HomeMy WebLinkAbout087-00TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: December /~~ ~ 20 00
To: Parties
Decision of
following:
in Interest and. Others concerned with the
the BOARD OF APPEALS in the Application of the
Application No.: 087-00
Owner/Applicant: BARBARA F. ANDERSON
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. ~
oJ~
Michael J. 0' ra 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.
NANTUCKET ZONING BOARD OF APPEALS
37 Washington Street
Nantucket, Massachusetts 02554
Assessor's Map 55.1.4, Parcel 21 Plan Book 23, Page 98
97 Orange Street Lot lA
Residential-Old Historic Deed Book 256, Page 285
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, November 17, 2000, at 12:00 noon, in the
Conference Room, in the Town Annex Building, 37 Washington
Street, Nantucket, Massachusetts, the Board made the following
decision on the application of BARBARA F. ANDERSON, c/o Reade,
Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669,
Nantucket, Massachusetts 02584, File No. 087-00:
2. The applicant is seeking relief by SPECIAL PERMIT under
Nantucket Zoning By-law §139-33.A(4)(a) and (b) and §139-33.A(5),
for the alteration and extension of a pre-existing nonconforming
structure. The applicant proposes to construct an addition
containing about 84 square feet to the rear of a single-family
dwelling which would come no closer to the southeasterly side
yard lot line than the existing structure, but would continue the
existing line of the building in a southwesterly direction. No
other nonconformities would be created or affected. The subject
property (the "Locus") is nonconforming as to setbacks, with the
dwelling, fronting upon Orange Street, being sited at about 3.5
feet at its closest point from the northwesterly side yard lot
line along Warren Street, and at about 0.6 feet at its closest
point from the southeasterly side yard lot line, in a district
where the minimum side and rear yard setback is five feet. The
Locus is situated at 97 ORANGE STREET, Assessor's Map 55.1.4,
Parcel 21, shown upon plan recorded with Nantucket Deeds in Plan
Book 23, Page 98, as Lot lA, and is situated in a Residential-Old
Historic zoning district. _
3. 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, on the basis that no matters of planning concern
were presented. There were three letters from neighbors in
support of the application; apart from the applicant's
presentation, there was no other support, and no opposition,
presented at the public hearing.
4. As presented by the applicant and her representative,
the dwelling upon the Locus has been situated in its present
location since a time prior to the adoption of the Nantucket
Zoning By-law with the above-described nonconformities, and is
accordingly a pre-existing, nonconforming structure. The
applicant proposes to construct an addition to the rear of the
1
existing structure, in a continuation of the existing
southwesterly building line and thus maintaining the same setback
of about 0.6 foot from the southwesterly lot line. Accordingly,
the proposed addition falls squarely within the provisions of
§139-33.A(5), requiring a Special Permit for the extension of a
nonconforming building line without making it more nonconforming.
No new nonconformity would be created.
5. Based upon the foregoing presentation, the Board of
Appeals, by UNANIMOUS vote, made the findings that the proposed
alteration and extension would not make the pre-existing
nonconforming distance more nonconforming and that the extension
will not be substantially more detrimental to the neighborhood.
Accordingly, the Board of Appeals voted UNANIMOUSLY to GRANT the
requested relief by SPECIAL PERMIT, subject to the following
conditions:
(a) The proposed work shall be done in substantial
conformity with the plans approved by the Nantucket Historic
District Commission under Certificate of Appropriateness No.
36888.
(b) The proposed
substantial conformity with
addition shall be
the plot plan by Emack
of which is attached
dated October 4, 2000, a copy
Exhibit A.
Dated: Dumber ~, 2000
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NOTE: EXISTING DWELLING DOES
Fr10 NOT CONFORM TO CURRENT ZONING a-~--1~ ,
O~(',8 .~ REQUIREMENTS WITH RESPECT TO
SIDE YARD SETBACK
PLOT PLAN TO ACCOMPANY
CURRENT ZONING: ROH (os of Town Meeting, 1999) APPLICATION TO Z8A IN
MINIMUM LOT SIZE: 5000 SF NANTUCKET, MASSACHUSETTS
MINIMUM FRONTAGE: 50 FT SCALE: 1"=20' DATE: OCT. 4, 2000
FRONTYARD SET6ACK: NONE
SIDE AND REAR SETBACK: 5 FT DEED REFERENCE:D6K 256 PG 285
ALLOWABLE G.C.R.: 50% PLAN REFERENCE: PLBK 23 PG 98
EXISTING G.C.R.: 37.6% ± (1448 SF± HOUSE) ASSESSOR'S REFERENCE:
(433 SF ± GARAGE) MA'P: 55.1.4 PARCEL: 21
PROPOSED G.C.R.: 39.3% ± (1532 SF± HOUSE) PREPARED FOR:
(433 SF ±GARAGE) 6AR8ARA F. ANDERSON
FOR PROPERTY LINE DETERMINATION THIS PLOT PLAN EMACK SURVEYING
RELIES ON CURRENT OEEOS ANO PLANS OF RECORD,
VERIFIED BY FIELD MEASUREMENTS AS SHOWN HEREON. 2 WASH AM AN AVENUE
THIS PLAN IS NOT REPRESENTED TO BE A TITLE NANTUCKET, MA. 02554
EXAMINATION OR A RECORDABLE SURVEY. (508) 325-0940
N. B. 03 122 J- 313
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
37 WASHINGTON 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 12:00 P.M., FRIDAY, NOVEMBER 17, 2000, IN THE
CONFERNECE ROOM, TOWN ANNEX BUILDING, 37 WASHINGTON
STREET, NANTUCKET, MASSACHUSETTS, ON THE APPLICATION OF THE
FOLLOWING:
BARBARA F. ANDERSON
BOARD OF APPEALS FILE NO. (087-00)
Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning
Bylaw Section 139-33A(4)(a) and (b) (alteration/expansion of apre-existing
nonconforming structure/use). Applicant proposes to construct an about 84 square-foot
addition onto the rear of asingle-family dwelling which would come no closer to the
southeasterly side yard lot line than the existing structure, but would continue the existing
line of the building in a southwesterly direction. No other nonconformities would be
increased. The Locus is nonconforming as to setbacks with the principal structure being
sited at about 3.5 feet at its closest point from the side yard lot line along Warren Street
and at about 0.6 feet at its closest point from the southeasterly side yard lot line in a
district that requires a minimum side yard setback of five (5) feet.
The Premises is located at 97 ORANGE STREET, Assessor's Map 55.1.4, Parcel
21, Plan Book 23, Page 98, Lot lA. The property is zoned Residential-Old-Historic.
~ ~ ~
ichael J. O' Mara, irman
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. FOR ASSISTANCE CALL (508) 228-7215.
BOA Form 1-89 NANTUCKET ZONING BOARD OF APPEALS '
37 WASHINGTON STREET
NANTUCKET, MASSACHUSETTS 02554
CASE No. -~
APPLICATION-FOR RELIEF
Owner's name(s): Barbara F. Anderson
Mailing address: c/o Reade, Gullicksen, Hanley & Gifford. LLP
Applicant's name: Same
Mailing address: P. O. Box 2669 Nantucket Massachusetts 02584
Location of lot: Assessor's map and parcel number 55.1.4-21
Street address: 97 Orange Street
Registry '~~~~ Plan, Plan Bk & Pg or ",_~~~'~ 23-98 Lot lA
Date lot acquired: 9/8/86 Deed Ref 256/285 Zoning district ROH
Uses on lot - commercial: None x or _ MCD? _
- number of: dwellings 1 duplex _ apartments _ rental rooms _
Building date(s): all pre-8/72? Yes or _ C of O? _
Building Permit appl'n Nos. 5967-88, 14165-97, 659-99 and 133-00
Case Nos. all BoA applications, lawsuits: 123-98 (withdrawn)
State fully all zoning relief sought and respective Code sections
and subsections, specifically what you propose compared to present
and what grounds you urge for BoA to make each finding per Section
139-32A _if Variance, 139-30A X if a Special Permit (and 139-33A
X if to alter or extend a nonconforming use). If appeal per 139-31A
& B _, attach decision or orders appealed. OK to attach addendum'
The applicant requests a Finding and Special Permit pursuant to ~139-
33.A.(4)(a) and (b) of the Zoning by-law to alter an existing dwelling upon
the subject property by constructing an addition which will result in an
extension of the dwelling within the required aide yard setback. The existing
dwelling is 0.6± feet from the side yard line, with required setback being 5
feet. The proposed addition is 84± square feet, of which approximately 18±
square feet falls within the required side yard, but will be no closer to the
side yard line than the existing dwelling.
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Items enclosed as part of this Application: orders
addendum2 W ~
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Locus map x Site plan x showing present x + planned x structures stn
Floor plans present _ proposed _ elevations x(HDC approved?) ~ ~ I
Listing lot area x frontage x setbacks x GCR x parking data x r;~ Q ~"' ~'
Assessor-certified addressee list 4 sets x mailing labels 2 sets x d
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$200 fee payable to Town of Nantucket x proof' ' cap' covenant _
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SIGNATURE: ~ pplicant Attorney/agent x
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'(If not owner or owner's attorney, e close proof of authority)
FOR BoA OFFICE USE
Application copies recd: 4~r for BoA on /~~ by <i~
One copy filed with Town Clerk on ~/~/~{~ by complete? `~~'
One copy each to Planning Bd and Building Dne ~t / by
$200 fee check given Town Tr asurer on ~/~ by waived
Hearing notice posted ~2~,c(f mailed ~/~/~~& M /~~, ~/~
Hearing (s ) on _/_/_ cont' d to _/_/_, _/_/, withdrawn? _/_~
Decision due by _/_/_ made _/_/_ filed TC _/_/_ mailed _/_/_
See related cases lawsuits other
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PLOT PLAN TO ACCOMPANY
CURRENT ZONING: ROH (os of Town Meeting, 19 99) APPLICATION TO ZBA IN
MINIMUM LOT SIZE: 5000 SF NANTUCKET, MASSACHUSETTS
MINIMUM FRONTAGE: 50 FT SCALE: 1 "=20' DATE: OCT
4
2000
FRONTYARD SETBACK: NONE .
,
SIDE AND REAR SETBACK: 5 FT DEED REFERENCE:OBK 256 PG 285
ALLOWABLE G.C.R.: 50% PLAN REFERENCE: PLBK 23 PG 98
EXISTING G.C.R.: 37.6% ± (1448 SF ± HOUSE) ASSESSOR'S REFERENCE:
(433 SF ± GARAGE) MAP: 55.1.4 PARCEL: 21
PROPOSED G.C.R.: 39.3 ± (1532 SF± HOUSE) PREPARED FOR:
(433 SF ± GARAGE) BARBARA F. ANDERSON
FOR PROPERTY LINE DETERMINATION THIS PLOT PLAN EMACK SURVEYING
RELIES ON CURRENT DEEDS AND PLANS OF RECORD,
VERIFIED BY FIELD MEASUREMENTS AS SHOWN HEREON. 2 WASHAMAN AVENUE
THIS PLAN IS NOT REPRESENTED TO BE A TITLE NANTUCKET, MA. 02554
EXAMINATION OR A RECORDABLE SURVEY. (508) 325-0940
N.B. 03/122 J-313
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16 Broad Street, N~rritu~lfle~jQQMA 02554
(508) 22.8-7211
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APPLICANT
Date _ ~ / ~/~ Pick-up {(~ Return by Mail j ]
Name ~ ~ ~ ~ ~~ `~i"Y - L~ ~
Address _ ~ (} ~ ~ ~ ~~~ /J -
City _ ' State _
PhonE (~) C?~~- ~i~ Zip •^t~~`~~ -
` ~ SIIBJE~:T rROPEFcl'Y
Map # ,j~ Parcel # ~ Fiscal Year : ~D/
Owner - ~~G~,/~c/?G~l"Cc _ ~ ~ <t/-e~~y/7
Address 9~ (/ r~ `~~~~
TYPE OF INFORMATION
1_ Abutter's List.._($11.00 per hour or part thereof)_.._
a. Board of Health ....................{ ]
b. Conservation Commission...._:_._.__( ]
c. Liquor License .....................{~
d. Zoning Board of Appeals............
2. Property Card....($-1.00- ea.) ..........................{ ]
3. Maps .............($li.oo per hour or)............... :[.)
a. Full Size___($3.00 ea_)_....___.__.{ ]
b_ Index___._..($1.50 ea_)__..______._{ ]
b. Letter Size.($0.25 ea_)__..._..._._{ ]
4. Topographic Map__($11.00 per hour or $3.00 ea.)..._._.[ ]~
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5. Sales Report.._..{$1.OOjpage)........~ .................{ ]I
6. Other.._.........($11.00 per hour or part thereof)_...[ j
Explain:
Allow ten {10) days for processing. Payment is due upon
return of information requested. This is not a r-eceipt.
701}JN OF NANTUCKET
ZONI?~'G BO.~D OF ,^-nPE.~LS
L1ST OF PARTIES I?~' I'~?`F?-'+=ST : ' Trr, I`~,TTER Or 77~:E PE 7 17 ION Or
PROPERTY O~'JNER_._.. _ ~11~YS.~..._..._...._ ...............--------- .- ._
i`1,~IL1NG ADDRESS:...... _ -.- _-GG........._ - ...~~..- _ _......-.. _.....~
PROPER~IY LOCATIOti :.............. (.1......_.... V ~ Q:`~C~e - .S__.
ASSESSORS I\2AP~f;RCE-L .. - - -~.~L..T"....~.1-- -- - - (----....._.. -.._...
SUBMITTED BY: - _ _. -_._ ................_.......... - --- -.....- - - -- -........._ ..
S~~ A7"iACHED PAGES
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