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HomeMy WebLinkAbout028-99 TOWN OF NANTUCKET To: Parties in Interest and. Others concerned with the Decision of the BOARD OF APPEALS in the Application of the following: Date: May ~~ ~ 1999 Application No.: Owner/Applicant: BOARD OF APPEALS ~~'~ ~" NANTUCKET, MASSACHUSETTS 02554 028-99 EMANUEL J. JOHNSON AND SANDRA K. JOHNSON 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. ~~~~~ ~ ~~Li , r~r~~v E D ale W. Waine ~ Chairm~.~N CLERK'S OFFICE ~lAi~lT~'CKET, MA 02554 ~~~.Y 2 $ 1999 cc: Town Clerk Planning Board 6-iME:___ 3:~G~~,,.~ Building Commissioner ~L I~K:__..~ PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME LIMT.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. 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 10 East Creek Road Parcel 278 Plan Book 17, Page 108, Lot 5 R-C Deed Ref. 300/290 At a Public Hearing of the Nantucket Zoning Board of Appeals held at 1:00 P.M., Friday, April 9, 1999, in the Conference Room, Town Annex Building, 37 Washington Street, Nantucket, Massachusetts, on the Application of EMANUEL J. JOHNSON AND SANDRA K. JOHNSON, of 6155 Bernhard Avenue, Richmond, CA 94805, Board of Appeals File No. 028-99, the Board made the following Decision: 1. Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning Bylaw §139-33A (alteration/expansion of a pre-existing nonconforming structure/use). Applicants are asking the Board to validate an addition (used to provide handicap bathroom facilities on the first floor of the structure) that was constructed in 1997 and sited 4.1± feet at its closest point from the southwesterly side yard lot line in a district that requires a minimum side yard setback of five (5) feet. There is a shed that is sited at zero feet from the same side yard lot line that is said to pre-date the 1972 enactment of the Zoning Bylaw. In the alternative, Applicants are seeking relief by VARIANCE under Nantucket Zoning Bylaw §139-16A to validate the siting of the structure. The Premises is located at 10 EAST CREEK ROAD, Assessor's Map 55, Parcel 278, Plan Book 17, Page 108, Lot 5. 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 was one (1) letter of support in the file and no opposition expressed at the Hearing. 3. Applicants constructed a 68+ square-foot one-story bathroom addition onto the southwesterly side of an existing 1,097+ square-foot single-family dwelling under duly issued Building Permit No. 14827-97. Though said Permit had been signed off on by the required Town regulatory agencies, no Certificate of Occupancy had been issued due to the fact that the addition had been sited 4.1+ feet at its closest point from the southwesterly side yard lot line rather than the required five (5) feet. Applicants, through counsel, represented that the addition was constructed to provide first-floor handicap bathroom facilities for an elderly family relative who coulc: not access the only other bathroom in ..: . the structure on the second floor. The existing floor plan and placement•aY of the septic system to the rear of the structure necessitated siting the addition on the southwesterly side of the structure. There is an existing 23+ square-foot shed sited at zero feet from the same lot line and is actually encroaching onto the adjacent lot to the southwest by 0.5+ feet. Applicants represented that both the dwelling and shed pre-dated the 1972 enactment of the Zoning Bylaw and were validly grandfathered structures and that the addition did not increase the non-conforming setback distance as it came no closer to the lot line than the existing shed. Applicants stated that they would be willing to move the shed out of the five-foot setback area as a condition of the grant of relief. 4. Therefore, the Board finds that the addition, which is sited 4.1± square feet at its closest point from the southwesterly side yard lot line, constitutes an increase in the massing of structures within the required five-foot side yard setback area. However, said increase would not be substantially more detrimental to the neighborhood than the existing nonconformity and would come no closer to the side yard lot line than the existing shed structure. There would be a benefit to the neighborhood and the adjacent property owner as the shed would be moved onto the Applicants' lot and out of the setback area. 5. Accordingly, by a vote of four (4) in favor (Waine, Williams, O'Mara and Sevrens) and one (1) opposed (Toole), the Board GRANTS the requested SPECIAL PERMIT relief under Nantucket Zoning Bylaw §139-33A, to validate the siting of the addition at 4.1+ feet at its closest point from the southwesterly side yard lot line upon the following conditions: a. There shall be no further construction within the five-foot southwesterly side yard setback area; and b. The shed structure shall be removed from the five-foot setback area; Dated: May ~, 1999 -\ ~ r ~ ,/ ~, inda F. illiams ~~(JJ 1 C~ ~~ .~ ~ J ~~~.~~ Nancy Sevrens le W. Wane r >V 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, APRIL 9, 1999, in the CONFERENCE ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the Application of the following: EMANUEL J. JOHNSON AND SANDRA K. JOHNSON BOARD OF APPEALS FILE N0. 028-99 Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-Law §139-33A (alteration/expansion of a pre-existing nonconforming structure/use). Applicants are asking the Board to validate an addition (used to provide handicap bathroom facilities on the first floor of the structure) that was constructed in 1997 and sited 4.1+ feet at its closest point from the southwesterly side yard lot line in a district that requires a minimum side yard setback of five (5) feet. There is a shed that is sited at zero feet from the same side yard lot line that is said to pre-date the 1972 enactment of the Zoning By-Law. In the alternative, Applicants are seeking relief by VARIANCE under Nantucket Zoning By-Law §139-16A to validate the siting of the structure. The Premises is located at 10 EAST CREEK ROAD, Assessor's Map 55, Parcel 278, Plan Book 17, Page 108, Lot 5. The property is zoned Residential-Commercial. l/l.J Dale W. Warne, Chairman THIS NOTICE IS AVAILABLE IN LARGE PRINT O~R QTHCR ALTERNATIVE. FORM_A_TS, FOR ASSISTANCE LALL f~ ,. 1 y~` ':hY ~'~• Y ~.~!.~ . ~:•; BoA Form 1-89 Y:., Owner's name(s): •,:. '•" Mailing address: ,•., Applicant's name: ~~ Mailing address: Location oP lot: Assessor'b map and parcel number ,~•.~- 0278' Street address: ~Q ot ~ Qk/ I il ' , e Plan, an Sk & Pg or Plan F Registry Land Ct , Date lot acquired: ~~_ Deed Ret _%l~d Zoning district Uses on lot -.commercial:'None _ or MCD?_ - number oP: dwellings,L duplex- apartments- rental rooms- Huilding date(s): all pre-8/72? ~ or C oP O?_ W ~ U Building Permit appl' n. Nos. ~Li1 c'Z~ -97 ~ ~ o Case Nos. all 8oA applications, lawsuits: W O Q orn--> state fully all zoningg relief sought and respective Code sections d to present ar o > Y ~ -U ~-- rn ~ c~ e mp and subsections, specifically what you propose c and what grounds you urge Por BoA to make each findingg per Section d 139-33A i U J Y W , ~ ~! ~ t (an 139-32A i! Variance, 139-.OA it a Special perm U U ~ _ .-. i! to alter or extend a nonco~orming use). I! appeal per 139-3~A .7 / ¢ ~j ~B _ , attach decision or order appealed. OK to attach addendum ~ ~ ~ ~ ; Y ~ ~ ~ ~~~ p ~ ~p ^ ~ n/Ja /~ ^~n ,~,, /(~~~ UJ Items enclosed as part oP this Application: orderl addendum2 Locus map- site plan showing present +plannea structures Floor plans present proposed-, slsvat~ oris _,_, (HD~ appprovad7,_), Listings lot area frontage setbacks- GCR pparking data Aasaasor-osrti i• ~adC~ Yeseer Sit d eats ms#l~ labels 2 sits` ¢300 fee gayab~e LO TOwlf e! Kantueitet -~ eq! eep' oovenanC +(t~ in ipp~il, isk Torm Clerk ~to ~rn~8ldq Co3nx' R ~'4oord to BOAT I certify that the regttested information submitted is substantially complete and true to the b st o! my knowledge, under the pains and penalties rj SIGNATURE: Cp-~ Applioant _ Attorney/agent ~~ ~(It not 0 e pr owner' at orney, enclose proof ot'auChority) FOR BoA OFFICE U3E Application copies rec ~ d: 4_ ~or_, for 8oA on~~J l by one copy tiled with Town Clerk on`-~...~~~by complete? On• copy savh to planning Sd and Suild_in?Q Dept~~ Y $200 tee check given Town Treasurer orb-_J~~by~~'(1CS~Lwaived?_ Hearing notice poete~_~ mailed3~~~I & Q~~ (, ,~/~~ Hearing(s) on,_,_/,_/_ cont'~a to~_/_, ~~_ withdrawn3~,~_ Decision due by_,/_/_ made,~~_ tiled TC~~_ mailed~~_, See related asses lawsuits other • NANTIICXET ZONING BOARD OF APPEALS TOWN AND CODDTTY BIIILDINO D~- NAN'~'IIC10;T~ MA 02554 ~n CASE No~ ~~-L/z APPLTCATT_ON FOR RELIEF NANTUCKET ZONING BOARD OF APPEALS TOWN AND COUNTY BUILDING NANTUCKET, MA 02554 Date Case No. - Owner's Name: Mailing Address Applicant's Name Mailing Address: Location of lot: Street Address Plan Bk & Pg or Plan File: Date Lot Acquired: Deed Ref: Zoning district Uses on Lot: Number of Dwellings: Building Dates: C/O: Bldg. Permit Application APPLICATION FOR RELIEF Emanuel J. Johnson and Sandra K. Johnson 6155 Bernhard Avenue, Richmond, CA 94805 Emanuel J. Johnson and Sandra K. Johnson 6155 Bernhard Avenue, Richmond, CA 94805 Assessor's map and parcel number: 55-278 10 East Creek Road Bk-17, Pg-108, Lot-5 6/8/88 Bk-300, Pg-290 RC Residential 1 10/23/97-9/30/98 NO 14827-97 Relief Sought: Variance pursuant to 139-32A from 139-16A, side yard setback; or Special permit pursuant to 139-33A(5) There are two structures within the minimum setback for the RC zoning district, which requires a 5' setback. There is a recent addition to the main structure located at 4' 1" from the western lot line, and, apre-existing non-conforming structure, a shed, on, or over the lot line. The applicant is seeking relief in the alternative for the addition located at 4.1 feet from the lot line. The small addition is already built. It is an extra bathroom that the applicant provided for his mother, who is handicapped and cannot navigate stairs. Both the shed and the original dwelling pre-date the Nantucket Zoning Code. As such, the new addition could meet the requirements of apre-existing nonconforming use, and the issuance of a special permit under 139-33 A(5), because the addition does not increase the non-conforming nature of the property. Additionally, the relief requested may be granted without substantial detriment to the public good and without substantially derogating from the purpose and intent of the bylaw. This addition was built to promote the health, safety, convenience, and general welfare of a handicapped senior citizen of Nantucket who has become a victim of the lack of available housing for handicapped senior citizens here on island. Alternatively, the circumstances giving rise to the location of the structure are related to the soil conditions existing on the lot. Specifically, the location of the old septic system and the new sewer line feed on the lot prevented locating the addition in any other location outside the setback. The resident handicapped senior citizen, as stated, cannot negotiate stairs and required a bathroom to be located adjacent to her bedroom on the first floor. With the old septic located directly behind the house, and the new sewer feed located directly in front of the house, the available location was on the western facade of the structure. -j , y ~~ _... 00 "~ ' _ Z - - m ; ~.. , 1,~ .;i ~ ~ ~ r . `-~" s ~.~ ~ s.Cdr ' - .s.~. ~'~~ '":v '~'~ .~,; .. ;,~~ - :; . < ~ _ -~ O t. , ~ is ~-'~ ~`' er., f H? - r "~ ..~ lV :} R~ aiM ,~ ~ .. Iy -{ as ~ A ~' , '~- f - T - Y~'C"cyt 0"~ yea;. i. ~ .writ.. ~ , ~~:. ?1 . "n ~~ 'T1 '11 '17r ~~'~ ~. D m ~~~ ``~ O ~~ m~J~°"' D 'v ,~~ Z :y ~ r4 ~~ r ~ ~ ~; ~~~: ~~ z ~. ~ n- ~~ _~ .~ S -s <. -~. 4 ~' A ~ ~. 3 .i ~ ~ ° ~3 ^ ' - ~ f~ - . ;. ~_ ~: p :.~ ~ ~ 1 o`; ~, ~: ,. .. ~~ .: a.. N ~P ~D. ~p ' ~, ~ ~ ~ .":v ~ ,,.` . ~ - c_ D iii I I I ~1 ~ "~1 ~7 Z O-- Z O ~ ~`, ~ ~ I m m r c W I I ~ -rt O Z O r = 1 m D ~ = m m Z 0 D r m O m 1'~ `~' ^~.. ~~ W. '.~ . -:. W ; - 3. I , y ~ ~~ .~ ' ~ ' t { G,= 4 N ~ j ~~ U a ~, a u~. i. W o Z' ' H ~ J r ~.~ Z ~ 0 s V V~Z f ~~ ~~ i O f ~t _~ 4; M c; _ Q~ ~' a W u-, .:~ f ~ ~-1 ~ ~ O ~ ~ ,~ i~l F H ~ ~- . rs.a ,.; ~.~ ~;l - -:, ~... ~":: o-~ j ~'~ r-+ V ~:`. ?.- O ~ ; ~~~. '~ pz ~Y t ~ r f ,.. • ~ +{{ 1 ,: ~_', 0 z 0 Q Q W I- W ~_ W a ~- Q H w n. ~~ W C. W QI _° O w a 0 J ~;- a O Y / a O = O ~ ~ w °C O OC Q Q ~ p ~ ~ Q U O ~ z O U nJ Z Q . U w w ~ _ ~ ,. a m w o o Z O Z ~-- w a w ~ ~ Z U ff"' _ ? 0 U F- u.. Q ci Z Z O ~ a Lr a0 ~ O o = Q m N a w ~ ~ F-- w z w = E- a Q O ~ ~ O ~ u.. O w Z Q Z 2 Z Z N Z ~ m O Z ~ Ol ~ Z ~ ~ ? t- D = t- U ~ r ~ O ~ Q ~ ~ = W LLL ~ Q G O z - O W Z U ~ Z a ~ w w w o ~ ~ ~ o ~ a = o U J O = W w ~ W z a Q Z E'- = O ~ Z C3 O ~ p = Q Z cn O Z Q m cn W ~ o z cn F- ~ W V ~ J m Q O W ~ = ~ V ~ W Z p J cn = a W ~ Z Q U Z = tn W ~ U W U H I- (1S O R V ~ Z ~' a ~ Z O /O\ V ~ ~ U Q vZ Q ~ ~ ~ _ .m. U a W ~ J O O a J O U Q m ~ W O Z = Z (~ Q Z Z f- ~ W 1- Z F... Q W t- _ ~ ~ Z Z ~ w ~ ~ w ~ a ~ Z ? ~ w o~ a ~ ~ cn Q = V- O D O ~ m w U (n a a t - Q Q H u .. W ~_ a a W I- O U a O U a Z O U Q Z w ~Q" J ~_ O W m ~C G Q U ~_ H 0 U w a Z Z 0 J_ m ZONING CLASSIFICATION: .fz. - G. , MIN. AREA: . ~~ ~, F MIN. FRONTAGE: ~: Q, ~T, FRONT YARD S.B.: ~P/.~,E. REAR k SIDE S.B. J`", Fr GROUND COVER (i.): . ,S. ©, l , G ,S7 /,~ 'a.C=.~ i'X , j I CERTIFY, AS OF THE BUILDING(S) IS GROUt~,~~ SHOWN ~ A S~ , PROFESSIONAL LAND SURVEYOR EXISTING: . .:' . . TH1S PLOT PLAN WAS PREPARED FOR THE TOWN OF NANTUCKET BUILDING DEPARTMENT ONLY AND SHOULD NOT 8E CONSIDERED A PROPERTY LINE SURVEY. TH1S PLAN SHOULD NOT BE USED TO ESTABLISH PROPERTY U ES. NCES; GES, OR ANY ANCILLARY STRUCTURES ON THE PREMISES. ' THE PROPERTY LINES SHOWN RELY ON CURRENT DEEDS AND PLANS OF RECORD. rHls PLOT PLAN !s Nor A c~Rn>1r..aTloN AS To TITLE QR OWA'ERSHIP OF THE PROPERTY SHOWN. OWNERS OF ADJOINING PROPERTIES ARE SHOWN ACCORDING TO CURRENT ASSESSOR RECORDS. ASSESSOR MAP: . ~~ PARCEL.• .z7B. f`_•\ JMC1 nrM ni o BUII~DING LOCATION PLAN OF LAND IN NANTUCKET, MASS. SCALE: 1`~,?p ~ DATE:~U~, y,~8 Owner:~E~'I~WU~ ?-~. ~fl~P?~.X- s~~~.~4~/ Dead: $~c(:.~R~ ,~1~~~'~lan ~/,7.~ ./Og L~~us ~C1 ~tsT: c~'. ~K..~~Lo. CHABLES W. HART & ASSOCIATES, Inc. . SAIv~ORD BOA'" BUILDING 49 SPARKS AVENUE .NANTUCKET, MASS. 02fi54 (508) 228-8910 r//^ TO BE RECORDED. H /~oV~ ~~,5~ / ~~`~~..uF__~ ~`WARLES ~G yy `~ aAR v, ~'iARE LO „ Ep HEREON~~ ~~° ~ BoA Form ~ 2-89 NANTUCKET ZONING BOARD OF APPEALS TOWN.AND COUNTY BUILDING NANTUCKET, MA 02554 ' ASSESSORS LIST OF PA~tTIES IN INTEREST ' PROPERTY OWNER:Emanuel J. Johnson and Sandra KQ. Johnson APPLICANT FOR RELIEF (SAME3CES ) ~ ~ S -~~"Q© ADDRESS OF PROPERTY: 10 East Creek Rd. '~~ ASSESSORS MAP & PARCEL: Map-55 Parcel-278 LIST OF PARTIES INCLUDING ADDRESSES* (OR SEE ATTAC`riED ) 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 ab;~tters of the a'cutters zr-d 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 applicable tax list {per M.G.L. c. 40A, Section 11 Zoning Code Chapter 139, Section 139-29D (2)). "G Date Assessors Office Town of Nantucket xNOTE: Applicant (petitioner) should include with the lot . for which zoning relief is sought, any commonly-owned abutting lots which might beco:~e involved in the zoning natter. List r..ap and parcels foY each abutter. JAN 2 7 ~ "-'1~~. .' 01/29/99 TOWN OF NANTUCKET 10:57:22 OWNER 'S MAILING ADDRESS LIST Map Block lot Owner's/Co-Owner's Name Mailing Address/Cit y State Zip Pr operty Location 0055 0415 *NANTUCKET TOWN OF •~ 0016 BROAD ST 0000 WASHINGTON ST NANTUCKET MA 02554 0055 0050 MARINE LUMBER COMPANY INC / LOWER ORANGE ST 0002 HARBOR TC NANTUCKET MA 02554 0055 0051 OTTINGER JOAN S ~/ 6 HARBOR TERRACE 0006 HARBOR TC NANTUCKET MA 02554 0055 0052 ROSEN CHARLES TR / 0150 WEST END AVE 0014 E CREEK RD C/0 ROSEN LUCILLE NEW YORK NY 10023 0055 0048 ~ MARINE LUMBER COMPANY INC_ 0134 ORANGE ST 0134 ORANGE ST "~ NANTUCKET MA 02554 0055 MARINE LUMBER COMPANY INC 004 0134 ORANGE ST 0134 ORANGE ST 9 NANTUCKET MA 02554 0055 MARINE LUMBER COMPANY INC- 028 0134 ORANGE ST 0138 ORANGE ST ~ NANTUCKET MA 02554 0055 0054 MARINE LUMBER CO INC... 0134 ORANGE ST 0005 HARBOR TC NANTUCKET MA 02554 0055 0284 MARINE LUMBER COMPANY INC'- 0134 ORANGE ST 0007 HARBOR TC NANTUCKET MA 02554 0055 0053 ARINE LUMBER COMPANY INCA 0134 ORANGE ST 0009 HARBOR TC NANTUCKET MA 02554 0055 0056 ~ARINE LUMBER COMPANY INC - 0134 ORANGE ST 0142 ORANGE ST ~Al,~AlaQS ~~ SS NANTUCKET MA 02554 0012 E CREEK RD 0055 0057 ~OSEN CHARLES TR - 0150 WEST END AVE C/0 ROSEN LUCILLE NEW YORK NY 10023 0055 0058 / STARR I TATNALL II / 877 ANDORRA ROAD 0016 E CREEK RD LAFAYETTE HILL PA 19444 0055 0059 *NANTUCKET TOWN OF r- 0016 BROAD ST 0150 ORANGE ST NANTUCKET MA 02554 0055 0059 A TUCKET TOWN OF - 0016 BROAD ST 0001 E CREEK RD NANTUCKET MA 02554 0055 006~STARR I TATNALL & MARY D c/ 0877 ANDORRA RD 0019 E CREEK RD ~C~ LAFAYETTE HILL PA 19444 NUMBER OF RECORDS = 16 PAGE 1 MUAS750 9.1 . _ -- - . _ • N 102 000 c ~ . 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MAfe. ~ ..~ ..y ~ i { ;,~'~~ •4~ .. ~ • ~ Er. ~ ro ..; „~ rem 1'a ~ I• .t,.~~~1 ~y! 1 1f. : ~ ~tP,t~ ~~~~, 'r f_.Q ~ ~~ '! r~• <• h It - i!~lS~ ,`•~'~(1 Pt ~,~ =~1~'^ , ~~ ~~ :`. 4.3 i,~' . •~•~ •'~-• ••r .i~«~~`~'i` K.. `fn~`1`tim~ 7 i`~~•~jj s l ~ ~r1 1 ;, x a Jr a.l . r~•it .~,~ ~~~~ra'',,~-,,``,,''yy3~~~~,~~p""~~~q(~ e~e ~.~ f. .~.}r y:~- • !~~~,~ ~. ' ',' ~' t , yr1 1'A •~7,1t i~~'~~~'.~~: !~~ .:- ,~+ ~~ ,;~1 ,~r ~~.~ ~ ~•~ . c .• a ~• :: sT ~ei 70 ~ •; i+:'J,~Ny 1 ~J1A1 ~ M .. g7• .~vr'.r.~.,: ~' ~ ;s-'~~ Y~ * ~ . / ''~ '~ 'Y. i ~. '.• ~~5~!~ • ~~y t ~ .. ~ 'li. '~ ~y,' ~~ ., 'G. i3 - 7t nr si' ~I ~~~'. •• . ~r.~~+~ .i~_. ~ : ~*~ +t,'~~~E~;~ ~la'!1ftil 7. a*r ... _ ~ ~ . ~5 4,i^~' ~tl.•.c ~ ~ ~.>~