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HomeMy WebLinkAbout092-99TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: December 17 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.: 092-99 Owner/Applicant: AP.THUR W. WRIGHT AND MARILYN K. 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. Houriharl 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. WRIGHT NANTUCKET ZONING BOARD OF APPEALS 37 Washington Street Nantucket, Massachusetts 02554 Assessor's Map 21, Parcel 76 Book 538, Page 193 36A Sesachacha Road Unit 1, Quidnet Beach Condominium Residential-2 Plan Files 47-M and 50-Q DECISION: 1. At a public hearing of the Nantucket Zoning Board of Appeals, on Friday, October 22, 1999, at 12:00 P.M., in the Conference Room, Town Annex Building, 37 Washington Street, Nantucket, Massachusetts, the Board made the following decision on the application of ARTHUR W. WRIGHT and MARILYN K. WRIGHT, c/o Sarah F. Alger, P.C., Two Union Street, Nantucket, Massachusetts 02554, File No. 092-99: 2. The applicants seek a Special Permit under Nantucket Zoning By-law X139-33.A(4)(a) and §139-33.A(5) (alteration or extension of a pre-existing nonconforming structure), including a finding under Mass. Gen. Laws c.40A, ~6. The applicants propose to alter a said to be pre-existing single-family dwelling, the westernmost dwelling of the four (4) situated on the Locus, by expanding the structure in an upward direction with changes in the roof line, roof pitch, and fenestration within that portion of the existing footprint that lies within the required westerly side yard setback area, with other changes (including, but not limited to, widening a porch and adding a roof on the conforming southerly and easterly side of the dwelling) not affecting zoning compliance. In the alternative, and to the extent necessary, the applicants are seeking relief by Variance under Nantucket Zoning Bylaw X139-16A to undertake said alterations. The Locus is nonconforming as to front yard setback with the subject structure (Unit #1 "Sea Mist") being sited at 2.10± feet at its closest point from the westerly side yard lot line along Sesachacha Road in a district that requires a minimum side yard setback of ten (10) feet; as to side and rear yard setbacks with Unit #4, "Gam" being sited at 0.66± feet at its closest point from the rear yard lot line and at zero feet from the easterly side yard lot line, in a district that requires a minimum rear and side yard setback of ten (10) feet; as to ground cover, with the Lot containing in excess of the allowable maximum of 12.5%; and as to number of dwelling units on a lot, with the Locus containing four (4) dwelling units when the By-law allows a maximum of two (2) on one (1) lot. The Premises are located at 36A Sesachacha Road, Unit #l, Quidnet Beach Condominium, Assessor's Map 21, Parcel 76, Plan Files 47-M and 50-Q, and are zoned Residential-2. 3. Our decision is based upon the application and accompanying materials, and representations and- testimony received at our public hearing. The Planning Board indicated that this matter was not of planning concern. There was no opposition presented at the public hearing, personally, by representatives, or in writing. The Board received a number of letters in support of the application, and all of the unit owners of the condominium assented to the application. 4. The applicants propose to alter and extend their pre- existing, nonconforming single-family dwelling by rebuilding and expanding the second floor upward and by changing the roof line, roof pitch, and fenestration within the portion of the existing footprint which lies within the required westerly side yard setback area, and by making other changes (including, but not limited to, widening a porch and adding a roof on the conforming south and east sides of the dwelling) not affecting zoning compliance. The Nantucket Historic District Commission has issued Certificate of Appropriateness No. 34465 for the applicants' plans. The subject dwelling is one of four on the premises, which form a four-unit condominium. The four dwelling units were constructed and used prior to the July 1972 effective date of the Nantucket Zoning By-law and have continued to be so used without interruption since that time. As such, these dwellings constitute pre-existing, nonconforming uses and structures within the meaning of the By-law. The subject structure is atypical, having a flat roof. The work proposed by the applicant will improve the general outward appearance of the structure and will be welcomed by the neighborhood. None of the proposed work will increase any zoning nonconformity by further intruding into either the required front or side yard setback area. Accordingly, the appropriate relief in this case is by special permit, and no relief by variance is required. 5. Upon these facts, the Board of Appeals UNANIMOUSLY found that the proposed alteration and extension, conditioned as set forth herein, would not be substantially more detrimental to the neighborhood than the existing nonconformities and voted UNANIMOUSLY to grant the requested relief by SPECIAL PERMIT, pursuant to Nantucket Zoning By-law X139-33.A, upon the express condition that the alteration and extension hereby permitted shall be performed in substantial conformity with the plans submitted to the Nantucket Historic District Commission and approved by it in Certificate of Appropriateness No. 34465, as the same may be amended form time t~time. Dated: December ~, 1999 RECEIVED TOWN CLERK'S OFFICE NANTUCKET, MA 02554 DEC 17 1999 riME:_ 3 ~.. ~ P ~ ~•,}. CLERK:~ZI~ ~ n -/-- d Edward Murphy 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, OCTOBER 22, 1999, in the CONFERENCE ROOM OF THE TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the Application of the following: (NOTE TAE EARLIER TIME/CHANGE OF DATE. DUE TO THE LARGE NUMBER OF CASES BEING HEARD AND LIMITED MEETING SPACE, PLEASE CALL THE OFFICE AHEAD TO ASCERTAIN AN APPROXIMATE TIME A PARTICOLAR CASE MAY BE HEARD) ARTHUR W. WRIGHT AND MARILYN K. WRIGHT BOARD OF APPEALS FILE N0. 092-99 Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning Bylaw §139-33A (alteration/extension of a pre-existing nonconforming use/structure). Applicants propose to alter the single-family dwelling, the westernmost dwelling of the four (~) situated on the Locus, by expanding the structure in an upward direction with changes in the roof line, roof pitch and fenestration within that portion of the existing footprint that lies within the required westerly side yard setback area, with other changes (including, but not limited to, widening a porch and adding a roof on the conforming southerly and easterly side of the dwelling) not affecting zoning compliance. In the alternative, and to the extent necessary, Applicants are seeking relief by VARIANCE under Nantucket Zoning Bylaw §139-16A to undertake said alterations. The Locus is nonconforming as to front yard setback with the subject structure (Unit #1 "Sea Mist") being sited at 2.10+ feet at its closest point from the westerly side yard lot line along Sesachacha Road in a district that requires a minimum side yard setback of 10 feet; as to side and rear yard setbacks with Unit #y, "Gam" being sited at 0.66+ feet at its closest point from the rear yard lot line and at zero feet from the easterly side yard lot line, in a district that requires a minimum rear and side yard setback of ten (10) feet; as to ground cover, with the Lot containing in excess of the allowable maximum of 12.5°~; and as to number of dwelling ,units on a lot,-with the Locus containing four (~) dwelling units when the Bylaw allows a maximum of two (2) on one (1) lot.... The Premises is located at Assessor's Map 21, Parcel 76, Plan zoned Residential-2. 36A SESACHACHA ROAD, UNIT #1, Files ~ 7-M and 50-Q. The property is Q~ Wi lia P. Hou a Jr., C 'rman BOA Form 1-89 APPLICATION FOR RELIEF September 10, 1999 CASE No~ 99 Owner's name(s): Arthur W Wright and Marilyn K. Wright Mailing address: c/o Sarah F Alger 2 Union Street Nantucket, MA 02554 Applicant's name: Same Mailing address: Same Location of lot: Assessor's map and parcel number 21-76 Street address: 36A Sesachacha Road Registry Land Ct Plan, Plan Bk & Pg or Plan Files 47-M & 50-0, Unit 1 Date lot acquired: 05/30/97 Deed Ref 538/193 Zoning district RR=2 Uses on lot - commercial: None X or MCD? No - number of: dwellings 4 duplex No apartments No rental rooms No Building date(s): all pre-8/72? Yes or C of O? No Building Permit appl'n Nos. None (for Unit 1) Case Nos. all BoA applications, lawsuits: None 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 X 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 No, attach decision or orders appealed. OK to attach addendum2 The applicants request a finding and a special permit under M.G.L. c.40A, §6, and Nantucket Zoning By-law X139-33.A that the alteration of their pre-existing, nonconforming single-family dwelling, pursuant to plans approved by the Nantucket Historic District Commission, Certificate of Appropriateness #34465, by upward extension and changes in roof line, roof pitch, and fenestration within the portion of the existing footprint which lies within the required side yard setback area, and other changes (including, but not limited to, widening a porch and adding a roof on the conforming south and east sides of the dwelling) not affecting zoning compliance, will not be substantially more detrimental to the neighborhood than the existing nonconformities. In the alternative, and to the extent necessary, the applicants further request a variance under Nantucket Zoning By-law §139-32.A to undertake such alterations. The applicants' dwelling is nonconforming as to side yard setback (about 2.1 feet at the closest point with 10 feet being the minimum required) to the west. The premises are nonconforming as to side and rear yard setback (as to another dwelling on the premises); as to ground cover; and as to number of dwellings (containing four where only two are permitted). _Items enclosed as part of this Application: order1No addendum2 No Locus map X Site plan X showing present X + planned X structures Floor plans present X proposed X elevations X (HDC approved? Yes) Listing 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 proof' 'cap' covenant No 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 of perjury. SIGNATURE: Applicant _ Attorney/agent X '(If not owner or own is attorney, enclose proof of authority) FOR, /BoA OFFICE USE /~f~(~ Application copies rec' d: 4 V or r o on /~/~ by~~~' ~- " One copy filed with Town Clerk on ~/ by completeC~r~ One copy each to Planning Bd and Buildin D p f /~ by $200 fee check given Town Tr asurer on ~ ~by ,waived?~~ Hearing notice posted ~~j/~/mailed ~~/~1~~M ~/~-~' ~/`-'" t9 Hearing (s ) on _/_/_ cunt' d to _/_/_, _/_/_ withdrawn? _/_/! Decision due by _/_/_ made _/_/_ filed TC _/_/_ mailed _/_/_ See related cases lawsuits other NANTUCKET ZONING BOARD OF APPEALS TOWN AND COUNTY BUILDING NANTUCKET, MA 02554 LL ~' , ~ L_ V l1_ ~-~ ' ~_ f` <.~ c a~ !°_ ~ . ` !; © n ~ ~-. ~ ~ - n ~',= - n , -; ~ :;_ BoA Form 2-89 R~G~~~S ~soRS NANTTOF~IN~ANDNCOUNTOY~BUZLDINGPEAX,S BARD ~F As NPN~vcxET, rte o2ssa ~ f ~ ~ ~g~ AUG 1 ~ 1999 ASSESSORS ?,I ST OF PARTIES IN INTEREST ' `nI ~F ~ p - ~O~tN~T~dINbWNER:_ ~r~ u.~ ltir~ a~L-~' a~~ 1~1ar~l~,h I, ~r~a~~~~- NAN~APPLICANT FOR RELIEF (SAME? 5~ ~~ ADDRESS OF PROPERT X : ~ (p ~}- 7~SQ.~~~t ~~~ l F,SSESSORS MAP & PT-iRCEL: I''l o~Z.( ~ p~ ~"UU1b~ I LIST OF PARTIES INCLt3DYNG ADDRESSES* (OR SEE AT=ACHED ) I certify that the =oregoing (or the attached ) lists all persons natural or legal, who are owners oz abutting property owners vz land direct~y opposite on any public or private street or way; and ab;~tters of the abutters and all other }.and owners w~.thi.n three hundred feet of the property line of Owner's property, as they { aTd their address? appear on the most recent applicable tax list {per M_G_L. c. 40A, Section 1? Zoning Code Ci:aptez 139, Section 139-29D (2)}_ SS I ~ 5 g ~Q~-~cXi'Q ~~ Date Assessors Office Town of Nantucket (NOTE: Applicant (petitioner) should inc?ude with the lot r for which zoning relief is sought, any coml-~only-owned abutting lots which ~irht beco:~e involved in the zoninc natter. List r..ap and parcels fo_ each abutter. ~'~ ~ ~ 4 \ V TOWN OF NANTUCKET OWNER'S MAILING ADDRESS LIST -Owner's Name Mailing Address/City State Zip E & STEPHEN E TRS 61 LEXINGTON RD CONCORD MA 01742-2512 MARGARET KNOX 0019 WASHINGTON SQ N NEW YORK NY 10011 EY P & ANDREA HERRON 388 GREENWICH ST HARVEY EISEN TRAVELERS GRP NEW YORK NY 10013 OMAS F 3050 K ST NW STE 400 WASHINGTON DC 20007 LEN G 4700 FOXHALL CRESCENTS NW WASHINGTON DC 20007 MARGARET KNOX 0019 WASHINGTON SQ N NEW YORK NY 10111 EY P & ANDREA HERRON 388 GREENWICH ST HARVEY EISEN TRAVELERS GRP NEW YORK NY 10013 ARD A & BARBARA E 0094 QUIDNET RD B & D REAL ESTATE TR NANTUCKET MA 02554 EY P & ANDREA HERRON 388 GREENWICH ST HARVEY EISEN TRAVELERS GRP NEW YORK NY 10013 MARGARET KNOX 0019 WASHINGTON SQ N NEW YORK NY 10011 IN IS 1500 GLENCOE RD GLENCOE MD 21152 :RESSA D - 175 FEDERAL STREET CHARLES C J PLATT VP BOSTON MA 02110-2289 :TTS AUDUBON SOCIETY SOUTH GREAT RD LINCOLN MA 01773 ALTER A P.O.BOX 742 SHIRLEY SOUZA NANTUKKET MA 02554 :TTS AUDUBON SOCIETY SOUTH GREAT RD • LINCOLN MA 01773 - PAUL E III ETAL 12216 KINGSHILL DRIVE CREVE COEUR MO 63141 ALTER A EST OF P.O.BOX 742 SHIRLEY SOUZA NANTUCKET MA 02554 ,_,_ ~,~ ,~~a ~ ~e~~ ... ~;~ A. ~~ oa55y 2~I " - ~' S Property Location 0086 QUIDNET RD 0088 QUIDNET RD 0090 QUIDNET RD 0100 QUIDNET RD 0102 QUIDNET RD 0088 QUIDNET RD 0090 QUIDNET RD 0094 QUIDNET RD 0090 QUIDNET RD 0088 QUIDNET RD 0067 .QUIDNET RD 0024 SESACHACHA RD 0025 SESACHACHA RD 0027 SESACHACHA RD 0029 SESACHACHA RD 0030 SESACHACHA RD 0028 SESACHACHA RD ~~ PAGE 1 MUAS750 9.2 G~~ ion 1 k~- PAGE 1 MUAS750 9.2 I {o-; ~~ • s. e A e. « ~\n 7 !t AC. --,' • R.3 Ae. w s~ ~ • IoAC. ~.oAe. ~~ 10 T [.•AC. ~0~,•~ •A 63 ' 62 f3 [! •i ~i n [i ~ `,/ ss Ina ss * G/ to w se Q 1p1 2 a ss w [: Ir17is s• at rot los se uo~, so ~ ~ lot a t.0 AC. sa r.• A¢ • • s: Ios i1 • 60 ,.i Ae. •t fob g ~ 116 ros Ios is [[ OAC. 1.1 AC. 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