HomeMy WebLinkAbout062-03
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
CdrJktv t 7
,200
To: Parties in Interest and Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No.: C>(QG~
Owner/Applicant: N'<-t{-lQs.~~~ c1~
R N Q.--1tles) 5vCCQ fDrfI./ 1V'u,)~ I ~y l- 0 n cQ
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-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.
~A ~~p~v
/') . 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.
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TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
Assessors Map 55.1. 4
Parcel 67
R-C
66 Union Street
Plan Book 14, Page 16
Deed Ref. 390/119
At a Public Hearing of the Nantucket Zoning Board of Appeals, held at 1 :00 P.M.,
Friday, September 12, 2003, in the Conference Room, Town Annex Building, 37
Washington Street, Nantucket, Massachusetts, on the Application of NETTLES
REALTY TRUST, JAMES R. NETTLES, SUCESSOR TRUSTEE, OWNER, AND
FOR TIMOTHY D. COLLETTE, CONTRACT PURCHASER, of 64 Union Street,
Nantucket, MA 02554, and 95 Orange Street, Nantucket, MA 02554, respectively, Board
of Appeals File No. 062-03, the Board made the following Decision:
1. Applicant (Collette) is seeking relief by SPECIAL PERMIT under Nantucket
Zoning By-law Section 139-33A (alteration/expansion of a pre-existing, non-conforming
use/structure). Applicant proposes to alter and expand a single-family dwelling by
constructing a conforming addition onto the rear, substantially in the lo~tion of the
existing deck, and raising the roof ridge height of the existing front portion of the
structure from about 18 feet to about 24 feet to add second floor living space. The
increase in height would be within the nonconforming side yard setback areas but would
not come any closer to those lot lines than the existing structure and the ground cover
ratio would not exceed the maximum allowed for this undersized lot of 30%. The Locus
is nonconforming as to frontage with the Lot having about 25 feet of frontage along
Union Street in a district that requires a minimum of 40 feet; as to lot size with the Lot
containing about 3,059 square feet of area in a district that requires a minimum lot size of
5,000 square feet; as to side yard setbacks, with the structure being sited as close as about
3.4 feet from the southerly side yard lot line and as close as about 3.2 feet from the
northerly side yard lot line, in a district that requires a minimum of five feet; and as to
parking, though a parking area exists to the rear, it is solely by benefit of permission from
the neighbor to the north and not available to be formally counted as it has no legal
easement to gain access to it. See also BOA File No. 054-85.
The Premises is located at 66 UNION STREET, Assessor's Map 55.1.4, Parcel
67, Plan Book 14, Page 16. The property is zoned Residential-Commercial.
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. On file were two affidavits from the current owner, who
also owns the home to the north of the Locus. One expressed support for the proposal and
the other was a lease agreement allowing the Applicant to access the rear parking area
through his lot. Another abutter spoke in favor of the project at the hearing.
3. The Applicant (Collette) is the contract purchaser of the Locus and proposes to
alter and expand a pre-existing nonconforming structure, which is shown in its present
location and configuration on a 1958 aerial photograph in the Town of Nantucket
archives, thus validating its grandfathered status. It also shows no on site parking but
does show the front walkway that is presently on site. Applicant proposes to raise the roof
ridge height of the front portion of the structure from about 18 feet to about 24 feet to
provide second floor living space, within the setback area without coming any closer to
the lot lines than the present structure. As part of the overall renovation of the structure,
the Applicant will also construct a conforming rear addition that would not increase the
existing ground cover beyond the 30% maximum ground cover allowed for this
subminimum lot, and does not require relief from this Board. Applicant stated that as the
Lot was only about 25 feet wide there were little options left to gain more living space
but to go up over the existing footprint. The structure is presently a single-family
dwelling, having been converted by a predecessor in title in 1985 from use as a
barbershop to a dwelling after having received relief from this Board.
4. Based upon the foregoing, the Board finds that the area is largely comprised of
much higher structures and the raising of the roof ridge height to about 24 feet would be
in harmony with the surrounding area. In addition, the Board finds that there would be an
increase of massing within the required side yard setback areas, but said addition would
not come any closer to those side yard lot lines than the existing structure, and it would
not be substantially more detrimental to the neighborhood than the existing 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
project as proposed based upon the following conditions:
a. The new roof ridge height shall be limited to a maximum of 24 feet;
b. The additions shall be in substantial compliance with the "Proposed Site
Plan", done by the Applicant, a reduced copy of which is attached hereto
and marked as Exhibit A.
Dated
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Edward Sanfodt
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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, SEPTEMBER 12, 2003, IN THE CONFERENCE
ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
Massachusetts, on the Application of the following:
NETTLES REALTY TRUST, JAMES R. NETTLES, SUCESSOR TRUSTEE,
OWNER, AND FOR TIMOTHY D. COLLETTE, CONTRACT PURCHASER
BOARD OF APPEALS FILE NO. 062-03
Applicant (Collette) is seeking relief by SPECIAL PERMIT under Nantucket
Zoning By-law Section 139-33A (alteration/expansion ofa pre-existing, non-conforming
use/structure). Applicant proposes to alter and expand a single-family dwelling by
constructing a conforming addition onto the rear, substantially in the location of the
existing deck, and raising the roof ridge height of the existing front portion ofthe
structure from about 18 feet to about 24 feet to add second floor living space. The
increase in height would be within the nonconforming side yard setback areas but would
not come any closer to those lot lines than the existing structure and the ground cover
ratio would not exceed the maximum allowed for this undersized lot of 30%. The Locus
is nonconforming as to frontage with the Lot having about 25 feet of frontage along
Union Street in a district that requires a minimum of 40 feet; as to lot size with the Lot
containing about 3,059 square feet of area in a district that requires a minimum lot size of
5,000 square feet; as to side yard setbacks, with the structure being sited as close as about
3.4 feet from the southerly side yard lot line and as close as about 3.2 feet from the
northerly side yard lot line, in a district that requires a minimum of five feet; and as to
parking, though a parking area exists to the rear, it is solely by benefit of permission from
the neighbor to the north and not available to be formally counted as it has no legal
easement to gain access to it. See also BOA File No. 054-85.
The Premises is located at 66 UNION STREET, Assessor's Map 55.1.4, Par~
67, Plan Book 14, Page 16. The property is zoned Residential-Commercial. :::;:c.
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Nancy 1. Sevrens,
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
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NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
CASE NO. Cfo( -Q3
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s):
Mailing address:
Applicant's name(s):
Mailing address:
Locus address:
Land Court Plan n Book & Pagel
Date lot acquired:-'_I_ Deed Ref./Cert. of Title:
Uses on Lot - Commercial: None_ Yes (describe)
Residential: Number of dwellings~ Duplex_ Apartments
Building Date(s): All pre-date 7/72? t/' or \ q 6"\3
.
Building Permit Nos:
Previous Zoning Board Application Nos.:
Zoning District:
Rental Rooms
C of O(s)?
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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:
( ~ a1loctwd()~dv~
I certify that the information contained herein is substantially complete and true to the best of my
knowledge, under t . d penalties of perjury.
SIGNATU ::=..Ji,~ Applicant IX.. Attorney/Agent
(If not owner or owner's attorney, please enclose proof of agency to bring this matter before the Board)
FOftZ,BA OFFICE USE
Application received on: <ft..YLt Q3 By: (-MJ.) Complete: 1/ Need copies?: ~
Filed with Town Clerk:~ ~Ianning ;0''''''.0 ~ BuildiRg Dept.: \?r~ By: 1
Fee deposited with Town Treasurer: ~ 15I ~y: (~aiver requested?: _Granted: ---' 7r't;:::
Hearing notice posted with Town Clerk: 'i(/'liJ 03 Mailed:~~ I&M: IST~& q C1J~
Hearing(s) held on:-,_I_ Opened on:~_I_ Continued to:_/~_ Withdrawn?:_I_I-
DECISION DUE BY: I I Made: I I Filed wffown Clerk: / / Mailed: I I
--- --- --- ----
DECISION APPEALED?: I I SUPERIOR COURT: LAND COURT Form 4/03/03
ADDENDUM
Applicant (Collette) is the contract purchaser ofthe Locus and is seeking relief by
SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33A
(alteration/expansion of a pre-existing, non-conforming use/structure). Applicant
proposes to alter and expand a single-family dwelling by constructing a conforming
addition onto the rear, substantially in the location ofthe existing deck, and raising the
roof ridge height of the existing front portion of the structure from about 18 feet to about
24 feet to add second floor living space. The increase in height would be within the
nonconforming side yard setback areas but would not come any closer to those lot lines
than the existing structure and the ground cover ratio would not exceed the maximum
allowed for this undersized lot of 30%. The Locus is nonconforming as to frontage with
the Lot having about 25 feet of frontage along Union Street in a district that requires a
minimum of 40 feet; as to lot size with the Lot containing about 3,059 square feet of area
in a district that requires a minimum lot size of 5,000 square feet; as to side yard
setbacks, with the structure being sited as close as about 3.4 feet from the southerly side
yard lot line and as close as about 3.2 feet from the northerly side yard lot line, in a
district that requires a minimum of five feet; and as to parking, though a parking area
exists to the rear, it is solely by benefit of permission from the neighbor to the north and
not available to be formally counted as it has no legal easement to gain access to it.
In the previous Decision in BOA File No. 054-85 a predecessor in title obtained relief to
convert what had been a barbershop, into a single-family dwelling. That work had taken
place and the structure has been used for residential purposes since 1985. The structure
has existed in its present location since at least 1957, as it is shown on aerial photographs
that the Town has in its archives, but does not show in 1940. Thus, the structure is
grandfathered as to its location. The photograph also shows a walkway to the front door
on Union Street and no parking area. A long time resident of Nantucket has said that
people parked along the other side of the street in those days to get their hair cut only one
barber was in attendance. The area is comprised of higher structures and the raising of the
roof ridge height would be in harmony with the surrounding houses. Applicant is asking
the Board to fmd that the alteration and expansion to add more second floor living space
is de minimus and would not be substantially more detrimental to the neighborhood than
the existing structure.
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Date May 5, 2003
Price (UF) $375,000
"on & Cole/nan
~<. eal Estate, Inc.
Area TOWN Address 66 Union Street
~apfParceI5514/0067
Zoning RC
Legal Owner
Nettles
Rooms 3 BR 1 BA 1 1/2 BA 0
Outside Shwr Yes Water Town Sewer Town
Year 1953 Condition Very Good Lot Size 3200 sq.ft.
Deed 390/119 Plan Bk14Pg16 Lot #
Attic no
Basement no
Property Description:
Completely renovated. Open living room, galley kitchen, bathroom. Sleeping loft accessed by ship's ladder. Large deck.
A Congdon & Coleman Exclusive Listing
DeckJPorch/Patio Yes
Yard Yes
Garage No Parking No
Views Residential
Insulation Yes StormslScreens Yes
Heat Gas I Electric
DHW Electricity
UFFI No
Foundation Block
Lead Paint ? Floors Pine Fireplace(s) 0 Woodstove No Appliances (E/G): SElectric RYes
DW No
Disp No
Washer No
Dryer (E/G) No
CA TV Yes Other
2003 Assessments:
Land $456,200.
Buildings $48,300.
Total $496,500.
2003 Taxes $1539.15
EasementsIRestrictionlCovenants/Condominium: None known.
Comments: Adorable Nantucket cottage, nestled in town, with great possibilities for both residential and commercial use.
Your Congdon & Coleman agent is: Marybeth Gibson
Information contained herein is believed to be reliable but is not guaranteed
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CONGDON & COLEMAN
REAL ES ATE INiC.
W. 57 MAIN STREET NANTUCKET, MA 02554 TEL 508-325-5000 FAX 508-325-5025 ~
www.coll~dOIl;\llclcolcmall.com
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TO\\'N OF NANTUCKET
Bel /\ RD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
July 5, 1985
Re:
HENRY HUYSER AND CECILIA HUYSER (054-85)
Enclosed, please find notice of a decision of the BOARD
OF APPEALS which has this day been filed with the Town
Clerk.
Any appeal from this action shall be made pursuant to
Section 17 of Chapter 40A of the General Laws, and shall
be filed \~ithin twenty (20) days after this date.
L4~/#-
William R. Sherman, Chairman
BOARD OF APPEALS
.
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-=~~BOARD--c~K.:. APfl~LS
'l.n\~N OfFNANTReKET
NMH\'( ;':T, MASSACHUSETTS 02554
DECIS ION:
At a Public Hearing of the BOARD OF APPEALS held on FRIDAY, JUNE
21,1985 at 1:30 p.m. in the Town and County Building, Nantucket, in. the
matter of the Application of HENRY HUYSER AND CECILIA HUYSER (054-85),
address 12 New Street, Nantucket, MA 02554, the Board finds:
1. Applicants seek relief from Zoning By-Law SECTION 7C (codified as
Section 139-27, Rate of Development or Building Cap) by SPECIAL PERMIT or
VARIANCE. If such relief could not be granted, Applicants sought a SPECIAL
PERMIT under SECTION 6F8 (codified as Section 139-22H) to convert their
existing barbershop into an "Employer Dormitory" although their preference
was to convert it, without delay, into a single-family residence for renting
out. The property is located at 66 UNION STREET, Lot 67 of Plan 5514, zoned
RESIDENTIAL-COMMERCIAL.
2. Based upon the Application papers, representations and testimony
at the hearing, it appears that the structure was built by Applicants about
35 years ago and has been used by Applicant Henry Huyser for his barbershop
until his recent retirement. In 1984 he applied for and obtained a Building
Permit, characterizing the structure to be a single-family dwelling but
showing structural changes for installing a kitchen. Acting in good
,licant Henry Huyser proceeded with renovations until stopped by
the Lcl~. ing inspector.
3. According to testimony offered by the Assistant Building Inspector,
the conversion of the long-existing barbershop is regarded as "construction
of new principal... dwelling(s) ...," tjlus within the Building Cap Section
139-27. While admittedly the conversion would not have the adverse effects
upon the community that Section 139-27 was intended to address, the Bulld-
ing Inpsector was not empowered to waive the Cap on his. own judgement. It
was further noted that demand for parking along busy Union Street would be
eased by the conversion, no off-street parking being available on the pre-
m~ses before Zoning or now.
.
.
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.
~ ~_.:.:::4'
4. No opposition to the relief sought was heard. The Planning Board
recommended favorable action (but not for an employer dormitory).
-2-
== .{O~4:-8~-k,
;..;,........-~~. ~ --'--____._.....-L~-
:~~7i- ---":~. :;.~~:~:;-'
5. Out of concern that granting a waiver of the Cap in these unusual
circumstances might be seized upon by others as a precedent, the condition
was proposed, and apparently accepted, that rental in 1985 be limited to
natural persons domiciled in Nantucket, thus adopting, in part, the purposes
of covenant Section 139-27F.
6. As the By-Law does not provide the relief sought by grant of a
Special Permit, Applicants must meet the test for a Variance. We find that
the structure, a barbershop configured for ready conversion into a single-
family dwelling, is unique in its circumstances as not to affect generally
the R-C Zoning District. A literal enforcement would result in non-use of
the premises for approximately a year, depriving Applicants of a financial
return upon post-retirement labors, a substantial hardship. The desired
relief may be granted without substantial detriment to the public good and
without nullifying or substantially derogating from the intent or purpose
of the By-Law chapter. Particularly is this so with the noted condition.
7. Accordingly, by UNANIMOUS vote, the Board hereby GRANTS to Appli-
cants, the requested VARIANCE from SECTION 139-27, subject to the noted
lition applicable in 1985.
Dated: July 5, 1985
Nan tucket, ~1A
02554
~L~~~
William R. Sherman
f)ifrv9 f) ytl j;(LU~
Dorothy D. Vollans
~~~L\
C. Mar hall Beale
~k~
.
.
e.
.
~ /J j 00
Town of Nantucket
RECEIVED
BOARD OF ASSESSORS
J1UL 2 3 2003
TOWN OF
NANTUCKET, MA
ZONING BOARD OF APPEALS
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF
PROPERTY O~ER.......~ .~G~ .r:~ ~..€:... .~~ ~--?.. .1!~~~.....
. foC- UN\~ <S}-.. ..
MAILfNG ADDRESS......................,..........................................,.....
PROPERTY LOCATION........ (g.~.... ,~~:~~~. ..~~.:.............,...,.....
.ASSESSORS MAPIPARCEt.:..., .5Q:1.~../.~:1................................,
APPLICAN~ .O:?\\~~..,........................ ... .............. ....."......
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 ofthe 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 1 39-29D (2) .
~ .afr Jl.!.?o.-1>
DATE.
p~..o.\.;iL
ASSESSOR'S OFFICE
Town of Nantucket
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08/20/2003 09:51 5082282815
6e/2~!2ee3 eS:38 5892287852
NANTUCKET HOUSEFITTR
KYBUR~WILSON,P.C.
PAGE 01
PAGE 131
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