HomeMy WebLinkAbout014-00TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date : March oZ0 ~ 20 00
Application No.:
Owner/Applicant: SUZANNE SNYDER AND ROGER HOFFMAN
To: Parties
Decision of
following:
in Interest and_Others concerned with the
the BOARD OF APPEALS in the Application of the
014-00
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.
~ r ~
William P. Hou i n, 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);.§1'39-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
37 WASHINGTON STREET
NANTUCKET, MASSACHUSETTS 02554
PHONE 508-228-7215
FAX 508-228-7205
Assessor's Map 55 1 Hooper Farm Road
Parcel 228 Plan File 26-E, Lot C2
R-C Deed Ref. 557/257
At a Public Hearing of the Nantucket Zoning Board of Appeals held
at 1:00 P.M., Friday, February 11, 2000, in the Conference Room, Town
Annex Building , 37 Washington Street, Nantucket, Massachusetts, on the
Application of SUZANNE SNYDER AND ROGER HOFFMAN, of 16 Kelley Road,
Nantucket, MA 02554, Board of Appeals File No. 004-00, the Board made
the following Decision:
1. Applicant are seeking relief by SPECIAL PERMIT under Nantucket
Zoning Bylaw §139-33A (alteration/expansion of a pre-existing
nonconforming structure/use). Applicants propose to construct a
second-floor addition onto a one-story single-family dwelling in order
to convert the structure into a duplex. There would be no increase in
the footprint. Work will include going up within the northerly required
five-foot setback area without coming any closer to that lot line than
the structure is currently sited. All other dimensional zoning
requirements will be met and two (2) parking spaces will be provided
on site. The Locus is nonconforming as to side yard setback distance
with the structure being sited at about 0.62 feet at its closest point
from the northerly side yard lot line in a district that requires a
minimum side yard setback distance of five (5) feet.
The Premises is located at 1 HOOPER FARM ROAD, Assessor's Map 55,
Parcel 228, Plan File 26-E, Lot C2. The property is zoned
Residential-Commercial.
2. The Decision is based upon the Application and materials
submitted with it and the testimony and evidence presented at the
hearing. The Planning Board made no recommendation as the matter was not
of planning concern. There were no letters on file and no opposition
expressed at the hearing.
3. Applicants represented that the Locus was situated within the R-C
zoning district in which duplexes are a permitted use as a matter of
right without relief from this Board. However, the single-family
dwelling, constructed prior to the 1972 enactment of the Zoning Bylaw
and thus validly grandfathered as to side yard setback distance, was
sited as close as 0.62+ feet at its closest point from the northerly
side yard lot line and at 13.56+ feet at its farthest point from the
same lot line, in a district that requires a minimum side yard setback
distance of five (5) feet. The structure, sited on a conforming 5,007+
square-foot Lot, is conforming with respect to all other dimensional
zoning requirements, with the 808+ square-foot ground cover being well
below the maximum ground cover of 50% allowed in that district.
Applicants wish to construct a second story onto the existing structure,
raising the roof ridge height within the northerly side yard setback
area. without coming any closer to that lot line than the existing
structure, to convert the structure into a duplex. Applicants have
received Certificate of Appropriateness No. 35273 from the Nantucket
Historic District Commission for the proposed expansion.
4. Therefore, the Board finds that the proposed expansion of the
single-family dwelling to a duplex, by adding a second story without
coming any closer to the northerly side yard lot line, would be an
increase in the nonconformity of the Locus by increasing the massing
within the required five-foot side yard setback area. However, said
expansion would not be substantially more detrimental to the
neighborhood than the existing nonconformity. The nonconforming portion
of the structure to be raised in height within the .side yard setback
area is actually only a small portion of the structure, as the existing
house angles sharply away from that lot line to a point well outside the
five-foot area.
5. .Accordingly, by a unanimous vote, the Board GRANTS the requested
SPECIAL PERMIT under Nantucket Zoning Bylaw §139-33A to expand the
structure as proposed, converting the single-family dwelling into a
duplex, by adding a second story onto the existing structure, without
coming any closer to the northerly side yard lot line than the existing
structure, while providing two (2) parking spaces on site, upon the
following condition:
a. The project shall be constructed in substantial conformance
with the Certificate of Appropriateness No. 35273, as may be amended,
issued by the Historic District Commission. ~
Dated: March ~, 2000
D. Neil Paren
\~~, e .
William P. Hourihan, Jr.
ale W. Waine
Nancy Sevr
Edward Sanford
RECEIVED
rO~NN CLERK'S OFFICE
NANTUCKET. MA 02554
MAR 2 0 2000
riM~:
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~:LERK: _.,~ I._
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
37 WASHINGTON STREET
NANTUCKET, MASSACHUSETTS 02554
PHONE 508-228-7215 ~, : ~~ ~ ~"° ~'~ l ~ ^ ~
FAX 508-228-7205 NANI'GCr{~:T, MA p2554
JAN 2 8 2000
~-I~r: ~.'3s p~
NOTICE :A~~.: k ~
A Public Hearing of the Nantucket Zoning Board of Appeals -will be held at 1 c00 P.M.,
FRIDAY, FEBRUARY ii, 2000, in the Conference Room, Town Annez Budding, 37 Washington
Street, Nantueket, II'Iassachnsett~, on the Application of the foIIowiag:
SUZANNE SNYDER AND ROGER HOFFMAN
BOARD OF APPEALS FILE NO. (01400)
Applicants are seeking relief by SPECIAL PERNIIT under Nantucket Zoning Bylaw Sewn 139-
33A (alteration/expansion of a .pre-existing nonconforming structurehise). Applicants propose to
construct a second floor addition onto a ono-story single-may dwelling in order to convert the
structure into a duplex. There would be no increase in the footprint. Work wdl include going up within
the northerly required fiv®-foot setback area without coming any closer to that lot line than the structare
is curr~tly sited. All other dim+misional zoning requirements wdl be met and two (2) Parking spaces w~71
be provided on site. The Locus is nonconforming as to side yard setback distance with the stractme being
sited at about. 0.62 feet at its closest point from the northerly side yard lot line in a district that requires a
minimum side yard setback distance of five (5) feet.
The Premises is located at i HOOPER FARM ROAD, Assessor's Map 55, Parce1228, Plan File
26-E, Lot C2. The property is zoned Residential-Commercial
William P. Ho Jr., Chairman
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTI~R ALTERNATIVE
FORMATS. PLEASE CALL (508) 228-7215 FOR FURTHER ASSISTANCE.
S'.f~71 2T" •7
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"x•• •BoA Form 1-89 NANTIICICET ZONxNO BOARD 08 APPEAY,B D~-
~•' TOWN AND CODNTY BIIILp2N0
2iA1I':'IICKET~ MA 0255d 4~-~Q
CA88 No.
., ~ar.'r~AmYON FOR REY,?~F
Owner's name(s) : ~uLa~riru J/1 v~.rt~ Uldatr f'D~an
1"•° Mailing address : /~ K~ ~~ ltinn N'I~n. d~ SS W
~`' Applicant's name: Sati, dC Ubdr
• Mailing address: Sa.n ~aS abr~
Location of lot: Assessor'& map and parcel number ,~.- ? ?~-
street adsiress: ~'
Registry Land Ct 'Plan, $l~n Bk & Pg o Flan File I,oto~~
Date lot acquired: ~,_/._ Deed Ref ,_~ Zoning district n r C
Uses on lot -.commercial :'None _ or MCD?_
- number of: dwellings,1, duplex- apartments,- rental rooms-
Building date(s): all pxe-8/72? or C of O?,_
Building Permit appl'n. Nos.
Case Nos. all 8oA applications, lawsuits: '
State fully all zoning relief sought and respeattve Code sections
and subsections, specifically what you propose comppared to present
and what grounds you urge for BoA to make each finding per Section
139-32A if Variance, 139-BOA if a Special Permit (and 139-33A
if to alter or extend a nonco~orming use) If ap~eal per 139-3~A
&-8 _ , attach decision or order appealed. OK to a tac~ dum .
o~ ~CCOC~Da2~-mc~'
• Ca,n~i c~Q-
~~ /3 ~ ~3 ~ ,cam a.. 5~~.~2~C~~
' ~~.~~~
•~fo aX~ ~o~eof- o~/I~-~•
Items enclosed as part of this Application: o derl addendum2
Locus map- Site lan showing present +plann 3 structures
Floor plans presen~ proposed- slevat one (HDZ~a proved?,-).
Listings lot area ~rontags setbacks- G~ park~ng data-
Assessor-certifie~dc}resseE• Test 4 sets ma~l~ labels 2 sets
200 fee payable to Town of Nantucket p~poQf cap' covenant
(If an appeal, ask Totrrn Clerk •to ssnd~ldg ComrTS record to BoA.T
I certify that the requested information submitted is substantially
aomDlsts and true to the best of my knowledge, under the pains and
penalties of per ury.
SIGNATURE: ~ Applicant ,~j„ Attorney/agent
3(If not owner or oyrnpr's attorney, enclose proof of authority)
FOR BoA OFFICE USE ~ p~~
Application copies recd: 4 V or for BoA on ,~~ bY_!~" ;_/
One copy filed with Town Clerk o~E`_J`"_~ by comPle•te7_(/
One copy each to Planning Bd and Building ,Dop~t,~ ~~~~bY~
$200 fee check giver Town Treasurer on~~~bY~~~~.JWaived? •
Hearing notice posted,1r~~mailed,~~ I & M,,~~a~, .~~~
Hearing(s) on,_,/_/_ cont'~3 to~,_/_, J,~_„ withdrawn3,~,~_.
Decision due by~,_/_ made~~,_ tiled TC~_/_ mailed~~_
See related cases lawsuits other
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" I CERTIFY THAT AS A~RESULT OF
A SURVEY MADE ON THE GROUND,
THAT THE STRUCTURE IS LOCATED
ON THE LOT AS SHOWN WITH NO
VISIBLE ENCROACHMENTS AND DID
COMPLY~WITH THE ZONING SETBACLS
IN EFFECT AT THE TIME OF CON-
STRUCTION. THE SITE IS SITUATED
IN ZONE " C " OF THE F.E.M.A.
MAP SHEET ~ OD//G
CO U I Y 1 5 30."
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Date : Jl~~t/v~4R / 30, i 99 7
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may differ from your filed
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ZONING: /Q-G.
MINIMUM LOT SIZE:SOOOY~~
MINIMUM FRONTAGE:~tio'
FRONTYARD SETBACK:yaNE
REAR & SIDE SETBACK:S~
GROUND~C~?~EA- RATIO: 5'0`9
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PLOT PLAN OF LuAND~IN~ r
NANTUCKET. MASS.
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DATE: J'/~1~1u~/{y 30 / 9 97
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RECEI~'~`~ b
BOARD OF A~:.
;... '
DEC 1 4 1999
•TOW~: ~:~:-~-
NANTUC~E: "' , ~ ~ '' TOWN, OF NANTUCKET
ZONING BOARD OF APPEALS
c p, ~K J ~ ~~-I-~
u-~~5~ .
LIST OF PARTIES M MTEREST fN THE MATTER OF THE PE~T1ITIONr OF
PROPERTY OWNER:.......~n.I.,q~.~.1.'.......~.!~..Z-a~r,e..`~ .I~,a~t.md.n -~o~.2r
M Al L IN G ADDRESS :............................ ' ..... ~~..'~.~...~~....'~"".. ....... U
..
PROPERTY LOCATION:........~ .............,~.~ f.~;~.......iL~.!'.!:'~!...~~..
. .............
ASSESSORS MA.P/PARCE/L:...... ~.~ a a
SUBMITTED BY :.............L.~c~'?,~..lt...........~,~1-.~€..m.S........................
SEE ATTACHED PAGES
I ccrtifj• that the foregoing is a list of persons who are owners of abutting property, o~~•ners o(lane
direetl~~ opposite on any public or private street or ~vay; and abutters of the abutters and all other
land o~~ners ~~•ithin three hundred feet of the propert}~ line of owner's property, all as thc~• appear
on the most recent applicable tax list. (~M.G.L, c. 40A, Section I l Zoning Code Chapter 139,
Section 139-29D (2) ),
. ~a...~,~ ...g..9...
DATE
' ....~.AC~.~~.Q.....
ASSESSOR'S OFFICE
TOWN OF NANTUCKET
12/20/99 TOWN OF NANTUCKET
09:38:05 OWNER'S MAILING ADDRESS LIST
Map Block Lot Owner's/Co-Owner's Name Mailing Address/City Stat e Zip Property Location
0055 0175 RYDER DONALD 0005 FAIRGROUNDS RD 0012 W CREEK RD
NANTUCKET MA 02554
~~ JJ
0055 017417
VVVVVV ~RYDER DONALD
~~\~~\ 0005 FAIRGROUNDS RD 0010 W CREEK RD
NANTUCKET MA 02554
0055 01761 LMD INVESTMENT LTD PTRSHP PO BOX 5043 0140 PLEASANT ST
WESTPORT CT 06881
0055 0176 LMD INVESTMENT LTD PTRSHP PO BOX 5043 0144 PLEASANT ST
WESTPORT CT 06881
0055 0177 *BANKBOSTON NA 100 FEDERAL STREET 0015 SPARKS AV
AA BOSTON MA 02110
0055 017~
VV BANKBOSTON N A 100 FEDERAL STREET 0013 SPARKS AV
~~ BOSTON MA 02110
0055 0179 MOONEY ROBERT F & ELIZABETH 8 PO BOX 1540 0009 SPARKS AV
NANTUCKET MA 02554
0055 0270 *NANTUCKET TOWN OF 0016 BROAD ST 0131 PLEASANT ST
A
/ NANTUCKET MA 02554
0055 '
~
0271V (
~t*NANTUCKET TOWN OF
~~\ 0016 BROAD ST 0135 PLEASANT ST
NANTUCKET MA 02554
0055 0229 HEARD HAMILTON JR TRUSTEE PO BOX 448 014A SPARKS AV
GINGHAM REALTY TRUST NANTUCKET MA 02554
0055 0205 NANTUCKET YACHT CLUB PO BOX 667 0012 SPARKS AV
SOUTH BEACH ST NANTUCKET MA 02554
0055 0201 EKSTROM DAVID R & MARTHA D ETA 0031 BRUNSWICK ST 0008 SPARKS AV
PITTSFIELD MA 01201
0055 07.02 CONRAD EDWARD T PO BOX 2401 0010 SPARKS AV
NANTUCKET MA 02584
0055 G2C3 *MACK JEROME P & REBECCA A 2 NEWTOWN ROAD 0002 NEWTOWN RD
NANTUCKET MA 02554
0055 0227.1 ABEND TOBY & 0144 UPLAND AVE 0003 HOOPER FARM RD
SWICK PIERRE NEWTON HIGHLANDS MA 02461
0055 02311 DOWb{YFLAKE INC PO BOX 1444 0018 SPARKS AV
~~//~~yy~~ C/O REINEMO KARSTEN NANTUCKET MA 02554
0055 026917J
VV '~^$ANKBOSTON N A PO BOX 724 0021 SPARKS AV
\\ BOSTON MA 02102
0055 0307 MORRISON PATRICIA H 0020 SPARKS AVE 0020 SPARKS AV
NANTUCKET MA 02554
0055 02312 KANE MICHAEL & MARCIA OO18A SPARKS AVE O18A SPARKS AV
NANTUCKET MA 02554
0055 0226 GARNETT JAMES W & MARILYN I 0007 HOOPER FARM RD 0007 HOOPER FARM RD
PO BOX 441 NANTUCKET MA 02554
,^
0055 622'J/( GARNETT JAMES W & MARILYN I FO BOX 441 0005 HOOPER FARM RD
////Y \~~~\ NANTUCKET MA 02554
/~~~
"""~
0055 ~~~
02291
' yyy
/\H EARD HAMILTON JR TRUSTEE PO BOX 448 014B SPARKS AV
\ GINGHAM REALTY TRUST NANTUCKET MA 02554
0055 0208 REZENDES GEORGE J & ANITA L PO BOX 2007 0006 HOOPER FARM RD
NANTUCKET MA 02584
0055 0309 FEE JOHN J & MARY BOX 573 0024 SPARKS AV
NANTUCKET MA 02554
0055 0232 SAYLE CHARLES F JR & KATHLEEN PO BOX 961 0009 HOOPER FARM RD
NANTUCKET MA 02554
0055 0225 SYLVIA ELLIOT S & EVELYN C 0011 HOOPER FARM RD 0011 HOOPER FARM RD
PO BOX 2352 NANTVCKET MA 02584
PAGE 1
MUAS750 9.2
12/20/99 TOWN OF NANTUCKET PAGE 2
09:38:05 OWNER'S MAILING ADDRESS LIST MUAS750 9.2
Map Block Lot Owner's/Co-Owner's Name Mailing Address/City State Zip Property Location
0055 0209 REZENDES JOSEPH S III & LINDA 0008 HOOPER FARM RD 0008 HOOPER FARM RD
NANTUCKET MA 02554
0055 0210 CONGDON RICHARD R TRUSTEE PO BOX 1199 ' 0003 NEWTOWN RD
CONGDON/NANTUCKET NOMINEE TRST NANTUCKET MA 02554
0055 02101 WOODLEY BONNIE O TRUSTEE PO BOX 2002 003R NEWTOWN RD
VALHALLA NOMINEE TRUST NANTUCKET MA 02584
0055 0201 EKSTROM DAVID R & MARTHA D ETA 0031 BRUNSWICK ST 0008 SPARKS AV
PITTSFIELD MA 01201
0055 0213 RAMOS EDMUND J 12 HOOPER FARM RD 0012 HOOPER FARM RD
55
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NUMBER OF RECORllS = 33 ~ $ ~ ~
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