HomeMy WebLinkAbout066-03
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
Oc1-eJ WerL ~ 7 , 200(3
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:
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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.
k"U~ ~'~t\~j-
f!.1.1J. ~ >, 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 42,3.2
Parcel 202
R-l
26 Union Street
Plan Book 24, Page 49
Deed Ref 606/250
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 the MENARD
DOSWELL, IV, E. HOWARD GOODWIN, JR., AND ELLEN L. GOODWIN, c/o Sarah
F. Alger, Two Union Street, Nantucket, MA 02554, Board of Appeals File No. 066-03,
the Board made the following Decision:
1. Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law (the "By-law") g139-33A (alteration/expansion of a pre-existing, non-conforming
use/Dwelling), and, in the alternative, relief by VARIANCE under gI39-I6A, to
complete the project as proposed. Applicants propose to alter and expand the single-
family dwelling by constructing an addition. The new construction would involve the
addition of a dormer outside the required setback area to the third-story area. The dormer
would be higher than the maximum height allowed of 30 feet, but no higher than the
existing ridge height of about 33.5 feet. All other new construction would meet
dimensional zoning requirements. In addition, the Locus is nonconforming as to front
yard setback with the structure being sited as close as about three feet from the lot line
along Union Street, with a minimum front yard setback required of ten feet; and as to
parking with no parking spaces being provided on site.
The Premises is located at 26 UNION STREET, Assessor's Map 42.3.2, Parcel
202, Plan Book 24, Page 49, Lot 2. The property is zoned Residential-I.
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 locus is located in a Residential-One (R-I) zoning district. The locus is
nonconforming as to parking, having no on-site parking, where one on-site parking space
is required under the By-law. The existing single-family dwelling (the "Dwelling") on
the locus is nonconforming as to front yard setback, having setback from Union Street of
about 3 feet at its closest point, with 10 feet being the minimum front yard setback
required; and as to height, having a height of about 33.5 feet, where the maximum
permissible height is 30 feet. The locus and the Dwelling otherwise conform to all
dimensional requirements of the By-law. The Dwelling has existed in its current location
and configuration, with no material exterior alterations, since a time prior to July 1972
and, as such, constitutes a preexisting nonconforming structure.
4. The Applicants, through counsel, represented that they propose to construct an
addition to the Dwelling in accordance with Certificate of Appropriateness No. 42,122
issued by the Nantucket Historic District Commission. Part of this construction would
involve the addition of a dormer to the third story of the Dwelling on the rear portion of
the main mass. A portion of this dormer would be higher than the maximum height
allowed under the By-law of 30 feet but would not be higher than the existing Dwelling,
which has a maximum height of about 33.5 feet. There would be other alterations made
to the Dwelling that do not require relief from this Board, as all of the new construction
would meet all other dimensional requirements of the By-law. Applicants stated that,
following construction, the locus and the Dwelling would continue to be nonconforming
as to parking, height, and front yard setback, but would otherwise conform to all other
dimensional requirements of the By-law.
5. Based upon the foregoing, the Board finds that the alteration of the Dwelling by
constructing a third floor dormer to the rear of the main mass that would not exceed the
existing ridge height of the Dwelling, but with a portion of the dormer constructed over
the maximum height allowed of 30 feet, would be an increase of the massing of the
Dwelling over 30 feet, but said increase would not be substantially more detrimental to
the neighborhood than the existing Dwelling and have little impact to the neighborhood
given the relative heights and massing of the Dwellings in the area.
6. Accordingly, by a vote of four in favor (O'Mara, Waine, Loftin, Wiley) and one
opposed (Sevrens), the Board GRANTS the requested relief by SPECIAL PERMIT under
Nantucket Zoning By-law Section 139-33A, to allow the alterations as proposed, based
upon the following condition:
The alterations/expansion of the Dwelling shall be completed in
substantial conformance with the Certificate of Appropriateness No.
42,122 issued by the Nantucket Historic District Commission, as the same
may be amended.
Dated:
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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:
MENARD DOSWELL, IV, E. HOWARD GOODWIN, JR. AND ELLEN L.
GOODWIN
BOARD OF APPEALS FILE NO. 066-03
Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33A (alteration/expansion ofa pre-existing, non-conforming
use/structure), and in the alternative, relief by VARIANCE under Section 139-16A to
complete the project as proposed. Applicants propose to alter and expand the single-
family dwelling by constructing an addition. The new construction would involve the
addition of a dormer outside the required setback area to the third-story area. The dormer
would be higher than the maximum height allowed of30 feet, but no higher than the
existing ridge height of about 33.5 feet. All other new construction would meet
dimensional zoning requirements. In addition, the Locus is nonconforming as to front
yard setback with the structure being sited as close as about three feet from the lot line
along Union Street, with a minimum front yard setback required often feet; and as to
parking with no parking spaces being provided on site.
The Premises is located at 26 UNION STREET, Assessor's Map 42.3.2, Parcel
202, Plan Book 24, Page 49, Lot 2. The property is zoned Residential-I.
A~~LJ~~
Nancy J. Sevrens, f man
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. 0" .03
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s): Menard Doswell IV. E. Howard Goodwin. Jr.. and Ellen L. Goodwin
Mailing address: c/o Sarah F. Ale:er. 2 Union Street. Nantucket. Massachusetts 02554
Applicant's name(s): Same as above
Mailing address: Same as above
Locus address: 26 Union Street Assessor's Map/Parcel: 4232/202
Land Court Plan/Plan Book & Page/Plan File No.: Plan Book 24. Pae:e 49 Lot No.: Lot 2
Date lot acquired: 01107/99 Deed Ref.lCert. of Title: Book 606. Pae:e 250 Zoning District: R-l
Uses on Lot - Commercial: Nonel Yes (describe)
Residential: Number of dwellings ~ Duplex -.L Apartments -.L Rental Rooms-.L
Building Date(s): All pre-date 7/72? No or C of O(s)? 5841-88
Building Permit Nos: 5841-88; 304-00
Previous Zoning Board Application Nos. None
State below or on a separate addendum specific relief sought (Special Permit, Variance, Appeal), Section of
the Zoning By-law, and supporting details, grounds for grant of relief, listing any existing nonconformities:
(See attached Addendum)
I certify that the information contained herein is substantially complete and true to the best of my
knowledge, under th, pains and p alties of perjury.
/
SIGNATURE: Applicant Attorney/Agent X
(If not owner or ner's atto ney lease enclose oof of agency to bring this tter before the Board)
FO~, ZBAJFFICE USE
Application received on: Jj~~y: mJ.1 Complete: Need copies?:
Filed with Town Clerk: tI""d3 /~ Buard: ! /_ Building D~BY:~
Fee deposited with Town Treasurer:~y:.$vaiver requested?:_ Granted:~ _/_
Hearing notice posted with Town Clerk:X~~ailed: ~ I&M:k~& 5L/y'j~
Hearing(s) held on:~~_ Opened on:~~_ Continued to:_/_/_ Withdrawn?:_/_/_
DECISION DUE BY: / / Made: / / Filed w/Town Clerk: / /
--- --- ---
Mailed: / /
DECISION APPEALED?: / /
SUPERIOR COURT:
LAND COURT
Form 4/03/03
Addendum
Nantucket Zoning Board of Appeals Application
26 Union Street
The Applicants seek a Special Permit under Nantucket Zoning
By-law (the "By-law") ~~139-30.A and 139-33.A to alter and
extend a preexisting, nonconforming structure. In the
alternative, the Applicants seek relief by variance.
The Applicants own the land shown on plan drawn by Hart-
Blackwell & Associates, Inc., dated December 14, 1987, recorded
with Nantucket Deeds in Plan Book 24, Page 49 (the "Locus").
The Locus is located in a Residential-One (R-1) zoning
district. The Locus is nonconforming as to parking, having no
on-site parking, where one on-site parking space is required
under the By-law. The existing single-family dwelling (the
"Dwelling") on the Locus is nonconforming as to front yard
setback, having setback from Union Street of about 3 feet at its
closest point, with 10 feet being the minimum front yard setback
required; and as to height, having a height of about 33.5 feet,
where the maximum permissible height is 30 feet. The Locus and
the Dwelling otherwise conform to all dimensional requirements
of the By-law.
The Dwelling has
configuration, with no
time prior to July 1972
nonconforming structure.
existed in its current location and
material exterior alterations, since a
and, as such, constitutes a preexisting
The Applicants propose to construct an addition to the
Dwelling in accordance with Certificate of Appropriateness No.
42122 issued by the Nantucket Historic District Commission.
Part of this construction will involve the addition of a dormer
to the third story of the Dwelling. This dormer will be higher
than the permitted 30 feet but will not be higher than the
Dwelling. All of the new construction will meet all other
dimensional requirements of the By-law. Following construction,
the Locus and the Dwelling will continue to be nonconforming as
to parking, height, and front yard setback, but will otherwise
conform to all other dimensional requirements of the By-law.
zdNlNG ~LASSJrICATlOI(I !"? ~,r, .
MIN. AREA: .~c?P'Q.~..,r:;:..
MIN. FRONTAGE: . ':5:9. ~.'7!. .
FRONT YARD S.8.: (9. f":?:"-. .
REAR & SIDE S.8.: . ~.J:"7-'. .
GROUND COVER(%): . .;3p'%;'. .
EXISTING:
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MOITGAGE PLOT PLAN
OF LAND IN
0~..y~..y9(~~. ~~~:V"/.c.~..:?~/'''''.c.'''~ .N.D. 91;HF~~'
J CERTIFY. TO THE BEST OF MY KNOWLEDGE, THAT THE PREMISES
SHOWN ARE lOCATED IN FLOOD HAZARD IONE,.l3.&:C. ..DELWEATED
ON F.t.RJ.f. I COMMUNITY PANEL NUMBER, 250230-00 . ( ( . . . .C. BY
THE FEDERAL EMEf.GENCY IoAANAGEfAENT AGENCY. EFFECTIVE DATE
OF MAPS: JUNE 3. '986.
NANTUCKET,
MASS.
THIS PLOT PLAN WAS PREPARED FOR MORTGAGE PURPOSES
ONl Y AND IS NOT TO BE CONSIDERED A FULL INSTRUMENT
SURVEY. THIS PLAN SHOULD NOT BE USED TO ESTABLISH
PROPERTY LINES, FENCES. HEDGES OR ANY ANCIlLARY'
STRUCTURES ON THE PREMISES. THE PROPERTY LINES SHOWN
Rfl Y ON CURRENT DEEDS AND PLANS OF RECORD.
THIS PLOT PLAN IS NOT A CERTIFICATION AS TO THE TITlE OR
OWNERSHIP OF THE PROPERTY SHOWN. OWNERS OF ADJOINING
PROPERTIES ARE SHOWN ACCORDING TO CURRENT ASSESSOR
RECORDS OF THE TOWN OF NANTUCKET.
FBK.:
c.\JOtIS\Htl\.llPP
NOT TO BE RECORDED.
SCALE: ,.: .:30 DATE: NOV. /3" /.:J32
F"~-4NX: A. 4< !vCAR..:TOR./A!' ~.
Owner: .G-'FJ['f.l-(~ f"!.Z?T". . . . . . . . . . . . . . . . .
.La r .2-
Deed: .;if .6.!? :- .3. -': ~ Plen:. <G.~ -;-~,9, . . . . . . .
Tlx Map: -t~.. ~"~ -.~C?-? Locus: ;?t;;: t.t~It?~ ~n .
DART-BLACKWELL , ASSOCIATES, 1.0.
o YOUNGS WAY
NANTUCKET. MASS. 02614
(;08) 228-&291
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BoA Form
2-89
RECEIVED': .
NANT.UCKET ZONING BOAIm OF APPEAL~OA~D OF ASSESSORS
TOWN.A-~D COUNTY BUILDING .
NF-.NTUCKET ,. l-i1'.0255 ~ . JUN 2 4 2003
ASSESSORS !..IST OF PA.'Cl.TIES IN !NTE~ES10WN OF
PROPERTY OWNER: m~J 06St.UL)\ IV e. HtItAJC<,.('rtL~~7!' J1A CJ'lb
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APPLICANT FOR RELIEF (S~~E? 1~)
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ADDRESS of PROPERTY: "2.b On,.on S-\.r~t-
ASSESSORS HAP & PJ..RCEL: Lll.. 32.. - 2.D2.
LIST.OF PA-~TIES INCLUDING ~~DRESSES.(OR SEE AT TACHE 0___>
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, I certify that the foregoing (Ol:'. the c:.ttached__> ~ists
~:' all persons natural or legal, who are owners of abutting
property , owners or land directly opposite on any ,public
or private street or\oTay; and ab\ltters of the aouttel:'s a:l~
all other land owners within thr~e hundred feet of the
property line'of Owner's,property, as they ( and their
address) appear on the most recent ,applicable tax list,
(per M~G_L. c. 40A, Section" 11 Zoning Code Chapter ~39,
~ection239~29D(2)}- . ,':.
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Town of Nahtuck~t
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*NorE: Applicant (petitioner) should include "lith the lot
for which zoning relief is ~o).lght, any commonly-owned
abutting lots which might beco~e involved in the zoning
~atter. List ~ap and parcels fo~ eacr. abutter.
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Smooth Feed Sheets™
Harriet W. Backus and J ames Backus
c/o Kim K. Rondeau
114 Exeter Road
Hampton, NH 03844
Lawrence R. Lee & Mercia Lee, Trs.
c/o C. Pita
Fleet Private Clients Group
777 Main Street
Hartford, CT 06115
Michael Ebert and Catherine Harkless
c/o Catherine Ebert
89101 Old Highway
Tavernier, FL 33070
Joan Parkos Moran and
Timothy J. Moran
138 Adams Point Road
Barrington, RI 02806-5045
Ravanike Realty Group
c/o Barbara Zissi
30 Berkshire Road
Winchester, MA 01890
fohn Kendrick, Jr. and
Leanne J. Kendrick
2001 Ross Avenue
Dallas, TX 75201-8001
Carolyn B. Halsey
197 Dans Highway
New Canaan, CT 0640
fulia W. Parker, Trustee
rwp Nantucket Nominee Trust
253 Meadowbrook Road
Weston, MA 02493
,arah F. Alger, Trustee
fucker Madison Nominee Trust
fwo Union Street
'lJantucket, MA 02554
--Ioward L. Clark, Jr. & Karen Clark
:/0 Lehman Brothers
~04 Round Hill Road
}reenwich, CT 06831
8AVERV@
Address Labels
Preservation Institute: Nantucket
Post Office Box 115701
Gainesville, FL 32611-5701
Seymour G. Mandell and
Miriam Mandell
1818 Market Street, #3220
Philadelphia, PA 19103
Judith A. Biggs
7 Strawberry Hill Lane
I<ingsboro,MA 01879
David Halberstam & Jean Halberstam
27 West 67th Street
New York, New York 10023
Richard M. McMorrow and
Ursula M. McMorrow
Post Office Box 731
Nantucket, MA 02554
Thomas A. Coyne & Susan W. Coyne
37C Main Street
South Windsor, CT 06074
Ethel Anastos & Jonathan Anastos,
Trustees
EA Nominee Trust
Post Office Box 686
Nantucket, Massachusetts 02554
Mary H. Brown
5000 Millwood Lane NW
Washington, DC 20016
Two Martins Lane LLC
6512 Barnaby Street, NW
Washington, DC 20015
Cranberry Construction Co.
60 Monmouth Park Wighway
West Long Branch, NJ 07764
Use template for 5160@
Town of Nantucket
16 Broad Street
Nantucket, MA 02554
Scott M. Steams, Jr.
15 Union Street
Nantucket, MA 02554
Margaret B. Ruttenberg and
John C. Ruttenberg
c/o Tinicum Enterprises
990 Stewart Avenue, 5th Floor
Garden City, NY 11530
Robert K. Noyes and Grace T. Noyes
10 Coffin Street
Nantucket, MA 02554
Peter J. Barrett & Clara H. Barrett
10 Martins Lane
Hingham, MA 02043
Henry A. Willard II
c/o Henry K. Willard II
Post Office Box 3269
Shepherds town, WV 25443
David G. Bradley
2700 Virginia Ave. NW, Apt. 4
Washington, DC 20037
Mary C. Humphrey, Trustee
Humphrey Nantucket Trust
711 Oak Street
Winnetka, IL 60093
Robert E. Torray
c/o Robert E. Torray & Co. Inc.
7501 Wisconsin Ave., Suite 110
Bethesda, MD 20814
Paul Longenecker and David James
24 Union Street
Post Office Box 1421
Nantucket, MA 02554
Laser
5160@
Smpoth Feed Sheets™
Sherman E. Fein and Myra N. Fein
224 Longmeadow Street
Longmeadow, MA 01106
J on A Stroup, Life Estate
c/o Nantucket Historical Assn.
Post Office Box 1016
Nantucket, MA 02554
:arlos M. Fedrigotti and
Suzanne Fedrigotti
6 South Road
lronxville, N ew York 10708
Harold A. O'Callaghan, Jr.
87 Bedford Road
Katonah, New York 10536
Gordon O. Danser, Trustee
5 Independence Way
Princeton, New Jersey 08540
Anne H. Reiner
Rock House Farm
Lower Froyle Alton
Hampshire, England GU344LN
IIAVERY@
Address Labels
David A. Hafler and Janet P. Hafler
110 Forest Avenue
Ne~on,MA 02185
William E. Litde, Jr.
1107 Fifth Avenue, Apt. 3N
New York, New York 10128
Christian Briggs
Post Office Box 1430
Nantucket, MA 02554
John Y ozell and Abby P. Y ozell
174 Farm Road
Sherborn, MA 01770
Meredith T. Jenney
c/o Meredith T. Marshall
220 Clark Avenue
Pahn Beach, FL 33480
Nantucket Four Chimneys Inc.
38 Orange Street
Nantucket, MA 02554
Use template for 5160@
Virginia L. Beaulieu
551 Longmeadow Street
Longmeadow, MA 011106
Gregory T. Powers
112 Paris Avenue
Northvale, NJ 07647-1533
Judith Greenberg
c/o Heritage Management Co.
Post Office Box 627
Ridgewood, New Jersey 07451
Robert Edens III and
Janet Tussig, Trustees
37 Orange Street
Nantucket, MA 02554
Philip Didriksen,Jr. and
Helen Didriksen, Trustees
140 Indian Head Road
Riverside, CT 06878
Douglas D. Anderson
and Jane S. Anderson
1 Post Mill Lane
Hilton Head Island, SC 29926
Laser
5160@