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Home My WebLink About059-02 -- TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: ~'A21m~3, 2002- To: Parties Decision of following: , in Interest and Others concerned with the the BOARD OF APPEALS in the Application of the ~,- Owner/Applicant: os" 9---0 ;)- ~)j~ rn Lei ' t6~~r 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 d filing an complaint in court wi thin TWENTY (20) daY~_~fte? this day I s date. Notice of the action wi th a copy qf)~he ~ complaint and certified copy of the Decision must ~~iven~ to the Town Clerk so as to be received within such TWENTY ~ (20) days. f~0 fT1 ' -0 ;01 N ~' AJa;:~~~ ~ -;0 m ~) .-""!'-1 , I' r' rn '::J 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, MA 02554 Assessor's Map 42.3.3 Parcel 90 ROH 27 Milk Street Plan Book 22, Page 02 Deed Book 693, Page 308 At a Public Hearing of the Nantucket Zoning Board of Appeals held at 1:00 P.M., Friday, August 9,2002, in the Conference Room, Town Annex Building, 37 .' Washington Street, Nantucket, Massachusetts, on the Application of JOHN W. BREWER, Property Owner, c/o Glidden and Glidden, P.C., 37 Centre Street, Nantucket, Massachusetts 02554, Board of Appeals File No. 059-02, the Board made the following Decision: 1. Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33A (alternation/expansion of a pre-existing nonconforming structure/use), and to the extent necessary, MODIFICATION of the previous Decisions in BOA File Nos. 018-81 and 002-90. Applicant proposes to expand existing second floor living space by raising and changing the roofline and adding a dormer to the westerly side of the structure to obtain necessary headroom. The alternations will take place within the existing footprint, not adding any new ground cover or coming any closer to the westerly side yard lot line than the existing single-family dwelling is presently sited. Other alterations to the structure will conform to setback requirements. The Premises is located at 27 MILK STREET, Assessor's Map 42.3.3, Parcel 90, Plan Book 22, Page 2. The property is zoned Residential-Old-Historic. 2. The Decision is based upon the Application and materials submitted therewith, and the testimony and evidence introduced at the Hearing. The Planning Board made no recommendation as the matter was not of planning concern. There were no letters on file and no testimony at the hearing in favor of or opposed to the project. 3. Applicant, through his attorney, presented his case. He explained that he wished to obtain a Modification of the Board's previous Decisions in BOA File Nos. 018-81 and 002-90, which allowed construction of an addition, and a rear bay window respectively, and new relief by Special Permit to expand the structure in an upward direction. Applicant wishes to expand the second floor living space by raising and changing the roof line and by adding a dormer to the westerly elevation in order to obtain additional headroom. Construction would take place within the existing footprint and without coming any closer to the westerly side yard lot line than the existing single-family dwelling. These exterior changes have been approved by the Historic District Commission in Certificate of . Appropriateness No, t(opL/? No new ground cover would be added and all other setback requirements would be complied with. 4. Therefore, the Board makes a finding that this expansion is consistent with the residential character of the neighborhood and in keeping with previous relief granted for similar projects within the neighborhood. The Board also makes a finding that, thought there would be an increase of the massing within the westerly required five-foot setback area due to the upward expansion, said increase would not be substantially more detrimental to the neighborhood than the existing nonconforming structure, nor create any new nonconformities, nor increase intensity of use upon the Locus. ,5. Accordingly, by a UNANIMOUS vote, the Board GRANTS a SPECIAL PERMIT under Section 139-33A and a Modification to the extent necessary of the previous Decisions, to allow the expansion as proposed upon the following condition: (a) The project shall be done in substantial conformity with the Certificate of Appropriateness No, '/QOt.J s' issued by the Historic District Commission, as may be amended, . ~ r,Af'{7~ ~ Dated: September 3 ,2002 0' arb' ~G-C1 \/ Edward Sanford 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, AUGUST 9, 2002, IN THE CONFERENCE ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the Application ofthe following: JOHN W. BREWER BOARD OF APPEALS FILE NO. 059-02 Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By- law Section 139-33A (alteration/expansion ofa pre-existing nonconforming structure/use) and to the extent necessary MODIFICATION of the previous Decisions in BOA File Nos. 018-81 and 002-90. Applicant proposes to expand existing second floor living space by raising and changing the roofline and adding a dormer to the westerly side of the structure to obtain necessary headroom. The alterations will take place within the existing footprint, not adding any new ground cover or coming any closer to the westerly side yard lot line than the existing single-family dwelling is presently sited. Other alterations to the structure will conform to setback requirements. The Premises is located at 27 MILK STREET, Assessor's Map 42.3.3, Parcel 90, Plan Book 22, Page 2. The property is zoned Residential-Old-Historic. N~~~r~~QflM--- THIS NOTICE IS A V AILABLE IN LARGE PRINT OR OTHER ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR FURTHER INFORMATION. " I; ~ \: BOK form 1-89 NANTUCKET ZONING BOARD Of APPEALS TOWN AND COUNT~ DUILDING NAN~UCKET, KA 02554 CASE APPLICATION FOR RELIEF ':D:.at. e>,'~( ) '. .' ;:'~'" No .qs!1 ~.~ I ~ \ )}~> Owner's name(s): Mailing address: Applicant's name: Mailing address: John W. Brewer 27 Milk Street. Nantll~kp.t MA John W. Brewer 27 Milk Street. Nantucket. MA 02554 Location of lot: Assessor's map and parcel number 42.33 - 90 Street address: 27 Milk Street Registry Land ct Plan, Plan Bk & Pg or Plan ll(:tl~ Book 22 l.:aOc Palle 02 Date lot acquired: ~~~ need Ref6~,308 Zoning district R-OH Uses on lot - commercial:' None or MCD? - number of: dwellings-1- duplex___ apartments___ rental rooms Building date(s): all pre-8/72? X or c of O? X Building Permit appl' n. Nos. (1879-81) (7067-89), (7423-90) Case Nos. all BoA applications, lawsuits: (002-90) (018-81) State fully all zoning relief sought and respective Code sections and subsections, specifically what you propose compared to present and what grounds ~ou urge for BoA to make each finding per section lJ9-:-J2A _ if Varlance, l39-:0A X if a Special Permit (and l39-33A -1. If to alter or extend a n"nco~orming use). If appeal per l39-3~A & 8 __ ' attach decision or order appealed. OK to attach addendum . See Exhibit "A" attached hereto d N C- c= I N ,.1::0. :::0 m () rn u w - '...... m o No ~ Is this property within the Public Wellhead Recharge District? Yes Items enclosed as part of this Application: orderl addendum2__ Locus map___ site planhowing present~ +planned___ structures Floor plans present roposed elevatlons (HDC approved? ) Listings lot area rontage --Setbacks GCR parking data- Assessor-certifie ddresse~ IISt 4 sets-==-ma~ling labels 2 sets_ 1200 fee payable 0 To~n of Nantucket proof 'cap' covenant (I f an appeal, sk Tov.'n Clerk to senOBldg comF'S record to BoAT I certify that complete and penalties of Applicant ___ Attorney/agent attorney, enclose proof of authority) SIGNATURE: FOR B~FFICE USE ) nJ~ Application copies rec'd: 4(.;,L or_ for BoA o~t? - bY~.9.cD One copy filed with Town Clerk on~~y comPlete7~ One copy each to Planning Bd and Bu~lding ~J1~ y ~O $200 fee check given To~~reasurer on~~~Y~ waived7___ Hearing notice postecQ.;'"'b:R.62ffrailCdJ..;~~ & M~2.1/C!2-V~ Hearing(s) on--.!-I_ contI,; to-l-l_, ---!---!_ withdrawn?-I--.!_ Decision due by--.!--.!_ made-l-l__ filed TC-I--!__ mailed--!--.!__ See re13ted cases lawsuits other Exhibit" A" John W. Brewer Applicant wishes to expand living space upstairs by changing roof line and adding a dormer to obtain necessary headroom. The expansion will result in an increase of 104 square feet of storage and 135 square feet of increased living space. The proposed dormer on the west elevation falls within the five (5) foot sideline, anlt'"~h~e second floor addition to the east gable is outside of the five (5) foot side setba~& OVl!l~"'" "'1\1 will ~liBRtly 8Aef68eR uf3en t11~ sldelhJ~ "'JE~"'.!.~ C:\Inacli11e clienls'BREINER,JOHN\zba application, doc N 103 000. 6 o o CD o J'l W 41-\11 110 J 10 It 114 T~E NAi'lTU<;KET MARIA WITCH ELL 16' ASSOCIATION 166 166 167 $ GREEN 154 132 Z :5 131 .1 86 85 Z I&J 88 I&J a: (!) ~.. .1 S1REE1 \\ :aa. 1.0 51 36 53 130 83 135 '2 41- \,,, .0 .1- '1 COPPER LANE 3 81 58 .,~ II 38 :~ ' 1.' ~":"' " ,6 o o ,,; o J'l I&J 35,...-5 N 102,000, DAlE LEGEND PARCEL r["l.} . r'l ' }L NA~ 1\ DATE PARCEl INFORMATION COMPILED FROM AERI;tOWN HEREON WA~ AND PLANS OF RECORD :HOTOORAPHS, DEEDS CONSTRUro AS HAYI NO IS NOT TO BE ' ACY FOR CONYEYAN~~, SUFFICIENT ACCUR. "".... 1{)4 ~'l'!"~:,."" _,,^, ,."" "":''',.........-.,',.. ~\Sf'l. '1... "1... ~ - ~ 'I \ ~ :-;.1, .: 'I ~~O'37'E: 26.24' ZONINGI R-OH MINIMUM LOT SIZEI 5,000 sr, MINIMUM FRONTAGEI 50 FT FRONT YARD SETBACK I NONE REAR ~ SIDE SETBACK: 5 FT GROUND COVER RATIOI 50% PLOT PLAN OF LAND IN NANTUCKET, MA SCALEI 1 K= 10' DA TEl MARCH 17, 2001 JOHN J, SHUGRUE, INC, 57 OLD SOUTH ROAD NANTUCKE~ MA 02~~4 FORI JOHN ~ILTON BRE~ER LOT 2.617 s.r. 2.72' l..J . ... Q) M III 0- l\i .... " . ~ . 2.63' "" \0' .' l\i; 35.79' N83'S7'21'V ID' a' rS: MILK STREET I I CERTIFY THAT AS A RESULT OF I A SURVEY MADE ON THE GROUN~ THAT THE STRUCTURE IS LOCATED I ON THE LOT AS SHO~N ~ITH NO VISIBLE ENCROACHMENT~ AND DID I ~nMPLY ~ITH THE ZONING SETBACKS 11N EFFECT AT THE TIME OF CONST- \ RUCTIDN. THE SITE IS SITUATED IN lONE I C K OF THE F,E,M.A, I MAP SHEET # 0011 D yOMMUNITY #250230.K ,./"""'~'-- UGRUE PLS CH 17, 2001 ~.."'j'!"'ll!....~,.< '''''',,:~.~.......",.-u.-...:~'''''"'''''''lI ", .M4', " ~.'~~:, Iv ? . ~ ;:: ~ in C) .., ", ~,:?~~, . .5,22:. NOTEI LOT ~ STRUCTURE IN AREAS OF SIDELINE ENCROACHMENT PREDATE ZONING, ASSESSORS MAP 42.3.3 PARCEL NO. 90 #6676MPP fiI /~ J 0 0 Town of Nantucket ,-,(n ,~'::: ,.' RECEIVED BOARD OF ASSESSORS JUll 7 2002 TOWN OF NANTUCKET, MA / " ZONING BOARD OF APPEALS LIST OF PARTIES IN INTEREST IN THE MA TIER OF THE PETITION OF PROPERTY OWNER........ .~. ?~.~..... ..':::!..:....0.~ ~ ~.~..~......... MAILfNG ADDRESS... ....!:-..~.... ....~.~.~:~... ..~..~...~.....~..~.~ .~..~.~ \L l"\ M A , 'l. 'l ~ \ L\l... ';" PRO PER TY L OC A T ION. . . . . . . . . . .. . . . .. . . . . . . . . .. .. . . . . . . . . . . . . . .. .. .. . . . . . . . . . .. . . .. . . .. . L\ 'J... ) ~ - \.0 ASSESSORS MAP/PARCEL..................:....,:.......................... ............ lL) ~LH)\)~ ).-'1-..<6-0'"\'\\ A P P L I CANT. ' . . .. . . . . . . . . . . . . .. . . . . . . . . .. . . . . . . .. . . . . . .. . .. ... ... . .. ... . .. .. . . ... . . . . . . . . . .. ... SEE ATIACHED PAGES I cenify lhallhe 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 Olher land owners wilhin 300 feet of the property line of owner's property, all as they appear on the mOSl recent applicable tax list (M.G.L. c. 40A, Section 11 Zoning Code Chapter 139. Section 139-29D (2) fk.df /8.; /!..~ DATE flr~.l2..4fi~ - ASSESSOR'S OFFICE Town of Nantucket " , ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ . ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ " " " " " " " " " " " " ~ ) ~ ~ ~ ~ w w w w w w w w w w w w w w w w w w w w w w w w w w w w lJl ~ w " " " " " " " " " " " " " " ~ ~ ~ ~ m ~ m m m ~ w w w w w w w " ~ ~ ~ " " " " ~ ~ ~ w w e ... a> a> ..... ..... ..... .... .... .... ... ... ... .. ... w .... ... a> ..... .... III 0 ... a> ..... .... III .. W ..... 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I I ~c=J ~CJ GG hJCJ m ~r'I ~~ I I t -Z () f- <( > aLl -1 ill I r ::l o '.S' Form 3-89 TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 January tJ.e , 1990 To: Parties in interest and others concerned with the decision of the Board of Appeals in Application No. 002 ~ of: Joan M. Farrell Enclosed is the decision of the Board of Appeals which has this day been filed with the Nantucket Town Clerk. An appeal from this decision may be taken pursuant to section 17 of Chapter 40A, Massachusetts General Laws. Any action appealin9 the decision must be brought by filing a complaint 1n 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 NANTUCKET ZONING BOARD OF APPEALS NANTUCKET, MA 02554 At a public hearing on Friday, January 19, 1990, at 1:00 p.m. in the Town and County Building, Nantucket, on the Application (002-90) of JOAN M. FARRELL having an address at 27 Milk street, Nantucket, MA 02554, the Nantucket zoning Board of Appeals made the following DECISION: 1. Applicant seeks a Special Permit under zoning Bylaw section 139-33A to alter and extend her single-family dwelling by constructing a bay window on the rear facade. As the area of her lot of record is 2568 SF, i.e., less than the required 5000 SF, and the existing 845-SF ground cover of her dwelling exceeds the allowable 30% ground cover ratio, the relief she seeks is based upon these pre-existing nonconformities. 2. The premises are located at 27 Milk Street, Assessor's Parcel 42.3.-090, Plan Book 199 at page 270, zoned Residential-Old Historic. 3. Our findings are based upon the Application papers including a copy of the certificate of Appropriateness No. 20,453 granted by the Historic District Commission; also, viewing, and testimony and representations received at our hearing. We refer to the rear-elevation plan of that HOC document as our Exhibit "A", copy attached. 4. As shown on Exhibit "A", the proposed bay window is about 9' wide and about 6' high up to its flared roof portion. When installed, it will have a projecting overhang of about 1.5' and thus would result in about 11.5 SF of added ground cover. 5. For many alterations to pre-existing, nonconforming single-family dwellings, section 139-33A provides an exemption corresponding to the exemption in the State zoning Act. However, alterations like the present one which increase the nonconforming nature of the dwelling (here, the already excessive ground cover) are not allowed without a Special Permit. 6. For us to grant the requested Special Permit, we must find that the alteration will not be substantially more detrimental to the neighborhood. We readily make that finding, there being no evidence of a detriment arising from this small increase in cover. No objection was heard, and the Planning Board's recommendation was favorable. We further find that granting the requested relief will be in File No. 002-89 harmony with the general purpose and intent of the zoning chapter of the Nantucket Code. 7. Accordingly, by unanimous vote, this Board grants to Applicant the requested Special Permit under section 139-33A to install the bay window in substantial conformity with the showing in Exhibit "A". Dated January?J..p, 1990 ---- - 2 - .TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: January l(p , 19 90 CERTIFICATE OF GRANTING OF ~~ SPECIAL PERMIT (Massachusetts General Laws, Chapter 40A, Section 11) The BOARD OF APPEALS of the Town of Nantucket hereby certifi.es that a ~ Special Permit has been granted.: To: ,TORn M. FRrrell (002-90) (Owner/Applicant) Address: 27 Milk Street, Nantucket, MA 02554 affec'ting buildings 270 the rights of the Owner/Applicant with respect to land or at 27 Milk Street. Assessor's Parcel 42.3-090. Plan Book 199 at Page Deed Reference___ And the BOARD OF APPEALS further certifies that the attached Dccisio is a true and correct copy of its Decision granting the ~ Special Permit and that copies of the Decision and of all plans referred in the Decision have been filed with the Planning Board and the Town Cler The BOARD OF APPEALS calls to the attention of thc Owner/Applicant that General Laws, Chapter 40A, Section 11 (last paragraph) provides that no ~Special Permit, or ony extension, modification 01 renewal thereof, shall take effect until (a) a copy of the Decision is certified by the Town Clerk that twenty days hove elapsed after the Decision has been filed in the office of the Town Clerk and no appeal ha~ been filed (or, if such appeal has been filed, that it has been dismissc( or denied) and (b) the certificd copy is recorded in the Registry of Dec( for the County of Nantucket 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 suct- recorDi.ng or registcr,ing \sha11 be /d by t,~e :;e~lic.nt. ~ 'Jlid. (;u :J 17 ~AA ~ J7.~~A_'-- ~ /tJ7~~ ~ l0'!f/C{j-- Chairman C1erk- . Town of Nantucket Zoning Board () / AI'I,ea'" Nantucket, Mass. 02554 April 24, 1981 Re: ROEERr' W.MacDct-lAID (019-81) Enclosed please find notice of a decision of the BOARD OF APPEALS which has this day bee~.filed with the Town Clerk. Any appeals 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. Robert F. Mooney, Chairman NANTUCKET BOARD OF APPEALS BOARD CF APPEAlS Nantucket, ~~assachusetts DocrsrCN: At a meetinJ of the BOARD OF APPEAlS held on Friday, April 10, 1981, at 3: 00 p.m. in the '.I'CW\I AND CaJNTY BUIIDING, in the rratter of the application of ROBERT N. Mac])(NA[D (019-81), after due deliberation, the Board fourrl: 1. This is an application for relief fran the sideline setback requirements of the By-Law an::1 for extension of a dwelling house on a non-confarming lot lccated at 27 Milk Street. The applicant having recently acquinrl the property seeks to add an ell to the east side of the house approximately 72 feet in area. The proposal has the verbal or tacit approxal of all the neighbors an::1 the explicit approval of the HIX:. 2. The Board has viewed this site an::1 fourrl the proposerl extension '\i\Ould be a great i..rrprovement to this property arrl the entire ~ilk Street neighborhocd. vJe find there would be no substantial viola- tion of the requirements of the By-Law an::1 we favor the proposerl construction as a rratter of public policy. 3. For the reasons set forth, the Board rules the Building Inspec- tor should issue the Building pennit for the proposerl construction in accordaoce with the plans su!:mitterl. BOAID CF 1-.PPEAlS /k..n ~/ C..~.~~.'~. " ~ d.L....,J.C'd ~ {. .14"l .A..-.-,y-l.