HomeMy WebLinkAbout048-03
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
04
J I
, 20~
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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Application No.:
Owner/Applicant:
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.
~U~'~UnC#
1J0J\I1~~ . t:veXD ~ 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 ~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 41
Parcel 523/524
ROH
4 Quaker Road
Plan Book 16, Page 108,
Deed Ref. 670/225
At a Public Hearing ofthe Nantucket Zoning Board of Appeals, held at 1:00 P.M.,
Friday, June 13,2003, in the Conference Room, Town Annex Building, 37 Washington
Street, Nantucket, Massachusetts, on the Application of the ANTHONY J. COLELLA
AND MAUREEN J. DUNPHY, c/o Sarah Alger, Two Union Street, Nantucket, MA
02554, Board of Appeals File No. 048-03, the Board made the following Decision:
1. Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33A (alteration/expansion ofa pre-existing nonconforming
structure/use). Applicants propose to alter and expand an existing structure by eliminating
the pre-existing nonconforming commercial retail shop use and converting the structure
into a secondary dwelling unit, a permitted use. In connection with the conversion,
Applicants also propose to enlarge the structure without coming any closer to the lot lines
that the existing structure. The subject structure is nonconforming as to setbacks, with the
structure being sited as close as about 3.1 feet from the westerly side yard lot line and at
about 3.1 feet from the northerly lot line, in a district that requires a minimum side and
rear yard setback of five feet. The Locus, which includes a primary single-family
dwelling, is conforming in all other respects to the dimensional requirements of the
Zoning By-law.
The Premises is located at 4 QUAKER ROAD, Assessor's Map 41, Parcel 524,
Plan Book 16, Page 108. The property is zoned Residential-Old-Historic.
2. The Decision is based upon the Application and the materials 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 counse~ represented that the Locus was dimensionally
conforming in all respects except for the fact that the ancillary structure, the subject of
this Applicant, was sited within the required five-foot northerly and westerly side yard
setback areas, with the Locus also containing a conforming separate single-family
dwelling. The Applicants propose to eliminate the nonconforming retail shop use from
the subject structure and convert it to a conforming use, i.e. a secondary dwelling that
would meet all requirements for a secondary dwelling under the Zoning By-law. All
parking would be provided on site. The nonconforming setback distances would not be
made more nonconforming and the footprint of the structure within the westerly setback
area would be reduced with a reduction in footprint ofthe structure. A conforming
addition would be added in the northwesterly comer ofthe structure and other alterations
approved by the Nantucket Historic District Commission in their Certificate of
Appropriateness Nos. 40,280 and 41,835, would be done within the existing footprint,
except for the addition ofa new conforming covered porch on the interior portion of the
structure. The structure would continue to remain one-story.
4. Based upon the foregoing, the Board fmds that the Zoning By-requires that
changes to ancillary structures located within a required setback area are not afforded the
same protection as dwelling units and Special Permit relief is necessary to alter or expand
such structures. The Board further finds that a grant of the Special Permit relief requested
to allow the alteration ofthe structure as to use, removing the commercial use and
converting the structure to a secondary dwelling, and altering the exterior of the structure
and constructing a conforming addition in conjunction with the change of use, without
increasing any nonconformity, would not be substantially more detrimental to the
neighborhood than the existing use and structure. Such alterations may include changes
in rooflines within the setback areas. The Board further finds that there would be a
benefit to the neighborhood and the public in general in that a portion ofthe
nonconforming structure, sited within the westerly side yard setback area, would be
removed and the structure pulled back further from Quaker Road.
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
alterations and conversion of use as proposed, based upon the following conditions:
a. The project shall be done in substantial conformance with the
designer's plot plan, based upon the site plan information taken form a
Plan done by Nantucket Surveyors, Inc., dated March 15, 2003,
indicating the portions ofthe structure to be removed and addition and
porch to be constructed, a reduced copy of which is attached hereto
and marked as Exhibit A;
b. The alterations/expansion ofthe original structure shall be completed
in substantial conformance with the Certificate of Appropriateness
Nos. 40,280 and 41,835issued by the Nantucket Historic District
Commission, as may be amended.
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TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554 .
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PHONE 508-228-7215 _ . \.AI
FAX 508-228-7205 - =
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NOTICE 0.- N
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A Public Hearing of the NANTUCKET ZONING BOARD OF APPEA~ will
be held at ':00 P.M., FRIDAY, JUNE 13, 2003, IN THE CONFERENCE ROOM,
TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the
Application of the following:
ANTHONY 1. COLELLA AND MAUREEN J, DUNPHY
BOARD OF APPEALS FILE NO, 048-03
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 alter and expand an existing structure by eliminating
the pre-existing nonconforming commercial retail shop use and converting the structure
into a secondary dwelling unit, a permitted use. In connection with the conversion,
Applicants also propose to enlarge the structure without coming any closer to the lot lines
that the existing structure. The subject structure is nonconforming as to setbacks, with the
structure being sited as close as about 3.1 feet from the westerly side yard lot line and at
about 3,1 feet from the northerly lot line, in a district that requires a minimum side and
rear yard setback of five feet. The Locus, which includes a primary single-family
dwelling, is conforming in all other respects to the dimensional requirements of the
Zoning By-law.
The Premises is located at 4 QUAKER ROAD, Assessor's Map 41, Parcel 524,
Plan Book 16, Page 108. The property is zoned Residential-Old-Historic,
(lJ. Cl.v\11~~~
Nancy 1. Sevrens, an
THIS NOTICE IS A V AILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
CASE NO. CJ C;~
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s): Anthony J. Colella and Maureen J. Dunphy
Mailing address: c/o Sarah F. Ah!:er. Attorney. Two Union Street. Nantucket. MA 02554
Applicant's name(s): Same
Mailing address:
Locus address: 4 Quaker Road Assessor's Map/Parcel: 41/524
Land Court Plan/Plan Book & Page/Plan File No.: Plan Book 16. Pa2:e 108 Lot:
Date lot acquired: 9/1512000 Deed Ref./Cert. of Title: Book 670. Pa2:e 225 Zoning District: ROH
Uses on Lot - Commercial: None-L Yes describe) 1 Story Wood Framed Craft Shop
Residential: Number of dwellings 1
Duplex_Apartments
Rental Rooms
Building Date(s): All pre-date 7/72? or 1989 and 2000 C ofO(s)? Yes
Building Permit Nos: 7016-97 and 1282-00
Previous Zoning Board Application Nos.:
State below or on a separate addendum specific relief sought (Special Permit, Variance, Appeal), Section of
the Zoning By-law, and supporting details, grounds for grant of relief, listing any existing nonconformities:
Please see attached Addendum.
I certify that the information contained herein is substantially complete and true to the best of my
knowledge, under the pains and penalties of perjury.
SIGNATURE: Applicant Attorney/Agent X
(If not owner or ner's attorney, please enclose proof of agency to bring this ma er before the Board)
. II. FOR~M 9~FICE USE
Application received on: r-;~CI!:>BY: Lt'{{A. J Complete: Need copies?: ~
Filed with Town Clerk:~'1 ,.d>Plannlng Board: ;~c:J5Building Dept.: (7Zfr:bBy: ~U()
Fee deposited with Town Treasurer:..0~~BY: aiver requested?: Granted:_I-"_
Hearing notice posted with Town Clerk:-.1J~,.0Mailed: J"'I!>Ot::!> I&M: J 1<< ICb& J2J r/~
Hearing(s) held on:_I_I_ Opened on:_I---1_ Continued to:-"-"_ Withdrawn?:-"_I_
DECISION DUE BY: 1 1 Made: 1 1 Filed wIT own Clerk: 1 1
--- --- ---
Mailed: 1 /
DECISION APPEALED?: 1 1
SUPERIOR COURT:
LAND COURT
Form 4/03/03
"
Addendum
Nantucket Zoning Board of Appeals Application
Anthony J. Colella and Maureen J. Dunphy
Four Quaker Road
Applicants seek a special permit under Nantucket Zoning By-law
(the "By-law") SS139-30.A and 139-33.A. (2) to alter a pre-
existing, nonconforming use and structure upon the locus, the
result of which will be to render the locus less nonconforming,
but still not completely conforming. The locus is situated in a
Residential Old Historic ("ROH") zoning district and is improved
by two structures, a single-family dwelling and a structure that
has been used for commercial purposes. The use of the
commercial structure for commercial purposes is a nonconforming
use that pre-exists the adoption of the By-law in 1972. The
commercial structure is also nonconforming as to side/rear yard
setbacks, having side yard setback on the west and north of
about 3.1 feet at its closest points, where a minimum of 5.0
feet are required. These nonconformities have also been in
existence since a time prior to the adoption of the By-law in
1972. The locus, including the single-family dwelling,
otherwise complies with the dimensional requirements of the By-
law. Applicants propose to eliminate the nonconforming
commercial use of the locus entirely and to convert the
commercial structure to a secondary dwelling, which is a
permitted use. In connection with such conversion, Applicants
also propose to enlarge this structure, but such enlargement
will comply with the dimensional requirements of the By-law, and
the locus will be conforming as to parking.
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CURRENT ZONING MAP: Ro{-\
MINIMUM LOT SIZE: ~oC:V-SF
MINIMUM FRONTAGE: 150 \
FRONTY ARD SETBACK: NOH~
SIDE AND REAR SETBACK: '5.
ALLOWABLE G.C.R.: ~50 jI..
EXISTING G.C.R.: ?J1.4"'/o:!:.
PROPERTY LINES SHOWN ARE TAKEN FROM RECORDED
DEED AND PLAN REF'ERED TO HEREON. BUILDINGS, MONUMENTS,
ETC. ARE PLOTTED FROM fiELD MEASUREMENTS.
I HEREBY CERTIfY TO THE BEST OF' MY KNOWlEDGE
THAT THE PREMISES SHOWN ON THIS PLAN ARE
LOCATED WITHIN THE .' C" ZONE AS DELINEATED
ON THE -F1RM- MAP or COMMUNITY NO. 250230;
MASS. EFFECTIVE: <::. - ~ . 8" BY THE FEDERAL
EMERGENCY MANAGEMENT AGENCY.
N.S. 19'? 1"1-.1
AS-BUILT PLOT PLAN
IN. ,
NANTUCKET, MASSACHUSETTS
SCALE: f '~ 15 I DATE:" - 23 _ ~""
PREPARED FOR: .:::rOI-If.-l ~ &:.t..lZAB,;;Tl-/
, ~. 6/U3SZ-T
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NANTUCKET SURVEYORS INC.
5 WINDY WAY
NANTUCKE~ MA. 02554 .
DEED REFERENCE: etLI52 r:Zt 4
PLAN REFERENCE: Ft..~I" P~/Oe>
ASSESSOR'S MAP: 41 PCL. o/l.~)
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BoA. Form
~ 41/bO
,NANTUCKET ZONING BOA.P..D OF APPEALS
'TOY1N .1\...~D COUNTY BUILDING
NF-NTUCKET,' HJ..O 255 c:
ASSESSORS :LIST OF PA."Q,TIES IN INTEREST
PROPERTY OWNER: +\rr\"D"\~ '3. CO\e- t l~ ~
APPLICANT FOR RELIEF (S~~E?~) ,
ADDRESS of PROPERTY: Y. Q~e;r- .QW
ASSESSORS HAP (. PF.RCEL: . ~ I - '52 L/ ~5.23
LIST OF PA-~TIES INCLUDING ~~DRESSES*(OR SEE ATTACHED___>
~e.-er. -:r
1>>f'fh~
RECEIVED
BOARD OF ASSESSORS
,MAY 0 8 2003
TOWN OF
NANTUCKET, MA
"
, I certify that the :foregoing (ol': the attached_> 1ists
~" all persons natural or legal, who are owners of abutting
property , owners of land directly opposite on any ~ublic
or private street or\-lay; and ab"Jtters of the abutters a:1d
all other land owners within three hundred feet of the
property line 'of Owner's,property, as they ( and their
address) appear on the ~05t recent 'applicable tax list'
{per M.G.L. c. 40A~ section. 11 Zoning Code Chapter ~39,
~ection 139-29D(2)J. ,':'
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Assessors Office / '
?own of Nahtucket
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*NOTE: Applicant (petitioner) should include '\-lith the lot
for which z.oning relief is ~OPght, any cO!iU\\only-owned
abutting lots which might beco~e involVed in the zoning
~atter. List ~ap and parcels for each abutter.
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