HomeMy WebLinkAbout049-98r
TOWN OF NANTUCKET
BOARD OF APPEALS
To: Parties
Decision of
following:
Date: June ~ 19 98
NANTUCKET, MASSACHUSETTS 02554
in Interest and. Others concerned with the
the BOARD OF APPEALS in the Application of the
Application No.:
649-98
Owner/Applicant: JEANNE M. MCHUGH, BRUCE W. JACKSON
AND CRAIG L. JACKSON
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.
1
e W. Waine - Chairman
cc: Town Clerk
Planning Board
Building Commissioner
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 §139-301 (SPECIAL PERMITS); §139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
t
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
37 WASHINGTON STREET
NANTUCKET, MASSACHUSETTS 02554
PHONE 508-228-7215
FAX 508-228-7205
Assessor's Map 42.3.1 5 Ray's Coui,t
Parcel 53 Plan Book 17, Page 102, Lot 2
R-O-H Deed Ref. 314/224
At a Public Hearing of the Nantucket Zoning Board of Appeals held
at 1:00 P.M., Friday, May 8, 1998, in the Conference Room, Town Annex
Building, 37 Broad Street, Nantucket, Massachusetts, on the Application
of JEANNE M. MCHUGH, BRUCE W. JACKSON AND CRAIG L. JACKSON, of 5 Ray's
Court, Nantucket, MA 02554, Board of Appeals File No. 049-.98, the Board'
made the following Decision:
1. Applicants are seeking a SPECIAL PERMIT under Nantucket Zoning
By-Law §139-33A (alteration/expansion of a pre-existing non-conforming
use/structure). Applicants propose to construct two (2) new dormer
windows on the westerly side of the guest house structure known as the
"Carriage House". The new dormer windows would not come any closer to the
westerly side yard lot line than the existing structure. The Locus is
non-conforming as to lot area, having an area of 3,031+ square feet in a
district that requires a minimum lot size of 5,000 square feet; as to
frontage, having a frontage on Ray's Court of 48.04+ feet in a district
that requires a minimum frontage of 50 feet; as to side yard setback with
the structure being sited closer than the required five (5) feet at its
closest point from the westerly side yard lot line; as to parking
with there being insufficient on-site parking spaces provided; and as to
use.
The Premises is located at 5 RAY'S COURT, Assessor's Map 42.3.1,
Parcel 53, Plan Book 17, Page 102, Lot 2. The property is zoned
Residential-Old-Historic.
2. The Decision is based upon the Application and the 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 were no letters on file. The Board determined
that Minor Site Plan Review was not necessary for this Application.
3. Applicants, through counsel, represented that the guest house was
a pre-existing non-conforming use, pre-dating the 1972 enactment of the
zoning By-Law, and that, with the addition of the two (2) new dormer
windows, there would be no increase in the number of guest rooms, parking
requirements or footprint. The southern-most dormer on the westerly side
of the structure would have an increase from two (2) windows to three (3)
windows and the dormer, that currently had one (1) window, would increase
to two (2) windows. Applicants further represented that Certificate of
Appropriateness No. 31,643 had been issued for the alteration by the
Nantucket Historic District Commission. The windows would not come any
closer to the westerly side yard lot line than the existing structure,
which is sited 4.17+ feet at its closest point, with stairs that are
sited at zero feet.
4. Therefore, the Board finds that the alteration and expansion of
the structure as proposed would be an increase in the non-conformity of
the setback intrusion. In addition, the Board finds that said increase
would not be substantially more detrimental to the neighborhood than the
existing non-conformity. The addition of the two (2) new windows would be
a de minimus expansion and would have virtually no impact upon the
surrounding neighborhood nor increase guest rooms, parking requirements
or footprint.
5. Accordingly, by a unanimous vote, the Board GRANTS the requested
SPECIAL PERMIT under Nantucket Zoning By-Law §139-33A to construct two
(2) new dormer windows as proposed, upon the following condition:
- The alterations within the westerly side yard setback area
shall be in substantial conformance with Certificate of Appropriateness
No. 31.643 issued by the Historic District Commission, a rendering of
which is attached hereto as Exhibit A.
Dated: June ~ 1998
r
W. Waine
ind F. Williams
~~
i hael J. O'Mara
~~;
`+ V ~~
William Hourihan, Jr.
Edward Toole
TOWN CLER S~OFFICE
NANTU~~rT R R n n~~54
JUN 0 5 1998
TIME:
CLERK:._
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TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
37 WASHINGTON STREET
NANTUCKET, MASSACHUSETTS 02554
PHONE SOS-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, MAY 8, 1998, in the CONFERENCE ROOM, TOWN
ANNEX BUILDING, 37 WASHINGTON STREET, Nantucket, Massachusetts, on the
Application of the following:
JEANNE M. MCHUGH, BRUCE W. JACKSON AND CRAIG L. JACKSON
BOARD OF APPEALS FILE N0. 049-98
Applicants are seeking a SPECIAL PERMIT under Nantucket Zoning
By-Law §139-33A (alteration/expansion of a pre-existing non-conforming
use/structure). Applicants propose to construct a dormer window on the
westerly side of the guest house structure known as "The Carriage House".
The new dormer would not come any closer to the westerly side yard lot
line than the existing structure. The Locus is non-conforming as to lot
area having an area of 3,031 square feet in a district that requires a
minimum lot size of 5,000 square feet; as to frontage, having a frontage
on Ray's Court of 48.04+ feet in a district that requires a minimum
frontage of 50 feet; as to side yard setback with the structure being
sited closer than the required five (5) feet at its closet point to the
westerly side yard lot line; and as to parking with there not being
sufficient on-site parking spaces provided.
The premises is located at 5 RAY'S COURT, Assessor's Map 42.3.1,
Parcel 53, Plan Book 17, Page 102, Lot 2. The property is zoned
Residential-Old-Historic.
Da e W. Waine, Chairman
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR C~THCR
AL'i"FRNATIVE FORMATS. FOR ASSISTANCE GALL
'.:;~~~ BoA Form 1-89
NANTIICKET ZONINO BOARD OP APPEAT,II
TOWN AND COIINTY BDILDINO D e
NANTIICRET, MA 02554 -~j~r/
CASE No ((,,~~
APPLICATION FOR RELIEF
Owner's name(s): Jeanne M Mcllugh Bruce W Jackson and Craig L Jackson
:.i' .
_ Mailing address: 5 Rays Court Nantucket Massachusetts 02554 -
Applicant's name: ,Icannc M. Msllucl~
Mailing address: 5 R-,vs conrt Nantucket MA o25sh
Location oP lot: Assessor's map and parcel number 42.3.1--053
Street address: 5 Rays court
102 2
Registry Land Ct Plan, P1~n Bk & Pg or Plan File Plan Bk. 17~ Trot
Date lot acquired: ~~_ Deed Ref ~,_~4 Zoning district R-OllD
Uses on lot - .commercial:' None _ or Guest Nouse MCD?_
- number of: dwellings 1 duplex- apartments- rental rooms-
Building date(s): all p>^e-8/72? x 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 xou urge Por BoA to make each finding per Section
139-32A iP Variance, 139-~OA iP a Special Permit (and 139-33A
X if to alter or extend a ncr~con~orming use). If appeal per 139-3~A
& B attach decision or order appealed. OK to attach addendum .
Applicant seeks a Special Permit under Section 139-33(A) of the By-Law fo IVED
construction of a dormer on a pre-existing, non-conforming structure. ~ RIGS OFFICE
annexed hereto. NANTUCK~, fl/Iq 02554
APR 2 2 1998
TIME: j`
~~-~ ~
__ -
Items enclosed as part of this Application: orderl a~'c~T~i lmrrZ--~~-
Locus map, Site plan- showing present +planned structures
Floor plans present proposed- elevations (HDC aapproved?x )
Listings lot area -~rontarJe setbacks- GCR parking data
Assessor-certifie3 addressee rest 4 sets ma~ling labels 2 sets-
200 fee payable to Tos:n oP Nantucket proof 'cap' covenant
(If an appeal, ask To~:n Clerk to sen3-Bldg Comr s record to BoA
I certify that the requested information submitted is substantially
complete and trde to the;~st of my knowledge, under the pains and
penalties of p` ury.
SIGNATURE: __ • ~~~ I`""`"licant Attorney/agent x
Wil iam F. IIu t r, Es uirc
3(IL not owner or own~r~s at~orney, enclose proof of authority)
FOR BoA FICE USE ~/
Application copies reed: 4_ r_ fo BoA on~/ ~U by
One copy filed with Town Clerk on by ~ ~ complete?
One copy each to Planning Bd and Suildin Dept by_
$200 Pee check giyeri.Tow :Treasurer o y ,waived?
Hearing notice posted~~~,C~f~mailed ~ / ~~', I & M~~ ~~~~
Hearing(s) on~_/_ cont'~~ to~_/_, ~,_/_ withdrawn?~~_
Decision due by_/_/_ made_/~_ Piled TC~~_ mailed_/~_
See related cases lawsuits other
ADDENDUM
The Applicant, JEANNE M. MC HUGH, seeks a SPECIAL PERMIT pursuant to
Section 139-33(4)(a) and (b) of the Nantucket Zoning By-Law (the "By-Law") and
Massachusetts General Laws Chapter 40A, Section 6. The Applicant is requesting the
Special Permit to construct an additional dormer window on the west side of the carriage
house located at 5 Rays Court (the "Property"). The Property is located in the Residential
Old Historic District.
The Property is a lot of approximately 3,031 square feet as improved by a structure,
which is utilized as a guest house. The structure is non-conforming as to side line setback.
In the Residential Old Historic District, there is a five (5) foot sideline setback requirement.
The west side of the structure is within the five (5) foot sideline setback. The carriage house
was constructed prior to 1972, and is therefore considered apre-existing non-conforming
structure under the By-Law. The Special Permit would permit the construction of a dormer
within the five (5) foot sideline setback.
The new dormer does not increase the non-conforming distance as the new dormer is
the same distance from the sideline as the dormer previously existing on the west side of the
building (see the plan attached as Exhibit A). Furthermore, the existence of the new dormer
is a minor renovation to the structure, is consistent with the historic nature of the carriage
house and surrounding buildings and, as a result, is not substantially more detrimental to the
neighborhood. By granting the Special Permit, the Board would be acting in a manner
consistent with the spirit and intent of Section 139-33A of the By-Law.
The Applicant respectfully requests that the Board vote in favor of the requested
Special Permit.
(jah)ZIEFF/mchugh/addend
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OL LAW OT REQUIRED WR11 _
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~IAliTUGKEf PtJ-NNING BOARD ~ ~ ~ ~ ^ n ~ ~ I
V 7-AI:•71
D+I+~wv »t ~+
- APR 10 1997. .. _ _ ~ ;
MnrABQACXU17STirr~~B OURGLAIM D!!D SHORT IORM (INDIVIDUAL) $81
n-.~t~ Jlf~ F~I~c C..~~
", Jeann° 61. tdcHuga of Nantucket, Nantuc:cet County,
;fix :(3~l'fr, Massachusetts
being unnranied, for consideration paid, and in full consideration of One Dollar ($.l . 0 0 )
grants to Jeanne P1. :•1cHugh, Bruce ?9. Jackson both of Nantucket and Craig L.
Jackson of "4alden, I1iddlese:c Coun:.~~, as joint tenants and not as ;tenants
~oB in common J with qut2tluttn rDUrnanis
the land in the Town and .County of Nant~.~o %~ ., Cca..non~wealth of yassachusetts,
together wit;~ the dwelling house and all other builc~..i.ngs t~~ereon,
t~?SfSFX`±PR?t"~ Sf'k~'~`:2`~•:!F:ti~~ x x
cj F.laho nrt ^;. ' c C'nltr:-,, :qnr', houn~ad ail (`I (:escribed d5 follows:
NORTH;:RLY ~y Lod 1 as shown on plan hereinafter men~ioned
fif'~;I and 93/100 (50.98) feet;
iAST~:lLY by said Lot 1, eleven and 18/100 (11.18) feet, and
by land of Ann S. t"conks, fifty and 58/1.00 (50.58)
feet;
SOUTHc,RLY by :lay's Court, forty_eight: and 04/100 (48.04) feet;
and
V•7EST:,RLY 5y land of Doris W. Dailey, sixty-one and 0'4/100
(61.04) feet.
Being shown as Lot 2 on Plan of Land of Maria Vigneau, dated March 22,
1971, revised March 25, 1971, and recorded at the Nantucket :legistry of
Duds, Plan Boot: 17, Page 102.
:or our *_itle see deed of Edward C. Chambers and Gerald E. Clare to
6villiam J. McHugh and Jeanne M. i~Ic:3ugh recorded in Nantuc:et Registry of
Deeds, Eook 145, Page 257 and Estate of William J. Mc;Fugh, tlantuc:cei
?robate No. 87p-0001-E1.
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311Uttres .!nX....... hand and seal this............... day of ..: ............. 193.3....._
c~hr (IInntmnuturFtlilt of ~ussacltttsriis
.,,,,}•__ ... - ss. r',,.tsi'7 -~~~;.,.fig.
Then personally appeared the above named Jeanne M. i9cHugh '•~• F• ~ .`r~ ••:
and acknowledged the foregoing instrument to be th2i r free act and deed, efpre me _
'r =; .:
••
... .. .......Y.... .•..J ,. ......
1dANlUEKET COtJNTY~ NolagPubGc-~ ust~cToFtju,Peac ,Y.,.
gecvgived and Entetrd ..,".....
DEC 2 ~"~ ~'/ " ~~ D(y commission e:pites Cy~ /,••• ~•19 / ~~~'w`
~~ .:
'~
fittest ~c•t ~1..• , ,..,
(F • ' ~- Joint Tenants -Tenants in Common.)
:..
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Ti•.
CHAPTER t83 SEC. 6 AS ADtENDCD IIY CHAF'TCR 497 OF 19G9 ~'~
_ . , _, _,. -_-•--- -- `--- ~a_-~t ...,•...., ~t,. r„u ..~~,~ rnidence and Bost office address of the Grantee •' ~~
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.~' yl v
goA Form
Np,NTLJCKET ZONING BOARD OF APPEALS
TOWN AND COUNTY BO 2 5 54ING ! APR ~ J~
NANT[TCKET, MA ~
i '~ 1 . -- -_..._...~ _.._ .__-Y_.
ASSESSOR'S LIST OF PARTIES IN INTEREST -`~~- ---
j e a,~ ~ e c-.~ ~- }--~,~ --~
PROPERTY OWNER:
PLICANT FOR RELIEF (SAME? / )= *
AP
ADDRESS OF PROPERTY: ~ Y
ASSESSOR'S MAP - PARCEL: ~ a-3-~ -
LIST OF PARTIES INCLUDING ADDRESSES
* (OR SEE ATTACHED ) =
I certify that the foregoing (or the attached ) lists all persons,
natural or legal, who are owners of abutting property, owners of land
ublic or private street or way; and abutters of
directly opposite on any P
the abutters and all other land owners within three hundred feet Dear on
property line of Owner's property,. as they (and their address) aPP Code
the most recent applicable-tax list [per M.G.L. c.40A, §11 and Zoning
Chapter 139, §139-29D(2)]• ~
.r
~~ Assessor's -Office
Date Town of Nantucket
* OTE: A licant (Petitioner) should inclune lots which might becomezOning
N PP commonl owned abutti g
relief is sought, any y- arcels for each abutter.
involved in the zoning matter. List map and p
Submitted by Vaughan and Dale, P. C.
Date : A .- ~ 1 i i ' '; ~:
Client:
jah/FORMS/boa
04/07/93 TOWN OF NANTUCKET
10:03:04 OWNER'S MAILIidG ADDRESS LIST
Map Block Lot Owner's/Co-Owner's Name Mailing Address/City State Zip P roper ty Location
4231 0052 *JONES HARVEY & BARBARA TRSTS 2121 WAVERLY ST 0003 RAYS CT ~-'
RAYS COURT REALTY TRUST PALO ALTO CA 94301
4231 0051 *JONES HARVEY & BARBARA TRSTS 2121 WAVERLY ST CCO'! RAYS CT a/
RAYS COURT REALTY TRUST PALO ALTO CA 94301
4231 0108 WALKER MARY P 0005 FAIR ST 0005 FAIR ST ~
NANTUCKET MA 02554
4231 01522 OSBCN JOHN F & LEE ANDREA 9 MOGERS LANE 6003 FAIR ST ,,-
NAtiTUCKET MA 02554
4231 0109 FOLEY ELLEN M 250 SOUTH OCEAN BLVD 0074 MAIN ST ~`
EOCA RAT.ON FL 33432
4231 0110 PETERS SHIR~EY 0017 FAIR ST 076R MAIN ST
NANTUCKET MA 02554
4231 0111 PETERS SHIRLEY M TRUSTEE 17 FAIR ST G076 MAIN ST
THE PETERS NOMINEE TRUST NANTUCKET MA 02554
4231 0152 WYTRZES WAYNE 0079 RICE RD 0072 MAIN ST 1i
WAYLAND MA 01778
4231 01521 WYTRZES WAYNE & SANDRA B 0079 RICE RD 0001 FAIR ST ~
WAYLAND MA 01778
4231 0055 JONES HARVEY C JR & BARBARA TR 2121 WAVERLEY ST 0078 MAIN ST /
PALO ALTO CA 94301
4231 0054 DEJONGE ALICE G ETAL 0103 PROSPECT ST 0009 RAYS CT /
FITCHBURG MA 01420
4231 0056 CARLISLE HENRY COFFIN JR & MIL 3221 GARFIELD ST NEW 0075 MAIN ST ,~
WASHINGTON DC 20008
4231 0113 Fl_ANAGAN ROBERT M 0033 BEACOtJ HILL RD 0004 LIBERTY ST ~
PT WASHINGTON NY 11050
4231 0227 RUBIN JEFFREY S & CYNTHIA A PO BOX 1078 0073 MAItJ ST ,.,,-
SOUTHPGRT CT 06490
4231 0155 APPLEY MARIANN H UNIT # 606 0069 MAIN ST ~
221 MT AUBURN STREET CAMBRIDGE MA 02138
4231 0196 MURRAY kEAL ESTATE TRUST PO BOX 839 0062 MAIN ST /
C/0 MURRAY PHILIP C TR NANTUCKET MA 02554
4231 0195 LOCHTEFELD JOHN F & JUDITH R T 0072 OREGON RD 0004 FAIR ST ,%
FOUR FAIR ST NOMINEE TR PEEKSKILL NY 10566
4231 0151 PAWLEY FREDERIC A 0006 FAIR ST 0006 FAIR ST ~
NANTUCKET MA 02554
4231 0107 COLETTI ELLEN BREEN 8 FAIR ST 0008 FAIR ST `-
NANTUCKET MA 02554
4231 0106 UNITARIAN CHURCH RECTORY PO BOX 1023 OG10 FAIR ST
NANTUCKET MA 02554
4231 0049 ST PAULS EPISCOPAL CHURCH PO BOX 278 0014 FAIR ST
NANTUCKET MA 02554
4231 0050 NANTUCKET HISTORICAL ASSN PO BOX 1016 0007 FAIR ST li
NANTUCKET MA 02554
4234 C025 SLOVER WILLIAM L 8 DOROTHY D 875 FIFTH AVE APT 19E 0077 MAIN ST L
NEW YORK NY 10021
4234 0027 DEJONGE ALICE G ETAL 0103 PROSPECT ST OC82 MAIN ST `~
FITCHBURG MA 01420
4234 0072 KUESTER GERRI B 5885 CHRISTMAS LAKE ROAD 0083 MAIN ST '/
SHOREWOOD MN 55331
4234 0071 BROWNLEE DAVID A & SUSAN H 6831 EDGERTON AVE 0081 MAIN ST -'
PITTSBURG PA 15X8
PAGE 1
MUAS750 8.5
04/07!98 TOWN OF NANTUCKET
10:03:04 OWNER'S MAILING ADDRESS LIST
Map Block Lot Owner's/Co-Owner's Name Mailing Address/City Sta te Zip Property Location
4234 0070 TAYLOR C HAROLD JR $ WILLARD 3 33 QUAZSE RD 0006 WALNUT LN ---
& WALSH JULIET S NANTUCKET MA 02554 -4?G1
4233 0020 *LUCKS JOHN E JR & CHERYL E 152 N DREXEL 0084 MAIN ST ~
3EXLEY OH 43209
4233 0021 CONGDON THOMAS JR & CONSTANCE 4 PINE ST 0004 PINE ST
NANTUCKET MA 02554
4232 0001 HARRIS DONALD C & BEVERLY 0625 LOWER LN 0008 RAYS CT •'
BERLIN CT 06037
4232 0002 SYLVIA RICHARD S $ ROBERTA F PO BOX 1049 0006 RAYS CT '
NANTUCKET MA 02554
4232 0003 CORING LINDA PO BOX 1359 0004 RAYS CT ~
NANTUCKET MA 02554
4232 00041 HOLMES LEE ~ VICTORIA 0009 FAIR ST 0001 MOOERS LN i
NANTUCKET MA 02554
4232 0062 MORRISON ELIZABETH S TR PO BOX 9767 0007 MOOERS LN ~
ARNOLD MD 21012
4232 0061 *STEVENS BARBARA D 4 OLD QUIDNET MILK RTE 0009 MOOERS LN /
NANTUCKET MA 02554
4232 0063 KIENDL PHILIP R & AUDREY PO BOX 817 0011 FAIR ST ~
NANTUCKET MA 02554
4232 0060 *ODEGAARD REBECCA MACKENZIE 1 FIFTH AVE APT 9-G 0006 PINE ST
NEW YORK NY 10003
4232 0059 YATES MARGARET P JR 0014 SUTTON PL S 0008 PINE ST
NEW YORK NY 10022
4232 0123 WALLACE MARGARET C 0186 LIBRARY PL 6009 SCHOOL ST
PRINCETON NJ 08540
4232 0124 GILLESPIE ANN H EST OF BOX 988 0007 SCHOOL ST
C/0 NANTUCKET SRVINGS NANTUCKET MA 02554
4232 0125 HEARD MARY G 11 WELCH ROAD 0003 SCHOOL ST
BOSTON MA 02146
4232 0128 WOLFE RICHARD C PO BOX 778 0001 SCHOOL ST
NANTUCKET MA 02554
4232 0064 THE SHIPS INN NANTUCKET 0013 FAIR ST 0013 FAIR ST
LIMITED PARTNERSHIP NANTUCKET MA 02554
PAGE 2
MUAS750 8.5
NUMBER OF RECORDS = 43