HomeMy WebLinkAbout088-02
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Ja Y\ UO 'It{ ;"5'
Date: L' 20013
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
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Appl1catlon No.:
Owner/Applicant: T(",e m I 'c\1oe I C. 'r(enlr\ e d! I
lQ?,S"' Tru~1
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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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)
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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 21, Parcel 76.1
36C Sesachacha Road
Residential-2
Plan File 50-Q
Unit 3
Deed, Book 538, Page 150;
Norfolk County Probate 98P0090
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals, on
Friday, December 13, 2002, at 1:00 P.M., in the Selectmen's Meeting Room, in the
Town Annex Building, 37 Washington Street, Nantucket, Massachusetts, the
Board made the following decision on the application of THE MICHAEL L.
KENNEDY 1985 TRUST dated August 28, 1985, as amended, c/o Reade,
Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669, Nantucket,
Massachusetts 02584, File No. 088-02:
2. The applicant is seeking relief by SPECIAL PERMIT under Nantucket
Zoning By-law 9139-33.A (alteration or expansion of a pre-existing,
nonconforming structure), and in the alternative by VARIANCE from 9139-16.A
(Intensity Regulations - Ground Cover). The applicant proposes to demolish one
of four individual dwelling units situated upon the subject property (the "Locus"),
which individually has ground cover of about 834 square feet, and replace it with a
new dwelling unit that would have ground cover of about 808 square feet, and
which would conform to all setback requirements. The Locus is a conforming lot,
having lot area of about 22,458 square feet, with minimum lot area in this
Residential-2 zoning district being 20,000 square feet. The Locus is
nonconforming as to use, containing four dwelling units, with the maximum
number of dwelling units permitted being two per lot. The existing ground cover
ratio upon the Locus is about 17.8%, with the maximum permitted in this district
being 12.50/0. The result of the proposed alteration will be the reduction of actual
ground cover upon the Locus to about 17.7%. All parking requirements will
continue to be met. The Locus is nonconforming as to setbacks, with Unit 1 being
sited about 2.10 feet at the closest point from Sesachacha Road, with the minimum
required front yard setback being 30 feet, and with Unit 4 being sited about 0.68
foot at the closest point from the northerly side lot line, with minimum side yard
setback being 10 feet. Unit 3, which is the subject of this application, is
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conforming as to all setback requirements. The Locus is situated at 36C
Sesachacha Road, is shown on Assessor's Map 21 as Parcel 76.1, is shown on plan
recorded with Nantucket Deeds in Plan File 50-Q, and is situated in a Residential-
2 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 no matter of planning
concern was presented. Consent letters were received from the owners of the
other three units in the condominium; no other support or opposition was
presented at the public hearing.
4. As has previously been determined by the Board of Appeals in Files
Nos. 112-98 and 092-99, the Locus consists of a conforming lot containing four
pre-existing dwellings. As presented by the applicant's representatives, the project
originally consisted of the alteration of Unit 3, a freestanding single-family
dwelling, without affecting any nonconforming condition of the dwelling or the
lot. Accordingly, a building permit was issued for this work without any
requirement for zoning relief. In the course of construction, the applicant's
architect and builder determined, and the Building Department concurred, that the
condition of the building was worse than anticipated, and that the work could not
safely be performed as an alteration; demolition of the existing structure was
required. HDC approval was secured and the demolition took place. The
applicant now requests relief to validate the demolition and allow reconstruction
of the dwelling unit, as per the approved plans.
5. The Board of Appeals noted that the applicant was not expanding the
footprint of the pre-existing structure, and in fact her project included a small
decrease in ground cover, reducing the overall nonconformity upon the Locus.
Although relief should have been sought before the demolition occurred, in the
light of the determination that as-built conditions were not structurally safe, the
Board considered that it was understandable that the applicant's representatives
completed the demolition before seeking relief. The Board's position is that
demolition and reconstruction of this nonconforming structure under the
circumstances, i.e., with the demolition having been undertaken prior to relief
from this Board having been issued first, now requires relief by Variance, not
Special Permit. Accordingly, the Board treated the application as one for Variance
relief.
2
6. Based upon the foregoing facts, the Board of Appeals made the finding
that owing to the physical condition (and thus the topography) of the applicant's
pre-existing, nonconforming dwelling (as to ground cover and number of units on
one lot), and especially affecting the Locus but not affecting generally property in
the Residential-2 zoning district in which the Locus is situated, a literal
enforcement of the provisions of the Zoning By-law would effect a substantial
hardship upon the applicant, financial and otherwise, and that desirable relief
could be granted without nullifying or substantially derogating from the purpose
or intent of the By-law, especially as the number of units would not be increased,
ground cover ratio would be reduced and no new nonconformities would be
oreated, and accordingly by UNANIMOUS vote, GRANTED relief by
VARIANCE under Nantucket Zoning By-law Section 139-16A, validating the
demolition and allowing reconstruction of the applicant's dwelling as requested,
subject to the condition that the work shall be done in substantial conformance
with the plans approved under Certificate of Appropriateness No. 39,493 issued by
the HDC, as the same may be amended.
Dated: January j2, 2003
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F,\WpK\KENNEDY\Michael\Kennedy ZBA DEe.doc
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TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
PHONE 508-228-7215
FAX 508-'228-7205
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NOTICE
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.: A Public Hearing of the NANTUCKET ZONING BOARD OF APPEALS will
be held at 1:00 P.M., FRIDAY, DECEMBER 13, 2002, IN THE CONFERENCE
RQOJVl, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
~assachusetts, on the Application of the following:
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QUIDNET BEACH REALTY TRUST, FOR ITSELF AND FOR VICTORIA
KENNEDY, TRUSTEE OF THE ESTATE OF MICHAEL KENNEDY, OWNER OF
UNIT #3
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BOARD OF APPEALS FILE NO. 088-02
Applicant (Kennedy) is seeking relief by SPECIAL PERMIT under Nantucket
Zoning By-law Section 139-33A (alteration/expansion of a pre-existing nonconforming
structure/use) and/or relief by VARIANCE under Nantucket Zoning By-law Section 139-
16A (Intensity Regulations - ground cover). Applicant proposes to demolish one of four
dwelling units located on the Locus, which has an individual ground cover of about 834
square feet and replace it with a new dwelling unit that would have a ground cover of
about 808 square feet, and which would conform to all setback requirements. The
existing ground cover ratio on the conforming about 22,458 square-foot Lot is about
17.8% and the total ground cover for the Lot after reconstruction would be about 17.7%
in a zoning district that allows a maximum ground cover ratio of 12.5%. The parking
requirement would continue to be met. The Locus is nonconforming as to setbacks with
Unit # 1 being sited as close as about 2.10 feet from the front yard lot line as taken from
Sesachacha Road, in a district that requires a minimum front yard setback of 30 feet, and
with Unit #4 being sited, as close as about 2.7 f~et from the northerly side yard lot line in
. a district that requires a minimum side and rear yard setback of ten feet; and a to use,
with a maximum of two dwelling units being allowed on one lot in this district.
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The Premises is located at 36C SESACHACHA ROAD, Assessor's Map 21,
Parcel 76.2, Plan File 50-Q. The property is zoned Residential-2.
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
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~~OCKE~ ZO~~G SO~ 07 ~?ZALS
~OWU ~D,CO~~~ S01LP1~G D~te
mw'J'tfCD~, HJ\ O~5S4 CASE No. (Jfjg'- 02-
A??LrC~TrON ~OR RBLrBV
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.SbeGt 1.c1clt"~SSI 3roC:. cS? ~ncI10('~ 70acQ
~1att"1 ~c1.ct 'Plan, f'hn S~ & P~ ot" Plan rUe . ~ 7-ff) ~'t . ~
.... cite J..o'<; I.Q~1t"ec11 '.fj1!}JJ. De~(;1 ~et <fii;/.fk zon1n~'d1s'tt"1c't A-~.
. U~u em'lot w' .c'o.et"o1all' None ~ ot" NCD7_'
. ~ n~et" otl (;1We1l1rvils..:i (;1uplex_ ~p~t"tll\en'ts_ ;en'tal rooXllS_
iu11l11nrw'(;1l.t.(a): ~ll pn"'S/727 ><., ot" C ot 07_
!u11l11nrw P.rm1't I.ppl'n. Nos.
CUe Noa. I.ll. SeA ~~plicat1ons, lawau1tal
.state ::uUv 1.13. ;on1n~ ~elbt aou~ht anc1 t"up.otive Code seot10ns
1M .ub..o~:Lons, ap.o1UClally what you pt"opoae Clo:LlnPt:tilc1 to pref,nt
1M what tp'QW\d8 yo~ w:q. to~ BoA 'tQ ~~. ...Clh :I: ,nCS...q pe~ Seo....on
Utw~~A 1~ Va~1..no., 13$w~OA 1:1: a speo:Lal Ptiltm:Lt '~and 13$w33A
1: to-'lt8t" o~ e~end a nonoo~orm:Lnq use). It appeal per 13gw32A
'~I ~ , ..'t't..ob deo:La1on o~ o~de~~.app.~l.d. o~ to at'taoh ~dd.naum .
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, tooua ..~ 81t. plan 8howin~ p~8s.nt +pl~nned struotures
. , '~OOt' Pl&nrtpt"...nt_ ~opon~ .l.v..~m. ~(HDC ~ppt"ov.d?_).
u.~;. 3.ot ,~,a_ -~ontalil'. s.tl:la~ G ~at"k1n~ data_
AII"IOt-O~~t~.a-id~eI8e. IIit 4 a.ta ---ma 1 na label. 2 aets__
t300 ,.. pay&b3.. to ':own ot' Nantucsk.~ 'lmo~: T oap' oOVenant ,
' ,(~f an a~p.d, ,.~ ':own Oh~~ .'to nnnlai oom!TI ~.oot"d ~o BoA 7r
% ~a;t1:y th~t th e request ell 1n:o~~t10n aUbm1ttec1 1s~stantiallY
.OOmp..tl and t~. to tne b.st ot my know3..d~G, unc1e~ pains and
.~anllt!... of p.
:S%GNA~UREI ~ppl~cant ___ Attorn8Y/~gen~ ~.
: . :JC:: no1; o\oln.~ 9~-- own.~I. ot"nGY, .noloa. proot ot 'author1ty)
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. . FOR ~ O;-i'Xct Ust ...... .d / .i\ .
~pUcat1on copies rec1d: 4.'-L or_ :o~ 80A on It 'i {/;~ /
on~ oo~ :i~ea with Town Cle.~ on~bY go~pl~t81~
" 9aoo t.. Qn.~ ~1V.n Town Tr.aaurG~ O~~b iv.dl___'
.H'"1n; no~ige poste(;11.LiZfJ(J2:;~i'J.el:1../ft!1ll ~'1. & N z;uCf:; lit 2J~
;..,a'';1n;(.) O~-I__ oontl,) to-l-l_, -1-1_ w1thdt"~wn?-I....I_' ....
.. Oao1a1on dUe bY-l -1_ ll\11c1s-J..../ _ :Uec1 ':C-I.../ _ ll\a11ec1-:/ -I ~
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ADDENDUM
Applicant (Kennedy) is seeking relief by SPECIAL PERMIT under Nantucket Zoning
By-law Section 139-33A (alteration/expansion of a pre-existing nonconforming
structure/use) and/or relief by VARIANCE under Nantucket Zoning By-law Section 139-
16A (Intensity Regulations - ground cover). Applicant proposes to demolish one of four
dwelling units located on the Locus, which has an individual ground cover of about 834
square feet and replace it with a new dwelling unit that would have a ground cover of
about 808 square feet, and which would conform to all setback requirements. The
existing ground cover ratio on the conforming about 22,458 square-foot Lot is about
17.8% and the total ground cover for the Lot after reconstruction would be about 17.7%
in a zoning district that allows a maximum ground cover ratio of 12.5%. The parking
, requirement would continue to be met. The Locus is nonconforming as to setbacks with
Unit #1 being sited as close as about 2.10 feet from the front yard lot line as taken from
Sesachacha Road, in a district that requires a minimum front yard setback of 30 feet, and
with Unit #4 being sited as close as about 2.7 feet from the northerly side yard lot line in
a district that requires a minimum side and rear yard setback of ten feet; and a to use,
with a maximum of two dwelling units being allowed on one lot in this district.
This project had gone before the HDC in the fall of 200 1, with a different set of drawings
from a different designer. Since that time the project has undergone a change in the scope
of the renovations and in the designer. The project currently has Con Com approval and a
Certificate of Appropriateness from the HDC for demolition and reconstruction. The
structure was found in the field not to be sound and it was then decided that it would be
more economical and practical to demolish it and construct a new structure that would
look like a previously approved renovation of the structure and comply with building
code requirements. As the Locus is over ground cover and has four dwelling units on it, it
is necessary to apply to the Board of Appeals for relief. The use as four dwelling units is
grandfathered and Applicant is seeking Special Permit relief to continue with that use,
and the use is not being abandoned by the temporary removal of one unit. However, as
the ground cover exceeds the allowable maximum of 12.5% relief is necessary to remove
and reconstruct, even though the overall size is being reduced by about 24 square feet.
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RE'CEIVED
BOARD OF ASSESSORS
Town of Nantucket
NOV 2 2 2002 .
TOWN OF
NANTUCKET, MA
ZONING BOARD OF APPEALS
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF
P~OPERTY OWNER...~....l,..I(~% ~~01'1( ~
MAILING ADDRESS....5.aa.....:s:-:r./I..~.......~.j7./.c, 11 f I 11!f /0//0
PROPERTY LOCATION.... .3..~ .&.... ..A~ .eAt;/. .4A.~.... . PoL
A.SSESSORS MAPIPARCEL....... ..;?;.(. :~... .7.~. :Y...........................
APPLICANT................ .~.... ...f~...............................
Mam~" lauL If-' ~-
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,pwners 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 139-29D (2) .
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DATE'
ASSESSOR'S OFFICE
Town of Nantucket
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