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Home My WebLink About041-02 TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: J~- I~ ' 206l To: Parties in Interest and, Others concerned with the Decision of the BOARD OF APPEALS in the Application of the following: Application No.: C>Y/--o;)- Owner/Applicant: Q/CYtOvc{) T~rO G} eJ,n VIr(! ~ otll"TlA.Qhn 1m. ~ t,{ 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 receive within such TWENTY (20) days. V\ft/ 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 93 Orange Street Assessor's Map 55.4.1, Parcel 30 Residential-Commercial- 2 Plan File 01-39 Deed Book 716, Page 161 DECISION: At a public hearing ofthe 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 RICHARD THAYER AND JUDITH ANN THAYER, of 163 Sleepy Hollow Road, Briar Cliff Manor, NY 10510, Board of Appeals File No. 041-02: 1. 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 and expand an existing single-family dwelling by raising the roof ridge height of a rear addition from about 21 feet to about 23 feet to provide additional living space. The increase in height would be over the existing footprint, within the required five-foot northerly side yard setback area, without coming any closer to that lot line than the existing structure. There would be no expansion of the footprint. The Locus is nonconforming as to lot size, with the Lot containing about 2,316 square feet of area in a district that requires a minimum lot size of 5,000 square feet; as to setback with the dwelling being sited as close as zero feet from the northwesterly side yard lot line and as close as about one (1) feet from the southeasterly side yard lot line, in a district that requires a minimum side yard setback distance of five (5) feet; as to frontage, with the Lot having about 23.6 feet of frontage along Orange Street, in a district that requires a minimum frontage of 50 feet; as to ground cover, with the structure being in excess ofthe maximum allowed for this lot of30%; and as to parking with no parking space being provided on site. No additional parking would be required as a result of this proposal. The Premises is located at 93 ORANGE STREET, Assessor's Map 55.4.1, Parcel 30, Plan 01-39. The property is zoned Residential-Commercial-2. 2. Our Decision is based upon the Application and accompanying materials, and representations and testimony received at our public hearings. The Planning Board made no recommendation. No letters or testimony was received from neighbors either in support of or in opposition to the Application at the hearing. 3. The Lot consists of an undersized parcel of2,316i: square feet with only approximately 23.6 feet of frontage that has been held in separate ownership from contiguous parcels since prior to the 1972 enactment of the Zoning By-Law. The as-built plot plan, prepared by Nantucket Surveyors, Inc., dated October 3, 2001, and filed at the Nantucket Registry of Deeds, Plan File 01-39, marked as Exhibit A, a reduced copy of which is attached hereto, and marked with the proposed area of alteration, shows the existing structure containing a ground cover ratio in excess of the maximum allowed of 30% for undersized lots in this district. The existing single-family dwelling is situated within the setbacks on both sides ofthe property, i.e., 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 and none is planned. 4. The Applicants propose to renovate the existing structure by increasing the height within the setback as necessary to add a second floor to the rear ell of the structure. Applicants represented to the Board that the renovated rear portion of the structure would have a roof ridge height increase from about 21 feet to a maximum height of23 feet above mean grade. The addition would be over the existing footprint and would be situated no closer to the side yard property lines than the existing structure 5. Therefore, based upon the foregoing, the Board fmds that there would be an increase in height within the setback during the renovation of the existing dwelling. However, the relief is deemed to have a minimal impact as the roof ridge height would not exceed about 23 feet above mean grade, and the addition would come no closer to the side yard lot line than the existing structure. The Board further fmds that said increase would not be substantially more detrimental to the neighborhood than the existing non- conformities. In addition, the Board fmds that waiving the one parking space required would not be contrary to sound traffic and safety concerns and would be in harmony with the general purpose and intent of the Zoning By-Law. The Board also fmds that provision of the space on site would be impossible given the siting of the structure and size of the Lot. The Board notes that there was no space provided in the past and the uses on the Lot are not changing to require any additional parking. 6. Accordingly, the Board of Appeals, by a UNANIMOUS vote, GRANTS the requested SPECIAL PERMIT relief under Nantucket Zoning By-Law Section 139-33A to renovate the existing structure and construct a second floor addition without coming any closer to the lot lines than the existing structure. Relief is hereby conditioned upon the following: a. The rear, renovated portion of the dwelling shall not exceed a roof ridge height of23 feet above mean grade; b. The newly constructed addition to the dwelling shall be in substantial compliance with the Certificate of Appropriateness No. 39,281 issued by the Historic District Commission, as may be amended; and c. The addition shall be over that portion of the structure that is indicated on Exhibit A. 2 (041-02) Dated: June 1;!, 2002 g~~ d N ::t) --iz 0)> ~ ....... . , :1:-. c:: . :z: -:-. :z .I ("") ':... - ,':- 00 r'T"1> :g .. :::0 ; ~. .- :x N I I . . . , - '-- U1 3 \ \ \ 't ~ \ ,. z " " ~ \ "<<> f~ ~ \ 't~~ ~ .. ~~ ~ ~ t" \~" ~ '" ..>. -' \ \ \ ----..-... ---- ---- \ 'Co 6- ~ ~ "- '~ ~ ~ .., ~1 '(,..~ ~ t.~ "f~~ 0" \ ~ ~~~ ~G' ~ G' 'b . .~ \ ~ \ ..--- ~ " \ 7. \ \ \ \ \ \ -- ti. ~ . p\' # -~ ,. ~ . ~y. ~')\~ ~-v--4 *,:~.....o.1.~' ~/ ~ .\~"#;\ ~ cP'''' \ tt\~A ::: 1>~~"-lP ~~'). c, '). ~ ....--- ~ O~~~O-i- ~ ~ I~:d~~ ~ ~ t~liffi~~~! ~ s: ~ g~lIl~ ~ ~ H~~ffi:~~ffi ~ ! ~ >..,~~~ ~ ~ ~ ~ii~~i~ ~ ~~~~~~~ ~~o ~~I-i~~~~ -i lo4 -i 0 ,., l> '" Z ...... Cl ~ ~ p&-- ~ ~~r-~ fr It I ~~ ~ ~ ~ ~ ~ ~ ~ ~~ jil ~~ . '<.. ~ ~ ~ f ..., ":3 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 WNING 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: RICHARD THAYER AND JUDITHANN THAYER BOARD OF APPEALS FILE NO. 041-02 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 and expand an existing single-family dwelling by raising the roof ridge height of a rear addition from about 21 feet to about 23 feet to provide additional living space. The increase in height would be over the existing footprint, within the required five-foot northerly side yard setback area, without coming any closer to that lot line than the existing structure. There would be no expansion of the footprint. The Locus is nonconforming as to lot size, with the Lot containing about 2,316 square feet of area in a district that requires a minimum lot size of 5,000 square feet; as to setback with the dwelling being sited as close as zero feet from the northwesterly side yard lot line and as close as about one (1) feet from the southeasterly side yard lot line, in a district that requires a minimum side yard setback distance of five (5) feet; as to frontage, with the Lot having about 23.6 feet of frontage along Orange Street, in a district that requires a minimum frontage of 50 feet; as to ground cover, with the structure being in excess of the maximum allowed for this lot of 30%; and as to parking with no parking space being provided on site. No additional parking would be required as a result of this proposal. The Premises is located at 93 ORANGE STREET, Assessor's Map 55.4.1, Parcel 30, Plan 01-39. The property is zoned Residential-Commercial-2. Qyc:!::~j~ THIS NOTICE IS A V AILABLE IN LARGE PRINT OR OTHER ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR FURTHER INFORMATION. ~/~~ lo~ J,-S9 /.', . . ., .,lI' .. " ~~uc~~ ZO~~G SO~ O~ ~>>EALS ~OWN 1Hn,COUUW~ ~O~LP~NG Oa~e NJW1J'UODW, HJ\ 02$S4 NC - /"I. 1/. /'l '~ CASE o. V7 -~ <-- ~~~LYO~TrON ~OR RBLYB~ , o. . 'l.A,1ti t4 Tha~ ,'j) ;,~ Own8r's na=ees): --'l<l~D TH-AY'El2-..,t ~ nl) ef::- f '~ilvJ "~"SSI J~? SL.Ea"Y ~ 1<D, Bgl"'~ CL-If'F 1'11' f2..~ NY, 10SIo ~:(=:~:::~I~NI~ w~~::;~~c_)~~ '. Loat1on ot lot: Assea~p~'~ ~~p and pa~oel nU=e~. 5S.4:! ,'3 . ,S~8.t ad~~ss: q 3> ' O(2..AN'G:e ~1aQ::f %And 'ct 'Pl~, i'~~ 5k , ig o~ lion ~1le . -' ~ot , ,',~ DltG J..o~ aoqui~ed: '-1-1_ De~cl "B.ef. 7.!..(q t Zoninc; t dist.riot. .&:2H-, ',U~~ on 'lot w'.c'o.e~oial:' None 'i.c O~ NCO?_' .. n~8~ of.: clwellings~ cluplex___ ~pa~tment.s_ rental rooms_ ButJ.cUn;o 'cat..ea): all P~8-8/72? ~ or . C o~ 01_ ~iJ.cl1n; ie~it applln. Nos. , CUe Nos. all, BoA ~pplications, lawsuits: - , .stat. tu3.1v all ;oning ~.l1.f. aouc;bt and ~..P.ott~. Code seotions aM .ub..o~ions, sP.o~f.~callY what. you p~opose 0 lUPa~~d to pres,nt W wha't ~qunc18 you 'C1rc;. to~ BoA 'tq =a~. .ac;sh tnClinc; per Seot.on . . Ut-3ZA _ ~~ Va~~ano., 139w~OA ~f. a Spaoial >>~~t 'land 139-33A 1t to altar O~ e~.nd a nonco~o~inc; use). Xf. ap~ea per 139-32A ora ....; , , at'taoh t1ecia1on or ~cle;:l. app8!lecl. 01<, to a~tl\.,oh add.ns;\u~" j.) 9.-- .,. ~ 1/7 ' 0-.dJdJ (~"QAtL -S::Q.>l ~ ~ ru. Q.O 1'kfU'fnA:f AJJ.{J~ UI1dPA. .t:..vCT'f on /-J ~J n- ~. -~ 'f-- f'~ ~ 0-tA ~ Y-u'Y-,J;fy Y'Qa / ~, 9/ Ct :tTi:A9r&~aml t:-tdd1^e lit 117 . 0~~ 0q<JJ Yflt; r'hrvh 0 ~ cCI(1cf. -f(ClJL 0 ~/f1'cn. ~ v c& bI~ I ~(cf ~ r'CU.11.QdJ JzOV)] @d)/ ~ YdQ) 2.3 -a~'m , C'~qY(hAe~~.. 'dJYIc! ~2u'f-CcVJ'7I~..anL:t, (!jd~ ~~ 711\ O-h" '1l19 .(l tk0'~ '- SYrur ~ ,. 4 I 'f!f~ Ibcl2./f7f.er , ~"t a {' ,1N~ 'fpof ~ s-tf J.>>-00 l'K-. 'a!'f-('(MIln'j 0/11 . ~tQl ~QJ,o..c! a. part ot t1l1. 'AppJ.~oat~ona o~48rl addandul'l\2_ . 1cnOU' =tP~ stta ~J.an___ Showing p~.aant +pJ.anned st~uotures '. Of! P.~.",p~...nt--:.: P~opo..~_ .l.~at~ (HDO ~Pp~ov.d?_). .~ n;. .o~ '~,a - -~onta~e Getba~ G~ ~a~~ng data 1I.a..otwoett~t~.a-id4~aas.. ltit 4 let. ---=a 1 na labeJ.. 2 aata-- , laoo t.. pa:i&1:>>3.. to ':own ot' Nantu=.t. 'iSiOq: loap , covenant - , ,e:t In Ipp.a3., ..~ "O~1n 03..=,~ .to ..nnJ.8i oomA ="oot'c! to Bo~T ~ o'ftity that the ~e~est8cl inf.o=at~on a\11)~itted 1a s\11).t~ntiaUY ~ · OOmp.,t, Inc1 tws' to tne bast pt 1A1.. k~oWl.c!qo, undet' the ~..'.1ns a~ :,lnl2.tt.. 0 , P.~...' 'Arckft~ ...... ~ ~ ' S%GW.':UUa ' ~ppl~olnt v" Atto~neYlltJent:'" .'l::: : ~C:: no~ own.~ Qr own.r'a ~torn.y, .nolo.. proot ot autnor1ty) ~ . ~ '"J1 ,::J '''10 o fOR a~ O"XC~ os~ Application copies teo'd: 4 v/ o~ :Q~ 8QA 0 ~~~ ~) Oll~ QO~ t.ne\! w~tlI ':QWn ci;l\ on ~tJ'i gOl)lPl.t.?,~ ' Olle OOP"i ...em 1:0 PJ.ann~l\i Il4 ..ncl '1Su.u:~ }?~ _, 'i (t)l <J " noo t.. oA~alIlJ~V.n ;o~~ ':~8aaUl:8li 0 .~,k-b W.~:-.oI1_'. . .hlring nO~1ce po~te~L.;uaiJ.ed~~4 , K. ~, ~ ~ ;" .aaa;tng(.) 0~-1_ oontl,j to-l-l_, -1-1_ withd~awn?-I-I_ ~.' , . ' Dac1.1on <lUG bY-I-I_ ~ada-l-l_ :~J,.4 WC-I-i_ ~ail.d..:l-l~ a" r'~'t,~ .Q;I"~ ~AWlu~tJ · othe3: -.Y'- ......._ .......... I --------... ...,.... . ...-" . It .. .. ...._~-......... 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TIllilllJJill [ill}:!iJ 1I ,~ 1= 1"lri~'il'" lITi:il~ -rr ! 1111'1 i i i! nTi!!nlillJL:J~ f! i -e.-tE - e.- _L- []]IJ![I] IW:illJi,lil illlIl!!ill 01 = +1EB \!il~'1 I~ II' m ~rnrnl~ B I I I .,1 831~ I ! i .. I ~ .! uI I ! i III I B EJ '\ 1 \ ~ ~ ... l r- il' -';I m m ~I Town of Nantucket RECEIVED ZONING BOARD OF APPEALS BOARD OF ASSESSORS MAR 0 1 2002 TOWN OF NANTUCKET,MA LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF PROPERTY OWNER........ .~..t..c:::.~.::.~:!..... ..~:~.r::::.~.~,::.............. .... MAILING AOORESS.......!.~~......?0.~....t~~....~~:........~ ~ C-u(..y, ~'--r PROPERTY LOCATION"........ :1.?........ .Q~~:~.~.~...... ?~... ...... .... ASSESSORS MAP/PARCEL...... ...1?~.1.......... ..?:?... ..........,........., APPLICANT.. ~.~~.~:. ...... ~.l.~:~.~.... ... .~.f..... :.~~.... 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