HomeMy WebLinkAbout068-03
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
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To: Parties in Interest and Others concerned with7the
Decision of the BOARD OF APPEALS in the Application-of
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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.
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Application No.:
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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.
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); ~139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
Assessor's Map 73.3.1, Parcel 75
1 McKinley Avenue, Siasconset
Siasconset-Old Hostoric
Land Court Plan 14189-E
Lot 4
Certificate of Title No. 19129
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, September 12,2003, 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 WINSTON R. HINDLE, JR., and SARAH
K. HINDLE, as Trustees of McKINLEY AVENUE REALTY TRUST, c/o
Reade, Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669,
Nantucket, Massachusetts 02584, File No. 068-03:
2. The Applicants are seeking a MODIFICATION (to the extent
necessary) of the SPECIAL PERMIT granted by the Board of Appeals
by its Decision in File No. 035-85, which allowed the reduction
of the spacing between the pre-existing principal and secondary
dwellings upon the subject property (the "Locus") through an
addition to the principal dwelling within the area of separation,
resulting in reduction of the scalar separation from about ten
feet to about seven feet. The Nantucket Zoning By-law (the "By-
law"), ~139-7 .A(2) (b) requires a minimum scalar separation of
twelve feet between primary and secondary dwellings. The
Applicants now propose to remove or demolish the existing
secondary dwelling and replace it with a new secondary dwelling
sited about 8.5 feet from the principal dwelling. The existing
secondary dwelling is nonconforming as to the northerly side yard
setback requirement, being sited as close as about three feet
from that lot line, with five feet being the minimum side yard
setback in this zoning district. The new secondary dwelling
would be conforming as to setback requirements. In the
alternative, the applicants are seeking relief by VARIANCE from
the provisions of Section 139-7.A(2) (b), to allow placement of
the secondary dwelling about 8.5 feet from the principal dwelling
as proposed. The Locus is conforming in all other dimensional
requirements under the By-law. The Locus is situated at 1
MCKINLEY AVENUE, SIASCONSET, Assessor's Map 73.3.1, Parcel 75, is
shown on Land Court Plan 14189-E as Lot 4, and is situated in a
Siasconset-Old Historic zoning district.
3. Our decision is based upon the
accompanying materials, and representations
received at our public hearing. The
recommendation was that the application was
application and
and testimony
Planning Board
not of planning
concern. Except for the presentation by the Applicants and their
legal representative, there was no support or opposition
presented in person or through representatives at the public
hearing. The Applicants presented two letters from immediate
neighbors, in support of the application.
4. As set forth above, the existing scalar separation
between the primary and secondary dwellings upon the Locus was
allowed to be reduced from a stated ten feet to about seven feet,
by the construction of an addition to the principal dwelling, by
the Special Permit granted by the Decision in File No. 035-85.
In fact, as shown upon the ~~Building Location Plan" by
Blackwell & Associates, Inc., dated September 9, 2003, revised
September 11, 2003, a reduced copy of which is attached hereto as
Exhibit A, the actual separation between the dwellings upon the
Locus is 8.05 feet at the closest point; the actual northerly
side yard setback at the closest point is 3.22 feet. The
secondary dwelling was validated as grandfathered as it is shown
on an historic survey form in the Nantucket Historic District
Commission office. The proposed demolition and reconstruction of
the secondary dwelling would result in the elimination of the
side yard setback nonconformity, as the new structure would
comply with the minimum setback of five feet; the separation
between the dwellings would increase to about 8.5 feet, reducing
the nonconformity. The Nantucket Historic District Commission
("HOC") has approved the demolition and reconstruction of the
secondary dwelling as proposed, by Certificates of
Appropriateness Nos. 42278 and 42279, respectively.
5. Based upon the foregoing, the Board of Appeals, by
UNANIMOUS vote, made the finding that, subject to the conditions
herein set forth, the proposed demolition and reconstruction of
the secondary dwelling would not be substantially more
detrimental to the neighborhood than the existing conditions,
resulting from alteration by the 1985 Special Permit to the pre-
existing nonconforming scalar separation between the dwellings,
and accordingly, by UNANIMOUS vote, GRANTED the requested
MODIFICATION to the SPECIAL PERMIT granted in File No. 035-85, to
allow the demolition and reconstruction of the secondary dwelling
as proposed, subject to the following conditions:
(a) The new secondary dwelling shall be constructed in
substantial conformity with the plans approved by the HOC in
Certificate of Appropriateness No. 42,279, as may be amended,
including the site plan by Design Associates, Inc., dated August
6, 2003, a reduced copy of which is attached hereto as Exhibit B.
(b) The scalar separation between the primary and
secondary dwellings, as constructed, shall be not less than 8.5
feet.
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(ZBA 068-03)
Dated: October~, 2003
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ZONING CLASSIfICATION. . ~9!f. . .
MIN. AREA: . .9:000. $..0. . .
MIN. FRONT AGE: . 90.F)";. . . .
FRONT YARD S.B.: ./V.Qf./F;. . .
REAR & SIDE S. 8. , . q.F:'0. .
GROUND COVER (%), . .5"p 7-. .
EXIS TlNG,
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ONLY ORIGINALLY STAMPED AND
ENDORSED COPIES OF THIS PUJI
SHALL BE ACKNOWI..EOOED BY
THE CERTIFYING LAND SURVEYOR.
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I CERTIFY. AS OF : . . . . . . . . . . . . THA T
THE BUILDING(S) IS/ARE LOCA TED ON THE
GROUND AS SHOWN HEREON.
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PROF SSIONAL LAND SURVEYOR
BUILDING LOCATION PLAN
OF lAND IN
NANTUCKET, MASS.
THIS PLOT PLAN WAS PREPARED FOR THE TOWN
OF NANTUCKET BUILDING DEPARTMENT ONLY AND
SHOULD NOT BE CONSIDERED A PROPERTY LINE
SURVEY. THIS. pLAN SHOULD NOT BE USED TO
ESTABLISH PRO~ERTY LINES. FENCES, HEDGES OR
ANY ANCILLARY STRUCTURES ON THE PREMISES.
THE PROPERTY LINES SHOWN RELY ON CURRENT
DEEDS AND PLANS OF RECORD.
THIS PLOT PLAN IS NOT A CERTfFICA TION AS TO
TITLE OR OWNERSHIP OF THE PROPERTY SHOWN.
OWNERS OF ADJOINING PROPERTIES ARE SHOWN
ACCORDING TO CURRENT ASSESOR RECORDS.
ASSESSOR MAP: 7;3: 9:'. PARCEL, . 79".
SCALE: 1". 30' DATE: s~Pr. 9,2003
RF:vIS(D: 9-11-03
Owner: MC.K,I1'!I-~'f..4 Y~J.!lJ~.T?,~l,r:r. ~S.T
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Deed,q..1.9/Z;'1. . . . , Plan: .L:~/1(~'1,-R, .
locus: .ft. ( . 1y(9K!If4-~Y. . AVR . . . . . .
BLACKWELL and ASSOCIATES, Inc.
Professional L4nd Sv/rlJ'1JorB
20 TEASDALE CIRCLE
NANTUCKET, J/ASS. 02664
. (608) 228-9026 B a /8:3
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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:
WINSTON R. HINDLE, JR., AND SARAH K. HINDLE, TRUSTEES OF
MCKINLEY AVENUE REALTY TRUST
BOARD OF APPEALS FILE NO. 068-03
Applicants are seeking a MODIFICATION (to the extent necessary) of the
SPECIAL PERMIT granted in the Decision in BOA File No. 035-85, that allowed the
reduction of the spacing between the pre-existing principal and secondary dwellings upon
the Locus through an addition to the principal dwelling within the area of separation,
resulting in reduction of the scalar separation from about ten feet to about eight feet. The
Zoning By-law requires a minimum scalar separation of twelve feet. Applicants are now
proposing to remove/demolish the existing secondary dwelling and replace it with a new
secondary dwelling sited about 8.5 feet from the principal dwelling. The existing
secondary dwelling is nonconforming as to northerly side yard setback requirement as the
structure is currently sited as close as about three feet from that lot line. The new
secondary dwelling would be conforming as to setback requirements. In the alternative,
the Applicants are seeking relief by VARIANCE from the provisions of Section 139-
7A(2)(b) to allow placement of the secondary dwelling about 8.5 feet from the principal
dwelling as proposed. The Locus appears to be conforming in all other dimensional
respects under the Zoning By-law.
The Premises is located at 1 MCKINLEY AVENUE, SIASCONSET, Assesso(s
Map 73.3.1, Parcel 75, Land Court Plan 14189-E, Lot 4. The property is zoned 8
Siasconset-O Id- Historic.
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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, MASSACHUSETTS 02554
APPLICATION FOR RELIEF
CASENO.~
FEE: $300.00
Owner's name(s):Winston R. Hindle, Jr., and Sarah K. Hindle, Trs. of McKinley Avenue Realty Trust
Mailing address: c/o Reade, Gullicksen, Hanley & Gifford, LLP
Applicant's name(s): Same
Mailing address: 6 Youn2's Way, Post Office Box 2669, Nantucket, Massachusetts 02584
Locus address: 1 McKinley Avenue, Siasconset Assessor's Map/Parcel: 73.3.1-75
Land Court Plan/PlaB Book & Page/PlaB File No.: 14189-E Lot No.: 4
Date lot acquired: 10/4/99 Deed Ref./Cert. of Title: 19129 Zoning District: SOH
Uses on Lot - Commercial: None~ Yes (describe)
Residential: Number of dwellings----L- Duplex_ Apartments_Rental Rooms
Building Date(s): All pre-date 7/72? x or C ofO(s)?
Building Permit Nos: 4349-85
Previous Zoning Board Application Nos.: 035-85
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 nC?nconformities:
The applicants request modification (to the extent necessary) of a Special Permit
issued to them in File No. 035-85, which allowed reduction of the spacing between
the pre-existing principal and secondary dwellings upon the locus through an
addition to the principal dwelling, resulting in reduction of the pre-existing
separation of 10 feet between the dwellings to about 8 feet, with the required
separation under Nantucket Zoning By-law ~139-7.A(2) (b) having been at all times 12
feet. The applicants propose to remove the existing secondary dwelling and replace
it with a new secondary dwelling, sited about 8.5 feet from the principal dwelling.
The existing secondary dwelling lies about 3 feet from the northerly side yard lot
line, and thus within the required side yard setback of 5 feetj the new secondary
dwelling will be conforming as to all setbacks. In the alternative, the applicants
request relief by variance from the requirement of twelve feet of scalar separation
between the principal and secondary dwellings under ~139-7 .A(2) (b) to enable the
new secondary dwelling to be sited about 8.5 feet from the principal dwelling.
I certify that the information contained herein is substantially complete and true to the best of my
knowledge, under the p. and penalties of perjury.
SIGNATURE: I. L- Applicant Attorney/Agent
(If not owner or ower's attorney, please enclose proof of agency to bring this matter before the Board)
(7'1 FOft~ pFFICE USE ~
Application received on:...12._l_:1//2l. By: I AW Complete: ~ Need copies?: '.
Filed with Town Clerk:~rz6'/Q}. Planning Board:f~ Building Dept.:-K7_t3. y: ~Ur
Fee'deposited with Town Treasurer:-.f!..w8By: (~Waiver requested?:_Granted:-"-"_
Hearing notice posted with Town Clerk: ~ f]J1 VMailed: ~ill0 I&M:.6:1 ~ & 2J .56~
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
F, \WpH\Hindle\ZBA APP .doc
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Town of Nantucket
RECEIVED
BOARD OF ASSESSORS
JUL 2 9 2003
, TOWN OF
NANTUCKET, MA
ZONING BOARD OF APPEALS
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LIST OF P ARTlES IN INTEREST IN THE MA TIER OF THE PETITION OF
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PROPERTY OWNER..... . .I1.v.~...L..t;;..... . .I11(..S.7~/1!....d.~.......... T1 j ~ ~
. - f '
MAILING ADDRESS...... ............ ............ ......... ... ...... ........ .... ...... .....
PROPERTY LOCATION.......... ./.... /1C./!(/;r~.f}.... /1./(.........
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ASSESSORS MAPfPARCEL....... t... ..-t":'.............. :-?..............................
A P PLI CANT. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . .
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) .
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DATE
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ASSESSOR'S OFFICE
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, t\1ASSACHUSETTS 02554
May 16, 1985
Re: WINSTON R. HINDLE, JR. AND SARAH K. HINDLE (035-85)
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
S~ction 17 of Chapter 40A of the General Laws, and shall
be filed within twenty (20) days after this date.
Ltp~>~
William R. Sherman, Chairman
BOARD OF APPEALS
~
BOARD OF APPEALS
TOWN OF NANTUCKET
NANTUCKET, MASSACHUSETTS 02554
DECISION:
The BOARD OF APPEALS at a Public Hearing on FRIDAY, MAY 3, 1985
at 1:30 p.m. in the Town and County Building, Nantucket, rendered the
following decision in the Application of WINSTON R. HINDLE, JR. AND SARAH
K. HINDLE (035-85), whose address is 17 Musterfield Road, Concord, MA 01742.
1. This is an Application for a SPECIAL PERMIT under Zoning By-Law
SECTION 71 (extension of a pre-existing, non-conforming use-codified as
Section 139-33) to obtain relief from the provisions of SECTION 4A 1.b(2)
(12-foot spacing of secondary dwelling-codified as Section 139-7A(2)(b)).
If granted, Applicants would be allowed to enlarge the kitchen of their
principal dwelling despite the resultant reduction of the nearest spacing
from their secondary dwelling, now 10 feet, down to about 7 feet. The pre-
mises are on MCKINLEY AVENUE, SIASCONSET, Lot 4 of Plan No. 14189-E, Lot
75 of Tax Map 73.3.1, and in the RESIDENTIAL OLD HISTORIC zoning district.
2. Based upon the Application, viewings, plan, representations and
testimony submitted at the hearing, Applicants are understood to have a
principal house of cruciform~hape with main axis north-south. The kitchen
is in the east "transcept" and would be extended northerly by filling in
the northeast corner. The northeast corner of the extended structure would
then be about 7 feet from a pre-existing secondary dwelling, non-conforming
with respect to rear lot line setback, as well as by reason of the sub-
standard 10-foot spacing between the existing principal and secondary
dwellings. The corner space to be filled in is trellised and contains shrubs.
The addition is to be single-story.
3. No opposition was voiced. The Planning Board recommended favora-
ble action.
4. We find that impact on the neighbor is negligible and certainly
not substantially more detrimental than the existing non-conforming use.
The extension does not affect non-conformity with respect to setback. It is
(035-85)
-2-
in harmony with the general purpose and intent of the By-Law without con-
dition.
5. Accordingly, the Board, by UNANIMOUS vote, GRANTS to Applicants
the requested SPECIAL PERMIT for the proposed extension of their principal
dwelling to enlarge its kitchen.
Dated: May 1~, 1985
Nantucket, MA
02554
. ~
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William R. Sherman
~J)~
Dorothy D. Vollans
~OJV;> ~ \\ ~ l>-
C. Marshall Beale
THE COMMONWEALTH OF MASSACHUSETTS
Nantucket
City or Town
BOARD OF APPEALS
Date:
May 16
,19 85
Certificate of Granting of Variance-or 8~e,ial P~lnlit-
(General Laws Chapter 40A, Section 11)
The Board of appeals of the City or Town of
Nantucket
hereby certifies that a Variance or Special PCl mit has been granted
Address
EFREM A. GORDON AND GENEVIEVE W. GORDON (01q-RS)
83 State Street
To
City or Town
affecting the rights of the owner with respect to land or buildings at
Lot No. 21 through 24, Plan No. 5004-6, Sheet 5.
Springfield, MA
Off Tom Nevers Road,
And the said Board of Appeals further certifies that the decision attached hereto is a true and
correct copy of its decision granting said variance - ..special perm.it,- and that copies of said
decision, and of all plans referred to in the decision, have been filed with the planning board and
the city or town clerk.
The Board of Appeals also calls to the attention of the owner or applicant that General Laws,
Chapter 40A, Section 11 (last paragraph) provides that no variance or sf'ceial permit, or any ex-
tension, modification or renewal thereof, shall take effect until a copy of the decision bearing the
certification of the town or city clerk that twenty days have elapsed after the decision has been
filed in the office of the city or town clerk and no appeal has been filed or that, if such appeal has
been filed, that it has been dismissed or denied, is recorded in the registry of deeds for the county
and district in which the land is located and indexed in the grantor index under the name of the
owner of record or is recorded and noted on the owner's certificate of title. The fee for such recor-
ding or registering shall be paid by the owner or apPlicant01',;j'(' #~~
--A1J)[~iJ JrZdf
Clerk
FORM 1094 HOl1BS &WARREN INC "EVISEC