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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETIS 02554
Da te : j)1avck- O? I
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To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Owner/Applicant:
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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
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)
I
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
16 Orange Street
Deed Reference: Certificate of Title 20582
Residential-Old-Historic
Assessor's Map 42.3.2, Parcel 14
L.c. Plan No. 11438-B, Parcel A
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals, on
Friday, February 14, 2003, 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 JAMES L. DUNLAP AND
RACHEL S. DUNLAP, of 1659 North Boulevard, Houston, Texas 77006, BOA File
No. 012-03, in connection with property known as 16 Orange Street, Nantucket,
Massachusetts.
2. 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 the existing
nonconforming single-family dwelling by removing a small portion of the
easterly rear ell of the structure, raising the second floor southerly shed roof
dormer about one foot within the required five-foot side yard setback area
without corning any closer to the lot line than the existing structure, and
constructing a conforming shed dormer on the third floor. The reduction in
length of the structure would reduce the massing within the required northerly
side yard setback area and enable a parking space to be provided on the site
where no parking space has previously existed. No increase in footprint is
proposed. The Locus is nonconforming as to setback, with the dwelling being
sited as close as about two feet from the southerly side yard lot line and as close
as about 0.3 feet from the northerly side yard lot line, in a district that requires a
minimum side and rear yard setback of five feet; as to frontage, with the Lot
having about 30.87 feet of frontage along Orange Street, in a district that requires
a minimum frontage of 50 feet; as to lot size with the Locus containing about
4,828 square feet of area in a district that requires a minimum lot size of 5,000
square feet; and as to parking, with the Locus providing no on-site space. The
Premises is located at 16 ORANGE STREET, Assessor's Map 42.3.2, Parcel 14,
Land Court Plan 11438-B, Parcel A. The property is zoned Residential-Old
Historic.
3. Our Decision is based upon the Application and accompanying
materials, photographs, architectural drawings and representations and
testimony received at our public hearing. The Planning Board recommendation
was that the Application did not present any issues of planning concern. One
letter in support of the Application was received from the immediately abutting
neighbor to the south, where an increase in height within the required setback
area would occur. At no time during the hearing did any party raise an objection
concerning the small increase in the height of the structure within the southerly
required setback area.
An attorney for the two abutters to the north of the Locus, who shared a
common access way with the Applicants, shown as the "Court" on a "Mortgage
Plot Plan" done by Charles W. Hart, dated December 30, 2002, a reduced copy of
which is attached hereto as Exhibit A, presented their concerns regarding
specifically the shortening of the easterly ell to permit parking on the site because
of the possible safety issues and negative visual impact on their properties of the
parking, not wanting any additional traffic on the Court. However, the
Applicants' legal right to use the way shown on the 1925 and 1938 Land Court
plans was not disputed, and it was acknowledged that the owner of 14 1/2 Orange
Street, one of the abutters to the north, already parks in an area that is visible to
all properties and accessed his parking space from the Court shown on the plans.
The Board found that whether or not a parking space was provided on the site
was not material to their Decision regarding the proposed alterations to the
existing non-conforming structure. Furthermore, Applicants were not seeking
Special Permit relief from the parking requirements of Nantucket Zoning By-law
Section 139-18. The Zoning Enforcement Officer stated at the hearing that should
a property owner propose to provide a parking space on a lot that was
previously grandfathered as to the lack of on-site parking, then that should be
supported, particularly as a public on-street parking space may be freed up as a
result. He questioned whether the Board could prohibit the provision of an on-
site parking space, where no relief was being asked for that purpose and no
additional parking requirement had been triggered.
In response to the abutters' assertion that there were certain issues that
were not addressed during the hearing process that took place before the
Historic District Commission, such as possible negative impact upon the
historical integrity of the structure and certain other alleged violations of that
Commission's "rules", and that this Board should consider said issues, the Board
determined that they were outside the jurisdiction of this Board and not material
to the matter before it.
4. Through counsel, Applicants proposed to remove an
approximately six-foot two-story portion of the rear ell of the single-family
2
dwelling, reducing the nonconforming overall massing within the northerly
required five-foot setback area, and raise the second floor shed roof
approximately one foot within the southerly setback area. The Applicants also
propose to construct a shed dormer on the third floor and a roof walk, both of
which fully conform to the setback requirements of the Zoning By-law. The
addition of the shed dormer to the third floor would occur below the existing
ridge, which is approximately 31 feet high. Applicants represented that the
changes would restore historical integrity to the design of the structure, have
minimal impact upon the neighborhood, and would reduce the length of the
structure intruding into the zoning setback area along the northerly boundary.
Applicants further argued that this reduction in length would also provide a
benefit to the neighborhood by allowing space for a new on-site parking space
where no parking space had historically been provided due to the fact that it had
been physically impossible to do so. No increase in the groundcover ratio or
increases in the setback violations were proposed as part of this project. In
addition, on the southerly side, the existing second floor rearward shed dormer's
roof would be raised by about a foot so as to increase its pitch. This increase in
height to the shed dormer's roof would occur within the required side yard
setback area, but would no come any closer to that lot line than the existing
structure. The Historic District Commission in Certificate of Appropriateness
No. 41,091 has approved the proposed project. Applicants further stated that
they had agreed after discussions with other neighbors that they would not do
exterior construction related to this project during the summer months to
minimize disruption.
5. Based upon the foregoing, the Board therefore found that though
there would be a reduction in the nonconformity within the northerly required
five-foot setback area with the removal of a portion of the rear ell, there would
also be a slight increase in the nonconformity with the increase in height of the
shed roof of the dormer on the south side. However, the Board also found that
said alterations would not be substantially more detrimental to the
neighborhood than the existing nonconformities and would not increase any
setback violations, and a grant of relief by Special Permit would be consistent
with previous grants of similar relief in the area and in harmony with the
standards as set forth in the Nantucket Zoning By-law.
6. Accordingly, the Board of Appeals by a vote of four in favor
(Loftin, Toole, Murphy, Wiley), and one opposed (Sevrens), GRANTED the
requested relief by SPECIAL PERMIT under Nantucket Zoning By-law Section
139-33A to permit the proposed alteration and expansion of the existing single-
family dwelling, including without limitation the increase in the height of the
building within the southerly side yard setback and the removal of a portion of
3
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the easterly ell within the required northerly side yard setback area, upon the
following conditions:
(a) The work shall be done in substantial conformity with the Historic
District Commission's Certificate of Appropriateness No. 41,091, as it may be
amended; and
(b) There shall be no exterior construction work in connection with this
proposed project permitted between June 1 and September 15 of any n year.
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Dated: March 2l ,2003
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MORTGAGE PLOT PLAN
Of LAND IN
NANTUCKET, MASS.
S~ 1". ZOO DATE: 1Z-:30-02
E.:s r.A T'1f: OF'
OWner: .X:~~<<Ipf?!I'!-? .~. -?~F!-t::.R; . . .
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Oeed:^:.':.<:.s:~7:. /?-1'~<f. Plan: ~.~,J/-1:?? fi
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Tax Map: i-?.'3 J?- -. 1:1: . Locus: . . .;> :17. . . .
TO: v:A:';1.~y ..c;'.~ '({.A,';I;l.€,'-:~: P.u,I':'!-.-"':F:'. .
I CERTIFY, TO THE BEST OF llf KNOWlfDCE. ~TCTli~ PREWSES
SHOWN ARE lOCAlED IN FlOOD HWRD ZONE: . . . . . .,IlE1..INfA1ED
ON F J.RJL / COWIUNIlY PANa NUUBER: 2S02JO-OO. ~ 1. . .D, BY
THE fEDERAl DIERCENCY YANAGEUENT 1OOU:'(. EFFECTIVE lW'E
or YAPS: JUNE J, 1986, AND AS PERIOOICAl.l.Y REVISED.
lHIS PLOT P~ WAS PREPARED FOR MORTGAGE PURPOSES
ONLY AND IS HOT TO BE COHSIOfRfD A f1JU. /NSJRl.II,IOIT
SURVEY. THIS Pl..AH SHOULD NOT BE USED TO ESTABUSfi
PROPERTY UH!S, FENCe;, HEDGES OR NI'( ANCJl.~
STRUCTURES ON lHE PREMISES. THE PROPERTY lINES SHOWN
RELY ON CURRENT DaDS )w) Pl.ANS OF RECORD.
THIS PLOT Pl..AH IS NOT A CERTFlCATlON AS TO THE TITlE OR
OWNERSHIP OF THE PROPERTY SHOWN. OWNERS OF AOJOIHIHG
PROPERTIES ARE SHOWN ACCORDIHG TO CURRENT ASSESSOR
RECORDS Of THE TOWN OF NANTUCKET.
CHARLES W. HART & ASSOCIATES, InC.
SANFORD BOAT BUILDING
49 SPARKS AVENUE
NANTUCKET, lUSS. 02554-
(508) 228-8910 H-G401
NOT TO BE RECORDED.
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, FEBRUARY 14, 2003, IN
THE CONFERENCE ROOM, TOWN ANNEX BUILDING, 37 WASHINGTON
STREET, NANTUCKET, MASSACHUSETTS, ON THE APPLICATIONS OF
THE FOLLOWING:
JAMES L. DUNLAP AND RACHEL S. DUNLAP
BOARD OF APPEALS FlLE NO. 012-03
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 the existing nonconforming single-family
dwelling by removing a small portion of the westerly rear ell of the structure, raising the
second floor southerly shed roof dormer about one foot within the required five-foot side
yard setback area without coming any closer to the lot line than the existing structure, and
constructing a conforming shed dormer on the third floor. The reduction in length of the
structure would reduce the massing within the required northerly side yard setback area
and enable a parking space to be provided on the site where no parking space has
previously existed. No increase in footprint is proposed. The Locus is nonconforming as
to setback, with the dwelling being sited as close as about two feet from the southerly
side yard lot line and as close as about 0.3 feet from the northerly side yard lot line, in a
district that requires a minimum side and rear yard setback of five feet; as to frontage,
with the Lot having about 30.87 feet of frontage along Orange Street, in a district that
requires a minimum frontage of 50 feet; as to lot size, with the Locus containing about
4,828 square feet of area in a district that requires a minimum lot size of 5,000 square
feet; and as to parking, with the Locus providing no on site space.
The Premises is located at 16 ORANGE STREET, Assessor's Map 42.3.2, Parcel
14, Land Court Plan 11438-B, Parcel A The property is zoned Residential-OId-Historic.
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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.
BoA Form 1-89
NANTUCKET ZONING BOARD OF APPEALS
TOWN AND COUNTY BUILDING
NANTUCKET, MA 02554
Date
Case No. a~
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APPLICATION FOR RELIEF
James L. Dunlap and Rachel S. Dunlap
Mailing address:
1659 North Boulevard. Houston. Texas
Applicant's Name: same
Mailing Address: same
Lot Location: Assessor's map and parcel number 42.3.2 - 014
Street Address: 16 Oranqe Street
Registry Plan or LCPL:
Parcel A on Land Court Plan 11438-B
Date lot acquired: 12/31/02 Cert. 20582 Zoning district ROH
Uses on lot - commercial: None X
MCD?
or
- number of: dwellings--1-- duplex___ apartments____ rental rooms___
Building date(s): all pre-8/72?
C of O?
yes
Bldg.Permit appl.Nos. none
Case Nos. all BoA applications. lawsuits: none
State fully all zoning relief sought and respective Code sections
and subsections, specifically what you propose compared to present
and what grounds you urge for BoA to make each finding per Section
139-32A ___ if Variance, 139-30A ~ if a Special Permit (and 139-33A
~ if to alter or extend a nonconforming use). If appeal per 139-31A
& B ___, attach decision or order' appealed. OK to attach addendum2.
See Addendum A attached.
Items enclosed as part of this Application: order1___ addendum<-K-
Locus map-K- Site plan~ showing present~ +planned ~structures
Floor plans present__ proposed-K- elevations ~(HDC approved pendinq)
Listings lot area-K- frontage-K- setbacks-K- GCR-K- parking data ~
Assessor-certified addressee list 4 sets-K- mailing labels 2 sets~
$200 fee payable to Town of Nantucket-K- proof'___' cap , covenant___
'(If an appeal, ask Town Clerk to send Bldg Comr's record to BoA.)
I certify that the requested information submitted is substantially
complete and true to the best of my knowledge, under the pains and
penalties of per'ury.
s
SIGNATURE: Attorney L
their attorney, Melissa D. Philbrick
'(If owner's attorney. enclose proof of authority)
FOR BoA OFFICE USE
Application copies rec'd: 4~r___ ~or BoA on ~/~bY~
One copy filed with Town Clerk o~/2Z~y~ comPlete~
One copy each to Planning Bd and Building DePt~ I~ y ~
$200 fee check given Tow~ Treasurer on~~~y ived?_____
Hearing notice postedl/2L/ ct?ailedl~~&M / W ?::r!i!./P>
Hearing(s) on__/__/__ cont'd to__/__/__, __/__/__ withdrawn?__/__/_
Decision due by__/__/__ made__/__/__ filed TC__/__/__ mailed__/__/_
See related cases
lawsuits
other
Addendum
Application of James L. Dunlap and Rachel S. Dunlap
16 Orange Street
The applicant seeks relief by Special Permit to alter the existing non-
conforming single-family dwelling located at 16 Orange Street by removing a
small portion of the rear of the building, raising the second floor shed roof
approximately one foot, and constructing a shed dormer on the third floor. The
main structure appears on the June 1938 Land Court Plan in basically its current
configuration, as evidenced by the December 30,2002, plot plan prepared by
Charles W. Hart & Associates, Inc., copies of both of which plans are attached
hereto. The property is non-conforming as to lot area, frontage and parking; the
structure is non-conforming as to setback and height. All non-conformities pre-
date the Nantucket Zoning Bylaw.
The enclosed plans by Botticelli & Pohl reflect the changes to the footprint
and massing proposed by the applicant. The changes will restore historic
integrity to the design of the structure and will reduce the length of the structure
intruding into the zoning setback along the northerly boundary. This reduction
in length will also permit a parking space to be provided on the site where no
parking space has previously existed. No increase in footprint is proposed. On
the southerly side, t:p.e existing second floor rear shed dormer's roof will be
raised by about a foot so as to increase its pitch. ThIs increase in height to the
shed dormer roof will occur within the side yard setback, but will not be
substantially more detrimental to the neighborhood than the existing intrusion
into the setback. The addition of a shed dormer to the third floor will occur
below the existing ridge which is approximately 31 feet high and will be wholly
outside of the side yard setback.
16 ORANGE STREET
(Locus Map)
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Subdivision of Land shown on plan l143gA
1/4388
Filed with Cert, of Title No. 1596 Re~istry District of Nan~ucket County
LAND IN NANTUCKET
June 1939
W. :F. Swift, C. E.
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LAND REGISTRATION OFFICE
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Scale of'this plan 25 feet to an inch
ell Humphrey, Engineer for o,urt ~
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I CERTIfY, 1'0 TIlE BEST Of' It( KNOWlEDGE. ~T Jtjf: PRalISES
SHOWN ARE LOCAlED IN FLOOD HAZ.W> ZONE: . ~ . . .,DEl.JNfAlED
ON f'.I.RJL / COlAlUtfTY PANfl. NUIIIB(R: 2502JlHlO. 1.1. . .D, f1(
1liE I'IOf:IW. EWERGEKC'I' lMAGBOf /IGOCf. EffECJM: DATE
Of IW'S: JUNE J. 1986. AHll AS PERIClOlCAtLY REVISED.
THtS PLOT P1..AN WAS PREPARED FOR liIORTGAGE PURPOSES
ONlY ANO IS NOT TO BE' COHSIDERfD A FUU INSTRtIMENT
SURVEY. 'J)fS I"tAH SHOOL.D NOT .~ USED TO ESTAfIUSH
ffiOPfRTY UHES, f"f:I'#CfS, HmGt5 AI<< ANCX.I.J.JRY
STRtJCTtJf!€'S ON lHE PROIGES. THE PROP€RTY l.MS SHOWN
RUY ON Ct..IRREHT DEEDS ItHD PI.AHS Of' RECORO.
lHfS PlOT Pl.Nl IS HOT A CERTIfICATION ~ TO THE TITlE OR
OWNERSHIP Of TH€ PROPERTY SHOWN. OWHERS Of' ~
PROPERTIES ARE SHOWN ACCOROlHG TO CURRENT ASSESSOR
RECORDS Of THE TOWN Of' NNffiJCKET.
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MORTGAGE PLOT PLAN
Of' LAND IN
NANTUCKET, MASS,
SCALE: 1"s ZOo DATE: 12-30-02
,c oS 7"'A "r.e OF'
Owner: .~~ ~I;l.rp{?!/'f.lp .s,. .;>t=:t=:!--.E.~ . . .
LorA
Deed:.<.;.c;.~e:R;r.. -?1-q,~. Pk:m: ,y.~,J/~-?<;3:B
/G O/<!ANG;;::
Tax Mop: "!?.'3,::?--.I,".1-; . Locus: . . .;:;:r.. . . .
CHARLES W. HART & ASSOCIATES, Inc.
SANFORD BOAT BUII.IlDJG
49 SP ARKS AVENUE
NANTUCKET, MASS. 02554
(508) 2Z8-8910 H-G401
tfOT TO BE RECORO€D.
PROPOSED SITE PLAN
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Town of Nantucket
Rr::r'r-, . ,
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. - A~~SESSORS
JAN 0 7 2003
rCV/N {..... ,_
l-j / ;., I --- ~ .' " '-.' 1'-
" 'I 'i t I ''-'''1.'
. "'~..., ~ET, 1'v1A
ZONING BOARD OF APPEALS
LIST OF PARTIES IN INTEREST IN THE MATIER OF THE PETITION OF
, PROPERTY OWNER..0P.~.~..'-~.].~~~f...t:..Y?~~&L~:.])~.(~ '1
MAl UNG ADDRESS..I (Q.~... ~'?r.0.. ~.~.~~ ~~..+ ~~~..t. .~~ ~
PROPERTY LOCATION..../ ~... .Q.r::~. ~~.. .S.t. ............. .............
ASSESSORS MAP/P ARCEL..... .'t. ~:}.~.?-::. -:'..~.~:I:............ ..................
A P PL Ie A NT.......... 5.~ ............................................................ ...
~ ~~ Es~ of'
kA..~eVI~ S , S~
SEE ATTACHED PAGES
I cenify 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 139-29D (2)
MHS;~.~tJ..3
DATE
j)~Ht2..!ii~
ASSESSOR'S OFFICE
Town of Nantucket
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N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N
~ M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M
~ N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N
~ .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
~ III
0( ~
III ~ ~
~ 8 IIiI
:< III ~
1Il e>: ~
>< III
III E-t IIiI
1Il 1Il 1Il
~ III 0
U ~ i
'-
rl