCR K parking data K 0\
Assessor-certified addressee list 4 sets K mailing labels 2 sets ~
$200 fee payable to Town of Nantucket K proof3 'cap' covenant __ ~
l(If an appeal, ask Town Clerk to send Bldg Comr's record to BOA.)~
\D
I certify that the requested information submitted is substantially
complete and true to the est of my knowledge, under the pains and
penalties of pe jury. (
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SIGNATURE:
Applicant ,r- Attorney/a$ent K
3 (If not own
enclose proof of authority)
FOR BoA OFFICE USE
Application copies rec'd: 4~ or . for BoA on ~/Z~~b~
One copy filed with Town Clerk on =sc/~~ by(~t) complete? L-/
One copy each to Planning Bd and Building Dept ~/~~ by~7f1(j
$200 fee check given Town Treasurer on, ~/Zj(C1L.-by~) waived? _
Hearing notice posted !1/~~ailed if./Q/OCI & M !i/ztRllL, SJG::/~
Hearing(s) on _/_/_ cont'd to _/_/_ _/_/_ withdrawn? _/_/_
Decision due by _/_/_ made _/_/_ filed TC /_/_ mailed __/__/__
See related cases lawsuits other
Addendum
Nantucket Zoning Board of Appeals Application
Three Cottage Court
The Applicant seeks a Special Permit under Nantucket Zoning
By-law (the "By-lawn) SS139-30.A and 139-33.A to alter and
extend a preexisting, nonconforming structure on a preexisting,
nonconforming lot.
The Applicant owns the land shown on plan drawn by Charles
w. Hart & Assoc. Inc., dated May 3, 1994, recorded with
Nantucket Deeds in Plan File 44-S (the "Locusn).
The Locus is located in a Residential-Old-Historic (ROH)
zoning district. The Locus is nonconforming as to lot area
requirements, having total lot area of about 3,886 square feet,
with 5,000 square feet being the minimum lot area required, and
as to ground cover, having ground cover of about 1,330 square
feet or about 34.23%, where maximum permissible ground cover for
a lot having less that 5,000 feet under By-law S139-33 .E. (2) (a),
without special permit relief, is 30% of the total lot area, or
about 1J165.80 square feet. The existing single-family dwelling
upon the Locus is nonconforming as to side yard setback, having
no setback from the westerly boundary line, with 5 feet being
the minimum side yard setback required, and the existing shed
upon the property is also nonconforming as to side yard setback,
having a setback from the easterly lot line of about 0.6 feet..
The Applicant proposes to demolish the shed and to alter
and extend the existing single family dwelling by renovating and
expanding it. The addition will meet the setback requirements
of the By-law, and there will be no change in the footprint of
the existing dwelling within the setback, although there will be
alterations to the second story of such structure within the
setback.
The Applicant also seeks a special permit under Nantucket
Zoning By-law (the "By-law") S139-33.E. (2) (a) to allow total
ground cover of about 1,866 square feet on the Locus or about
48%. Under By-law S139-33.E.(2)(a), the Applicant could, by
special permit, have maximum ground cover of up to 50% or about
1,943 square feet. The Applicant seeks such a special permit to
construct additional ground cover of about 536 square feet, for
total ground cover of about l,866 square feet or about 48%. All
of the new construction will meet all other dimensional
requirements of the By-law, including setbacks.
Finally, to the extent necessary to grant the above relief,
the Applicant asks the Board to reVlse and amend the relief
granted in Case No. 064-94.
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ZONING CLASSIFICATION: . . -. . .'. .
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MIN. AREA::.. ~qq9. .::f.;='(. .
MIN. FRONTAGE:. . ~q r:r.. . .
fRONT YARD';S.B;:.<<q^l~ . .
ROO & SIDE';;S~B;:";'. ~ ;?::r: . .
GROUND COVER;"(r.):. .0"'0. ~o. .
EXISTING:
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MORTGAGE PLOT PLAN
OF lAND IN
NANTUCKET, MASS.
SCALE: 1"= 15' DATE: /0 - zo-,sS
.Rev.: 10 -2's-.3.5'
Owner: c;: Ii ~ ~ S.-r:II:'~. '.:V,. 7:'-1 ~ ~ ~ ~ T (li.l? .
.;> j.. A IV' F' I/.. J::
Plan: . .1'f-.~ . .
2 P AJf!.UJ:; R,
Locus: . . ...s.7:. . .
I CERTIFY. TO "THE BEST OF t.f{ KNOWlEDGE, THAT "THE PRo,nSES
SHOWN ARE LOCAlED IN flOOD HAZARD ZONE: .". c;. :. . .,DB.lNEAlED
ON F.I.RJJ. / COUUUNIlY PANa NUMBER: 250230-00.... .C, BY
lHE FEDERAL EUERGENCY UANAGEUENT AGENCY. EFFECTIVE DATE
OF UAPS: JUNE 3, 1986, AND }oS PERlODICo6J.l.Y RE.VlSED.
THIS PLOT PLAN W}S PREPARED FOR MORTGAGE PURPOSES
ONLY AND IS NOT TO BE CONSIDERED A FULL INSTRUMENT
SURVE.Y. THIS PlAN SHOULD NOT BE USED TO ESTABUSH
PROPERTY UNES, FENCES. HEDGES OR ANY ANClLLARY
STRUCTURES ON THE PREMlSES. lHE PROPERTY UNES SHOWN
Ray ON CURRENT DEEDS AND PLANS OF RECORD.
THIS PLOT PLAN IS NOT A CERTlFlCATlON }S TO THE TITlE OR
OWNERSHIP OF THE PROPERlY SHOWN. OWN~~ OF ADJOINING
PROPERTIES ARE SHOWN ACCORDING TO CURRt.N1 ASSESSOR
RECORDS OF' THE TOWN OF NANTUCKET.
Deed: . .4:f~-:-;Z.7;.!5; .
Tax Map:~'?-?.2.-(q~ .
CHARLES W. HART & ASSOCIATES, Inc.
SANFORD BOAT BUILDING
49 SPARKS AVENUE
NANTUCKET, MASS. 02554
(508) 228-8910 H -4315
NOT TO BE RECORDED.
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2-89
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.NA..l-1TtJCKET ZONING BOA.'P.D OF APPEALS
'TO~1N" A..l-lD COUNTY BUILDXNG
NF.NTUCKET,' l-il'- 0255 C;
RECEIVEO'
~OARD OF ASSESSORS
MAR 1- 8 2002
ASSESSO~S !.IST 0:= pA-'oSIES IN INTERESN~~J6NK~; MA
"Y
PROPERTY OWNER:
Si) S~
-
G~e-e.......
APPLICANT FOR RELIEF (S~~E? ~
ADDRESS OF PROPERTY: L F ~f ""'e,.......
ASSESSORS HAP (. PJ..RCEL: 42.."3. 2..
If
sq. "" ~ -e....-\-
- lo~
LIST, OF PA..P.TIES INCLUDING J..DD~ESSES'" (O? SEE ATThCHED_>
4 ~ ~
'~
, 1 certify that the i'oregoing (o!:' the atta.ched ) ~iSt5
",:' all persons natural or legal, who. are owners of abuttin,g
property I owners or land directly opposite on any public
or private street Or'HaYi and abutters of the abutters a:1~
all other land owners within three hundred feet of the
property line'of owner's,property, as they ( 2nd their
address) appear on the most recent 'applicable tax list,
{per M.G.L. c. 40A~ section" 11 Zoning,Code Chapter 139,
~ection 239-29D(2)}.:' . . ',' '
3/;9!o~'
Da te I
.
~~dra O~
Assessors Office
'i'O'r1n of Nahtuck~t
"'NOTE: Applicant (petitioner) should include y:ith the lot
for \.;hich zoning :relief is ~o'J.ghtr any conu-nonly-owned
abutting lots which ~ight beco~E involved in the zoning
~atter. List ~ap and parcels fo~ each abutt~r.
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