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Home My WebLink About063-02 . TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: Q)e~ !i", 20?>2 To: Parties in Interest and. Others concerned with the Decision of the BOARD OF APPEALS in the Application of the following: Owner/Applicant: (' i!'~C\ ()(tJ ~ - 0 J... j. In\kh-e d {bJt lUlVl~ p- {3QU 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. (J)rJ!-k Chairman 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 9139-301 (SPECIAL PERMITS); Y139-32I (VARIANCES) ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS. NANTUCKET ZONING BOARD OF APPEALS 1 EAST CHESTNUT STREET NANTUCKET, MASSACHUSETTS Map: 42.4.1 Parcel: 153 R-l 13 C Willard Street Plan File 55V Cert of Title C27-5, C27-6 At a Public Hearing of the Nantucket Zoning Board of Appeals held at 1 :00 P,M, on Friday, September 13, 2002, in the CONFERENCE ROOM, TOWN BUILDING ANNEX, 37 Washington Street, Nantucket, Massachusetts, 02554 on the Application of 1. MITCHELL BELL and CYNTIllA F. BELL of 2200 Ross Avenue, Suite 2200, Dallas, Texas, 75201, Board of Appeals File No. 063-02, the Board made the following Decision: 1. Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By- Law Section 139-33A (alteration/extension of a pre-existing non-conforming structure/use), and/or, to the extent necessary, a MODIFICATION of the Previous Decision in BOA File No. 029-92. Applicants propose to expand their existing single-family dwelling (Unit No.3) by constructing a second story addition with no increase in existing ground cover and without coming any close to the lot lines than the existing structure. The addition is to provide more living space, i.e., a bedroom and bathroom. On site parking will continue to be provided. The Locus is non-conforming as to use, with the Lot containing three (3) dwelling units, when a maximum of two are allowed in this district; as to setbacks with the subject dwelling being sited as close as about 3.59 feet from the southerly side yard lot line and as close as about 4.96 feet from the front yard lot line, in a district that requires a minimum side yard set back of five feet and a minimum front yard setback of ten feet; and with Units # 1 and #2 being sited within setback areas. The Locus is conforming as to lot size, ground cover and frontage. The Premises is located at BC WILLARD STREET, Assessor's Map 42.4.1, Parcel 153, Plan File 55-V. The Property is zoning Residential-I. 2. The Decision is based upon the Application and materials submitted with it, and the testimony and evidence presented at the Hearing. There was no Planning Board recommendation as the matter was not of planning concern and no public opposition to the requested relief The Owners of Unit #1 (Mark Howard) and Unit #2 (Mr. and Mrs. Donald Reefe) filed their written consents to the expansion of the Bell cottage. 3. The Applicants, through counsel, represented that they wished to expand their small single-family dwelling in an upward manner without increasing the footprint. The Applicants submitted proposed elevation plans that showed a maximum roof ridge height of twenty-four (24') feet with no more than twenty-four (24") inches of new second-story addition to be located within the southerly side yard set back area. The exclusive use area of the Lot for the Bell cottage is 2,422 square feet and the cottage has an existing footprint of 939:!: square feet. The proposed second story to the cottage would include a bedroom and bathroom with an aggregate area no greater than 532 square feet. The new bedroom and bathroom would provide the Applicants with additional living area. All parking is provide on site and would continue to be provide for the three dwelling units. As of this public hearing, the Applicants had not been able to obtain a Certificate of Appropriateness from the Nantucket Historic District Commission and asked that the Board consider establishing parameters for any new addition without .' conditioning it on a specific Certificate. As issues of massing and height were of concern to the Board, Applicants offered to limit any upward expansion to a maximum of24 feet, limit expansion within the southerly side yard setback area to a maximum of 24 inches, and limit the total new second-story space to a maximum of 532 square feet, 3. Therefore, based upon the foregoing, the Board finds that the proposed addition to the Bell cottage is modest in scope and in harmony with improvements made to the other cottages on the Lot. The Board further finds that the proposed addition to the pre-existing nonconforming cottage would not be substantially more detrimental to the neighborhood than the existing nonconformities, with the limitations offered and with the use of the structure remaining as a single-family dwelling. In addition, allowing an expansion to this structure would not derogate from the findings made in the original Decision in BOA File No. 029-92. The Board also notes that similar relief was granted to the owner of Unit #1 in BOA File No. 046-01. 4. Accordingly, by a UNANIMOUS vote, the Board GRANTS the requested relief by SPECIAL PERMIT under Section 139-33A of the By-law, and a MODIFICATION of the Decision in BOA File No. 029-92 to the extent necessary, to permit the expansion ofthe Applicants' single-story cottage as proposed under the following conditions: a. The final roof ridge height shall be no greater than twenty-four feet at any given point; b. square feet; and The increase of second-story living area shall be no greater than 532 c. The intrusion into the southerly side yard setback area shall be limited to a maximum of twenty-four inches of new second-story space. Dated: Nantucket, MA October ---1L, 2002 Nanc~3.~ ~~7VV}- i C. Richard Loftin Edward Toole -7 ~ .../ /) 'C ~ (--"7 /' ,- /' Edward Murp!W-/' David Wiley 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 field at 1:00 P.M., FRIDAY, SEPTEMBER 13, 2002, IN THE CONFERENCE i ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the Application of the following: J. MITCHELL BELL AND CYNTIllA F. BELL BOARD OF APPEALS FILE NO. 063-02 Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By- Law Section 139-33A (alteration/extension of a pre-existing nonconforming structure/use), and/or to the extent necessary, a MODIFICATION of the previous Decision in BOA File No. 029-92. Applicants propose to expand their existing single- family dwelling (Unit #3) by constructing a second story addition with no increase in existing ground cover and without coming any closer to the lot lines than the existing structure. The addition is to provide more living space, i.e. a bedroom and bathroom. On site parking will continue to be provided. The Locus is nonconforming as to use, with the Lot containing three dwelling units, when a maximum of two are allowed in this district; as to setbacks with the subject dwelling being sited as close as about 3.59 feet from the southerly side yard lot line and as close as about 4.96 feet from the front yard lot line, in a district that requires a minimum side yard setback of five feet and a minimum front yard setback often feet; and with Units #1 and 2 being sited within setback requirements. The Locus is conforming as to lot size, ground cover and frontage. The Premises is located at 13 C WILLARD STREET, UNIT #3, Assessor's Map 42.4.2, Parcel 153, Plan File 55V. The property is zoned Residential-I. (4}()t ~!Q~~ Nancy 1. S e, aIrman THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR FURTHER INFORMATION. C UJ \0 ~ C'""'\ C- o C'""'\ g c::c ......,.,... ..... u.\ <..) UJ 0:: "'''''-'-.-' ~.._ ..c;~ 4::-~ .-;..0 ..-.;.;-.1._ ~ BoA'.Form 1:-89 N~.lITUCKET ZONING BOAlID OF APPEALS TOWN AND COUNTY BUILDING, 'NANTUCKET I H.i\ 02554 Al1gl1 "r-:' g. 2002 . Date NOO1iCIL-- APPLICATION FOR RELIEF Cl\.BE Owner's name(s) : Mailing addre::;s: Applicant's name: M~iling address: Location of lot: Assessor's map and parcel number 4241- 153 street address: Unit 3, 13C Willard Street, Nantucket, MA, 02554 J. Mitchell B~ll and Cynthia F. Bell 2200 Ross Avenue, Suite '2200, Dallas, TX, 75201 same Registry Land ct Plan, Plan Bk & Pg or Plan File 55V Lot_____ R-1 Date lot acquired: ~~~ Deed Re.f __'___ Zoning district Uses on lo~ - commercial: None ~'~r .~CD7___ - number of:dwellings~ duplex~ apartments~.rental rooms___ Building date(s): all pre-8/72? Building Permit' applln. Nos. Case Nos. all BoA applications, lawsuits: 029-92 or C of 07 ",-, . state fully all zonin~ relief sought and respective' Code sections and subsections, spec~fically what you propose compared to present and what grounds ~ou urge for BoA t~ make ea~h findi~g per Section 139-32A if Var~ance, 139-30A . ~f a Spec~al Penn~t .(:<;1]19.. 139-JJA xx if .toalter"or"'ext'end 'a nonconforming tise).' If appeal per 139-J1A ~B __ I attach decision or order appealed. OK to attach addendum . Applicants:.seek a Special Permit under Section 139-33A of the By-law to expand their existing cottage by adding a second story addit~on with no increase in existing groupd cover. The prop~~ty ,includes thr:.~. ,(3] pre~existing, non-conforming dwelling units: See'Addendum A; 11 ./ Items enclosed as part of this Application: orderl addendum2xx Locus map~ site plan~ showing present~ +planned~ ~struct~ F~oo~ plans present~ proposed~ elevatlons ___ (HDC,a~proved?__) L~st~ngs lot area frontage setbacks GCR park~ng data . Assessor-certifieo-addressee IISt 4 sets ---ma~lIng label~ 2 setS-- ~200 fee payable._to,.lro.wn "of Nantucket. proof.... I cap I covenant-- (If an appeal, ~sk Town Clerk t<;>,,:>,e~d. !3ldg Comr1s r~c,?:x:<;i to BOAT I certify that the requested information submitted is substantially complete and true.. to the best- f knowleqge, under the nains and penalties of per-j'ury'. ''''''.H.., . : . .:.' I.. ..., F..:. I , J. Mitchell Bail arld Cynth~a F. T ~r Attorney, SIGNATURE: ,', nt. Kevin F. 3(If not owner or Attqrney/agcnt ~ enclose proof of a~thority) FOR BO~FFICE USE Application copiesl i-~~ I'd: '''4~or-'' --.. f~r BoA on .one copy filed with Town Clerk One co~y $200 fee ~dp ~O,~~~~ _____ ADDENDUM "A" Applicants J. Mitchell Bell and Cynthia F. Bell own Unit 3 of the Driftwood Condominium located at 13C Willard Street, Nantucket, Massachusetts and shown as Parcel 0153 on Tax Map 4241. There are three (3) pre-existing, non-conforming dwelling units on the property. See BOA File No. 029-92. The property is located in the RESIDENTIAL-l zoning district. The property has an area of 10,748i: square feet and an aggregate ground cover of 2,660i: square feet (24.75%). A maximum ground cover ratio of30% is permitted in the R-l zoning district. The Bell cottage has a ground cover of 939i: square feet. Applicants propose to add a second story addition to their cottage with no increase in ground cover. This addition will include a bedroom and bathroom. The proposed second story addition is modest in size and will provide the Bells with additional living space. ~cx1t 'r; (Q~ 'tr;1 ff ~ w w ~ ~ (/) ~ ~ <I ~ ~ I--J :s UNIT 1 N67"Sl'S3'E 20,00' Vl 0.. _ ru 00 Ro.rking Q~~ '" l7' spo.ce ~ -..j ci :3< -..j f'i ~ 0 p-o.rking @ 0 0 en " spo.ce COMMON AREA ~ C\J C\J C\J Ro.rking z 30.10' z @ ru N67"Sl'S3'E spo.ce ~ru o . N67"SO'S3'E 00 -00 ci 20.00' -..j UNIT 3 < 2,422 SF, 0.. 00 ru .... ,5,00,', , ~ HOUSE 939 SF. ,4.'W. Cv: '"', 6 S0.10' S67"S8'08''w' 0..: If) (") NOTE: STRUCTURE PREDATES ZONING. , I CERTIFY THAT AS A RESULT OF A SURVEY MADE ON THE GROUNU THAT THE STRUCTURE IS LOCArED ON THE LOT AS SHO~N ~ITH NO VISIBLE ENCROACHMENTS, AND DID COMPLY ~ITH THE ZONING SETBACKS IN EFFECT AT THE TIME OF CONST- RUCTION. THE SITE IS SITUATED IN ZONE ' A7 ' OF THE F.E.M.A. MAP SHEET # 0011 D COMMUNITY #250230.' ASSESSORS MAP 42.4.1 N67"Sl'39'E 87.29' w ~ o en ~ (\J (\J Vl UNIT 2 st ps en l7' ...; If') ,;. ./ top of founao. tion elev, = 4,62 first floor - 5.2 ZONING: R-1 MINIMUM LOT SIZE: 5,000 SF. MINH1UM FRONT AGE. 50 FT FRONT YARD SETBACK: 10 FT REAR 8. SIDE SETBACK:5 FT GROUND COVER RATIO: 30% PLOT PLAN OF LAND IN NANTUCKET, MA SCALE. 1'=15' DATE. JUNE 2a 2002 JOHN J. SHUGRUE, INC. 57 OLD SOUTH ROAD NANTUCKET;MA 02554 FOR: J. MITCHELL BELL 8. EMIGRANT MORTGAGE Co. PARCEL NO. 15,3 #6854MPP .. - . '" - 1ft . c ,~ "'1. ~ ~ 1;J I i C\ r"l $ i ~ , =1 fo, ttit ,.... 1'1" ::v ~ iii A' ~ I ... I >- c: I .... f 0 g ~ CD " " " .. . c ,.~ I % i ;< -t ~~ % .' ;:! ~ ~ i\ ~ ~ ~ ~( ~ :x: r"l ,.. ~ ~ i 07/31/2002 03:0& 9783351082 BELANGERDESIGN g --., I I 0 ~ ... I .. (~~ ~ 1i I ~ I I , I J I S i (; C~ $ ~ It $ t:: PAGE 03 C\I! t ~ It Q ~ ~ '^ CD i 0, o 16 CD ~ ~ : ,I ~ at \:1li ~ J ~ .. >AI J: r> II) I ... ~~- . i:;'" <, ~~J:. 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NANTUCKET ZONING BOARD OF APPEALS TOWN AND COUNTY BUILDING NANTUCKET, MA 02554 1/ 2-89 ft, ;!!-- BOA Form ASSESSOR'S LIST OF PARTIES IN INTEREST PROPERTY OWNER: :r. 4-\-~kU ~~ APPLICANT FOR RELIEF (SAME? ~) : ADDRESS OF PROPERTY: \ ~ \N " \ \.,.."... ~ ASSESSOR'S MAP - PARCEL: ~"l.,,\ \ or:, +-y .c....,&.. + . o \ C;\3 \J ~ -\- N,. 5 * * LIST OF PARTIES INCLUDING ADDRESSES *(OR SEE ATTACHED ,): RECEIVED BOARD OF ASSESSORS AUG 0 1 2002 TOWN OF NANTUCKET, MA I certify that the foregoing (or the attached ____) lists all persons, natural or legal, 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 three hundred feet of the ~roperty line of Owner's property, as they (and their address) appear on the most recent applicable tax list [per M.G.L. c.40A, ~11 and Zoning Code Chapter _139, H39-29D(2)]. _-J1, _ . ~. ~ 5 ~o~ k~...J tl L./ Dat ) ~ssessor's Office Town of Nantucket *NOTE: Applicant (Petitioner) should include with the lot for which zoning relief is sought, any commonly-owned abutting lots which might become involved in the zoning matter. 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