HomeMy WebLinkAbout058-99TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: July 20 19 99
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No.: 058-99
r
Owner/Applicant: MARGARET ANN RULEY
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.
~/ ~ `
William P. Houriha~hairman
cc: Town Clerk
Planning Board
Building Commissioner
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME
LIMJT 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 41, Parcel 391 Deed Book 554, Page 172
5 Franklin Street Plan Book 13, Page 18
Residential-1
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, July 9, 1999, at 1:00 P.M., in the Conference
Room, in the Town Annex Building, Broad Street, Nantucket,
Massachusetts, the Board made the following decision on the
application of MARGARET ANN RULEY (the "Applicant"), c/o Reade,
Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669,
Nantucket, Massachusetts 02584, File No. 058-99:
2. The Applicant is seeking relief by SPECIAL PERMIT under
Nantucket Zoning By-law §139-33.A (alteration or expansion of a
pre-existing, nonconforming structure or use). The Applicant
proposes to convert a garage structure, said to pre-exist the
Nantucket Zoning By-law, into a studio. The proposed renovation
would include demolition of a portion of the structure, with
reduction of about 18 square feet in ground cover, thus
apparently reducing the side yard setback nonconformity and
decreasing the ground cover nonconformity. The subject property
(the "Locus") is nonconforming as to lot area, containing about
4,005 square feet in a district with minimum lot area of 5,000
square feet; as to ground cover ratio, being at present about
38.20, with a maximum of 30% being allowed for undersized lots;
as to parking, with no parking space being provided on-site and
parking being in an adjacent "way"; as to front yard setback,
with the single-family dwelling upon the Locus being situated
about 3.8 feet at its closest point from the front lot line on
Franklin Street, with minimum front yard setback in this zoning
district being 10 feet; and as to side and rear yard setbacks,
with the single-family dwelling being situated about 2 feet at
its closest point from the westerly side lot line and about 3
feet.: at its closest point from the easterly side lot line, and
with the garage being situated with zero setback from the
westerly side lot line and less than 5 feet at its closest point
from the rear (northerly) lot line (and with a neighbor's shed
being situated across the rear lot line and intruding into the
Locus), with minimum side and rear yard setbacks in this zoning
district being 5 feet. The Locus is situated at 5 FRANKLIN
STREET, Assessor's Map 41, Parcel 391, is shown upon a plan
recorded with Nantucket Deeds in Plan Book 13, Page 18, and is in
a Residential-1 zoning district.
3. Our decision is based upon the application and
accompanying materials, and representations and testimony
received at our public hearing. The Planning Board determined
that the subject application was not of planning concern. There
was no opposition nor support presented by others at the public
hearing, in person, through representatives or in writing.
4. Based upon the presentation by the applicant and her
legal representative, the Locus contains a dwelling and a
dilapidated garage structure which pre-exist the Nantucket Zoning
By-law's effective date in 1972 in their present configuration;
the conditions upon the Locus are shown upon a Building Location
Plan by Charles W. Hart & Associates, Inc., dated December 11,
1998, a reduced copy of which is attached hereto as Exhibit A.
The Applicant proposes to alter the pre-existing, nonconforming
garage structure shown thereon by converting it to a studio with
bath, while making certain exterior alterations including cutting
back the westerly wall of the garage by one foot and thus
resulting in increasing the westerly side yard setback from zero
to about one foot at its closest point; the other alterations
will not change the footprint of the structure. These changes
have hPen annmved by the Nantucket Historic District Commission
(the "HDC"), which has issued Certificate of Appropriateness No.
34,084 for these alterations. Accordingly, the result of the
proposed changes will be to reduce the westerly side yard setback
and ground cover ratio nonconformities of the Locus, while
creating no new nonconformities. The modifications to the garage
structure will greatly improve its appearance, based upon
photographs and plans presented to the Board of Appeals by the
Applicant.
5. Based upon these facts, the Board of Appeals found that,
to the extent that the proposed alterations would intensify the
existing nonconformities upon the Locus, these changes would not
be substantially more detrimental to the neighborhood than the
existing nonconformities, and accordingly, by UNANIMOUS vote,
granted the requested relief by SPECIAL PERMIT, subject to the
condition that the alterations shall be performed in substantial
conformity with the plans presented to the HDC and approved in
Certificate of Appropriateness No. 34,084, and with the site plan
attached hereto as Exhibit B.
Dated: July Q2~ 1999
~-P ~30~~
Wil7„iam ~. Hourihan, Jr.
~$~~EI~Ed
TOtNN CLERK'S OFFICE
NANTUCKET, MA 02554
.J ll ~ 2 0 X999
DIME:-__~:~_~ ~,~,
CLERK: - ~ ~ _
Dale Waine
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Michael J. O'Mara
D. Neil Pa t
Edwa urphy
F:\WP\Ruley\ZBA decision.doc
ZOMNG CLASSIFICATION: . ~ ;
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GROUND AS SHOW HEREON.
PROFESSIONAL LAND SURVEYOR
OF~NAMUCKET BUILDING DEPARTIIEM ONLY~AND
SHOULD N07 BE CONSIDERED A PROPERTY LINE
SURVEY, THIS PLAN SHOULD NOT BE USED TO
ESTABLISH PROPERTY ES, C GES, OR
ANY ANCILLARY STRUCTURES ON THE PREUISES.
THE PROPERTY LINES SHOWN RELY ON CURREM
OEEOS AND PLANS OF RECORD.
T}i1S PL07 PLAN IS N07 A CERTIFICATION AS TO
TITLE OR OWNERSHIP OF THE PROPERTY SHOWN.
OWNERS OF ADJOINING PROPERTIES ARE SHOWN
ACCORDING TO CURRENT ASSESSOR RECORDS.
ASSESSOR MAP: Yl PARCEL• .391
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BUILDING LOCATION PLAN
GF LAND IN
NANTUCKET, MASS .
scALE: ~' - zo ~ DATE: ~,E'c //, / 998
Owner: /.~!Q~~E.2•E`f- .~~(i~ . f~,UrC.~! .
Deed: Bt`s-T3.'Y,,~G.,(7,~ Plan ~/3, f?6,. /8
t.oCW ...~. ~~i1~t/ff~/rt/ . STS-~T. .
CHART•FS ~P, HART & ASSOCIATES, Inc.
SANFORD BOAT BUII.DWG
49 SPARKS AVENUE
NANTUCKET, IdASS, 02554
To BE RECORDED. (508) 228-8910 H-S63`,'
r1FaY-24-99 11:05 AM VALLORIE.OLIVER .508 325 5078 P_02
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BUILDING LOCATION PLAN
OF LAND IN
NANTUCKET, MASS.
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, JULY 9, 1999, in the CONFERENCE ROOM, TOWN
ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the
Application of the following:
MARGARET ANN RULEY
BOARD OF APPEALS FILE N0. 058-99
Applicant is seeking relief by SPECIAL PERMIT under Nantucket
Zoning Bylaw §139-33A (alteration/expansion of a pre-.existing
nonconforming structure/use). Applicant proposes to convert a said to be
pre-existing garage structure into a studio. The proposed renovation
would include demolition of an 18+ square-foot portion of the structure,
which would arguably reduce the side yard setback nonconformity as well
as a decrease the ground cover nonconformity. The Locus is nonconforming
as to lot area with the Lot containing about 4,005 square feet of area
in a district that requires a minimum lot size of 5,000 square feet; as
to ground cover ratio with the Lot containing a ratio of about 38.2% in
a district that allows a maximum of 30% for undersized lots; as to
parking with no -space provided on site but in an adjacent "way"; as to
front yard setback, with the single-family dwelling being sited about
3.8 feet at its closest point from the front yard lot line in a district
that requires a_minimum front yard setback of ten (10) feett and as to
side and rear yard setback with the single-family dwelling being sited
about two (2) feet_at its closest point from the westerly side yard lot
line and about 3.0 feet at its closest point from the easterly side yard
lot line and with the garage being sited at zero feet from the westerly
side yard lot line and less than five (5) feet at its closest point from
the rear yard lot line (with a neighbor's shed being sited over the rear
yard lot line), in a district that requires a minimum side and rear yard
setback of five (5) feet.
The Premises is located at
Parcel 391, Plan Book 13, Page 18.
TOV'Ji~9 CLEi=itC'~ OFFICE
NAfJTUCKET, MA 02554
JUN 2 5 1999
~r~~~:
5 FRANKLIN STREET, Assessor's Map 41,
The property is zoned Residential-1.
~_ _
~~~
Dale W. Warne, Chairman
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): Margaret Ann Ruley
Mailing address: c1o Reade, Gullicksen, Hanley & Gifford, LLP
Post Office Box 2669, Nantucket, Massachusetts 02584
Applicant's name: same
Mailing address: same
Location of lot: Assessor's map and parcel number 41-391
Street address: 5 Franklin Street
Registry Plan Bk 13, Page 18
Date lot acquired: 11/24/ 97 Deed Ref 554/172 Zoning district RR=1
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.
Case Nos. all BoA applications, lawsuits:
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 _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 addendumZ
Applicant seeks a Special Permit under §139-33.A. of the zoning by-law
to convert a pre-existing nonconforming garage to a studio. The
garage, located upon a lot which is nonconforming as to lot area and
ground coverage requirements, is nonconforming as to side and rear
yard setback, having zero side yard setback and a three foot rear yard
setback. The proposed renovation would include demolition of an 18
square foot portion of the structure, which would result in a decrease
of the side yard setback nonconformity, as well as a decrease in the
ground cover nonconformity.
Items enclosed as part of this Application: order'- addendum` _
Locus map X Site plan X showing present X + planned X structures
Floor plans present _ proposed X elevations X(HDC approved? X)
Listing lot area X frontage X setbacks X GCR X parking data
Assessor-certified addressee list 4 sets X mailing labels 2 sets X
$200 fee payable to Town of Nantucket X proof; 'cap' covenant _
1(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 o perjury.
I
SIGNATURE: Applicant _ Attorney/agent X
3(If not ow er or owner's attorne enclose proof of authority)
FOR BoA OFFICE USE
Application copies recd: 4 or ,~o Bo on
One copy filed with Town Clerk on ~/~~ by
One copy each to Planning Bd and Building De t
$200 fee check given Town T e urer o Z b
Hearing notice posted ~/~/ailed ~~ I &
Hearing (s ) on _/_/_ cont' d to _/_/_, _/_/_
Decision due by _/_/_ made _/_/_ filed TC _/
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7HIS PLOT PLAN WAS PREPARED FOR THE TOWN
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ESTABLISH PROPERTY C GES, OR
ANY ANCILLARY STRUCTURES ON 7HE PREIyISES.
THE PROPERTY ONES SHOWN RELY ON CURRENT
DEEDS AND PLANS OF RECORD.
THIS PLOT PLAN IS N07 A CERTIFlCATION AS TO
TT11E OR OWNERSHIP OF THE PROPERTY SHOWN.
OWNERS OF ADJOINING PROPERTIES ARE SHOWN
ACCORDING TO CURRENT ASSESSOR RECORDS,
ASSESSOR AdAP: ye~ ,PARCEL: . ~91.
c\.1~t1 cwM a i o
BUILDING LOCATION PLAN
OF LAND IN
NANTUCKET, MASS .
scALE: ~ • - ~o ~ DATE: ~,E'~ i/,1998
Owner: /.~IR~G~2!E'7- .~E~i~! . ~{,U~-,~! , .
Oeed: B~K.~'i~?~-,(7~ Plan .~13. f?6. /8
CHARTS ~. FART & ASSOCIATES, Inc.
sax8oxn soar 8uurulxc
49 SPARKS AVENUE
NANTUCKET, LASS. 02554
(508) 228-8910
NOT TO 8E RECORDIRD. H-~jG3~j
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I CERTIFY, ~ 0~+~ ;~zaaa .~' e ,~- : I / ; 9 ~' THAT
THE BUILD ~~l v ,, ON THE
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BUILDING LOCATION PLAN
OF LANd IN
RECEI~.`ED
BOARD OF P•r,~L~SORS
MAY 2. 0 1999
TOV~' ~'d ~~ r
NANTUCKET, MA
~~
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS - -
LIST OF PARTIES IN INTERES,~' IN THE MATTER 0~ F ~I-IE~ETITION OF
PROPERTY OWNER :.................. F.1. ~ ~ (.;~
~1AILII~'G ADDRESS :..............................................'........_.;.............................
..........................
PROPERTY LOCATION :............J.... ~~~~~/~.....~~
ASSESSORS MAP/PARCH :......~~~.~..J~ /~ ................................_.._.... - n
SUBMITTED BY :...........................,.... 7.......... C~~~-~..-i.......
SEE ATTACHED PAGES
I certifi that the foregoing is a list of persons who are o«~ners of abutting propem~, o~~~ners of lard
directl~• opposite on any public or private street or ~~•a~~; and abutters of the abutters and all ocher
land o~rners ~~ithin three hundred feet of the propert}' line of o~~ner's propem•, all as the_`• appear
on the most recent applicable tax list. (M.G.L. c. 40.A, Section 1 1 Zoning Codc Chapter 139.
Section 139-29D (2) ).
S ~2: ~`~~`~.
DATE
C~~~~~~
c
~SSOR'S OFFICE
TOti~' OF NANTUCKET
l\
05/21/99 TOWN OF NANTUCKET PAGE 1
15:25:03 OWNER`S MAILING ADDRESS LIST MUAS750 9.2
Map Block Lot Owner's/Co-Owner's Name Mailing Address/City State Zip Property Location
0041 0387 HELYAR JOSEPH PHILLIPS P.O. BOX 15715 0031 NEW LN
BOSTON MA 02225
0041 0274 *NANTUCKET TOWN OF 0016 BROAD ST 0027 NEW LN
NANTUCKET MA 02554
0041 0392 *NANTUCKET TOWN OF 0016 BROAD ST 0026 NEW LN
NANTUCKET MA 02554
0041 0383 BIRCH CLARE E & HUGH HERRICK & 12 SCRIBNER PARK 0001 WYERS WY
GILES ANDREIJ NEWTON MA 02466
0041 0384 BIRCH ROBERT F & JUDITH I TR 8 KNOLLWOOD DR 0030 NEW LN
GLENCOE NOMINEE TRUST DOVER MA G2030
0041 0382 CHASE MARION P LIFE EST PO BOX 492 0050 W CHESTER ST
C/0 PARKER RICHARD NORWOOD CO 81423
0041 0385 STRICKLAND JANET A PO BOX 1452 0048 W CHESTER ST
NEW YORK NY 10268-1452
0041 03851 LURIE DAVID V & SALLY W TRS 16 SCHOONER LAN= 0032 NEW LN
32 NEW LANE REALTY TRUST N QUINCY MA 02171
0041 0386 ORIORDAN COLM P & BRIGID T 3 GRAYSBROOK MAIN STREET HOWTH 0046 W CHESTER ST
CO DUBLIN IRELAND
0041 02271 HEDDEN JOHN 0 & ELEANOR F TRST 2914 P STREET NW 047A W CHESTER ST
LILY PAD NOMINEE TRUST IJASHINGTGN DC 20007
0041 0227 HEDDEN JOHN 0 & ELEANOR F TRST 2914 P STREET NW 0047, •W CHESTER ST
LILY PAD NOMINEE TRUST WASHINGTON DC 20007
0041 0230 PFEIFFER LOUISE A 0985 MEMORIAL DR APT 202 0045 W CHESTER ST
CAMBRIDGE Ma 02138
0041 0231 GRILLO DORICE F & FRANCIS TRS 47 RUTLAND ST 0043 W CHESTER ST
C\0 CHRISTINE GRILLO BOSTON MA 02118
0041 02561 DREW MARY V 0029 MOHEGAN RD 0048 N LIBERTY ST
C/0 LAND JANE LARCHMONT NY 10538
0041 0256 MARTIN NANCY A 0093 OLD SOUTH ROAD 0041 W CHESTER ST
NANTUCKET MA 02554
0041 0150 PRATT GORDON WILSON & BAREARA 2835 WINGFOOT CT, SE 0037 W CHESTER ST
WINTER HAVEN FL 33884
0041 0390 NICKERSON GILBERT S PO BOX 3270 0000 W CHESTER ST
C/0 JOHNSON GAIL !J NANTUCKET MA 02584
0041 0388 WEST CHESTER REALTY INC PO BOX 327C 0044 W CHESTER ST
NANTUCKET MA 02584
0041 0389 WEST CHESTER REALTY INC PO 50X 3270 044R W CHESTER ST
C/0 JOHNSON GAIL N NANTUCKET MA 02584
0041 0257 BLOOM HOWARD S & SUSAN E ETAL 0003 MACDONALD PL 0042 W CHESTER ST
SCARSDALE NY 10583
0041 0258 ERASER FLORENCE 80 SIWANOY BLVD 0040 W CHESTER ST
EAST CHESTER NY 10707
0041 0152 SCHWAS IJILLIAM C & SHEILA D P.C. BOX 4307C 0045 N LIBERTY ST
C/0 BANCBOSTON MORTG. CORP_ JACKSONVILLE FL 32203
0041 0151 NANTUCKET ISLANDS LAND BANK 22 3ROAD ST OG38 W CHESTER ST
NANTUCKET MA 02554
0041 0153 BLOWERS WARREN L & GAIL E 0408 LATHROP AVE 0043 N LIBERTY ST
BOONTON NJ G7005
0041 0154 SHERAW THOMAS D TRUSTEE 152 ROSEMONT STREET 0041 N LIBERTY ST
ALBANY NY 12208
0041 0155 GOLDBERG MARVIN L & MERNA E PO BOX 4157 0039 N LIBERTY ST
C/0 PRUDENTIAL HOME MORTGAGE FREDERIC MD 21705-4157
05/21/99 TOWN OF NANTUCKET
15:25:03 OWNER'S MAILING ADDRESS LIST
Map Block Lot Owner's/Co-Owner's Name Mailing Address/City State Zip Property Location
0041 0156 CCNNELLY JOHN T JR & BESSIE B 126 SEABREEZE AVE 6037 N LIBERTY ST
DELRAY BEACH FL 33483
0041 04522 CONNELLY JOHN T JR & BESSIE B 126 SEABREEZE AVE 0037 N LIBERTY ST
DELRAY BEACH FL 33483
0041 0259 GILBERT THEODORE W & PEGGY A 0046 N LIBERTY ST 0046 N LIBERTY ST
NANTUCKET MA 02554
OC41 0260 VAN LIEU JOHN F & HILDEGARD C 44 NORTH LIBERTY ST 0044 N LIBERTY ST
NANTUCKET MA 02554
0041 0261 KRIVIT HARRT_ET 3 1/2 FRANKLIN ST 003- FRANKLIN ST
NANTUCKET MA 02554
0041 0262 RAND FRANK F 44 CHESTNUT STREET 004[ N LIBERTY ST
BOSTON MA 02108
0041 0263 WILLIAMS ERIC J III & BARBARA 47 EXTENSION ST 0040 N LIBERTY ST
NEWPORT RI 02840-3409
0041 0264 SYLVIA ROBERT I E NADEGE M 0038 N LIBERTY ST 0038 N LIBERTY ST
NANTUCKET MA 02554
0041 0265 BURKE JANICE C TR 1 LAKEWOOD ROAD 0036 N LIBERTY ST
NATICK MA 01760
0041 0266 PASK PATRICIA O 0116 WHITE BIRCH RD 0001 FRANKLIN ST
NEW CANAAN CT 06840
0041 0267 *WHITTEN HELEhiE H 0003 FRANKLIN ST 0003 .FRANKLIN ST
NANTUCKET MA 02554
0041 0268 SHUGRUE JOHN J PO SOX 1811 0009 POWDERHOUSE LN
NANTUCKET MA 02554
0041 0269 KORNACK FULTON C & MARGARET R 0010 RIVERVIEW TERRACE G034 N LIBERTY ST
DOVER hiA 02030
0041 0270 KENDRICK JOHN J JR & LEANNE J 32 UNION ST 0003 POWDERHOUSE LN
NANTUCKET MA 02554
0041 0541 CHILDS DENNIS & LINDA DOLPHIN 2223 NORTHEAST 16TH STREET 0005 POWDERHOUSE LN
FT LAUDERDALE FL 33304
PAGE 2
MUAS750 9.2
NUMBER OF RECORDS = 41