HomeMy WebLinkAbout112-98TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date : December oZ.,~ l g 98
To: Parties in Interest an d, Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No.:
Owner/Applicant:
112-98
ROBERT J. KREB AND EILEEN E. KREB
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.
~ C`'ha i rman
ale W. Waine
cc: Town Clerk
Planning Board
Building Commissioner
~• PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME
LIMJ.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.
ZONING BOARD OF APPEALS
South Beach Street
Nantucket, MA 02554
Assessor's Map 21
Parcels 76 and 77
R-2
36 Sesachacha Road
Plan File 50-Q, Unit 2
Deed Reference 547/239
At a Public Hearing of the ZONING BOARD OF APPEALS held at 1:00 P.M.,
Friday, November 20, 1998, in the Conference Room at the Town Building Annex, 37
Washington Street, Nantucket, Massachusetts, on the Application of ROBERT J. and
EILEEN E. KREB, 36 Sesachacha Road, Nantucket, MA 02554, Board of Appeals File
No. 112-98, the Board made the following Decision:
1. Applicants (Kreb) are seeking relief by SPECIAL PERMIT under Nantucket
Zoning By-Law §139-33A (alteration/expansion of apre-existing nonconforming
structure/use). Applicants propose to demolish and reconstruct a portion of a said to
be pre-existing single-family dwelling as part of an overall renovation of the structure
known as Unit 2, "Sandpiper". There would be no enlargement of the footprint nor
increase in floor space. The Locus is nonconforming as to number of dwelling units on
one (1) lot as it contains four (4) dwelling units with the Zoning By-Law allowing a
maximum of two (2) dwelling units on one (1) lot; as to ground cover ratio with the Lot
having in excess of the 12.5% ground cover allowed under the By-Law; as to front yard
setback with Unit 1, "Sea Mist", being sited 2.10+ feet at its closest point from the front
yard lot line along Sesachacha Road in a district that requires a minimum front yard
setback of 30 feet; and as to side and rear yard setback with Unit 4, "Gam", being sited
0.68+ feet at its closest point to the northerly side yard lot line and "Gem" and Unit 3,
"Seashell" being sited at zero feet at their closest points from the rear yard lot line in a
district that requires a minimum side and rear yard setback of ten (10) feet. In
addition/in the alternative, Applicants are seeking relief by VARIANCE under Nantucket
Zoning By-Law §139-16A to allow the completion of the project as proposed. The
Premises is located at 36 SESACHACHA ROAD, Assessor's Map 21, Parcels 76 and
77, Plan File 50-Q, Unit 2. The property is zoned Residential-2.
The Premises is located at 36 SESACHACHA ROAD, Assessor's Map 21,
Parcels 76 and 77, Plan File 50-Q, Unit 2. The property is zoned Residential-2.
2. The Decision is based upon the Application and materials submitted therewith,
and the testimony and evidence introduced at the hearing. There was no
recommendation from the Planning Board as the Board determined that the matter was
not a planning concern. There were no letters on fife.
3. Applicants, through their attorney, represented that Applicants wished to
renovate an existing dwelling that was in a serious state of disrepair. While these
renovations would not increase the ground cover nor the floor space of the existing
dwelling, a SPECIAL PERMIT is necessary because the lot is non-conforming as
outlined in Paragraph 1 (supra). Said non-conformities are grandfathered under the
zoning By-Law as all structures were built by the former owner, Ray Eger, during the
1950's and 1960's, prior to the enactment of the Zoning By-Law in Nantucket. The
designer for Applicants answered a number of questions from the Board verifying that
the finished height of this structure, as renovated, would not exceed the height of the
existing structure (24 feet).
4. THEREFORE, the Board finds as follows:
a. The property, which contains 4pre-existing dwelling units on one lot is
non-conforming in that regard, is non-conforming as to ground cover and
is also non-conforming as to front and rear and side yard set-backs;
b. The proposed renovations and reconstruction, which have been approved
by the Nantucket Historic Districts Commission (Certificate No. 31566),
will be of minimal impact on the neighborhood and would not be
substantially more detrimental than the existing structure to the
neighborhood; and
c. A grant of SPECIAL PERMIT, allowing this renovation work will be in
harmony with the general purpose and intent of the Zoning By-Laws.
5. Accordingly, by UNANIMOUS vote, the BOARD GRANTS THE SPECIAL
PERMIT under the Nantucket Zoning By-Law, §139-33A, allowing said reconstruction
and renovation conditioned upon the following:
(a) Said work shall be performed substantially in accordance with Historic
Districts Commission Certificate of Appropriateness No. 31566.
Date: ~ • ~~~ ~~~
RECEIVED
TOWN CLERK'S OFFICE
NANTUCKET, MA 02554
DEC 2 1 1998
riME: ~'. ~G ~~.
~5~.
CL RK:_
_ ~'C ~ C..~
Edward Murphy
~l ~~ ,~o (.~ ~.cJ~~~
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 1:00 P.M., FRIDAY, NOVEMBER 20, 1998, in the CONFERENCE
ROOM, TOWN ANNEX BUILDING, 37 WASHINGTON STREET, Nantucket,
Massachusetts, on the Application of the following:
ROBERT J. AND EILEEN E. KREB, OWNER OF UNIT 2, QUIDNET BEACH REALTY
TRUST, OWNER OF THE PROPERTY
BOARD OF APPEALS FILE N0. 112-98
Applicants (Kreb) are seeking relief by SPECIAL PERMIT under
Nantucket Zoning By-Law §139-33A (alteration/expansion of a
pre-existing nonconforming structure/use). Applicants propose to
demolish and reconstruct a portion of a said to be pre-existing
single-family dwelling as part of an overall renovation of the
structure known as Unit 2, "Sandpiper". There would be no enlargement
of the footprint nor increase in floor space. The Locus is
nonconforming as to number of dwelling units on one (1) lot as it
contains four (4) dwelling units with the Zoning By-Law allowing a
maximum of two (2) dwelling units on one (1) lot; as to ground cover
ratio with the Lot having in excess of the 12.5% ground cover allowed
under the By-Law; as to front yard setback with Unit 1, "Sea Mist",
being sited 2.10+ feet at its closest point from the front yard lot
line along Sesachacha Road in a district that requires a minimum front
yard setback of 30 feet; and as to side and rear yard setback with Unit
4, "Gam", being sited 0.68+ feet at its closest point to the northerly
side yard lot line and "Gam" and Unit 3, "Seashell" being sited at zero
feet at their closest points from the rear yard lot line in a district
that requires a minimum side and rear yard setback of ten (10) feet.
In addition/in the alternative, Applicants are seeking relief by
VARIANCE under Nantucket Zoning By-Law §139-16A to allow the completion
of the project as proposed.
The Premises is located at 36 SESACHACHA ROAD, Assessor's Map
21, Parcels 76 and 77, Plan File 50-Q, Unit 2. The property is zoned
Residential-2.
Dale W. Waine, Chairman
THlS NOTICE IS AVAILABLE IN LARGE PRINT OR C~THCR
ALTERNATIVE. FORMATS,, FOR _ ASSISTANCE :ALL _ ~_ _,.
(SOSrZ~8=721. ~___..._ .__ --- - - - _
I~M.4''~
y.W. ,.
},,:~ ~BoA Form 1-89
~;:
'~
~:~~',
Owner' s name (s)
NANTIICRET ZON2N0 BOARD OF APPEALS
TOWN AND COUNTY BII=LDYNa ~a~e
NAN'~'IICRET, MA 02554 ~/~-
CASE No . ,~,_
APPT~YGAmt'ON FOR RE~,Y~,F3F_
U~~
Robert J. and Eileen E. Kreb ~
~~~~~~~'
Mailing address• 514 Lynmere Road, Bryn Mawr, PA 19010
Applicant' s name : Same
Mailing address:
Location of lot : Assessor' b map and parcel number 21 _ 76. ~ and 77
Street address : 36 Sesachacha Road
Registry Land Ct 'Plan, $~.~n Bk & Pg or Plan File 5o-Q I,ot uni 2
Date lot acquired: ~~ 97 Deed Ref 547, 239 Zoning district ~~--
MCD? no
Uses on lot - .commercial:' None ,_ or
-number of: dwellings 4 duplex apartments rental rooms
Building date(s): all pre-8/72? ,~ or C of O?~A
Building Permit appl'n. Nos.
Case Nos. all 8oA applications, lawsuits:
State fully all zoning relief sought and respeczzve Lvae sc~v~~.v+~~
and subsections, specifically what you propose compared to present
and what grounds you urge for BoA ~''~ make each finding per Section
139-32A if Variance, 139-30A ~ 1f a Special Periait (and 139-33A
/if to alter or extend a nar~co'n~'orming use) If appeal per 139-3~A
& 8 _ attach decision or order appealed. OK to attach addendum .
Applicant wishes to rebuild and renovate a portion of the existing dwelling
with H.D.C. approved plans. (H.D.C. file No. 31566) There is no
footprint or floor space, but the work requires a special ~~~V~~F~'~OFFICE
Building Inspector's letter of denial dated 10/9/98. NANTUCKET, MA 02554
NOV U 4 1998
TIME:
Items enclosed as part of this Application: orders a en um
Locus map Site plan showing sent +planne~c structures
Floor plans present propose elevat ons (HDC approved?_).
Listings lot area ~ronta setbacks GCR park ng data
Assessor-certifie3 addre E~ I~st 4 sets ma~l~ng labels 2 sets,-
~200 fee payable to T * of Nantucket proof 'cap' covenant
(If an appeal, ask o~rn Clerk~to send~ldg Comr s record to BoA~
I certify that th requested information submitted is substantially
complete and tr t h best of my knowledge, under the pains and
penalties of p
SIGNATURE: Applicant Attorney/agent(,
3(If not own r or .War's attorney, enclose proof of authority)
FOR Bo OFFICE USE
Application copies recd: 4_ _ or for BoA on~ ~ Y
one copy filed with Town Clerk on~i)~~~. AY G~~~ complete?'~~
one copy each to Planning Bd and Building Dapt~~~ Y ~~2~'~`~
$200 fee check given Town Treasurer on~,~~by~~~ waived?
,,~ f' J ~ l! l l~
Hearing notice posted,~~~Y mailed,~/~~~I & M~L ~~~ .~~
Hearing (s) on,_/___/_,_,_ cont' ~a to•~,~•_, ~,,,~_. withdrawn?_/,~_
Decision due by~,~_,,, made,•,•J~_• filed TC,,,,J~_ mailed•~~_.
See related cases ~ lawsuits ~ other
OWNER OF REAL ESTATE
QUIDNET BEACH CONDOMINIUM, a condominium created pursuant to MGL
Chapter 183A, by the Master Deed dated May 28, 1997 and recorded with
Nantucket Registry of Deeds in Book 598 page 92.
LOT AREA 23,010.00 square feet
ALLOWABLE GROUND COVER
12.5% x 23,010 = 2876.25 square feet
EXISTING GROUND COVER 3685.00 square feet
GROUND COVER OF THIS DWELLING 706.00 square feet
OWNERS OF UNITS:
• Unit One Arthur W. Wright and Marilyn K. Wright
147 Hillyndale Road
Storrs, CT 06268
• Unit Two
Locus
• Unit Three Estate of Michael L. Kennedy
c/o Citizen's Energy Corporation
530 Atlantic Avenue
Boston, MA 02210
• Unit Four Douglas Kennedy
c/o JPK Enterprises, Incorporated
500 Fifth Avenue
Suite 4700
New York, NY 10110
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~3UILDING AND CODE ENFORCEMENT DEPT.
TOWN BUILDING ANNEX
37 WASHINGTON STREET
NANTUCKET, MASSACHUSETTS 02554 John H. Dunn
Telephone 508-228-7222 Building Commissioner
Tele Fax 508-228-7249
October 9, 1998
Robert Kreb
514 Lynmere Rd.
Bryn Manr PA 19010
Dear Mr. Kreb,
Your application for a permit to rebuild and renovate a portion of a dwelling
located at 36 Sasachacha Rd (21-76) has been reviewed pursuant to §139 of the
Code of and is for the following reasons denied.
The lot is nonconforming as to the number of dwellings on the lot and as to
ground cover. The dwelling is one of four on the lot, only two dwellings are
permitted by §139-7A(2). The aggregate of the four dwelling ground cover is in
excess of that allowed by §139-16.
If nonconforming, §139-33 requires that pre-existing, nonconforming structures or
uses may be extended or altered, and pre-existing, nonconforming lots may be
changed provided that: "No such extension or alteration shall be permitted unless
there is a finding by the permit granting authority or by the special permit granting
authority designated by this zoning bylaw that such change, extension or
alteration shall not be substantially more detrimental than the existing
nonconforming use to the neighborhood."
Please be advised that you may appeal this decision of the Building
Commissioner to the Zoning Board of Appeals pursuant to §139-31 of the Code
of Nantucket. If you require any additional information please contact my office.
Sincerely,
ohn H Dunn
' Building Commissioner
Bldg deny110\ 21-76@kreb
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BoA Form ~ ~. ------------ 2 - 8 9
l.____-.----- -_____--- - - -
NANTUCKET ZONING BOARD OF APPEALS
TOWN.AND COUNTY BUILDING
NP?JTUCKET, MA 02559
ASSESSORS LIST OF PARTIES IN INTEREST
PROPERTY OWNER: 2 U ~ ~ R ~ ~ ~,R.F (3 ~
APPLICANT FOR RELIEF (SAME? )
A i i3
ADDRESS OF PROPERTY: ~ ~, S LS ANN (~C\~ P+ (~tJ
ASSESSORS MAP & PARCEL:_ `~ ~ - `1 L • ~ ~ ~ ~ CAn-D '~Co>
LIST OF PARTIES INCLUDING ADDRESSES* (OR SEE AT'?'ACiiED
I certify that the foregoing (or the attached ) lists
all persons natural or legal, who are owners oz abutting
property owners of land directly opposite cn any public
or private street or way; and abutters of the abutters and
all other land owners within three hundred feet of the
property line of Owner's property, as they ( and their
address) appear on the most recent ab~licablE tax list
(per M.G.L. c. 40A, Section 11 Zoning Code Chapter 139,
Section 139-29D (2)},
Date
P.ssessors Office
Town of Nantucket
xNOTE: Applicant (petitioner) should include with the log
for which zoning relief is sought, any commonly-owned
abutting lots which might beco:~e involved in the zoninc
matter. List r..ap and parcels for each abutter.
• a-'~03/98 TOWN OF NANTUCKET
10:38:31 OWNER`S MAILING ADDRESS LIST
Map Block Lot Owner's/Co-Owner's Name Mailing Address/City State Zip Property Location
0021 0109 MCELDERRY MARGARET KNOX 0019 WASHINGTON SQ N 0088 QUIDNET RD
NEW YORK NY 10011
0021 0108 EISEN HARVEY P & ANDREA HERRON 388 GREENWICH ST 0090 QUIDNET RD
C/0 HARVEY EISEN TRAVELERS GRP NEW YORK NY 10013
0021 0107 DENBY RICHARD A & BARBARA E 0094 QUIDNET RD 0094 QUIDNET RD
TRS B & D REAL ESTATE TR NANTUCKET MA 02554
0021 0106 DENBY RICHARD A & BARBARA E 0094 QUIDNET RD 0094 QUIDNET RD
TRS B & D REAL ESTATE TRUST NANTUCKET MA 02554
0021 0105 EISEN HARVEY P & ANDREA HERRON 388 GREENWICH ST 0090 QUIDNET RD
C/0 HARVEY EISEN TRAVELERS GRP NEW YORK NY 10013
0021 0104 MCELDERRY MARGARET KNOX 0019 WASHINGTON SQ N 0088 QUIDNET RD
NEW YORK NY 10111
0021 0114 HANLEY DENNIS 1500 GLENCOE RD 0067 QUIDNET RD
GLENCOE MD 21152
0021 0080 *GIGUERE TERESSA D 175 FEDERAL STREET 0024 SESACHACHA RD
C/0 CHARLES C J PLATT VP BOSTON MA 0211Q-2289
0021 00813 DINAN DENNIS A & SALLY A 84 RANSOM RD 0061 QUIDNET RD
FALMOUTH MA 02540
0021 00811 NANTUCKET TOWN OF 16 BROAD ST 0018 SESACHACHA RD
NANTUCKET Mp 02554
0021 0016 NANTUCKET ISLANDS LAND BANK 22 BROAD ST 0023 SESACHACHA RD
NANTUCKET MA 02554
0021 0015 MASSACHUSETTS AUDUBON SOCIETY SOUTH GREAT RD 0025 SESACHACHA RD
LINCOLN MA 01773
0021 0012 JOHNSON WALTER A P.O.BOX 742 0027 SESACHACHA R~
C/0 SHIRLEY SOUZA NANTUKCET MA 02554
0021 0079 JOHNSON WALTER A EST OF P.O.BOX 742 0028 SESACHACHA RD
C/0 SHIRLEY SOUZA NANTUCKET MA 02554
0021 0078 *GILDEHAUS PAUL E III ETAL 12216 KINGSHILL DRIVE 0030 SESACHACHA RD
CREVE COEUR MO 63141
0021 0070 MCELDERRY MARGARET KNOX 0019 WASHINGTON SQ N 0088 QUIDNET RD
NEW YORK NY 10011
0021 0071 EISEN HARVEY P & ANDREA HERRON 388 GREENWICH ST 0090 QUIDNET RD
C/0 HARVEY EISEN TRAVELERS GRP NEW YORK NY 10013
0021 0072 DENBY RICHARD & BARBARA TRS 0094 QUIDNET RD 0094 QUIDNET RD
B & D REAL ESTATE TRUST NANTUCKET MA 02554
0021 0073 SHANNON THOMAS F 3050 K ST NW STE 400 0100 QUIDNET RD
WASHINGTON DC 20007
0021 0074 SHANNON HELEN G 4700 FOXHALL CRESCENTS NW 0102 QUIDNET RD
WASHINGTON DC 20007
0021 0011 MASSACHUSETTS AUDUBON SOCIETY SOUTH GREAT RD 0029 SESACHACHA RD
LINCOLN MA 01773
PAGE i
MUAS750 8.7
NUMBER OF RECORDS = 21