HomeMy WebLinkAbout043-02
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: 5bYexn~ 3 , 2006
To: Parties
Decision of
,following:
f
in Interest and Others concerned with the
the BOARD OF APPEALS in the Application of the
N.
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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.
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Planning Board
Building Commissioner
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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.
NANTUCKE T ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
Assessor's Map 41, Parcels
513 and 514
154 and 154R Main street
Residential-Old-Historic
Land Court Plan 35205-A and
Plan Book 17, Page 82
Cert. of Title 20,050 and
Deed Book 714, Pages 220/226
DECISION:
1. At a public hearing of the Nantucket Zoning Board
, of Appeals, on Friday, June 14, 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 S. AND
ELIZABETH N. WERDIGER of Post Office Box 216, Purchase, NY
10577, File No. 043-02:
2. The Applicants are seeking a MODIFICATION of the
Decision issued in BOA File No. 088-92, to the extent
necessary, and/or Applicants are seeking relief by SPECIAL
PERMIT under Nantucket Zoning By-law ~139-33.A(4) and
(5)and 139-33E(2) (a) (alteration or extension of a pre-
existing, nonconforming structure/use). The Applicants
propose to alter their pre-existing, nonconforming single-
family dwelling, by constructing a one-story about 52
square-foot addition onto the rear of the structure that
would conform to all setback requirements. Applicants are
seeking relief to increase the ground cover ratio from
about 39% to about 39.9%, in a district that allows a
maximum ground cover ratio for undersized lots of 30%
without further relief from this Board. Renovation will
also include alteration of the existing rear main mass roof
system, wi thin the required five-foot easterly side yard
setback area without coming any closer to that lot line
than the existing structure. The roof ridge height will be
raised slightly and dormers will be constructed on each
side of the roof ridge. In addition, due to the increase in
ground cover, the Applicants are seeking relief by SPECIAL
PERMIT under Section 139-18 to waive the one required
parking space, as parking calculations must be made as if
newly constructed if there is an increase in ground cover.
The Locus is nonconforming as to lot area, containing about
3,912 square feet of area in a zoning district in which
minimum area is 5,000 square feet; as to frontage, with the
Lot having about 44.97 feet of frontage on Main Street, in
a district that requires a minimum frontage of 50 feet; as
to side yard setback, with the main dwelling being sited
about 4.9 feet from the easterly side lot line at its
closest point, the rear ell being sited as close as about
4.1 feet from that lot line, and with the cottage being
sited as close as about 2.0 feet from the easterly side lot
line and as close as about 2.4 feet from the westerly side
lot line, with the minimum side yard setback in this zoning
district being five feet; and as to parking with no space
having been historically provided on site. The Locus is
situated at 154 and 154R MAIN STREET, Assessor's Map 41,
Parcels 513 and 514, Land Court Plan 35205-A, and Plan Book
17, Page 82. The property is situated in a Residential-Old-
Historic zoning district.
3. Our Decision is based upon the Application and
accompanying materials, and representations and testimony
received at our public hearing. There was no Planning
Board recommendation, on the basis that there was no matter
of planning concern. There was one letter in support
presented at the public hearing from the immediate abutter
to the west.
4. Applicants represented that the proposal before the
Board of Appeals under this Application was to renovate the
existing single-family dwelling by constructing an about 52
square-foot single-story addition onto the kitchen area in
the rear and raise the roof ridge line of the rear mass
slightly and construct dormers on the easterly and westerly
sides of that roof section, which would have a maximum roof
ridge height of about 21 feet, under the maximum allowed of
30 feet. There would be no other changes to the building
footprint under this Application and the overall height of
the main mass of the dwelling would remain unchanged. The
new construction would not come any closer to the easterly
side yard lot line than the existing structure. No on site
parking space has been historically provided on site and
none is planned due to the siting of the structures.
5. Based upon the foregoing, by a UNANIMOUS vote, the
Board of Appeals made the findings that the dwelling upon
the Locus pre-existed the 1972 enactment of the Nantucket
Zoning By-law in its present configuration; that the
proposed alterations, though increasing the massing within
the easterly setback area as to height with the addition
of dormers, and increasing the ground cover ratio, would
not be substantially more detrimental to the neighborhood
than the existing nonconformities, and that the proposed
changes would not create any new nonconformity nor increase
the intensity of use on the Locus. In addition, the Board
finds that a waiver of the one previously grandfathered
parking space would be in harmony with the general purposes
and intent of the Zoning By-law. Such relief is consistent
wi th relief granted on several occasions wi thin the same
neighborhood for similar projects.
6. Accordingly, by a UNANIMOUS vote, the Board GRANTS
the requested MODIFICATION of the Decision in BOA File
No~ 088-92, and new SPECIAL PERMIT relief under ~139-
33.A(4) and (5) and ~139-33E (2) (a), and under ~139-18,
I
wai ving the one required parking space and to allow the
alteration of the existing dwelling upon the Locus as
proposed; subject to the following conditions:
(a) No exterior construction related to this
proj ect upon the Locus shall be conducted between June 1
and September 10 in any given year;
Locus
39.9%
issued
(b)
beyond
shall
by the
No additional change in ground cover on the
the maximum allowed under this Application of
be permitted without further relief being
Board of Appeals;
(c) The alterations shall be done in substantial
conformance with the Certificate of Appropriateness No.
39,384 and 39,590, as may be amended; and
(d) The alterations shall be done in substantial
conformance with the "Building Location
Plan", done by Jeffrey Blackwell, dated May
3, 2002, and marked as Exhibit A, a reduced
copy of which is attached hereto.
(043-02)
Dated: September ~ , 2002
~
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ZONING CLASSIfICATION, . f!C?K .
MIN. AREA: . . . . ~9c:c? . ~'r. .
MIN. FRONTAGE: . . :s.o. .F.r:. . .
FRONT YARD S.8.: . i(?N~. . .
REAR & SIDE S.8.: . P. rr.. . .
GROUND COVER(:;'), . .Q'O '('. .
. DE"'OTE:5 celie. BOUND FND.
o DEi.t:JTE:S /~ON PIPE: FA/D.
. DE././OTES SU~VE:Y N(ARKE:.R FeW/V
EXISTING, j
3')IZ ~ S. F.
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ABoVE GROLlIJD
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41 -515
M/LDeED TAYLOe, TR.
41 -5rz.
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BUILDING LOCATION PLAN
OF LAND IN
NANTUCKET, MASS.
SCALE: I": 15' DATE: MAY :3) Z.OO2
Owner: ~ ~CHA,Rp ?:. ~ ~L;' :ZA~qlf !-l: ~i)!Gs.~
BOOK 714 f'G-. Z2.0,ZZ<D 800K 17 "G.6%
Deed: !='~~ ~P9~O. Plan: !--~. ~q~~ ~ ~ . . . . .
Tax Map: 1'. ~!:[/~J!fI1-. Locus: ~',5;4,!!~~!'f~!/'{~T;
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NOT TO BE RECORDfD
BLACKtrELL ct. ASSOCIATES, 1m.
ProJmiorr4l Land Su1wyan
20 Teasdale Circle
Nantucket, Massachusetts 02554
(508) 228-90l6 B-5'O~7
~tJ-
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, JUNE 14,2002, IN THE CONFERENCE ROOM, TOWN ANNEX BUILDING,
37 Washington Street, Nantucket, Massachusetts, on the Application of the following:
RICHARD S. AND ELIZABETH N. WERDIGER
BOARD OF APPEALS FILE NO. 043-02
Applicants are seeking a MOFICATION of the Decision issued in BOA File No. 088-92, to the
extent necessary, and/or Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning
By-Law Sections 139-33A and 139-33E(2)(a) (alteration/extension of a pre-existing nonconforming
structure/use). Applicants propose to alter their pre-existing, nonconforming single-family dwelling, by
constructing a one-story about 52 square-foot addition onto the rear of the structure that would conform
to all setback requirements. Applicants are seeking relief to increase the ground cover ratio from about
39% to about 39,')0.10, in a district that allows a maximum ground cover ratio for undersized lots of 30%
without further relief from this Board. Renovation will also include alteration of the existing rear main
mass roof system, within the required five-foot easterly side yard setback area without raising the overall
roof ridge height and without coming any closer to that lot line than the existing structure. There will
also be a dormer placed on that part of the roof system that lies outside of the setback area In addition,
due to the increase in ground cover, the Applicants are seeking relief by Special Permit under Section
139-18 to waive the one required space, as parking calculations must be made as if newly constructed if
the is an increase in ground cover. The Locus is presently nonconforming as to parking as no space has
been historically provided on site and none is planned. In addition, the Locus is nonconforming as to lot
area, with the Lot containing about 3,912 square feet of area, in a district that requires a minimum lot
size of 5,000 square feet; as to frontage, with the Lot having about 44.97 feet on Main Street, in a district
that requires a minimum of 50 feet; and as to side yard setback, with the main mass of the dwelling
being sited as close as 4.1 feet from the easterly side yard lot line, and with the cottage being sited as
close as about 2.0 feet from the easterly side yard lot line and as close as about 2.4 feet from the
westerly side yard lot line, in a district that requires a minimum side yard setback of five feet. See also
BOA File No. 006-84.
The Premises is located at 154 and 154R MAIN STREET, Assessor's Map 41, Parcels 513 and
514, Land Court Plan 35205-A, and Plan Book 17, Pages 82. The property is zoned Residential-Old-
H~o~. t11
. VM.~tkrjJ M/J--
Nancy Sevrens, C rrman
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER ALTERNATIVE
FORMATS. PLEASE CALL (508) 228-7215 FOR FURTHER INFORMATION.
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~OWX ~D.eoou~~ aO~LP~~G Date
lWWUCn~, HJ\ 025$04 CASE ~o.~
~??LrC~~rON ~OR R~LY~~
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Applicant Attorney/~g8nt ~
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or'. ~~~Qrn8~, anolo.a proo: 0: .uthor~ty)
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Applioation copi.. rec1d: 4.~ or___ to~ BoA on ~J~y ~
CIne oo~ :UecS with ':own eJ.Gr~ on~'i ci2V) cO%JIpJ.e.te7. .
, on; oop~ noh to i'hnntncw Be! fIone! S\,lncU.n; DoPt~y 1I]!):;:j.
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ZONING CLASSlflCATIONI . ~C?f( .
MIN. AREA: . . . . .!:!'9c:c? . ~.F. .
MIN. FRONT AGE: . . !S.o. .F.r.. . .
FRONT YARD S.8.: . f.(?,,!~. . .
REAR & SIDE S.8.: . P. fr:o . .
GROUND COVERIY-I: . .q~ ro. ,
. DDI/CT/::S coJlC. "Boi..JWD FwD.
o DEM::JTE5 'ROw PIPE FA/D.
· DEJ./OTE:S SURVEY MARKER FOUI-.ID
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M/LDI?ED TAYLOK, TR.
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PL.Ai-J BOOK /7
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BUILDING LOCATION PLAN
OF LAND IN
NANTUCKET, MASS.
SCALE: 1": /5' DATE: MAY :3) 2002
Owner' RICHARD S~ g, ElIZABEH( f.,{. W'E.RDIGER
B~K 7 i4 PG. 220', zi~ 'BOO/<' 17 'PG.' 8i . . . .
Deed: ~~F;T; ?P9~Q . Plan: ~'~', ~Ei~qq ~ ~ . . . . .
T ax Map: 1'. ~ :rJ~, ~,!fI:1-, Locus: ~J.5:4, f !~~ .t>1~!f.I. ~T;
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C:\JOBS\H!l\MPP
BLACKJrELL d:. ASSOCIATES, Inc.
Professional Land Surveyors
20 Teasdale Circle
Nantucket, Massachusetts 02554
(508) 228-9026 B- S6:5 7
NOT TO BE RECORDED.
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Town of Nantucket
ZONING BOARD OF APPEALS
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF
PROPE R TY OWNER......... .tv0. {;(k, .~........... ...... ... ...........
MAIUNG ADDRESS.................................................. f.................
PROPERTY LOCATION......... .l.~'i. ... ..m.d.,.f\.... .~......:..............
ASSESSORS MAP/PARCEL.............. ~.l.. ~... :~.I.;).........................
APPLICANT... ......... ... ...... ...... ... ......... ...... ... ......... ... ... ... ......... ...... ...
SEE ATTACHED PAGES
I cert i fy 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 mOSI recenl applicable lax list (M.G.L. c. 40A, Section II Zoning Code Chapter 139.
Section I 39-29D (2)
.....S!PI/Od...
! 'I
,! ILbcx
.~JLjL.. .
DATE
ASSESSOR'S OFFICE
Town of Nantucket
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