HomeMy WebLinkAbout001-03
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
1~J({dOV'y /7 ' 2063
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
fol.lowing:
bwner/Applicant:
L7nda ~,
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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.
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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.
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
Assessors Map 55
Parcel 113.1
Residential-1 0
21 Surfside Road
Plan File 14-F
Deed Ref. 677/121
At a Public Hearing of the Nantucket Zoning Board of Appeals, held at 1:00 P.M.,
Friday, January 10,2003, in the Conference Room, Town Annex Building, 37
Washington Street, Nantucket, Massachusetts, on the Application of the DONALD M.
BRAVO AND LYNDA 1. JACQUIN, of 119 College Avenue, Apt. 40, Somerville, MA
02144, Board of Appeals File No. 001-03, the Board made the following Decision:
1. Applicants are seeking a MODIFICATION/CLARIFICATION of the Decision in
BOA File No. 044-02 which granted relief by SPECIAL PERMIT under Nantucket
Zoning By-Law Section 139-33A (alteration/extension of a pre-existing nonconforming
structure/use) to alter and expand an existing single-family dwelling and attached garage
by constructing a second floor addition, primarily over the existing garage to create new
interior living space, which will be accessed from the existing interior living space of the
single-family dwelling. There will be no expansion of the footprint. The upward
expansion was to take place within the required front and side yard setback areas of
twenty and ten feet, respectively, and would come no closer to those lot lines than the
existing structure. In the text of the original Decision, there was reference made to the
addition being used for a "music studio". Though the Board did not condition relief on
any use but solely on substantial compliance with Exhibit A, that did not include floor
plans, the Zoning Enforcement Officer has ruled that the addition can only be used for a
music room. Applicants are asking the Board to either clarify the Decision or modify it in
order to allow bedroom and bathroom uses to be constructed within the addition. The
Locus is nonconforming as to lot size with the Lot containing about 9,461 square feet in
area, in a district that requires a minimum lot size of 10,000 square feet; as to front yard
setback with the structure being sited as close as about 10.4 feet from that lot line in a
district that requires a minimum front yard setback of twenty feet; and as to side yard
setback with the structure being sited as close as about 8.9 feet from the southerly side
yard lot line, in a district that requires a minimum side yard setback of ten feet.
The Premises is located at 21 SURFSIDE ROAD, Assessor's Map 55, Parcel
113.1, Plan File 14-F, Lot 29. The property is zoned Residential-10.
2. The Decision is based upon the Application and the material submitted with it and
the testimony and evidence presented at the Hearing. The Planning Board made no
recommendation finding that the matter did not present any issues of planning concern.
There was one letter on file in support of the Application.
3. Applicants represented that after obtaining the Special Permit issued in the
Decision in BOA File No. 044-02 they made application to the Building Department for a
Building Permit. That Application was denied by the Zoning Enforcement Officer (ZEO)
as his interpretation of specific language contained in said Decision allowed the use of
the new second floor addition only as a "music room" and not a sitting room or bedroom
as indicated on the Applicants' floor plan submitted with the Building Permit
Application. The ZEO also questioned the conversion of the first floor garage space to
living space, as that language was not contained in said Decision, nor specifically asked
for by the Applicants at the time of the original hearing. In the original notice the use of
the new addition was as a "music room" and made no reference to the fact that the first
floor garage space was also being converted to living space, all without increasing the
footprint of the structure. Applicants pointed out that there was no such restrictive
language in the finding or granting paragraphs of the Decision and that no such restrictive
language as to specific use of the living space was stated in the list of conditions either.
Applicants were now before the Board to clarify or modify the language to reflect their
proposed use of the new second floor space as general living space, without specifying
"music room" and conversion of the first floor garage space to living space. Applicants
represented that the additional living space, without expansion of the footprint, would
have little impact on the neighborhood, which is primarily residential in nature. There
would be no separate dwelling unit created by the addition and conversion of that garage
into interior living space and the new living space would be used in conjunction with the
existing single-family dwelling.
4. Based upon the foregoing, the Board finds that the a Modification of the
original Decision would be appropriate and re-affirms the findings made in said Decision,
with the construction of second floor space over the existing garage for use as general
living space, not specifying room usage, and conversion of the garage space to interior
living space, would not be substantially more detrimental to the neighborhood than the
existing nonconformity, i.e., the structure is partially sited within the front yard setback
area. The Board also finds that there would be little impact upon the neighborhood as
there would be no further encroachment into the front yard setback and the use as a
single-family dwelling would not be changed.
5. Accordingly, by a vote of four in favor (Loftin, O'Mara, Waine Toole), and one
opposed (Sevrens), the Board GRANTS the requested MODIFICATION of the
SPECIAL PERMIT issued in the Decision in BOA File No. 001-03, to allow general
living space in both the new second floor addition and in the converted first floor garage
space, that would be used in conjunction with the existing single-family dwelling and not
as a separate dwelling unit without further relief from this Board.
Dated: February! , 2003
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Dale W. Waine
Micha J. OMara
\~~l(7" X~l~O<-
Nancy J. Sevr s \
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, JANUARY 10, 2003, IN THE CONFERENCE
ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
((Massachusetts, on the Application of the following:
DONALD M. BRAVO AND LYNDA 1. JACQUIN,
BOARD OF APPEALS FILE NO. 001-03
Applicants are seeking a MODIFICATION/CLARIFICATION of the Decision in
BOA File No. 044-02 which granted relief by SPECIAL PERMIT under Nantucket
Zoning By-Law Section 139-33A (alteration/extension of a pre-existing nonconforming
structure/use) to alter and expand an existing single-family dwelling and attached garage
by constructing a second floor addition, primarily over the existing garage to create new
interior living space, which will be accessed from the existing interior living space of the
single-family dwelling. There will be no expansion of the footprint. The upward
expansion was to take place within the required front and side yard setback areas of
twenty and ten feet, respectively, and would come no closer to those lot lines than the
existing structure. In the text of the original Decision, there was reference made to the
addition being used for a "music studio". Though the Board did not condition relief on
any use but solely on substantial compliance with Exhibit A, that did not include floor
plans, the Zoning Enforcement Officer has ruled that the addition can only be used for a
music room. Applicants are asking the Board to either clarify the Decision or modify it in
order to allow bedroom and bathroom uses to be constructed within the addition. The
Locus is nonconforming as to lot size with the Lot containing about 9,461 square feet in
area, in a district that requires 'a minimum lot sIze of 10,000 square feet; as to front yard
setback with the structure being sited as close as about 10.4 feet from that lot line in a
district that requires a minimum front yard setback of twenty feet; and as to side yard
setback with the structure being sited as close as about 8.9 feet from the southerly side
yard lot line, in a district that requires a minimum side yard setback of ten feet.
The Premises is located at 21 SURFSIDE ROAD, Assessor's Map 55, Parcel
113.1, Plan File 14-F, Lot 29. The property is zoned Residential-10.
~&tcP~
Nancy J. Sev' , Chairman
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
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November 22, 2002
Project: Bravo & Jacquin
Loc: 21 Surfside Road, Nantucket, MA 02554
Deadline: December 5,2002
Map - 55; Pcl- 113.1
for January meeting of Zoning Board of Appeals
Linda,
Original reliefby special permit needs to be revised as follows:
construct second floor addition over existing structure (currently used as garage)
as shown on elevations provided.
convert first floor garage space to living space, which will be connected to
existing living spaces as shown on floor plans provided.
Create two new bedroom spaces on second floor as shown on floor plans provided
Both first floor & second floor spaces will be accessible from existing living
space.
Structure is a pre-existing non-conforming structure built when zoning was R-l. It is
currently R -10.
Sincerely,
Brook Meerbergen
508.228.1388
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
S1t '/Q/nW J , 20c 2-
To: Parties in Interest and, Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
"
Owner/Applicant:
L.yn~Ct 3.
6 'Ii--o?-
'Ddn a cd vn. B mUD (] ()cf
JOC' 8 Ul 'n
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.
~~~
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.
NANTUCKE T ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
Assessor's Map 55,
113.1
21 Surfside Road
Residential-10
Parcel
Plan File 14-F, Lot 29
Deed Book 677, Page 121
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 DONALD M. BRAVO
AND LYNDA J. JACQUIN, of 119 College Avenue #40,
Somerville, MA 02144, File No. 044-02:
2. The Applicants are seeking relief by SPECIAL PERMIT
under Nantucket Zoning By-law s139-33.A(4) and (5)
(al teration or extension of a pre-existing, nonconforming
structure/use). The Applicants propose to alter their pre-
existing, nonconforming single-family dwelling and attached
garage, by constructing a second-story addition primarily
over the garage to create a music studio, which would be
accessed from the interior living space of the single-
family dwelling. There would be no expansion of the
footprint. The upward expansion would take place within the
required front and side yard setback areas of twenty and
ten feet, respectively, and will come no closer to those
lot lines than the existing structure. The Locus is
nonconforming as to lot area, with the Lot containing
about 9,461 square feet of area in a zoning district in
which minimum area is 10,000 square feet; as to front yard
setback, with the structure being sited as close as about
10.4 feet from that lot line in a district that requires a
minimum front yard setback of 20 feet; and as to side yard
setback, with the structure being sited as close as about
8.9 feet from the southerly side yard lot line in a
district that requires a minimum side yard setback of ten
feet. The Locus is situated at 21 SURFSIDE ROAD,
Assessor's Map 55, Parcel 113.1, Plan File 14-F, Lot 29.
The property is situated in a Residential-10 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 were no letters in support or
in opposition presented at the public hearing or on file.
4. Applicants represented that the proposal before the
Board of Appeals under this Application was to expand the
living space in the existing single-family dwelling by
constructing a second-story addition primarily onto the
garage with direct access into the main house. The addition
would be under the maximum height allowed of 30 feet. There
would be no expansion of the building footprint under this
Application. The new construction would not come any closer
to the southerly or easterly lot lines than the existing
structure. On-site parking spaces will continue to be
provided on site. The house and attached garage were
constructed under a "freeze" period after the zoning was
changed in their district from Residential-1 to
Residential-10. The Residential-1 zoning district requires
a minimum lot size of 5,000 square feet, a minimum front
yard setback of ten feet and a side yard setback of five
feet. The Residential-10 zoning district requires a minimum
lot size of 10,000 square feet, a minimum front yard
setback of 30 feet and a side yard setback of ten feet.
Though the structures were in compliance with the
Residential-1 zoning district requirements at the time of
construction and a Certificate of Occupancy was issued, the
change in zoning has now rendered the Locus pre-existing
nonconforming as to lot size, and front and side yard
setbacks. The Locus is conforming as to ground cover.
5. Based upon the foregoing, by a UNANIMOUS vote, the
Board of Appeals made the findings that the dwelling upon
the Locus is validly pre-existing and nonconforming in its
present configuration; that the proposed alteration, though
increasing the massing within the easterly front yard and
southerly side yard setback areas as to height with the
construction of the second floor, 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.
6. Accordingly, by a UNANIMOUS vote, the Board GRANTS
the requested SPECIAL PERMIT relief under ~139-33.A (4) and
(5), to allow the alteration of the existing dwelling and
garage upon the Locus as proposed; subject to the following
conditions:
(a) The alterations shall be done in substantial
conformance with Exhibit A, a reduced copy of which is
attached hereto, which shows the area of proposed
construction, as no Certificate of Appropriateness has been
issued to date by the Historic District Commission upon
which to condition this approval.
Nancy J.
Dated: septernber..3 , 2002
~~
(attV ;)!J.uoUV 01f0) avoH: '3aIS!fllflS
S 01 de 37' 19" W
5. 3'
R~ / SETBACX3-(71ME OF CON.ITIwcmw/
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Town of Nantucket
RECEIVED,
BO/\i::;D OF ASSESSORS
ZONING BOARD OF APPEALS
NOV 2 2 2002
TOWN OF
NANTUCKET, MA
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF
PROPERTY OWNER~J:tA:u?. .B.l:!.tkb./..&dl?A. Ji?4!u(d
MAILING ~DDRESS..I/..9......~;..&.~.L(<?J...~f0J .?nCL/ (/;;2./ fl/
PROPERTY LOCATION,... ..21.. .~., .Ka...,.....................
A.SSESSORS MAPIP AReEL..... .:5':::! II J.;5"./...............................
APPLICANT..... hrJCti" .fl.~~P%:t:?:~;/.".,. Z7~ ,/. 7!f13,..,........
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~wners 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 l39-29D (2) .
(() I!V:. . i?~. . ~/!.f!.r?-::
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~ a<f:~~..,..,.",.,.,."...",
DATE.
ASSESSOR'S OFFICE
Town of Nantucket
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