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HomeMy WebLinkAbout089-00 TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: December /I ~ 20 00 To: Parties in Interest and_Others concerned with the Decision of the BOARD OF APPEALS in the Application of the following: Application No.: 089-00 Owner/Applicant: ONE GRANT LLC 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. ~ i ~` Michael~J. ~ Mara, Chairman cc: Town Clerk Planning Board Building Commissioner PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME LIMA T 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 One Grant Avenue, Nantucket Land Court Plan 8178-B, Lot B-2, Assessor's Map 30, Parce158 and 59 Land Court Plan 14733-A, lot B Residential -1 Certificate No. 19,679 DECISION: 1. At a public hearing of the Nantucket Zoning Board of Appeals, on Friday, November 17, 2000, at 12:00 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 (089-00) of ONE GRANT LLC of 4707 Woodway Lane, N.W. Washington, D.C. 20016, in connection with property known as One Grant Avenue, Nantucket, Massachusetts. 2. Applicant (One Grant LLC) is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33A (alteration/expansion of a pre- existing nonconforming structure/use). Applicant proposes to enclose a porch which surrounds the easterly end of the existing single-family dwelling, without expanding the footprint or increasing the height of the covered porch, without coming any closer to the lot lines than the existing structure. The resulting ground cover is said to be less than the maximum allowed in this district of 30%. The Locus is nonconforming as to frontage with the Lot having about 43.94 feet along Grant Avenue in a district that requires a minimum frontage of 50 feet; and as to setbacks with the principal structure being sited at about 1.2 feet at its closest point from the northerly side yard lot line, at about 3.3 feet at its closest point from the rear yard lot line in a district that requires a minimum side and rear yard setback of ten (10) feet. The Premises is located at ONE GRANT AVENUE, Assessor's Map 30, Parcels 58 and 59, Land Court Plan 8178-B, Lot B- 2, and Land Court Plan 14733-A, Lot B. The property is zoned Residential-1. 3. Our decision is based upon the application and accompanying materials, and representations and testimony received at our public hearing. The Planning Board made no recommendation finding that the application did not present issues of planning concern. Eighteen letters from neighbors in support of the application were received at the hearing, and the attorney for the abutter to south spoke in favor of the application. The letters from the neighbors support this application and state that the proposed enclosure of the existing porch within the setbacks will not have an adverse impact. There was no opposition. 4. The premises consist of two merged parcels of registered land shown as Lot B on Land Court Plan 14733-A and Lot B-2 on Land Court Plan 8178-B. The Land Court records, in a specific ruling by a Land Court judge in 1933 with respect to this issue, establish that these lots have 52.96 feet and 11.50 feet, respectively, of frontage on Grant Avenue, with the southerly property line of Lot B located in the middle of the easement way shown on Land Court Plan 14733-A. All zoning requirements are based on the boundaries of the lot as established by the Land Court. While approximately a nine foot strip of the premises along the southerly boundary is subject to the rights of those who have rights to use the easement way shown on Land Court Plan 14733-A, the center line of the easement is the legal boundary of Lot B. Accordingly, the premises have a total frontage on Grant Avenue of 64.46 feet, a total lot area of 6860 square feet, and an existing ground cover ratio of 22.7%. The existing porch encroaches into the required setbacks along the northern boundary where a five foot setback is required and the structure is approximately 1.2 feet from the property line at its closest point, and also along the eastern boundary of the premises, known as Bank Avenue (an unconstructed paper road), where a 10 foot setback is required and the structure is approximately 3.3 feet from the property line at its closest point. 5. The Applicant proposes to renovate the existing dwelling by enclosing the existing first floor porch which wraps around the easterly end of the dwelling within the setbacks as described above. The resulting ground cover ratio for the property will be approximately 28.7%, under the 30% permitted ground cover in this zoning district. There will be no expansion of the footprint of the structure within the setback and no increase in the height of the structure within the setback; those portions of the porch area that are one-story in height will remain one-story. The project has also been approved by the Nantucket Historic Districts Commission. 6. Therefore, given that there will be no expansion of the footprint of the structure within the setback and no increase in the height of the structure within the setback and that the additional ground cover will result in a ground cover ratio of less than the 30% permitted under the Zoning By-law, the Board hereby finds that the enclosing the existing first floor porch that wraps around the easterly end of the dwelling will not be substantially more detrimental to the neighborhood than existing non-conforming structure. The Board makes this finding because of the unique circumstances affecting the status of the way along southerly boundary as an easement as established by the 1933 decision of the Land Court determining the lot's boundary line to be the middle of the easement way. The Board notes that, in connection with the property of the abutter to the south, the Building Commissioner has recently issued a building permit based on 2 .+~ a determination of the property lines that is consistent with the Land Court's decision and our findings in this case. 7. Accordingly, the Board of Appeals votes UNANIMOUSLY to GRANT the requested SPECIAL PERMIT under Section 139-33A to permit the enclosure of the dwelling's existing porch within the side and rear yard setback to the north and east on the following conditions: (a) The proposed renovation will not result in an increase in the footprint or height of the existing one-story portions of the porch; and (b) The proposed renovation will be substantially in accordance with the plans approved by the Historic District Commission as Certificate of Appropriateness No. 37042, as it may be amended. Dated: December ~~, 2000 _ ~~1"~[ { ..yam r~ ~ ~f:~\ ,l ~r ~4it.^. ., !' t, r. ~~ ~+~ k :- paw __._ ~_._~~ ~~ Michae . O Mara --~. _~ ~~.,_ Edward rt~1v ward S. ,~c.l~'~t~~- N ~hcy SCV~ens D. eil ent 3 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: ONE GRANT LLC BOARD OF APPEALS NO. (089-00) Applicant (One Grant LLC) is seeking relief by SPECIAL PERMIT under Nantucket Zoning Bylaw Section 139-33A (alteration/expansion of apre-existing nonconforming structure/use). Applicant proposes to enclose a porch which surrounds the easterly end of the existing single-family dwelling, without expanding the footprint or increasing the height of the covered porch, without coming any closer to the lot lines than the existing structure. The resulting ground cover is said to be less than the maximum allowed in this district of 30%. The Locus is nonconforming as to frontage with the Lot having about 43.94 feet along Grant Avenue in a district that requires a minimum frontage of SO feet; and as to setbacks with the principal structure being sited at about 1.2 feet at its closest point from the northerly side yard lot line, at about 3.3 feet at its closest point from the rear yard lot line in a district that requires a minimum side and rear yard setback often (10) feet. The Premises is located at ONE GRANT AVENUE, Assessor's Map 30, Parcels 58 and 59, Land Court Plan 8178-B, Lot B-2, and Land Court Plan 14733-A, Lot B. The property is zoned Residential-1. O Michael J. O' Mara, Chairman THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER ALTERNATIVE FORMAT. FOR ASSISTANCE CALL (508) 228-7215. BoA Form 1-89 NANTUCKET ZONING-BOARD OF APPEALS TOWN AND COUNTY BUILDING Date NANTUCKET, MA 02554 Case No . ~-~ APPLICATION FOR RELIEF Owner's name (s) n~~ C~~- T-;T,~,~„ i ~ -~ Mailing address : <~, o ~«ri-s-,1~, J-- ~~..-~--~- Applicant's Name: One Grant LLC Mailing Address: c/o Melissa Philbrick Esq Box 148 Nantucket Lot Location: Assessor's map and parcel number 30 ~ 58 & 59 Street Address: One Grant Avenue Registry LCPL: Lot B-2 L.Ct.Plan 8178-B & Lot B L.Ct.Plan 14733A Date lot acquired: 10/17/00 Cert. 8336 Zoning district R-1 Uses on lot - commercial: None X or MCD? - number of: dwellings 1 duplex apartments rental rooms -_ Buildin date (s) : all ~ ~ ~ ~ < o g pre-8/72. yes C of 0. no ~,: o z; Q',. B1dg.Permit appl.Nos. none ~° ~~ Case Nos. all BoA applications lawsuits: none u, _ °~!~ State fully all zoning relief sought and respective Code sectid4~r`s -'_~ and subsections, specifically what you propose compared to preset = '~ and what grounds you urge for BoA to make each finding per Secti~n l -~Y 139-32A if Variance, 139-30A X if a Special Permit (and 139-~3A ~~ X if to alter or extend a nonconforming use). If appeal per 139-31A -tea & B attach decision or orders appealed. OK to attach addendum2. See Addendum A attached. Items enclosed as part of this Application: order addendum x Locus map Site plan x showing present x +planned x structures Floor plans present- proposed_elevations_(HDC approved no) Listings lot area x frontage x setbacks x GCR x parking data x Assessor-certified addressee list 4 sets x mailing labels 2 sets x $200 fee payable to Town of Nantucket x proof3 'cap' covenant (If an appeal, ask Town Clerk to send Bldg Comr's record to BoA.) I certify that the requested information submitted is substantially complete and true to the best of my knowledge, under the pains and penalties of perjury. O rant, L C SIGNATURE: By: Attorney/Agent X By its Attorney, Melissa D. Philbrick 3(If not owner or owner's attorney enclose proof of authority) FOR BoA OFFICE USE Application copies rec' d: 4 (/ or four BoA on ~/ ~/cam by One copy filed with Town Clerk on~/?-~/ ~by ~ complete? ~~ One copy each to Planning Bd and Building Dept ?'~/~Jby $200 fee check given Town Treasurer oar©/~/~by_~-~~'~SL waived? Hearing notice posted~~/?~/~ mailedL~'~~ I&M~/~~, ~/~/ Hearing(s) on_/_/_ cont'd to_/_/_, _/_/_ withdrawn?_/_/_ Decision due by_/_/_ made-/_/_ filed TC_/_/_ mailed -/-/- See,related cases lawsuits other ADDENDUM A Application of One Grant, LLC The Applicant is seeking a Special Permit under Section 139-33A, to permit the enclosure of the porch which surrounds the easterly end of the existing single-family dwelling on the property at One Grant Avenue. Based on the Land Court Plan of the property (attached as an exhibit to this application) the property contains~6860 ± square feet of area and has an existing ground cover of 22.7% as shown on the attached plan entitled "As-Built Plot Plan" prepared by Emack Surveying. The Applicant proposes to enclose the existing covered porch without expanding its footprint. Portions of the existing porch are within the required 5 foot side yard setback from the northerly boundary of the lot and the required 10 foot setback from Bank Avenue (an unconstructed paper road). The resulting ground cover ratio for the property will be less than the permitted 30%. 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KD) ; ~~'l~ L~~• _ F~DRESS OF PROPERTY : dh-L ~K-~ /'[ W~ ~ - •-- --- -- ASSESSOR' S NL~P/PP.RCEL : 3D - ~ `~ ~~ - LIST OF PF.P.TIES Ii~1CLUDING P.DDRESSES * (OR SEE ATTP.CHED ) I certify that the foregoing (or the attached ) lists all persons, natural or legal, who are owners of abutting property, o:~~~rs of land directly opposite on any public or private street or way; and abutters of the abutters and all other land o~•rners ~•rithin three hundred feet of the property line of Owner's property, as they (and their address) appear on the most recent applicable tax list [per r].G.L. c. 40A, §?1 and Zoning Coa~: Chapter 139, §139-29D(2)J -l ~ Ckn'1 C YQ _ ! O CJ Date Assessor's Office Tocvn of Nantucket *NOTE: Applicant (Petitioner) should include caith the lo~ for ~ahich zon:i ~: relief is sought, any commonl}~-ocaned abutting lots ~•rhich r.:~ght become involved in the zoning matter. List map and parcels for e~ch abutter. Submitted by: Melissa D Philbric~. 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