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Home My WebLink About075-02 TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: D~CQxY)~ It , 2002-- To: Parties in Interest and, Others concerned with the Decision of the BOARD OF APPEALS in the Application of the following: Application No.: Q 15-0L 'Owner/Applicant: :::rC)JYY1e>8. n ~ frlCJY) I ~ w No (VI h~l?ln 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. Dff;;~~ 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 55 Parcel 459 R-I0 14 MacLean Lane Plan File 9-B, Lot 20 Deed Ref. 505/7 At a Public Hearing of the Nantucket Zoning Board of Appeals held at 1 :00 P.M., Friday, November 15, 2002, in the Conference Room, Town Annex Building, 37 Wash,ington Street, Nantucket, Massachusetts, on the Application of JAMES AND MONIQUE HARRINGTON, of 33 Tashama Lane, Nantucket, MA 02554, Board of , Appeals File No. 075-02, the Board made the following Decision: 1. Applicants are seeking relief by V ARIANCE under Nantucket Zoning Bylaw Section 139-7 A(2)(b) to validate a scalar separation between the primary and proposed secondary dwelling of less than the required 12 feet. Applicants propose to alter an existing studio structure by converting the use to a secondary dwelling. The structures are situated about seven feet apart rather than 12 feet as required for the scalar separation between primary and secondary dwelling units. All parking will be provided on the Lot and the Locus is conforming in all other respects. The Premises is located at 33 TASHAMA LANE, Assessor's Map 55, Parcel 459, Plan File 9-B, Lot 20. The property is zoned Residential-lO. 2. The Decision is based upon the Application and materials submitted with it and the testimony and evidence presented at the hearings. The Planning Board made no recommendation as the matter was not of planning concern. There was one letter on file in opposition from an abutter expressing concern about increased traffic. There was also a letter on file from the Chief ofthe Nantucket Fire Department dated October 15,2002. It stated that he had inspected the Locus for safety concerns and in his opinion the siting did "not constitute a combustible situation". He further stated that the waiver should be granted. 3. Applicants represented that they wished to convert the existing studio structure into use as a year-round single-family dwelling to help them with their financial situation due to an expanding young family. The studio is situated about seven feet from the primary single-family dwelling rather than the required scalar separation of 12 feet. However. Applicants pointed out that the finish walls of the two structures are 12 feet apart and that the existing bulk head basement entrance on the primary dwelling and the entrance porch of the studio are only seven feet apart. Due to the present locations of the existing structures and the size of the Locus, there is no possibility of moving the structures further away from each other. Applicants also represented that to do so would be cost prohibitive for them and would constitute an undue financial burden. Two parking spaces would be provided on site. 4. Therefore, based upon the foregoing, the Board finds that the proposed conversion of the studio to a secondary dwelling would not be substantially more detrimental to the neighborhood and would not nullify or substantially derogate from the intent or purpose of the By-Law. The Board further finds that there would be little impact upon this thickly settled neighborhood, especially in light of the letter from the Chief of the Nantucket Fire Department as noted above. The facts on the ground would not change, as there would be no alteration of the footprint as part of the conversion. In addition, the Board specifically finds that owing to circumstances relating to the topography of the structures, and especially affecting the Locus and structures, but not affecting generally the zoning district in which it is located, a literal enforcement of the provisions of this Zoning By-Law would involve substantial hardship, financial or otherwise, to the Applicants. 5. Accordingly, by a unanimous vote, the Board GRANTS the requested relief by V ARIANCE under Nantucket Zoning By-Law Section 139-7 A(2)(b) to allow the conversion of the studio structure into use as a secondary dwelling with a scalar separation of about seven feet upon the following conditions: a. There shall be no expansion of the footprint of the studio or alterations of the use without further relief from this Board; b. The siting ofthe structure shall be in substantial conformance with the site plan done by Charles W. Hart, dated November 20,2001, marked as Exhibit A, a reduced copy of which is attached hereto; and c. There shall be no further encroachment into the 12-foot scalar separation area, but would not prohibit other conforming improvements to the Lot, such as a shed in the westerly comer of the Locus without fuLef from tbis Board. Dated: December II ,2002 C.d...:t.j .~ c;;:~ Nancy J. Sevrens ~~\ ~C^){~~ Dale W Wai:l Ln c;) CV') 0- 'w . ....J c-"> C. Richard L - - \.- .-' c...:> c:::l '': :z:: ;~ -Lo .-- lu n: ~ ~ L\)9~ DavId Wiley 1 .u\J~u'U v....w.~v..-u .t.V~a.,,"vJ.', " , . , . MiN. ARfA: , . ' . . , /.q,9.~9 ~ ... MIN. FRONTAGE: . . , . , . , .~ 0:'~ FRONT YARD 5.8.: . . . , , , ~o. ri REAR de SlOE 5.8.: . . . . , /p. ' GROUND COVER (7.): . , , ,.?,Q .% LAI..J11I1V. .1-~.7~:?~g,E' .. :s.;O~).lJ . . . . ~ ~4"'Vv . . . . J( . . . " . . . . . . . . . 55. III "'IF CI-{R:.IS'ToPl-iER:. CAJJ1Y -;r453 ..../Ir:.. ~\ I 2.C::/! 'HOMA;, &. 8..1 ZABEri{ A, f.,t1URI.-:( : I \. I --:.\--./-. I CERTIfY, AS OF ':." .1.1?;?-P.-9/. , THAT THE 8UILQIN~(5)'IS/AAE LOG1!TED ON THE GROUND AS' .SH9'<<~ . tl..E;REq.N}{l ~..~ ~."'-'~ PROFESSIONAL lAND SURVEYOR / NO~n-{ --5:5-//2. "'IF M 1CJ-{4.EL L. -rR:lf1'P1 /03,S3 }.(~ / .s,y wo/..- 3T<:.J.O/ a G.. C. = 7'6~ sS,n .. a- i . ""-..I' . -,,' ~, riiO~21 I ~'j/5-' DE.ex: on .?)~: ___. / , I I - I /. , I I ,1-,: ~I- " - '<it ......." I I P I A I?. I k.. / N G / I . I . J/ -3.s. 00 .- 14 51-{ -4 M~ A-.4N E- ~ t--: r-x ..... 55'-160 N/F D4"'D "1, & 'P4MELA IC.. 'BELL BUILDING LOCATION PLAN OF LAND IN NANTUCKET,' MASS. SCALE: 1.-.30 I DATE:/YOV..z4..<:CO/ Owner:'-<'~.s. ~#,,&~~.~~;(~r:O(V Deed: ,(3,f.' So.s: 8f.. 7. . Plon~' .7t5. ~,eO Locus . ..:3;3 . U$:'t:r0U .LA/'(~ . . CHARLES W. HART & ASSOCIATES, Inc. SANFORD BOAT BUILDING 49 SPARKS AVENUE NANTUCKET, MASS. 02554 (508) 228-8910 r-; a NOT. TO BE RECORDED. H-..:;>Y // THIS PLOT PlAN WAS PREPARED FOR THE TOWN OF NANTUCKET BUILDING DEPARTMENT ONLY AND SHOULD NOT BE CONSIDERED A PROPERTY LINE SURVEY. THIS PlAN SHOULD NOT BE USED TO ESTA8USH PROPERTY LINES, FENCES, HEDGES, OR ANY ANCILlARY STRUCTURES ON 7HE PREMISES. THE PROPERTY LINES SHOWN RELY ON CURRENT DEEDS AND PLANS OF RECORD. THJS PLOT PlAN IS NOT A CERTIFlCAllON AS TO TT1t.E OR OWNERSHIP OF 7HE 'PROPERlY SHOWN. OWNERS OF ADJOINING PROPERTIES ARE SHOWN ACCORDING TO CURRENT ASSESSOR RECORDS. ASSESSOR MAP: . .-9:...:5:', .PARCEL: . Z"'-$'9. C'\JiJA~ CW"'OlP < . . I ~._.. (~-A- Form b-b~ NANTUCKET ZONING BOARD OF APPEALS TOWN AND COUNTY BUILDING NANTUCKET,MA 02554 File NO.l'-10-~ Assessor's Parcel ?s--se THIS AGREEMENT TO EXTEND THE TIME LIMIT FOR THE BOARD OF APPEALS TO 'MAKE A DECISION (or to hold a public hearing or take other action) concerns the of: ,.-:::> r--~ SC r Pursuant to the provisions of the Acts of 1987, Chapter 498, amending the State zoning Act, Chapter 40A of the Massachusetts General Laws, Applicant(s)jpetitioner(s) and the Board of Appeals hereby agree to extend the time limit - for a public hearing ~ on the Application, or - for a decision tx::- of the Board, or - for any other action by the Board, (whether such Application is an appeal ___ from the decisi9n of an~administrative off~cial, a petition for a SpecIal PermIt , or for a VarIance ~, or for any ext~nsion ___, modification~, or renewal ___ thereof) to the NEW TIME LIMIT of midnight on Feb(,()dr~~zm3 but not earlier than a time limit set by statute~or ylaw. The ~pplicant(s), or the attorney ___ or a~ent ___ for,' Appll.cant(s) represented to be duly authorl.zed to act l.n th~s matter ~or Applicant(s), in executin~ this Agreement wal.ves any rIghts under the Nantucket zonl.ng Bylaw and the State Zoning Act, as amended, to the extent, but only to the e tent, inconsistent with this Agreement. -- ~\.,~. F PLICA T(S) ~effi~A I' 2003 EffectIve date of Agreement cc: Town Clerk Planning Board Building Commissioner ~ :::0 o . .... ~!,,' c:::J , I :z :' C":) C;C - w r l rt'. -0 A:' ,- -, N 0\ Agreement filed in the office of the Town Clerk: Date Town Clerk 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, NOVEMBER 15, 2002, IN THE CONFERENCE , 'ROOM, TOWN ANNEX BlJaDING, 37 Washington Street, Nantucket, Massachusetts, on the Application of the following: JAMES AND MONIQUE HARRINGTON BOARD OF APPEALS FILE NO. 075-02 Applicants are seeking relief by V ARIANCE under Nantucket Zoning By-law Section 139-7A(2)(b) to validate a scalar separation between the primary and proposed secondary dwelling of less than the required 12 feet. Applicants propose to convert an existing studio structure on a lot that also contains Applicants' primary dwelling, to use as a secondary dwelling. All other dimensional and parking requirements would be met. The finish walls of the two structures are sited 12 feet apart. However, an existing set of entry stairs on the studio and the bulkhead of the primary dwelling lie as close as about seven feet from each other. The Locus is conforming in all other respects. The Premises is located at 33 TASHAMA LANE, Assessor's Map 55, Parcel 459, Plan File 9-B, Lot 20. The property is zoned Residential-l0. @(]JA Nancy 1. Sevrens, an TIllS NOTICE IS A V AILABLE IN LARGE PRINT OR OTHER ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR FURTHER INFORMATION. ~~~ 'ons J.-a~ ,', t ,.11' .. ~~t1CD~ ZO~:WG 30UD 0'3 U'ZZALS ~OWH ~D.eO~~~ 30~~~UG O~te mw>l'OOD':, )0\ 02554 "'..., ./":n7.; ~ CAS.. .,O~i- ~??LrC~TrON YOR RBLrBY " ;~:.: ::~::: 12'"~T~~C(~~I)'lx~ 1:~~'},,~~aW'f 1;, ' 1 ""::::::.:::' t:~= > . '. tloOAt1on 0: J.ot; MaGIUf.or'\i ln~p ~ne! p~rooJ. nUW::lC~r 0~- '1$9 ,S~.8t ae!~~SG; 33. Ta ~. ~ Lc..tt\e, / ~ \.~ ~a ~1a~ Lanel'ct 'PJ.an, nOon S~ & ig or J. n ruo. , ~\ \ . f-ot~ ,.', ~'" J..o~ aoqu~roc!; '-/ -/2{ oe~el ~et lQ~ zon1ng 0 e!1str~o~ I?... I D. . Un. on lot -' .oo.ero1~l;' None T?{ o~ & ' HeD?_ . . .. ~ S~ fO - nu=ber ot; dweJ.J.:l.ngs-L- dupJ.o~___ ~p~rt=en~s_ ron~~l rooms_ au1J.c!1ng'4ate(a); aU pro-S/72? ___ or .1Q/'15" i-;e07;.t0 C ot O?~ ~J.c!tng ierm1t applin, Nos. CU. Noa. aJ.J.. SeA ~ppl1.cat1ons, bwsu1ta; 'Itat. t~J.Y aJ.l ~on:l.n~ ~e11at aou~At anel reapeotive Coele aoo~10n. ~ aUbaeot1ona, apeo1t1oally what you p~opoae 0 mp,=pe! to pre~,nt , 1M w1\at ~quMil you ~~. to~ BoA W lA~. .aQh -: nCl.n~ po~ S.o....on . .' U'-33A __ ~~LVa~~ano., l39-~OA . 1t a Speo1al P~~~ '!anel l39-33A tt to &l~e* o~ .~.nel a nonoo~orm1n~ uae). It ap~ea per l3~-31A ; 'r-~~'(~~~~-;:'.~~~r~r.;ft~f;E~~~ [2- -f Qrt 5 T At,"G kJ u::tf~ 'I,J c cN\ue,d- 't1:J 0 r:e (I:!r1~()7 ~c:clr~ ~~. Gch..'W I~Yl1ftC2,)(6). ~u'COif~~}OJJ...Q ~:~~(.. ~ loChHn ch5 ksut' ()e ~ ~ '70 c) I ~VVLU-LV Ol<\ VVt>L a U>~~ V/~; ((rJ1~ L~ 7fJ.g.' Sffvobb< ~ ~ 12-~ ~ ~~ "rue (}. ~ . >., II'" ~ ClVICf!t;dJ cft1 J/k... -=a <<nolo..e! loa art ot ~l1. 'Appl1o&t onl or 1 ae!e!ene!um2____ . toou. ma~ stte ~l&n showing p~eaent +plannea struotures . . r~09' PJ.as:p~...n~__ ~op.o..~ .J..v&~IOn. ~(HDO ~PP~oveel?_). W.g,ng. 3.0~ ~,a ~- *~onta~e let1;)a~ G ~a~~ng d&ta_ A!1"!O:-08tt~t~ea-id4~eaa.. !tit 4 .et. ---~ J. na labels 2 ae~.__ . t_oo to.' ~a:i~3.. to ':own ot' Nantuok.t -SPOQt T cap' covenant , oCt: an &~PI&J., al~ ':own Oh~~ ,to ..nnl!i Oo~ noo~c! to BoA 7r % olfti1:Y that tAe roquestoc 1ntormat10n sUbmitted is sUbstant1~ll~ .;OIP:' , In~ ttue to the blst of =1 knowl.~ge, une!e~ the pains and .PQI.t .. of e~u~ :S%GNA~uaEl ~ppl~cant ~tto~n.Y/ag.n~___ : ~C:t nQ~ ow .~tQ~n.~, anoloae p~oot ot autbor1ty) , " -I-- a=::: ~::. z:.~" ,,-') r~" ~"", -^. . FOR !loA on"xc!: Us!: .-.. , AppUoat1on copies roaldl 4_~~_ to~ SoA on /01L!.J:1l b:r: {PI j) . o~ oO!>, :~ha w~tll ';'Own c.q~ .n./{!;;d!l~ l()i1i!:.OllIP..tO? V . On. ooP:r: nob ~o nann1ni Del anel auUel1n~ De>>pt /0 ~ ~:r:;JJ) 1 j 7' ',. Uoo tit Clh.8~ g1V8n ~own 't'~ea8ure~ O~~b:r:(ttk c...)wdveel1_' .Kt&dn; not1oe poste4!fJ;J$Q..~a1'J.ee!Jb ..i;{}l-'1. & wltl/3iI tl)., /.Lt 2J~~ ;..' K'a.:tng(l) 'On...../-/_ oont',) to....l-l_1 -/-1__ w1thc~awn?-.I-/_' .. Dao1Jton dUe by-/ -/ _ lnae!.-.I....J _ tUsd WO-l.../ _ ~U.V -I ~ Sit reh~,~ .Q~JOf 0 bWiU~t' . Oth8~ ..... ..~ , ... . "..-------.. ...... .;!Ii . II .. .. ...._____.... t.. .. . .."........ .............. .-...... 2 ?J Cl rn CJ () --I w ,Ii - -0 , I W '"'J N 0) ZONING CLASSIFICATION: . . /!? - /0. MIN. AREA: . . . . . . /.Q/9.j,9 f:? MIN. FRONTAGE: . . . . . . . .~ ~:c-r FRONT YARD S.B,: . . . . . . ~a . REAR & SIDE S.8.: . . . . . /.q .ff GROUND COVER (7.): . . . . ~Q .% EXISTING: . f,~.7:I :?::r.S,f " ~O~;..ld" . . . . ~ ,f'~v . . . . .I~ . . . ;, No~n-( 55. III N/F CHR:/ SToPHE.R CA./'JIY " I . , , -S5-/!2. NIl=' M 1CJ-(4EL L. ~/^1'PJ /03.6,3 N~ / sry W/F .sr~/a G- <:: ..:: 7" 6b :J; .s Ji S~. -158 "'fr: -n.loMA S &. E.LI ZA BETH' A l..AVl?lA Q DE.CJ( () . - ' r\) -' - ' iiL,'! '- / I \ / \1 --.:'~--L-_ .~! "', 1 .. I , '" ~ ..-- \ 6: '. ", I / ----" 10.2 ..- _?_-?~: ---. 5.5-460 N/F P4V/D M. & 'P-4MElA 6(. 'BELL /' , , , - , /, ,--- , , , .....: ....,- " - (;.!, " '" "" I I I I I , , 1 I !P ,4 , I<. /1( I N (; g; t---' ~ " / I \ \ . . , , . ' -3$ 00 ,- !S jJ I~ 6H4M~ ::'-; ~4. N E.. / \ ('. BUILDING LOCATION PLAN OF I ANn IN NANTUCKET FIRE DEPARTMENT 131 Pleasant Street Nantucket, Massachusetts 02554 Bruce L. Watts CHIEF October 15,2002 Dear Members of the Zoning Board: As Chief of the Nantucket Fire Department I went and measured Mr. Harrington's cottage and it is 8 feet from the cottage to the bulkhead. This is a non-combustible entrance to the cellar. There is the bilco and concrete. This does not constitute a combustible situation. Meaning I strongly believe the measurement should be from the cottage and not the bilco. I believe this waiver should be granted. If you should have any further questions please do not hesitate to call me. sincerel~ ~~L. Wmw 1. .. 8[ ~I . I \ s.. ~ , (~., ...~ ',~.l' ~I~ :UG'- )11 )1' > . . TOWN OF "'''JrrtTUCKET '" ... "ILL Ual C(Mr:;t:~y . '" z.o"' N,CH , :s.s... , VESPER '" 00 ~ iI' Town of Nantucket RECEIVED BOARD OF ASSE~SORS OCT 0 9 2002 ZONING BOARD OF APPEALS lOlvVi'./ OF NANTUCKET, MA , " LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF PROPERTYOWNER....,,~....-!l~~....... MAILING ADDRESS................ 5/J/!I...(;:;..........................,............ PROPERTY LOCATION...... .~..3... ~tCo.-:.. ...!~:-::...... ': S S-- L/ s-q ASSESSORS MAP/P ARCEL.................. 7...... .t.................................. APPLICANT............. .r'~"'4..... fia/).;'~ ~~c-:.............. SEE ATTACHED PAGES I certify 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 most recent applicable tax list (M.G.L. c. 40A, Section 11 Zoning Code Chapter 139. Section 139-290 (2) . " d!&C.../~.. ..~~.C?~. jJ~~{i!...~ DATE - ASSESSOR'S OFFICE." Town of Nantucket \ I I l tll .~ ~ .&J lQ -rot 1-=1 .. 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