HomeMy WebLinkAbout072-98TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: August ~) 19 98'
To: Parties
Decision of
following:
in Interest and. Others concerned with the
the BOARD OF APPEALS in the Application of the
Application No.:
Owner/Applicant:
072-98
HARVEY C. JONES, JR. AND;BARBARA
E. JONES, TRUSTEES OF RAY'S COURT REALTY TRUST
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 appea].*ing 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.
Dale W. Waine ~ Ch rman
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.
8-28-1998 3:56PM FROM MELISSA PHILBRICK 5@8285155
Map 42.3.1, Parcel 051
Residential - OId Historic
1 Ray's Court
Book 554, Page $9
NAN'z'YJCfCET ZONING BOARD OF APPEAtS
P_ 6
At a Public Hearing of the Nantucket Zoning Board of Appeals at 1:00 P.M. on
Friday, August 14,1998, in the Conference Room, Town Building Annex, 37
Washington Street, Nantucket, Massachusetts, on the Application of HARVEY E.
JONES, JR., AND BARBARA E. JONES, TRUSTEES OF RAY'S COURT REALTX TRUST
u/d/t dated November 18,1997, of 212 Waverley Street, Palo Alto, CA 94301 for
themselves as Owners and Applicants in connection with property situated at 1 Ray's
Court (Board of Appeals File No. 072-98). The Board made the following decision:
1. Applicants are seeking a SPECIAL PERMIT under Nantucket Zoning By-
Law Section 139-33A (alteration/extension of apre-existing/non-conforming
use/structure). Applicants propose to renovate a said to be pre-existing 1005+ single-
family dwelling in order to correct structural issues and to convert a portion of the first
floor of the structure to a carriage house providing parking for two (2j vehicles on site,
where no parking is currently available. Said renovation may entail increases in the
elevation of the structure within the setback areas without coming any closer to the lot
lines. The Locus is non-conforming as to lot size, with the I.ot having an area of 1590±
square feet in a district that requires a minimum lot size of 5,000 square feet; as to
ground cover ratio with the Lot containing 1005± square feet of ground cover with a
63±~ ground cover ra#io, in a district that allows a maximum ground cover ratio of 30°k
fox undersized lots; and as to setbacks, with the stxucture being sited Less than the
xequired five (5) feet from the westerly and easterly side yard lot lines and at zero feet
from the rear yard lot line at its closest points; and as to parking, with the Lot currently
providing no on-site parking spice for the dwelling.
The premises is Located at 1 RAY'S COURT, Assessor's Map 42.3.1, Parce151.
The property is zoned Residential - OId -Historic.
2. The Board's findings are based upon the Application papers and
testimony received at the meeting on Friday, August 14,1998, from abutters and the
Applicants' representatives. One (1j letter in support of the application was received
from an abutter. The Planning $oard made no recommendation as the matter was not
of planning concern.
8-28-1998 3:57PP~1 FROM MELISSA PHILBRICK 5t~82285155
P. 7
3. The proposed project will involve a substantial renovation and reconstruction
of the existing structure, including without limitation a new foundation, a new~oof
with a steeper pitch, and the conversion of a portion of the structure to garage/storage
space. Elevation drawings of the proposed project, as approved by the Historic
Districts Commission (Certificate of Appropriateness No.3z~bb5), were submitted at the
public hearing. The new roof pitch may mean that portions of the structure within the
setback are made slightly higher as a result of the construction. Abutters to the property
expressed concern about the time of the year that exterior renovation could occur given
the densely settled nature of the neighborhood. The Applicant expressed a willingness
to endeavor to minimize any stzeet blockages. The project will not inczease the existing
non-conforming ground cover and will provided needed structural repair to this pre-
1972 dwelling. The conversion of a portion of the structure to a carriage house for
garage-type uses (two interior parking spaces) will alleviate She existing lot's non-
conformity as to parkiung; the single-family dwelling use wil aintained. To resolve
the egress issues relating to the carriage house, the Board relied on the parking space on
the adjacent property (3 Ray's Court -see ZBA File No. 073-98) to serve as functional
parking from a zoning perspective for this property.
4. Therefore, the proposed changes will benefit the neighborhood by
rehabilitating an existing dwelling in a historically appropriate manner and increasing
the ability to garage vehicles off the public streets. Based upon the information
presented at the hearing, the Board finds that (a) the existing single-family dwelling on
the property, non-conforming as to ground covet, setback and parking predates 1972,
{b) the proposed project will entail a slight intensification of the setback intrusion by
raising the roof pitch within the setback, and (c) the proposed project is not
substantially more detrimental to the neighborhood than the existing non-conforming
structure.
4. Accordingly, based upon the foregoing findings, the Board hereby
GRANTS, by a unanimous vote in favor, the requested Special Permit under Nantucket
Zoning By-law Section 139-33A to allow the renovation and reconstruction of the
structure as proposed, upon the following conditions:
a. The dwelling shall be renovated and constructed substantially as shown on
the plans approved by the Historic District Commission (Certificate of
Appropriateness No. 32665);
b. No exterior construction shall. occur between May 15~ and CJctober 20~ of
any given year; and
c. In the event this property is conveyed separately from Three Ray's Court (see
ZBA File No. 73-8£~), one (1} of the two (2) parking spaces provided on that
property as a result of the relief granted in Z$A File No. 7'3-88 shall be
dedicated for use by this property and an easement to that effect shall be
8-28-1998 3:57PM FROM MELISSA PHILBRICK 5082285155
gxanted at the time of such conveyance and recorded at the Nantucket
County Registry of Deeds.
Dated: ~ 7.998
antucket, MA
RECEIVED
TOWN CLERK'S OFFICE
NANT~ er~~T r n n X2554
AUG 3 1 1998
~5~.
CLERK:
Dale Waine
inid~arl~. Williams
~V-~. ~~~
William Hourihan
Nancy vern -
(? ' ~'~t/
Mic 1 'Mara
P. 8
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, AUGUST 14, 1998, in the CONFERENCE ROOM,
TOWN ANNEX BUILDING, 37 WASHINGTON STREET, Nantucket, Massachusetts,
on the Application of the following:
HARVEY C. JONES, JR., AND BARBARA E. JONES, TRUSTEES OF RAY'S COURT
REALTY TRUST
BOARD OF APPEALS FILE N0. 072-98
Applicants are seeking a SPECIAL PERMIT under Nantucket Zoning
By-Law §139-33A (alteration/expansion of a pre-existing/non-conforming
structure/use). Applicants propose to renovate a said to be
pre-existing 1005+ square-foot single-family dwelling in order to
correct structural issues and to convert a portion of the first floor
of the structure to a carriage house providing parking for two (2)
vehicles on site, where no parking is currently available. Said
renovation may entail increases in the elevation of the structure
within the setback areas without coming any closer to the lot lines.
The Locus is non-conforming as to lot size, with the Lot having an
area of 1590+ square feet in a district that requires a minimum lot
size of 5,000 square feet; as to ground cover ratio with the Lot
containing 1005+ square feet of ground cover with a 63+~ ground cover
ratio, in a district that allows a maximum ground cover ratio of 30%
for undersized lots; as to setbacks, with the structure being sited
less than the required five (5) feet from the westerly and easterly
side yard lot lines and at zero feet from the rear yard lot line at
its closest points; and as to parking, with the Lot currently
providing no on-site parking space for the dwelling.
The Premises is located at 1 RAY'S COURT, Assessor's Map
42.3.1, Parcel 51. The property is zon Re 'dential-O1~-.~-Iistoric.
~a~ ~
Dale W. Waine, Chairman
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR (C,~THCR
1
ALTERNATIVE FORMATS.
(.SORr_~~=721 ~. _ .
FOR ASS~ISTANC;~ t,,ALL _ _.__ __
G~ Oo f~~
BoA Form 1-89 N~INTUCKF.T ZOi1ING BOARD OF APPEALS
TOWN AND COUC7TY BUILDING
NANTUCKET, MA 02554
APPLICATION FOP, P.ELIEF
Date% _ /
Case No. ~~-7('~~
Owner's name(s): Harvey C. Jones. Jr., and Barbara E. Janes, Trustees
Ri~y's Court Realty Trust
Mailing address: 2121 P7~verly Street, Palo Alto, CA 94301
Applicant's Name: Same
Mailing Address: Same
Location of Lot: Assessor's map and parcel no._42,3.1 Parcel 51
Street Address: 1 Rav's Court
Registry Land Court Plan
Date lot acquired: il/1~/27 Book/Page 554/089 Zoning district ROH
Uses on lot - commercial: None X or MCD?no
- number of: dwellings 1 duplex- apartments rental rooms
Building date(s): all pre-8/72? ~P_S or
Building Permit appl.NOS.
C of 0?
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 x 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 order' appealed. OK to attach addendum=:
See Addendum A attached
Items enclosed as part of this Application: order'- addendum= x
Locus map x Site plan x showing present x +planned ~: structures
Floor plans present- proposed- elevations- (HDC approved )
Listings lot area x frontage x setbacks x GCR x parking data x.
Assessor-certified addressee list 4 sets- mailing labels 2 sets-
$200 fee payable to Town of Nantucket proof'_'cap' covenant
'(If an appeal, ask Town Clerk to send Bldg Comr's record to BoA.)
I certify that the requested information submitted is substantiall}•
complete and true to the best of my knowledge, under the pains and
penalties of perjury.
'S COURT RE LTY TRUST
SIGNATURE: By: Attorney/Agent }:
Melissa D. ilbrick, its attorney
' I n wn r r w r' rn n 1 r f f h i
FOR B OFFICE USE
Application copies re e d: 4 or_ fo BoA on /_ _ by
One copy filed with Town Clerk on~/~Luby complete?~
One copy each to Planning Bd and Building D pt~ /~y ~~
$200 fee check given Tow reasurer~~77o ~ b waived?
Hearing notice posted/~ailedL/ I&M~/~/~ v/~Q~
Hearing(s) on_/_/_ cont'd to_/_/_, _/_/_ withdrawn?_/,_/_
Decision due by_/_/_ made-/_/_ filed TC_/_/_ mailed-/_/_
See related case
lawsuits
other
/** all faith proper sign-offs; 13875-9~ open pe rnut for ongoing
renovations.
Addendum -One Ray's Court
The Applicant seeks a Special Permit under Section 139-33A for the
renovation of the existing dwelling. The Lot consists of approximately 1590
square feet and the dwelling, which predates 1972, is validly non-conforming as
to ground cover ratio (63%) and setbacks on both sides and to the rear. A
progress print from Nantucket Surveyors showing existing conditions is
attached. Major renovations are proposed to correct structural issues and to
convert a portion of the first floor of the structure to a carriage house providing
parking for two cars (no parking is currently available on the site). The existing
structure is a two story building with tower, but there may be changes to the roof
pitch required as a result of the renovation that necessitate very slight increases
in the elevation of the structure within the setbacks. Existing elevation drawings
are attached and proposed elevations will be available for the public hearing.
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~•.t~PLICA.2lT }='UR. F?E:LIEF (SF:~E!--) :--~-~~`S~ P~I I Y~[j~~ -
~'•~ D E? E S S O r P I? O G E E? T Y: ~ e L~sC. G(._ (~L ~'~FJa- ~ S C-p 1.~.~~
~•.SSESSOR' S [-IAP/P~:RCEL : 'j~~• 3. ~ - S~ '~' J
LIST OF P~-.I?TIES II•ICLtTDIi~IG ~.DDRESSES
* (0° SEE ATTACFiED )
I certify that the foregoing (or the attached ) lists x.11 persons,
natural or legal, ~•;ho are o~anez"s of abutting property, o~.::~:ers of land
directly opposite on any public or private street or t•.a}•; and abutters c
the abutters and all other land o~:.ners ~•tithin three hun:i~-"i feet of the
property 1.1T1e of Oc~tner's property, as they (and their ada_-ess) appear o:.
the IlIOSt recent applicable tax list [par I•i.G.L. c. BOA, §11 and Zoning C
Chapter 139, §139-29D(2)).
~Igla~ ~o ~
Date Assessor's Office
TOtiZ Of !'~IZI1tL1C}Cet'
*PiOTE: Applicant (Petitioner) should lllClud°_ c~tith the 1~:. for which ~~
rr-'llet 1S SO:IC,J'tlt, a[Zy C:OR~(ilOlll~'-O~rtll°~ abuttlllg' lOtS ~~tillCi`. T'.'._ght }JeCORI°_
involved iIl the coning Rlatter. List map an 1 parcels fog e~.ch abutter
Sut~;ni.tted b~•: I.1•~lissa D. Philb:•i,'";. Attorna~'
i~~ ~..
07/69/98 TGIJN OF NANTUCKET
10:59:1. CSBiER'S MAILIriG ADDRESS LIST
h!ap Blor,k Lct C~•ner's/Co-Gsmer's Name Mailing Adr:ress/City State Zip P rr,~er ty Location
4?3i CGSG CARLISLE HE`IR'( COFFItI JR 8 MIL 3221 GARFIELD ST FIE'J 0075 FIAItI ST '
,
V14SHINGTON DC 20002
4231 Oi13 F'_.4?SAGA,"I k0°ERT M 00'.3 E~ACOrI HILL RG 0004 LI9E P,T! 5T
PT WASHIriGTON rIY 11050
4231 0227 RIJBiM „'cFFRE'f S J: CYNTHIA A ?0 60X 1078 6073 MAI^I ST
SOUTHPORT CT 05490
4231 0155 A??LEY !1aRIANrJ H UrJI ~ tJ E06 0069 tlatr: S.
221 MT AUBUP,N STREET CAMBRIGGE MA 02132
4231 6198 PACIFIC NATIGrJAL BA?JK °0 EJ:( i°:0 00.55 MAIN ST
ri,.NTUCKET t<A 02554
4231 0197 Pa~iFIC NATIONAL BANK PO Box 1856 0055 MAIN ST
NANTUCKET MA 02554
4031 OC54 DEJGMGE RLICE G ETAL 0103 PROSP"cC7 ST COG9 RAYS CT
FITCH3URG NA 01420
4231 Of,55 JOtJES HARVEY C JR & BARBARA TR 2121 4,'AVERLEY ST 6078 MAIN S-
PALO ALTO CA 94301
4231 0111 PETE?S SHIRL'cY M TRUSTEE 17 rA.iR ST OG75 M?.liJ ST
THE PETc"RS NOMINEE TRUST NANTUCKET MA 02554
4231 0".10 PETERS SHI?LEY CG'.7 Fain ST 075R MAirl ST
QAN-L'CKET KA 025:4
2.231 0053 h:CHL'GH JEANtJ_ M ETAL 0:,05 RAYS CT 0005 RAYS CT
r1RSTUCKET MA 02554
4231 0052 JOFES HARVEY & EAR3ARA TP.STS 2121 4;.4'/ERLY S" OG03 RAYS CT
k.4YS COURT REALTY TRUST PALC ALTO CA 94301
4231 0109 FOLEY ELLEM M 250 SOUTH OCEAN BLVD 0074 MAIN ST
60CA RATGri FL 33432
42~i 0051 JONES HARVEY Ji EARBARA TRUSS 2121 WAVEP,LY ST 0001 RAYS CT
RAYS COURT REALTY TRUST PALO ALTO CA 94301
431 0108 WALKER MARY F 0005 FAIP, ST OG05 FAIR ST
NANTUCKET MA 02554
423i Ci522 OS3CN JOHN F 6 LEE ANDREA 9 hJJCERS LArJE 00~~3 FA.i3 ST
r:AriTUCKE ~ t^a 0255'.
4231 ~C50 hJAriT'JCKET HISTORICAL ASSN PO 5JX 1616 OG07 FGi'n ST
?IaNTUCKET Ma 62554
423" 0152 V1'fTF'ZES WAYNE OG79 F.ICE RD 0072 MAIN Si
W4YLAND MA 01778
4231 Oi521 6'YTRZES IJAYME E SANDRA E GC7ri RICE P.D OCO1 FAIR ST
WAYLAND MA 01778
4231 0190 MURRAY REAL ESTATE TRUST PO 60X 839 6062 MAIN ST
C/0 MU ^n RAY PHILIP C TR NANTUCKET MA 025>4
4231 0220 MURRAY REAL ESTATE TRUST PO 60X 839 0050 MAIN ST
C/0 MURRAY PHILIP C TR NANTUCKET MA 02554
4231 0195 LOCHTEFELD JOHN F & JUDITH R T OC72 OREGON RD OOG4 FAiR ST
FOUR FAIR ST NOMINEE TR PEEKSKILL NY 10555
4231 02191 HOLLAND HUDSCN J:R PJ Box 494 G58a M:,_N S"
WOODSTOCK VT 05091
4231 02192 HOLLAND HUDSON JR Po box 494 0585 MAIN ST
V100DSTOCK VT 05091
4231 02193 HOLLAND HUDSCN JR PO BJX 494 0580 MAIN ST
WOODSTOCK VT 05091
4231 02194 HOLLAND HUDSCN JR PJ EoX 494 058D MAIN ST
WOODSTOCK VT 05091
P:,.; `_
MUA;75~ ~-. ,
07/09/93 TJI:N OF NAhJTUCK,ET
10:59:14 OLIFI~R'S MAILING AD DRESS LIST
Map Bloc'! Lct OG;ner's/Co-OUner's Name Mailing Address/Ci ty Sta te Zip Property Location
4231 G2195 HOl_LA.^ID HUDSO'1 JR PJ P.OX x.94 G52E M:.IAI S T
,
WOODSTCCK VT G>0il
4231 C14i MYEP.S PAMELA LYNN OG'05 ORANGE ST GJ05 GRANGE ST
\A.~TUCK~T MA 625:4
4231 G151 PASILEY FP.EL`cR:C A G~CO4 FAIR ST COOS F<IR ST
NANTUCKET MA G25.
4231 01G7 COLETTI ELLEN BSEEN 3 FAiR ST 0008 FAIR ST
NANTUCKET MA 02554
421 0150 DOYLE CATHERINE & CHARLF_S E FO BOX (A1 0009 ORAPIGE 5T
KULII•I LAURA NANTUCKET MA 02554 -0401
4231 010: UNITARIAN CHURCH ECX i023 G011 ORG,hiGE ST
Na.NTI!cKET r!A G2554
4231 G1C5 UMITARIAhI CHURCH RECTORY PO BOX 1023 C010 FAIR ST
NANTUCKET MA 0254
4231 C0~9 ST. PAULS EPISCOPAL CHURCH ?G BCX 27~ 0014 FAIR ST
i\ANT~CKET t1A G255~
4231 0043 MESCAL LISA ANN 51350 EAD HOP;B'JRG OG13 ORANGE ST
HEINRICH-VON-KLEIST STRASSE 30 G~RhIANY
4232 0001 HARRIS DONALD C & BEVERLY C62 LObiER LM OOJB RAYS CT
6ERLIN CT 06037
4232 0002 S'(LVIA RICHARD S & ROBERTA F FO EGX 1C49 0005 PAYS CT
NANTUCKET MA 02554
4232 G003 CORING LINDA PO EOX 1359 OOJ4 P.P.YS CT
NANTUCKET t"A 02554
4232 00041 HOLMES LEE ~ VICTORIA COGS FAIR ST 0001 MOOERS LN
NNTUCKET MA C254
4232 0004 HOLMES LEE OOG9 FdIR S' CG09 FP.IR ST
N.~NTUCKcT MA G2554
4232 C061 STEVENS BARBARA D 4 CLD OUIDNET F1I LK RTE CCv9 1100ERS LN
NANTUCKET MA G2554
4232 CC52 MORR?SON ELIZABETH S TR PO 50X 9767 0007 MGOERS LN
ARNOLD MD 21012
422 0013 ROTANDO LYNN A 112 MGUNT VERNON ST OOiS ORANGE ST
EOSTON MA 02103-121>
=.232 0005 ST PAULS EPISCOPAL CHURCH EJ~ 27c 0015 FAIR ST
NANTUCKET h1A OZ554
4232 CGCS ST PAULS EPISCOPAL CHURCH 60a 278 6018 FAIL ST
hiA'r1TUCKET MA 02554
4232 0065 ST PAULS EPISCOPAL CHURCH Of hl PO BOX 278 OG20 FAIR ST
NANTUCKET MA 02554
4232 0129 VAUGHAN EDll4RD FOLEY PO BGX 659 OJ15 FAIR ST
NANTUCKET MA 02554
4232 Oi2d 610LFE RICHARD C PO BOX 778 G001 SC'r.00L ST
NANTUCKET MA 02554
4232 Oi25 HEARS MARY G 11 IJELCH ROAD OCG3 SCHCOL ST
BOSTON MA 02140
4232 0064 THE SHIPS INN NANTUCKET C013 FAIR ST 0013 FAIR ST
LIMITcD PARTNERSHIP Na:"ITUCKET hIA 02554
4232 0124 GILLESPIE ANN H EST OP 60X 98~ 0007 SCHOOL ST
C/0 NANTUCKET SAVINGS NANTUCKET MA 02554
42:2 0063 KIENDL PHILIP R ~ AUDREY PO BOX 817 0011 FAIR ST
NANTUCKET MA 02554
PAGE i
MU~S7:^
77/09/98 TOWN OF NANTUCKcT
10:59:14 O'.1NER'S MAILING ADDRESS LIST
Map Block Lct Owner's/Co-Owner's Plame Mailing Address/City State Zip Property Lc cation
4232 0060 ODEGAARD REBECCA MACKEN"LIE 1 FIFTH AVE APT 9-G 0006 PI!1= ST
,
NEIJ YORK Nf 10003
423'. C027 *SLOVER DOROT:-!'( D 875 FIFTH AVE APT 19E 0077 MAIN ST
NEW YORK tIY 10021
4234 0070 TAYLOR C HAROLD JR E WILLAP.S B 33 GUAISE RD 0006 WALNUT L!;
J1 WALS-! JIJLI_T S ^IANTUCKET MA 02554-4201
4234 OC71 BROWMLEE DAB/ID A E SUSAN H 6331 EDGERTON AVE C081 MAIM S'
PITTSBURG PA 15208
4234 0072 KUESTEP, GEERI E 58:5 CHRISTMAS LAKE P,CAD 0:.83 MAI!J ST
SHOREWOOD M!! 5:331
4234 0027 DEJONGE ALIC= G ETAL G103 FROSPcCT CT 0082 MAIN ST
FITCY.BURG M;. C1420
5233 C020 LUCKS JOH!J E JR E CHERYL E 1>2 hJ DREXEL 0084 MAI."J ST
BEXLEY CH 43209
4233 0021 CONGDON THCMAS JR E CONSTA^JCE 4 PINE ST OOC4 PINE ST
NANTUCKET MA G25~4
PAGE 5
MUA57;': ~ ,
NUh1_ER OF RECOP.DS = 60