HomeMy WebLinkAbout005-03
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
mo~ /2-. ,20&3
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Applica tion No.: C;lJs-' - 0'0
Owner/Applicant: (fu-l{l\e p. C\[\Q @a.JlettG
Co,Y'C't 0e ffi(prl n (
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.
NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
Assessor's Map 55
Parcel 43.1
ROH
13 New Street, Unit #2
Plan File 47-B
Deed Ref 750/270
At a Public Hearing of the Nantucket Zoning Board of Appeals held at 1:00 P.M.,
Friday, February 14, 2003, having been originally noticed for January 10, 2003 and
continued without opening, in the Conference Room, Town Annex Building, 37
Washington Street, Nantucket, Massachusetts, on the Application WAYNE P. AND
PAULETTE DARCY SEMPRINI, c/o Vaughan, Dale and Hunter, P.e., P.O. Box 659,
Nantucket, MA 02554, Board of Appeals File No. 005-03, 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 nonconforming
structure/use). Applicants propose to alter and extend their single-family dwelling, known
as Unit, #2, one of three separate dwelling units on the Locus, by raising the roofridge
height about two feet and constructing a dormer on the northwest roof plain for the
purposes of adding living space. All improvements will be conforming and outside the
required setback areas. All parking will continue to be provided on site. The Locus is
nonconforming as to use, with the Lot containing three dwelling units in a district that
allows a maximum of two on one lot: as to side-yard setbacks, with Unit #1 being sited as
close as about 3.1 feet from the westerly side yard lot line, with Unit #3 being sited as
close as about 2.83 feet from the easterly side yard lot line, and with Applicants' garage
being sited as close as about 4.50 feet from the easterly side yard lot line, in a district that
requires a minimum side yard setback of five feet. The Locus is conforming to lot size,
frontage and ground cover.
The Premises is located at 13 NEW STREET, UNIT #2, Assessor's Map 55,
Parcel 431, Plan File 47-B. The property is zoned Residential-OId-Historic.
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 were no letters on file
in favor or opposed. There were affidavits from the owners of Units #1 and #3 signing off
on the proposed project as now submitted, which is a modification of the original
submission, with a reduction in the size of the dormer.
3. Applicants, through counsel, represented that they wished to expand the interior
living space of a small existing single-family dwelling by constructing a dormer onto the
rear of the structure. The home is one of three separate dwelling units situated on the Lot
and are pre-existing nonconforming as to setbacks and number of dwelling units on one
lot. The new dormer would be conforming in all respects to the Zoning By-law. The three
required parking spaces are currently provided on site and would continue to be provided.
The Locus contains about 10,483 square feet oflot area (5,000 being the minimum
required). The existing ground cover is about 3,017 square feet, or about 28.8% (a
maximum of 50% is allowed), and the new dormer would be constructed within the
existing footprint of Unit #2. This Board has also granted similar relief to the owners of
the other two units in the previous Decisions in BOA File Nos. 092-00 and 023-01.
4. Therefore, based upon the foregoing, the Board finds that the construction of the
conforming dormer would not be substantially more detrimental to the neighborhood than
the existing nonconforming situation. There would be no change in the intensity of use as
the number of dwelling units would not be increased and the dormer would be
constructed in conformance with zoning requirements. The Board further finds that there
would be little impact upon the neighborhood and notes that the Applicants would have
been able to construct the dormer as a matter of right without relief from this Board if
there had been a maximum of two (2) dwelling units on the property. The Board also
notes that the findings made for this grant of relief are consistent with those made in
granting the relief in the previous Decisions for Units # 1 and #3.
5. Accordingly, by a unanimous vote, the Board GRANTS the requested SPECIAL
PERMIT under Nantucket Zoning By-law Section 139-33A to allow construction of the
rear dormer as proposed, upon the following condition:
a. The dormer shall be constructed in substantial conformance with the
Certificate of Appropriateness No.'f~ /'17 as approved by the Historic District
Commission, as may be amended.
Dated: March I z.-., 2003
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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
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
R<;>OM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
Massachusetts, on the Application of the following:
!(
WAYNE P. AND P AU LETTER DARCY SEMPRINI'
BOARD OF APPEALS FILE NO. 005-03
Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
Law Section 139-33A (alteration/extension of a pre-existing nonconforming
structure/use). Applicants propose to alter and extend their single-family dwelling, known
as Unit, #2, one of three separate dwelling units on the Locus, by raising the roof ridge
height about two feet and constructing a dormer on the northwest roof plain for the
purposes of adding living space. All improvements will be conforming and outside the
required setback areas. All parking will continue to be provided on site. The Locus is
nonconforming as to use, with the Lot containing three dwelling units in a district that
allows a maximum oftwo on one lot: as to side-yard setbacks, with Unit #1 being sited as
close as about 3.1 feet from the westerly side yard lot line, with Unit #3 being sited as
close as about 2.83 feet from the easterly side yard lot line, and with Applicants' garage
being sited as close as about 4.50 feet from the easterly side yard lot line, in a district that
requires a minimum side yard setback of five feet. The Locus is conforming to lot size,
frontage and ground cover. See also BOA File Nos. 092-00 and 023-01.
The Premises is located at 13 NEW STREET, UNIT #2, Assessor's Map 55,
Parcel 431, Plan File 47-B.The property 'oned
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
/r-
BoA'. Form 1.,..89
N~'}ITUCKET ZONING DOlillD OF J\.PPEJ\.LS
TOWN J\.ND COUNTY BUILDING,
'NAllTUCKET, H1l. 0255-4
APPLICATION FOR REI,IEF
. Date
CA8ENO(.jJ~ ~
Owner's name(s): Wayn.. P and Paulette Darcy Semprini
Mailing <lddrcss: C/o Vaughan. Dale and Huntet'P.C., PO Box 659. Nantucket 02554
Applicant's name: Same
M~iling address:
Location of l~t: Assessor's map and parcel number ~- 0431
street address:
11 New Street. Unit 2
Registry ~~~XPlan File 47-B !Dx Unit 112
Date lot acquired: !L./ -Y...QZ Deed Ref 759, 270 Zoning district ROH
Uses on lo~ - co~~e~~i~~: Non~ ~ or
,l1CD?_
- number of: dwellings~ duplex~ apartments~'rental rooms___
Building date(s): all pre-8/72? ~ or
Building Permit' appl'.n; 'N'os.
Case Nos. all BoA applications, lawsuits: ~I
state fully all zonin~ relief sought ahd respective' Code sections
and subsections, spec~fically what you propose compared to present
and what grounds ~ou urge for BoA to make each finding per Section
139-32A if Var~ance, 139-30A X if a Special Permit .(:~J.lP,.. 139-33A
if ,toalter" or"ext'end 'a nonconforming use) .' If appeal per 139-3ZA
~B __ , attach decision or order appealed. OK to attach addendum .
Please See Adden4um, Attached Hereto
C of O?~
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Items enClosed as part of this Application: orderl addendum2
Locus map~ site plan~ showing present~ +planned~ -st~uctures
F~oo~ plans present___ proposed_ elevat~ons _ (HDC,a~proved?~)
L~st~ngs lot area x frontage x setbacks x GCR j[ park~ng data'
Assessor-certifiecraddressee :i~st' 4 sets X-ma~lrng label;;,.~ setsx
~200 fee paya l,e...to.-Xnwn '-of Nantucket' proof ,:. ,I cap' c6venant
(If an appe. , ~sk Town Clerk t<?..~e:!c:t.!3ldg Comr's r~s::C??:;~ to BoAT
I certify tha the requested information submitted is SUbstantially
complete and rue.to the best-of my knowleqge, under the p,ains and
pertalties of rj"ur ','. ..,,, ", .., .,., .
I
plicant
Attqrney/~ x
SIGNATURE:
enclose proof of a~thority)
FOR BoA OFFICE USE ,..J,~,I ,;)
A:::i:::;O:i:::i~~~::~:~ ';~::O:~;;~b;~~C::~~
One co:py eaS:h,to Ylanning ..l3~ and ~U~'l~t.'n~.. Dl'p.tLUdfYr. 010
$200 fee check given'Jown Treasurer on~~ ' waived?_
Hear~ng notice posteri);OOmaileJ1;t.J.rfL I & 1{2; - ~ l;Z-.t:[6
\. ,
Hearing(s) on__l__l__ cont'd to__l__l__, __1__1__ ~ith~rawn?__I--I__
Decision due bY__l__l__ made__l~__ filed, TC--!--!__ mailed--!_J
ADDENDUM
Wayne P. and Paulette Darcy Semprini (hereinafter "Applicant") seek a
SPECIAL PERMIT pursuant to Section 139-33(4)(a) and (b) of the Nantucket
Zoning By-Law (that ''By-Law'') and Massachusetts General Laws, Chapter 40A,
Section 6. The Applicant is requesting the SPECIAL PERMIT to alter the
roofline of an existing dwelling by raising its ridge two (2") feet +/- and thereafter
by constructing a dormer on the northwest roof for the purpose of adding living
space on the second story of said dwelling. The Premises is located at 13 New
Street, Unit #2 (the ''Premises''). The Premises is located in the Residential Old
Historic Zoning District.
The Premises is one of three condominium dwellings and a single-car
Garage improving a single lot ofland located between, and having frontage on,
Warren Street and New Street (the ''Locus''). The Premises consists of dwelling
Unit #2 and the single car Garage. Locus is comprised of one lot ofland
approximately 10,428 +/- square feet in size conforming as to lot size being
situated in a Zoning District with a minimum lot size of 10,000 square feet.
Locus is conforming as to frontage having frontage of 126.24 feet +/- on Warren
Street and 127.25 feet +/- on New Street a Zoning District with a minimum
frontage requirement of 50 feet. Locus is conforming as to ground cover ratio
having a ground cover ratio of approximately 32.9% +/- in a Zoning District with
a maximum allowable ground cover ratio of 50 percent. Locus is non-conforming
as to side-yard setbacks with Unit #1, Unit #3 and the Garage within five (5') feet
of the east and west property lines in a Zoning District with a side-yard setback
requirement of 5 feet. All three dwellings improving Locus are pre-existing
habitable dwellings in a Zoning District that allows a maximum of two dwellings
per lot. Automobile parking for the Locus meets the requirements of the By-law.
The Applicant proposes to alter the roofline of an existing dwelling (Unit
#2) by raising its ridge two (2") feet +/- and thereafter by constructing a dormer
on the northwest roof for the purpose of adding living space to the second story of
said dwelling. This will allow the Applicant to construct two (2) bedrooms on the
second floor, a net gain of one (1) bedroom within the dwelling. No increase in
ground cover is proposed or sought.
The proposed alteration of the rootline of an existing dwelling (Unit #2)
and subsequent construction of a dormer on the northwest roof for the purpose of
adding living space on the second story of said dwelling does not increase the
non-conforming nature of the Premises or the Locus. Furthermore, the work as
proposed is consistent with other dwellings in the neighborhood and within the
Locus and, as a result, is not substantially more detrimental to the neighborhood.
By granting the SPECIAL PERMIT, the Board will be acting in a manner
consistent with the spirit and intent of Section 139-33A of the By-Law.~the
-
~at1ve a:nd-te-the extent that may be necessary or req1l1red, the Appli~
'Tequcsts (\. V~ ~tHe ~rop(bvaWOl.k.. ~
The Applicant respectfully requests that the Board vote in favor of the
requested SPECIAL PERMIT.
SEMPRINIladdendum 11.29.02
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BoA Form
2-89
NANTUCKET ZONING BOARD OF APPEALS
TOWN AND COUNTY BUILDING
NANTUCKET, MA 02554
PROPERTY OWNER:
ASSESSOR'S LIST OF PARTIES IN INTEREST
W~Y)~Q -t .QAu~ ~ ~Y'nQQ.wi\
APPLICANT FOR RELIEF (SAME? " ):
ADDRESS OF PROPERTY, l~ ~ StR~e- \ ll'flrr ~2--
ASSESSOR'S MAP - PARCEL: S'S 4.g,\
*
*
LIST OF PARTIES INCLUDING ADDRESSES
*(OR SEE ATTACHED ~):
RECEIVED
BOARD OF ASSESSORS
DEe 0 2 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, Sll and Zoning Code
Chapter 139, S13 9 -29D (2) ) . '
J;U.S; ;)..tltj~
Date
(J~~ a. 4J~~)
~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. List map and parcels for each abutter.
iah/FOIU1S/hoa
Submitted by Va~han and Dale, P. C.
Date: _=.J2.t"'''b"2.- .
Client: ~YV'\Qa..\\,i\
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BOOK 75 OPAGE0270
n..1
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1
:!
QUITCLAIM DEED
I, Penelope Dey, Trustee of the Offshore Realty Trust uJdlt dated October 9, 1992 and
recorded with the Nantucket Registry of Deeds in Book 400, Page 31, of 57 Main Street,
Nantucket, Nantucket County, Massachusetts 02554, in consideration of Five Hundred
and Sixty Thousand 00/100 Dollars ($560,000.00) grant to:
Wayne P. Semprini and Paulette D. Semprini, as joint tenants with a right of
survivorship of 35 River Road, New Castle, Rockingham County, New Hampshire
03854, with QUITCLAIM COVENANTS:
Unit No. 2 (the "Unit") of the Shearwater Condominium located at 13 New Street,
Nantucket, Massachusetts (the "Condominium") created pursuant to Chapter 183A of the
Massachusetts General Laws (the "Act") by Master Deed dated March 24, 1995, and
recorded with the Nantucket Registry of Deeds at Book 478, Page 50 (the "Master
Deed"), together with (a) an undivided forty (40%) percent interest in both the common
areas and facilities of the Condominium and the organization of unit owners through
which the Condominium is managed and regulated, (b) the exclusive right to use the
Defined Parking Area for Unit #2 and the land area within the Limit of Exclusive Use
Area - Unit #2 as shown on the "Condominium Plan in Nantucket, MA prepared for
Penelope Day, Trustee of Offshore Realty Trust, dated May 25, 1994 (revised 7-22-94),
Scale I" = 10', Prepared by: Blackwell & Assoc., Inc., Professional Land Surveyors" and
(c) such other rights and easements appurtenant to the Unit as may be set forth in any
documentgoveming the operation of the Condominium, including without limitation, the
Master Deed, the Declaration of Trust creating the Shearwater Condominium dated
March 24, 1995 and recorded in said Registry in Book 478, Page 65, the By-Laws of the
organization of unit owners, and any administrative rules and regulations adopted
pursuant thereto, as the same may be from time to time amended (collectively, the
"Condominium Documents").
[
I
!I
i
Said Unit No.2 contains 1385 square feet, more or less, and is laid out as shown on a
plan dated May 25, 1994, recorded with Nantucket County Registry of Deeds in Plan File
47-B, Sheet 3 of 4, to which is affixed a verified statement in the form provided for in
General Laws Chapter 183A, Section 9 and which said plan is a copy of a portion of the
plans recorded with said Master Deed.
This conveyance is made subject to and with the benefit of the provisions of said General
Laws, Chapter 183A as now in force and from time to time amended, and subject also to
such real estate taxes attributable to the Unit for the current year as are not yet due and
payable on the date of delivery of the deed. '
:1
i.
il
II
'!
The Condominium and each of the units is intended for residential purposes and other
uses permitted by the applicable Zoning Ordinances as set forth in the Master Deed.
-
,1
BOOK 7 5 0 PAGE0271'
For title, see a portion of the premises conveyed to the Seller by deed dated October 23,
1992 and recorded with the Nantucket Registry of Deeds in Book 400, Page 30.
Executed as a sealed instrument this -1-k....day of April, 2002.
Offshore Realty Trust
~~-~~~
nelope De ,~ru eeJ I
COMMONWEALTH OF MASSACHUSETTS
Nantucket, ss.
April !fJL, 2002
Then personally appeared the above named Penelope Day, Trustee of the Offshore Realty
Trust, being known to me or having provided sufficient identification, who
acknowledged that she signed the foregoing deed for the purpose intended as her free act
and deed, before me.
NANTUCKET LAND BANK
CERTifICATE
~Paid Li 1);1.00 .CJQ
o Exempt_
o Non-apPlicable
I
No.
~(l N~'::.i{::','
bI' '(',';\::)
Notary Pu' We- ;...........:,
My Commission Expires: ..:: ",?/'?:- ,a ':' ".'.._,
:.=' ....~:o...-..: .. ''''?''(''.
Bonnl'e A Hammond NO. ta, ryi\:":' -'. .iC. ~ ,"" -. !.......~: ~~ t;
. , .. ... . ~ "'" f:".', . t;: - -
Commonwealth of Ma~sach C ,'. c~ 5:, ,'jk c7 ?
My Commission Expires8/,g ~'~' ~~ Q!,:"::'~i/~
- ,; -~ ',a(."- .to~.. ..~ ,I''' ". '{-..'-,'
. '..~. .' ;$.' .~l ~..,. ..... ......"':\t": '",1....
~." .~ #/i o. ';'~ ~~, ~'..,'
.; ,. '#t-!I.!rUlt":;_;:~H;;"';\'~'
NAr---iTUCS,<ET
REG DEFDS :16
t-iANTUCi-(ET
~~~
04i08/02 3:57PM 01
000000 1\3053
FEE $2553.60
CASH $2553 _ 60
CURRENT ZONINC CLASSIFICATION:
R..idential Old Historic (R-OH)
hlfNlUU.... lOT SIZE: 5000 S.F'.
MINIMUM FRONTAGE: 50 FT.
FRom YARO SETBACK: none
REAR/SlOE SETBACK, 5 FT.
GI'OUND COVER 1I , SOli
EXISTING GROUND COVER (%):
PROPOSED GROUND COVER (%):
ONLY ORIGINALlY STAt,iPEO MID
ENDORSm . COPtES OF THtS PL>>i
SHALL BE ACKNOWlEDGED BY
THE CERTIFYING LANO SU!lVEYOR
31.6% :I:
32.9% :I:
55.4.1-:59
.IF
OIPRETA
~~
~~
~~~~
S5-'2
N/'
GRENNEN
~s
s~~s
~~
~'ll'
'lf$-..pe
~Vfd\..v:,
~
~-s~
\, .GRANITE. BANK. . . . . . . . . . , .
, , . , . , . , . . . . . , , . . AND NO OTHERS.
, TO !liE BEST OF 1IY KNOWlfOGE. lHAT THE
StOWN ARE lOCATED IN flOOD HAZARD ZONE:
'rior:-U10TED ON F,I.R.II. I CONIoIUNITY PANEl
~. , . . C, BY THE FtIlERAl
J. 1986 AND ~EiooEf:Ecft1 R~fED~
~ PUN WAS PREPARED FOR IAORTGAGE f'lJRPOSES
IS NOT TO !II: CONSIDERED A FUll INSTRUMENT SURVEY,
,~lIOT Br USFIl m' ESTABLISH PROPtIm' liNES
C-'...... OR Nt( ANCIl.lARY STRUCTURES ON THE PRElIISES.
UNES SHOWN RElY ON CURRENT DEEDS AND PlANS
PlAA IS NOT A CERTlflCA110N ~ TO THE mu: OR
TIlE I'ROPERTY SHOWN, OWNERS OF ADJOINING PROPERTIES
ING TO CURRENT TOWN OF NANTUCKET ~SESSOR
.~ NOT BE USED rOR Nt( OTHER PURPOSE OTHER THAN i ~
STATED MJOVE. . _.....
.t.looociot.. Jnc. . .
MORTGAGE INSPECTION PLAN
OF LAND IN
NANTUCKET. MASS.
SCALE: ,"= 10'
DATE: MARCH 25. 2002
OWNER: PENELOPE DEY,TRUSTEE of
OFFSHORE REALTY TRUST
DEED BOOK: 400. PG. 30 PlAN rILE:.47-B
UNIT No, 2 of the SHEARWATER CONDOMINIUM
LOCUS: H 16 WARREN STREET
~...n
GRAPHIC SCALE
.: 'I
('" m:r)
J Inch . 10 IL
i
BLACKWELL and ASSOCIATES. Inc.
ProfessionaJ. Land. SU'MJeyars
20 TEASDALE CIRLCE
NANTUCKET. MASS, 02554
(508) 228-9026
ASSESSOR toW' 55 PARCEL 013.1. 'S.2. 'S,S
B-5918
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