HomeMy WebLinkAbout035-03
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
June /(p
,2002
To: Parties in Interest and, others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No.:
& ~oCJJf:n
I
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)
,
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 4
R-l
23 West York Street
LC Plan 13302-0, Lot 12
LC Plan 13302-H, Lot 13
Cert. of Title 20,234
At a Public Hearing of the Nantucket Zoning Board of Appeals, held at 1:00 P.M.,
Friday, April 11, 2003, in the Conference Room, Town Annex Building, 37 Washington
Street, Nantucket, Massachusetts, on the Application of L YDLE L. AND ROWENA E.
RICKARD, of PO Box 757, Nantucket, MA 02554, Board of Appeals File No. 035-03,
the Board made the following Decision:
1. Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section l39-33A (alteration/expansion of a pre-existing nonconforming
structure/use). Applicants propose to construct a dormer onto an existing nonconforming
garage structure that is sited as close as about 1.97 feet from the southwesterly side yard
setback area in a district that requires a minimum side yard setback of ten feet. The
dormer would come no closer to the lot line than the existing structure. Applicants also
propose to add studi%ffice space in the second floor area. There would be no expansion
of the footprint or ground cover ratio. In addition, the Locus is nonconforming as to side
yard setback with a separate ancillary structure also being sited as close as about 2.16 feet
from the same lot line. See also BOA File No. 001-97.
The Premises is located at 12 POLPIS ROAD, Assessor's Map 54, Parcel 183,
Land Court Plan 10937-B, Lots 13-16. The property is zoned Limited-Use-Oeneral-l.
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 were no letters on file.
3. The Applicants, through their representative, stated that they proposed to renovate
an existing garage structure that was sited as close as about 1.97 feet from the
southwesterly side yard lot line, by adding a dormer to the front of the structure to
provide more second floor space for an office/studio use. There would be no further
encroachment upon the required ten-foot southwesterly side setback area and no change
in the footprint of the structure. The garage use would be maintained on the first floor and
there would be no human habitation of the structure. Applicants stated that the garage had
existed in its present location at the time the Applicants purchased the property before
1978. It had been moved there from another location in the mid-1950's, which was a time
prior to the 1972 enactment of the Nantucket Zoning By-law and thus grandfathered.
Previous relief by Special Permit was granted in the Decision in BOA File No. 001-97,
which allowed demolition and reconstruction of a separate garage structure and the
addition of the second floor apartment.
4. Based upon the foregoing, the Board finds that the conversion of second floor
space to office/studio use and the addition of the small second floor dormer on the front
of the garage structure would be an increase in the massing in the setback area, but said
increase would not be substantially more detrimental to the neighborhood than the
existing nonconforming structure. The Board further finds that there would be minimal
impact on the neighborhood as the side yard setback intrusion would not be increased, the
footprint would not be altered and there would be no human habitation of the structure.
5. Accordingly, by a UNANIMOUS VOTE, the Board GRANTS the requested
relief by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33A to allow
the conversion of second floor space to office/studio use and the construction of the
second floor dormer on the front of the garage structure based upon the following
conditions:
a. The project shall be done in substantial conformance with the Certificate
of Appropriateness No. 41,126, issued by the Nantucket Historic District
Commission, as may be amended; and
b. There shall be no human habitation of the structure.
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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, MAY 9, 2003, IN THE CONFERENCE ROOM,
TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the
Application of the following:
L YDLE L. AND ROWENA E. RICKARD
BOARD OF APPEALS FILE NO. 035-03
Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33A (alteration/expansion of a pre-existing nonconforming
structure/use). Applicants propose to construct a dormer onto an existing nonconforming
garage structure that is sited as close as about 1.97 feet from the southwesterly side yard
setback area in a district that requires a minimum side yard setback of ten feet. The
dormer would come no closer to the lot line than the existing structure. Applicants also
propose to add studi%ffice space in the second floor area. There would be no expansion
of the footprint or ground cover ratio. In addition, the Locus is nonconforming as to side
yard setback with a separate ancillary structure also being sited as close as about 2.16 feet
from the same lot line. See also BOA File No. 001-97.
The Premises is located at 12 POLPIS ROAD, Assessor's Map 54, Parcel 183,
Land Court Plan 10937-B, Lots 13-16. The property is zoned Limited-Use-General-l.
THIS NOTICE IS A V AILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
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Apr 03 03 11:24a
rex in(;ram
508.825.2132
F. 1
I n 9 r a m 0 e s 9 n
VIA FACSIMILE
To: Linda Williams
Fax: ~ . t ~ . -:r-z,'1q,
From: Rex Ingram
Date: 4.03.03
RE: Rickard
We are sending 1 page(s) including 1f1is cover sheet. If you do not receive all the pages please call (508.325.44821.
Unda,
..
I've reviewed the project with Lydie Rickard, Including our planned submission to the ZBA. He's
Informed me that the garage was existing at the time of purchasing the property (purchased
before 1978), His best guess for the placement of the garage or; the property (apparently it was
moved from anotrler location) was 1950s.
I've asked Lydie to fax to me a note authorizing me to act as his agent. As soon as I receive it
from him I will deliver it to you with an application fee of $300.
I understand that our hearing date will be on May 9.
Thanks for your help.
Reg~
Rex 'f-.
64 Old South Road, NCI'ltucket, MA 02554
p. 508.325.4482/ f 508825.2132
e. arcking@attbi.com
www.lngramArchitecture.com
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ZONINGs LUG-1
MINIMUM LOT SIZEr 40}OOO S.F.
.,i MINIMUM FRONTAGEs 100 FT
~ hRDNT YARD SETBACKI 35 FT
.R!;AR 8. SIDE SETBACKr 10 FT
."qROUND COVER RATIOI TI.
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PLOT PLAN OF LAN;) IN
NANTUCKET, MASS,
SCALE 1 "= 30 /
DATE: Au 6-. I'll r ?96
JOHN J, SHUGRUE INC,
57 OLD SOUTH ROAD
NANTUCKET, MA,02554
FOR: I-Yulr:. P, ,'e/l, 11 Ii. Ci
lISSESSORS MAP 5"
_ PARCEL NO. Id.; q ;08 - 1
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
March
/9
, 19 97
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No.:
001-97
Owner/Applicant:
ROWENA C. RICKARD
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 Qf 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 pecision must be given
to the Town Clerk so as to be received within such TWENTY
(20) days.
DlJ
Michael . O'Mara' Chairman
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 9139-301 (SPECIAL PERMITS); 9139-321 (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
37 WASHINGTON STREET
NANTUCKET, MASSACHUSETTS 02554
Assessor's Map 54, Parcels 122, 123, 182, 183
Land Court Certificate of Title NO. 5940
12 Polpis Road
LUG-l
DECISION:
1. At a public hearing for the Nantucket zoning Board of
Appeals, on Friday, January 10, 1997, at 1:00 P.M., in the
Selectmen's Meeting Room, in the Town and county Building, Broad
street, Nantucket, Massachusetts, the Board made the following
decision on the Application ot RO~NA c. RICKARD and LYOLE
RICKARD of 12 Polpis Road, Nantucket, Massachusetts 02554, File
No. 001-97:
,
2. The Applicants are seeking a special Pe~ under Nantucket
Zoning By-LaW i139-33.A (alteration/extension of~re-existing
nonconforming use/structure). The Applicants propose to change
the use of a pre-existing nonconforming 763+ square foot garage
structure to a garage/apartment. The subject garage structure is
nonconforming as to side yard, being sited 2.16~ feet from the
westerly side lot line in a district that requires a minimum side
yard of 10 feet. The property also contains second garage
structure that is nonconforming as to side yard, being sited
1.97~ feet from the westerly side lot line and a two-story single
family dwelling. The existing structures on the property are
nonconforming as to maximum allowable ground cover, covering an
aggregate 3,216~ square feet or 8.04' of the property in a
district that allows a maximum of " ground cover.
The property is located at 12 POLPIS ROAD, Assessor's Map
54, Parcels 122, 123, 182 and 183, Land Court Plan 10,937-B, Lots
13-16. The property is zoned Limited Use General-I. ~
3. Our decision is based upon the application and accdmpanYing
materials, and representations and testimony received at our
pUblic hearing. Although the Nantucket Planning Board granted
secondary dwelling approval for the garage structure on October
15, 1996, the Planning Board also recommended unfavorable action
on this Application. There was no public opposition to the
Application.
4. . The Applicants inform us that there are three (3) pre-
existing structures on the Property: a two-story dwelling with
1,842 square feet of ground co~er, a garage at the front of the
property with 611+ square feet of ground cover, and a garage
which is the subject of this Application at the rear of the
property with a ground cover of 763+ square feet. The Applicants
have demolished the 763~ square foot garage under Building Permit
No. 13553-96 in accordance with Section 139-330(1) of the By-Law
rr.rT JLCT_T7_a~~
f.0"d ltllOl
whioh permits the reconstruction of a pre-existing, non-
conforming building which is accessory to a residential use. The
conversion of the garage to a secondary dwelling
(garage/apartment) will not cause any increase in the existing
2.6'~ non-conforming sideline setback and groundcover non-
conformities.
5. Based on the foregoing the board FINDS that the conversion
of the garage to a garage/apartment will not be substantially
more detrimental than the existing non-conforming garage to the
neighborhood..
6. Accordingly, the Board grants the relief as requested by
SPECIAL PERMIT under section l39-33A of the Nantucket zoning By-
law to allow the conversion of garage to garage/apart~ent by a
UNANIMOUS VOTE subject to the condition that the ground cover of
the garage/apartment not exceed the existing garage ground cover
of 763~ square feet.
Dated: February /9 , 1997
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETIS 02554
ICf
Date:
March
, 19 97
CERTIFICATE OF GRANTING OF ~~~~ SPECIAL PERMIT
(Massachusetts General Laws, Chapter 40A, Section 11)
The BOARD OF APPEALS of the TOWN OF NANTUCKET, hereby cer~ifies
that .a- ~~ SPECIAL PERMIT has been GRANTED:
,
To: (Owner/Applicant)
Rowena C. Rickard (001-97)
Address:
Box 757, Nantucket, MA 02554
affecting the rights of the Owner/Applicant with respect to land Qr
building at:
12 POlpis Road, Assessor's Map 54, Parcels 122, 123,
182 and 183, Land Court Plan 10,937-B, Lots 13 - 16,
Cert. of Title
XlIDC<X<XXOCOCK<<)()UnC~ :
5940
And the BOARD OF I\PPEALS further certifies thet the attac:,ed
Decision is a true and correct copy of its Decision GRANTING the
JV~~~MC SPECIAL ?ER:.1IT and that copies of the Decision 2:-:::: c:
all pl<3.ns referred to in the Decision h~\re beetf ftle-crw'tth .-the -P"'l3;1-ff"iT-;
Board and the Town Clerk,
The BOARD OF APPEALS calls to the attention of the Owner/
Applicant that General La~s, Chapter 4DA, Section 11 (last paragreph)
provides that no 'X~~k~IX~ SPECIAL PERl-lIT, or any EXTENSIOi"
MODIFICATION or RENEWAL thereof, shall take effect until (a) a copy of
the Decision is certified by the Town Clerk that TWENTY (20) days have
elapsed after the Decision has been filed in the office of the To~n
Clerk and no appeal has been filed (or, if such appeal has been filed,
that it has been dismissed or denied) and (b) the certified copy is
recorded in the Registry of Deeds for the County of Nantucket and
indexed in the grantor index under the name of the Owner of Recore or
is recorded and noted on the Owner's Certificate of Title, The fee for
such recording or registering shall 'be paid by the Owner/Applicant
~/
/ / ( \
, () {~,tl (~/
C:~~C~~\ Ir'-Q-
# 3 JOO
Town of Nantucket
RECEIVED
BOARD OF ASSESSORS
MAR 2 1 20U3
TOWN OF
NANTUCKET, MA
ZONING BOARD OF APPEALS
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF
PROPERTY O~ER.,... Lr.~ .q~..... f. \ f:~t\f:- P.".,...... .~(>,V'!,~ JII-h
MAILING ~DDRESS.. f.p. :..~.l?~.. ..J.'?.l....... ..t:l.~~<;:J:~1....M 02,~'-I
PROPERTY LOCATION."" .t~.. r.~Jf.l,~,.. ,f.?..,.". :t'lwty(/.~rc:T,.~
.. ~4 -, 1.3 t.. ( \1. I) 10 Z.
ASS ESSO RS MAP /PARCEL.,. . . .,.Q. !:\:.,., .,)l~,.,..,." ff.., , ..\':7 :::. \:5., .. l ~ 0 ; ) I
APPLICANT.., ..~~~..l,N.~r?.kM,.,.. ,., ..,.5.0.~..,. .Q.'?~,:,!t.':f. ~,2,.",."
SEE ATTACHED PAGES
I certify that the foregoing is a list of persons who are owners of abutting property, owners of
land directl~ 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) .
/}lJ(I/?,d-:. i?/l,.. ;?:q~ ~
/!M..~.,.(2~
DATE'
ASSESSOR'S OFFICE
Town of Nantucket
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