HomeMy WebLinkAbout062-08 Richardson
TOWN OF NANTUCKET
BOARD OF APPEALS
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NANTUCKET, MASSACHUSETTS 02554;>
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Date: October '-'jo, 2008
To: Parties in Interest and. Others concerned with the Decision of
the BOARD OF APPEALS in the Application of the following:
Application No.:
062-08
Owner/Applicant:
Matthew and Julie Richardson
Enclosed is the Decision of the BOARD OF APPEALS which has this
day been filed with 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 a
complaint in Land 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.
-\ -1.1 /"\ 12
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Michael J. O'Mara, Chairman
cc: Town Clerk
Planning Board
Building Commissioner/Zoning Enforcement Officer
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME LIMIT
AND WILL EXPIRE IF NOT ACTED UPON ACCORDING TO NANTUCKET ZONING
BY-LAW SECTION 139-30 (SPECIAL PERMITS); SECTION 139-32
(VARIANCES). ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD
OF APPEALS OFFICE AT 508-228-7215.
NANTUCKET ZONING BOARD OF APPEALS
2 Fairgrounds Road, Nantucket, Massachusetts 02554
Assessor's Map 42.3.4, Parcel 97
22 Hussey Street
Residential Old Historic (ROH)
Deed Ref. Book 1151, Page 238
DECISION:
1. The Nantucket Zoning Board of Appeals held a public hearing on October 10, 2008,
in the Garage Area at 2 Fairgrounds Road, Nantucket, Massachusetts regarding the application of
Matthew and Julie Richardson, c/o Reade, Gullicksen, Hanley & Gifford, LLP, Post Office
Box 2669, Nantucket, Massachusetts 02584, Board of Appeals File No. 062-08. The Board
made the following Decision.
2. Applicants sought relief by SPECIAL PERMIT pursuant to Nantucket Zoning By-law
Sections 139-33(A)(4) to alter a pre-existing nonconforming use or structure and Section 139-
33(E)(2)(a) to increase the ground cover ratio of the lot. The Premises is located at 22 Hussey
Street, Nantucket and is shown on Tax Assessor's Map 42.3.4 as Parcel 97. The property is
zoned Residential Old Historic (ROH).
3. The locus is about 3,248 square feet in a zoning district (ROH) where a 5,000 square
foot minimum lot size is required. The duplex dwelling on the lot is sited about 2.5 feet from the
southerly/rear lot line at the closest point and 0.2 feet from the eastern/side lot line at the closest
point, respectively, where the required side and rear yard setbacks are five (5) feet. The current
ground cover ratio is 45.3% in a zoning district where nonconforming lots are limited to 30%,
but are allowed up to 50% with special permit relief. The nonconformities are grandfathered as
they pre-exist the Nantucket Zoning By-law adopted in 1972. The locus and structure thereon
are conforming in all other respects to the dimensional requirements of the Zoning By-law.
4. Applicants proposed to alter the pre-existing nonconforming structure by lifting it and
placing a full basement underneath it, including under some or all of the current setback
encroachments. Applicants also proposed to convert the duplex into a single family dwelling
and to add to the structure (outside the setbacks) in a manner that would increase the ground
cover ratio to as high as 49.5% (although the specific expansion plans were not finalized at the
time of the ZBA hearing). Applicants noted that a portion of the setback encroachment may be
altered, if approved by the Historic District Commission, but the change would not increase the
encroachment into the setback and would likely reduce it. Applicants further noted that they
1
plan to make other interior and exterior repairs and improvements to the structure that do not
require relief. These improvements include a wheelchair access ramp that may encroach into the
western side setback, however, such an encroachment is exempt from zoning pursuant to M.G.L.
Chapter 40A, Section 3.
5. Our decision IS based upon the application and accompanying materials, and
representations and testimony received at our public hearing. There was no Planning Board
recommendation, as no matter of planning concern was presented. Oral and written
presentations were made by the Applicants' representative, and no opposition or concerns were
presented by the abutters or the public. Applicants stated that such pre-existing nonconformities
are common in this area, and that relief to install basements, to convert duplexes to single family
houses, and to increase ground cover are commonly granted by the Board of Appeals in the ROH
zoning district.
6. Therefore, based upon the foregoing, the Board of Appeals finds that the proposed
alterations of the structure on the locus would constitute alterations to nonconforming structures
and uses within the setback area, and an increase in the nonconforming ground cover ratio of the
locus, all requiring relief. The Board also finds that said alterations to the structure and use and
the increase in the ground cover ratio would not be substantially more detrimental to the
neighborhood than the existing nonconformities. The Board further finds that no relief is needed
for the proposed encroachment in the western side yard setback for an access ramp, as such an
encroachment is exempt from zoning requirements pursuant to M.G.L. Chapter 40A, Section 3.
The Board also notes that a grant of relief would not create any new nonconformities, would not
increase any setback encroachments, and would be consistent with similar relief granted to
properties nearby and properties similarly situated.
7. Accordingly, by a UNANIMOUS vote, the Board GRANTS the requested relief by
SPECIAL PERMIT pursuant to Nantucket Zoning By-law Sections 139-33(A)(4) and
33(E)(2)(a) to allow construction of a basement under the existing structure, to allow the duplex
to be converted into a single family dwelling, and to allow expansion of the structure so as to
increase the ground cover ratio to up to 49.5%, all in substantial compliance with materials
submitted to the Board and as approved under Certificates of Appropriateness issued or to be
issued by the Nantucket Historic District Commission, subject to the following conditions:
a. There shall be no exterior construction implementing the relief granted between May 15
and September 15 of any year.
b. The propane tanks on the south side of the property shall be removed from the setback
prior to the issuance of a Certificate of Occupancy for the alteration implementing the
relief granted.
SIGNATURE PAGE TO FOLLOW
2
Dated: I () / ~ 9 , 2008
---
Burr Tupper
o~
Mic
ara, Chair
COMMONWEAL TH OF MASSACHUSETTS
Nantucket, SS.
df r71
,2008
On this 22- day of !Jt1t:JJ,y; 2008, before me, the undersigned Notary Public,
personally appeared _flliJ.t;llJ~444- , who is personally known
to me, and who is the person whose name is signed on the preceding or attached document, and
who acknowledged to me that he signed it voluntarily for its stated purpose.
~ ):: Apu.
Notary Pub~I7t"'$S4L.-- K.. MI~r-(
My commission expires: MltrCJ, ~,).., ~()I'$
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Fee: $300.00
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
APPLICATION
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File No. (P2Pg
Owner's name(s): Matthew and Julie Richardson
Mailing address: c/o Reade. Gullicksen. Hanley and Gifford. LLP
Phone Number: 508-228-3128
E-Mail: SLC@readelaw.com
Applicant's name(s): Same
Mailing Address: 6 Youngs Way. Post Office Box 2669. Nantucket. Mass. 02584
Phone Number: E-Mail:
Locus Address: 22 Hussey Street
Assessor's Map/Parcel: 42.3.4 - 97
Deed: _Book 1151 Page 238 Plan.: _n/a_ Zoning District: _ROH_
Uses on Lot-Commercial: None
Residential: Number of dwellings 2
Duplex
Apartments
o
yes
Date of Structure(s): all pre-date 7 /72 Yes or
Building Permit Numbers:
Previous Zoning Board Application Numbers: None
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
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State below or attach a separate addendum of specific special permits or variance relief
applying for:
The pre-existing, nonconforming two-story structure is a duplex upon a lot of
3,248 SF in the Residential Old Historic zoning district, where 5,000 SF is the
minimum requirement. The structure has 1,420 SF of ground cover, or a ground
cover ratio of 45.3% where 30% ground cover ratio is allowed for undersized lots or
up to 50% ground cover ratio is allowed in the ROH zoning district with Special
Permit Relief. Further, the rear of the structure is sited as close as 0.2 feet from the
southerly/rear lot line at its closest point and as close as 2.5 feet from the eastern/side
lot line its closest point, both within the setback where the minimum side and rear
setbacks in the ROH zoning district are both 5 feet. These nonconformities pre-exist
the 1972 adoption of the Nantucket Zoning By-law. The locus and structures thereon
are conforming in all other respects.
Applicants proposed to alter and expand the strucure, and to add a basement under
it, including under the portions encroaching into the side and rear yard setbacks. The
proposed alterations and additions will be no closer to the easterly and southerly side
and rear lot line than the existing structure and will not extend or expand the current
footprint within the setback. As part of the project, the portion of the structure
encroaching on the eastern side may be reduced (pending approval of the Historic
District Commission) to lessen the encroachment to about 2.0 feet from the lot line at
its closest point. Moving the structure to alleviate the encroachment is not possible in
the rear due to the front of the house being as close as 0.0 feet from the front lot line,
and it is not practical on the eastern side either, as the applicant plans a small addition
that would otherwise be in the western setback. A portion of the new western
addition will encroach into the western side setback as much as approximately 1.0
foot. However, this encroachment, an access ramp to facilitate the ingress and egress
of a handicapped person, is exempt from zoning pursuant to MGL Chapter 40A,
Section 3, and does not require relief. The addition to the southwestern portion of the
structure does not otherwise encroach into the setback and no new enclosed living
space encroaches. Depending on HDC approval, the proposed structure could have a
final ground cover of up to 49.5%.
The locus is nonconforming as to parking, having no on-site parking space and
none is proposed. The alterations will not increase the number of required parking
spaces. Since second dwelling unit with the duplex structure will be eliminated and
incorporated into a single family dwelling, the parking requirement will be less. The
provision of conforming on-site parking is impractical or impossible because of the
shape and topography of the locus and the old growth tree in the northwestern comer
of the lot. Additionally, the premises is benefited by the common ownership of the
local and a lot across the street at 19 Hussey Street (same deed reference), which is a
pre-existing nonconforming lot containing a garage and parking area on it. The
proposed project will not trigger any additional parking, so no parking waiver is
sought.
Accordingly, Applicants request relief by Special Permit under Nantucket Zoning
Bylaw Section 139-33.A (4) for the alteration of the pre-existing nonconforming
structure where the change is not substantially more detrimental to the neighborhood
than the existing nonconformities. Further, Applicants request relief by Special
Permit under Nantucket Zoning Bylaw Section 139-33.E (2)(a) for the alteration of
the pre-existing nonconforming structure where the increase in permitted ground
cover is not substantially more detrimental to the neighborhood than the existing
nonconformity.
22 Hussey Street Application
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: MATTHEW and JULIE RICHARDSON, owners
By:
SIGNATURE: ~ ~
v Steven L. Cohen, their attorney
OFFICE USE ONLY
Application received on:_/ _/ _ By:_ Complete:_ Need Copies:_
Filed with Town Clerk:_/ _/ _ Planning Board:_1 _/ _ Building Dept.:_/ _I _ By:_
Fee deposited with Town Treasurer:_/ _/ _ By:_ Waiver requested:_
Granted:_1 _/ _ Hearing notice posted with Town Clerk:_/ _I _ Mailed:_1 _I -
I&M_/ _/ _ &_/ _/ _ Hearing(s) held on:_/ _/ _ Opened on :_/_1_
Continued to:_1 _/ _ Withdrawn:_/ _/ _ Decision Due By:_1 _/ _
Made:_1 _I_Filed w ITown Clerk:_1 _I _ Mailed:_1 _I _
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
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Town of Nantucket
RECf=\\fED. . 'f" -
BOARD OF ASSESSORS
SEP 0 2 2008
TOWN OF
NANTUCKET. ~.
"
Zoning Board of.Appeals
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETmON OF:
PROPERTY OWNER.... .B. ~ ~~..........................................
MAILING ADDRESS.....................................................................,.............
PROPERTY LOCATION....2:-~....~?~...~...........
ASSESSOR MAP/P ARCEL...... 4 ~!. :~.... ./.... .4... ."....1.. .7.....................
APPLICANT........~..~.....J....~\\.............................
SEE ATTACHED PAGES
I certify that the foregoing is a list of persons who are owners of abutting property, owners of land
directly opposit~ 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 40A
Section 139-29B (2)
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A SESSOR'S OFFICE '
Town of Nantucket
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Charles W. Douglas, Jr.
Apt. 206
611 SE ih St
Delray Beach, FL 33483
Susan K. Gasparich
c/o Sherburne Investments, LLC
24 Vestal Street
Nantucket, MA 02554
Marie Jameson Cooper, Trustee
Marie Jameson Cooper Trust
7211 Windsor Lane
Hyattsville, MD 20782
Mary Frances Liddell
1800 Ravine Rd
Williamsport, P A 17701
George S. & John C. West
Nantucket Partnership
2 Chepiwanoxet Way
E. Greenwich, RI 02818
Andrew A. & Gail A. Fortin
23 River Road
West Newbury, MA 01985
Rhoda H. Weinman
& Brian Pfeiffer
1A Lily Street Nom Trust
PO Box 1365
Nantucket, MA 02554
Anthony Adang
& Anna Serafini
PO Box 69
Sarastoga Springs, NY 12866
Maria Mitchell Association
2 Vestal St
Nantucket, MA 02554
Esther G. Fox
943 Coates Rd
Meadowbrook, P A 19046
Academy Hill Associates, LP
c/o Russell Pope
4 Westminster St
Nantucket, MA 02554
Nathan R. Allen, Jr.
& Mathilde T. Allen
418 West Lyon Farm Drive
Greenwich, CT 06831
Geraldine P. & Richard G.T. Scheide
11 Lily St
Nantucket, MA 02554
Richard E. Beckwith, Tr
c/o Richard A. Beckwith
27 N Pasture Ln
Nantucket, MA 02554
John R. Wagley
15 Quince St
Nantucket, MA 02554
Ann R. Teasdale
PO Box 157
Nantucket, MA 02554
Bertha C. O'Neil Life Estate
1 Lily St
Nantucket, MA 02554
Harold J. & Judith S. Heustein
40 Central Park South
New York, NY 10019
A.L. & Margaret G. Cummings, Trs
Cummings Family Nominee Trust
10909 Garrison Forest Rd
Owings Mills, MD 21117
Loise B. Chapin
2700 Geysers Rd
Geyserville, CA 95441
Richard G. Farrell
PO Box 383
Bedford, NY 10506
John J. Lasko, Jr. Trustee
Pinkava Nominee Trust
5306 Holder A v
Baltimore, MD 21214
Joanne D. Damours etal
1442 Brett Place, Unit 32
San Pedro, CA 90732
Roger H. & Georgeann Ballou
261 South 4th St
Philadelphia, P A 19106
Terrence & Paula Luciani Trsts
,
108 Green Farm Rd
Westport, CT 06880
Joan M. P. Moran, Trust etal
Joan M. Parkos Rev. Trust
PO Box 20217
Cranston, RI 02920
Ann Marcia Wasserman Tr
,
Nantucket Home Nom Trust
PO Box 456
Nantucket, MA 02554
John & Mary Clay Courtland
c/o Lereta Corp
PO Box 11688
Atlanta, GA 30355
Phyllis K. Robinson
15 West 53rd Street
New York, NY 10019
Alfred Bornemann etal T rst
c/o Toni McDerrow
106 W Chester St.
Nantucket, MA 02554
Christopher P. Karlson, Trustee
The Magnolia Realty Trust
1 Armand Beach Dr. #2B
Palm Coast, FL 32137
28 India LLC
c/o Glidden & Glidden
37 Centre St
Nantucket, MA 02554
Reva & Morton Schlesinger
45 India St
Nantucket, MA 02554
Constance M. Anderson
5233 Partridge Ln
Washington, DC 20016
Alan 1. & Sandra C. Newhouse
PO Box 164
Nantucket, MA 02554
Robert J. & Carol A. Miller
4 Washington Street
Nantucket, MA 02554
Charles A. Camalier, III, Trustee
7 Wharf St. Revocable Trust
1150 18th St., NW Ste 400
Washington, DC 20036
Richard W. & Carol E. Lowry
7 Winter St
Nantucket, MA 02554
Terrence H. Laundry
3 Thurstons Ct
Nantucket, MA 02554
McLeod LP
420 Brier Street
Kenilworth, IL 60043
Stephen E. & Kim B. Bepler
PO Box 5010
Monroe, CT 06468
39 Liberty LLC
120 Garland Road
Newton, MA 02459
43 India LLC
460 South Price Road
St. Louis, MO 63124
Kenneth J. & Kathleen C. Kies
6109 Franklin Park Rd
McLean, VA 22101
Margaret C. & Michael G. Wheeler
91 Tall Timbers Lane
Glastonbury, CT 06033
Forrest S. Smith, Jr.
29 India St
Nantucket, MA 02554
Karl D. Kirk, Jr.
& Andrew R. Kirk
30 India St
Nantucket, MA 02554
James S. & Barbara Bernstein, Trst
Bernstein Family Trust
12 Stonewell Rd
Rockville Centre, NY 11570
Denice M. Kronau
27 Liberty St
Nantucket, MA 02554
33 Liberty LLC
120 Garland Road
Newton, MA 02459
Vuk Bulajic & Polly Morozov
6 Stewart Rd
Essex Fells, NJ 07021
41 Liberty LLC
6500 Rock Spring Dr. Ste Five
Bethesda, MD 20817
Eleanor Constable Reade
fka Weller
PO Box 2251
Nantucket, MA 02584
Ian R. & Carolyn B. MacKenzie
Apt. 3C
580 Park Ave
New York, NY 10021
Michael D. & Julia M. Milone
718 Carriage Dr.
Wexford, PA 15090
Christopher P. Karlson, Trustee
Magnolia Realty Trust
1 Armand Beach Dr., Ste 2B
Palm Coast, FL 32137
Jeffrey B. Barrett
c/o Robert M. Barrett
146 Bolton St
Harvard, MA 01451
Terrence & Robert Laundry, Trs
25 Liberty St
Nantucket, MA 02554
Katherine E. Hollifield
415 N First Street
Charlottesville, VA 22901
Anne Davis Camalier
42 India Street
Nantucket, MA 02554
Hans E. Tausig, Trustee
112-01 Queens Blvd.
Forest Hills, NY 11375
Dennis & Anne F. Cross
25 East 86th St Apt. 7P
New York, NY 10028
Norman J. & Ann B. Asher
5417 Falmouth Rd
Bethesda, MD 20816
Justin Tausin
112-01 Queens Blvd
Forest Hills, NY 11375
Elsie M. Knott
c/o Douglas Knott
9275 Blueberry Hill
Holwell, MI 48843
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FOR PROPERTY LINE DETERMINATION THIS PLOT PLAN
RELIES ON CURRENT DEEDS AND PLANS OF RECORD,
VERIFIED BY FIELD MEASUREMENTS AS SHOWN HEREON.
THIS PLAN IS NOT REPRESENTED TO BE A TIRE
EXAMINATION OR A RECORDABLE SURVEY.
N.B. 348/101 COPYRIGHT BY NANTUCKET SURVEYORS, LLC.
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PLAN REFERENCE:
ASSESSOR'S REFERENCE:
MAP: 42.3.4 PARCEL: 97
PREP ARED FOR:
MATTHEW & JULIE RICHARDSON
NANTUCKET SURVEYORS LLC
5 WINDY WAY
NANTUCKET, MA. 02554
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IN
NANTUCKET, . MASSACHUSETTS
SCALE: 1 "=1 0' DATE: SEPT. 8, 2008
DEED REFERENCE: BK. 1151, PG. 238
PLAN REFERENCE:
ASSESSOR'S REFERENCE:
MAP: 42.3.4 PARCEL: 97
PREP ARED FOR:
MATTHEW & JULIE RICHARDSON
NANTUCKET SURVEYORS LLC
5 WINDY WAY
NANTUCKET, MA. 02554
CURRENT ZONING: ROH (RESIDENTIAL OLD HISTORrC)
MINIMUM LOT SIZE: 5,000 S.F.
MINIMUM FRONTAGE: 50'
FRONTYARD SETBACK: 0'
SIDE AND REAR SETBACK: 5'
ALLOWABLE G.C.R.: 50%
EXISTING G.C.R.: 45.3%
N-9719
Town of Nantucket Web GIS - Printable Map
Page 1 of 1
Town of Nantucket Web GIS
Prop ID
Address
Owner
42.3.4 97
22 HUSSEY ST
ROBINSON PHYLLIS K
15 WEST 53RD ST
NEW YORK, NY 10019
10/12/1984
$385,000
00219/ 237
0.07 acres
Sale Date
Sale Price
Book/Page
Lot Size
C---'l
For general reference only: Important
caveats which must be considered when
using this data are available from the
Nantucket GIS Coordinator.
Disclaimer The information displayed on this or
any other map produced by The Town of
Nantucket is for reference purposes only. The
Town of Nantucket does not guarantee the
accuracy of the data. Users are responsible for
determining the sUitability for individual needs.
All information is from the Town of Nantucket
Geographic Information System (GIS) database.
Town of Nantucket, M assachusett s
Map Composed
9/8/2008
2005 Town of Nantucket, MA. All rights reserved_ Developed by
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9/8/2008