HomeMy WebLinkAbout013-12 2 Chester St/30 N. Water St. Tuge U. KoseatacTOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
APPLICATION
Fee: $300.00 File No.
Owner's name(s): Tutee U Koseatac
Mailing address: c/o Reade Gullicksen Hanley and Gifford LLP
Phone Number: 508 - 228 -3128 E -Mail: SLC(cDreadelaw.com
Apphcant's naine(s):
Mailing Address: 6 Youngs Wad Post Office Box 2669, Nantucket Mass. 02584
,Phone Number:
E -Mail:
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Locus Address:2 Chester St. /30 N. Water St. Assessor's Map /Parcel: 42.4.3 -20 and 21.
Deed: 743 -161 Plan.: none, as of filing Zoning District: ROH
Uses on Lot- Commercial: 1 lodging house with 8 bedrooms
Residential: Number of dwe]]ings 1 dwelling, Duplex no Apartments-0.
Date of Structure(s): all pre -date 7/72 no or The guest house and the studio pre-
date 1955 the dwelling is post -1972.
Building Permit Numbers: 8106 -91 (repair.), (dwelling); 1067 -00 (add windows);
245 -00 (shingle); 114 -02 (garage conversion to studio); and 282 -03 (windows and
interior changes).
Previous Zoning Board Application Numbers: _086 -87 003 -80, 026 -96, 035 -00, 17 -05
2 Fairgrounds Road Nantucket Massachusetts 02554
508 - 228 -7215 telephone 508 - 228 -7298 facsimile
State below or attach a separate addendum of specific special permits or variance relief
applying for:
On January 23, 2012, the Nantucket Planning Board will hear an application to
endorse a plan for the subdivision of the locus known both as 2 Chester Street and 30
North Water Street into two separate lots (see Plan attached). Since the structures on
the newly created Lots were each in existence prior to the adoption of the Subdivision
Control Law in Nantucket in 1955, this subdivision will be done as an Approval Not
Required plan pursuant to MGL c. 41 §81L. To the extent necessary, Applicant is
seeking relief by Special Permit or by Variance, under Nantucket Zoning By -law
Sections 139 -30A (Special Permits), 139 -16C (Exceptions for Yards) and 139 -32
(Variances) from Sections 139 -16A (Intensity) and 16D (Regularity), to validate the
existing conditions for the lots, and to confirm them as separately marketable and
buildable.
Prior to the subdivision, the locus, which is in the Residential Old Historic (ROH)
zoning district, was 8,809±SF where 5,000 SF is the minimum requirement. The new
lots are 1) 5,285 ±SF and 2) 3,424 ±SF where 5,000 SF is the minimum requirement.
Lot 1 contains a two -story dwelling built after 1972 (provided for in file 26 -96)
with 1,234 ±SF ground cover. It also contains a two -story studio, formerly a garage,
that pre -dates 1955 and was altered in 2002 (provided for in file 35 -00), with a
ground cover of 411::LSF. The lots has a total ground cover of 1,645:�:SF, or a ground
cover ratio of 31 % where 50% is allowed. Lot 1 has a regularity factor of 0.26 where
0.55 is required. The dwelling is conforming to all setback requirements. The studio
is as close as 2.2 feet to the westerly /side lot line where 5.0 feet is the minimum
required. It is as close 2.0 feet of the new easterly /side lot line where 5.0 feet is the
minimum required. It is as close as 4.6 feet to the southerly /rear lot line where 5.0
feet is the minimum required. Lot 1 provides two off street parking spaces
(permitted and under construction) where only one is required.
Lot 2 contains a lodging house (a nonconforming use that predates the adoption of
the Zoning By -law in 1972) with eight guest rooms (one is a one - bedroom suite
which has varied in use as a manager apartment and guest space), but it is not a
dwelling. It is 1,542 ±SF of ground cover for a ground cover ratio of 45% where
50% is allowed. It is as close 4.3 feet of the new easterly /side lot line where 5.0 feet is
the minimum required. It is as close as 1.0 feet to the westerly /side lot line where 5.0
feet is the minimum required. Lot 2 provides one off street parking space and no
loading zone; although the commercial use predates the adoption of zoning such that
the parking and loading zone are grandfathered, the loading zone was also previously
waived by Special Permit (provided for in file 26 -96).
Both lots are conforming to all other dimensional requirements.
Applicant proposes no exterior work to any structure.
I certify that the information contained herein is substantially complete and true to the
best of my knowledge, under the pains and penalties of perjury.
SIGNATURE: Tuge U. Koseatac, owner
By:
SIGNATURE:
Steven L. Cohen, her attorney
OFFICE USE ONLY
Application received on:—/ _ /_ By: Complete: Need Copies:
Filed with Town Clerk:–/–/– Planning Board:_ /_ /_ Building Dept.:–/–/– By:_
Fee deposited with Town Treasurer:–LL By: Waiver requested:
Granted:_ /_ /_ Hearing notice posted with Town Clerk:_ /_ /_ Mailed:_ /_ /_
I &M_ /_ /_ &_ /_ /_ Hearing(s) held on:—/—/— Opened on :_ /_ /_
Continued,to:_ /_ /_ Withdrawn:_ /_ /_ Decision Due By:_ /,,_ /_
Made:—/—/— Filed w /Town Clerk:_ /_ /_ Mailed:_ /_ /_
2 Fairgrounds Road Nantucket Massachusetts 02554
508 - 228 -7215 telephone 508 - 228 -7298 facsimile
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JILLA1JA 1il,1-L1L,AaG
Town of Nantucket
Zod-nz Board of Appeals
RECEIVED
BOARD OF ASSESSORS
DEC a8 2011
TOWN OF
NANTUCKET, MA
LIST OF PARTIES rS INTEREST IN THE MATTER Off' THE PETITION OF;
PROPER'TYOWNER..,...0.•.
C/O Reade, Gt111irksen, Hanley & Gifford, r.r,P
^iar�tucket t�A Oti554
PROPEERTY LOCATION .... I ..... °..... G .' . _.T GET
A.S`ESSOF; MATIP1,RCEL.... .......�
SLMi' jjTEI)B�.,Reade, Cull zck.s.en, 'anley..�`.Ciff�arc.....,...
SEE ATTACHED PAGES
1 certify that the foregoing is a list of all persons wlao are owners of abut<iIg
property, owners of land directly opposite on any public oz private gtreet or way;
and abutters of the abutters and all other land owners within 300 fe�n of the
property line of owner's property, as they appear on the most recent applica'ol�e tax
list (M.G.L. c, 40A, Section 11 and Zoning Code Chapter 40A, Section 139 -29B
(Z)•
DATE �
SSESSOR'S OFFICE
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05/10/2012 10:50 FAX 5082285650 READE GULLICKSE 10001
Fila No. :dl�g - i2 ";'1iii;l;;i
TOWN OF NANTUCKET
BOARD OR APPEALS
NANTUCIMT, NIA 02554
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This agreement to extend the time limit for [he Board ofAppes6 to make a dccisibn, hold a public heasi ig, or
to c ke other action coacern.iag zlic application of
'�'l',1• ' I � � �J'7i,1' ';'�;i Prl:a.Jr '71 "-j is r' �':iil :l ij 1' i'h J,ni I "fl i . •nn r !:hlnl�, I , � i'
I. I
Pursuant to the provisions of the Act's of 1987, Chapter 498, amending the Sratc ZoningAet, ChKlirey 40A of
the Mss sadiusetN Genetal Laws, Applicant($) /Pct]tioacr(s) and the Zoning Board oEAppe3ls hereby a� t* CC to
extend the rime hrait
For, a public hearing on the applieauoa
Foe a wiccen decision
O ,}tor other ac do rklli�;Il�! li!:1; !il' +i!i �U��II.!i�l;ii`2.i�i;i' jalill !i,,•rl,iilPi�;,r'�Jnl:,: ,.i "I li ' i .r n'�: I't::;y r. 'r�l' I 4 0�
Such application is:
o An appeal &ooa the decision of any adminisTsadvc official
jd' A petition for a spacial p«n11
,�- A petiti )n far a Variance
O An extension
O A modification
The new time limit shall be on midnight
8 which is not earlier than
a lime ljxyiiC set by statute nr bylaw.
The rlpplicaut (s), artomey, or agent For nca Applicant represented m be duly authorized to act in this Mitter
for the applicant, in executing thus agreement waives any rights under the NslRb7eker. Zoning $p]aw and the
State in ct, as atntmded, to the exica[t t only to the eaten[, iacansistcnt with this agreeracnt-
F r Appheaut (s) /
.: i'ii.i .:h �, i�� .:,•:Ii. . >�
P'or zoning Board of Appeals
1'j!i, >J is r1' )i ; ili'!t��ril;:�i'I. ,I;, ��,•1 I II Inil
Town Clerk Stamp:
Effective Date of Agreerncur.
2 Fairgrounds Road Nantucket ,Massachusetts 02,554
508- 228 -7215 telephone 506 -228 -7298 facsimile
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554 0
APPLICATION
Fee: $300.00 File TPD.
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Owner's name(s): Tuge U. hoseatac
�lailing address: c/o Reade Gullichsen Hanley and Gifford T LP
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Prone Number: 508 - 228 -3128 E- wind: S L C read e1ay✓.ccm
Applicant's name(s):
Mailing Address: 6 Youngs Way, Post Office Box 2669, Nantucket, Mass. 02584
Phone Number:
E -Mail:
Locus Address:2 Chester St. /30 N. Water St. Assessors Map /Parcel: - 42.4.3 and
Deed: 743 -161 Plan.: 2012 -46 Zoning District: ROH
Uses on Lot- Conu- nercial: 1 lodging, house with 8 bedrooms
Residential: Number of dwellings 1 dwelling, Duplex no Apartinents_0_
Date of Structure(s): all pre -date 7/72 no or The cguest house and the studio pre-
date 1955 the dwelling is post -1972.
Building Permit Numbers: 8106 -91 (repair); 168 -99 (dwelling) 1067 -00 (add windows);
245-00 (shingle)• 114 -02 (garage conversion to studio); and 282 -03 ('vindovvs and
interior changes).
Previous Zoning Board Application Nos: 086 -87 03 -80 026 -96; 035 -00, 17-05j'
2 Fairgrounds Road Nantucket Massachusetts 02554
508 -228 -7215 telephone 508- 228 -7298 facsimile
State below or attach a separate addendum of specific special pern-uts or variance relief
appl),ing fora
The locus, which is laiown both as 2 Chester Street and 30 North Water Street,
contains two structures that pre -date the adoption of the Subdivision Control Law in
Nantucket in 1955 and the Nantucket Zoning Bylaw in 1972. On January 23, 2012,
the Nantucket Planning Board endorsed an Approval Not Required plan for the locus
to be divided into two separate lots (see Plan attached) pursuant to MGL c. 41 §81L.
In April 2012 the Since the Aiulual Town Meeting adopted Article 56, which
amended section 139- 33(A)(8) such that the relief previously sought by the Applicant
is no longer needed because the zoning nonconformities that pre -date the adoption of
Nantucket's Zoning Bylaw in 1972 and also the nonconfoi-irlities related to the pre-
existing structures created by the recent division of the land are now both considered
"grandfathered" pre - existing nonconforming features.
The new Lot 1 is 5,385 ±SF the new Lot 2 is 3,424 ±SF, both in the Residential
Old Historic (ROH) zoning district, where 5,000 SF is the minimum rent rement.
Lot 1 contains a two -story dwelling built after 1972 (provided for in ZBA file 26-
96) with 1,234 ±SF ground cover. It also contains a two -story non - dwelling studio,
formerly a garage, that pre -dates 1955 and was altered in 2002 (provided for in file
35 -00), with aground cover of 41 I ±SF. The lot has a total ground cover of
1,645 ±SF, or a ground cover ratio of 31% where 50% is allowed. Lot 1 has a
regularity factor of 0.26 where 0.55 is required. The studio is as close as 2.2 feet to
the westerly /side lot line where 5.0 feet is the minimum required. It is as close 2.0
feet of the new easterly /side lot line where 5.0 feet is the minimum required. It is as
close as 4.6 feet to the southerly /rear lot line where 5.0 feet is the nlinimui7n required.
Lot 1 provides two off street parking spaces where only one is required.
Lot 2 contains a lodging house (a nonconforming use that predates the adoption of
the Zoning By -law in 1972) with eight guest rooms (one is a one - bedroom suite
which has varied in use as a manager apartment and guest space). It is 1,542 =SF of
ground cover for a ground cover ratio of 45% where 50% is allowed. It is as close 4.3
feet of the new easterly /side lot line where 5.0 feet is the minimum required. It is as
close as 1.0 feet to the westerly /side lot line where 5.0 feet is the minimum required.
Lot 2 provides one off street parking space and no loading zone; although the
commercial use predates the adoption of zoning such that the parking and loading
zone are grandfathered, the loading zone was also previously waived by Special
Permit (provided for in file 26 -96).
None of the above requires relief and both lots are conforming to all other
dimensional requirements. Except, however, in the course of surveying this property,
the owner discovered that the studio structure on Lot 1 was extended in 2002, it was
built as close as 4.6 feet to the southerly /rear lot where the minimum is 5.0 feet. This
encroachment was done unintentionally, is not closer than 4.0 feet from the lot line,
and sitting of the structure was reasonably based on a licensed survey. Since the
burden of correcting this minor intrusion substantially outweighs an benefit to an
abutter, the Applicant seeks relief under Section 139- 16(C)(2).
Aauitionally, the Applicant now seeps ieliei unuei Section i »- »lr�Jl`rl and/ Or
by waiver of prior conditions, to change the use of studio from not - for - habitation, as
restricted by prior Special Permit, to residential. When the garage was altered to a
studio, it had a loft that was used for habitation. The restriction on habitation was
placed in the Special Permit for the studio by the ZBA during a prior debate as to
whether a portion of the lodging house should count as the second dwelling or
accessory apartment for this lot, not based on the small alteration of the structure.
However, the lodging house is now no longer on this lot, just one single family
dwelling and the studio. Therefore, such a change should be granted, since Lot 1 now
only has one other dwelling on it, the structure is otherwise compliant with second
dwelling requirements, and the minor setbacks encroaclunents are common and
typical in the old historic area. All moot conditions of prior special permits should be
also released.
es no ° "terio - work to anv structure at this time
I Ipp11liUnt proposes V /ll�l V1 '
I certify that the information contained hereil7 is substantially complete and true to the
best of my lnmowledge, under the pains and penalties of perjury.
SIGNATURE: Tuge U. Koseatac, owner
By:
SIGNATURE:
Steven L. Cohen, her attorney
OFFICE USE ONLY
Application received on:_ /_ /_ By: Complete: Need Copies:
Filed with Town Clerk:—/—/_ Planning Board:–LL Building Dept.:_ /_/_ By:
Fee deposited with Town Treasurer:–/–/_ By:_ Waiver requested:
Granted:_ /_ /_ Hearing notice posted with Town Clerk:–/–/— Mailed:—/—/—
I &M_ /_ /_ &_ /_ /_ Hearing(s) held on:_ /_ /_ Opened on :_ /_ /_
Continued to:_ /_ /— Withdrawn:—/—/— Decision Due B3,:—/—/— Made:_ /_ /— Filed w /Town Clerk:_ /_ /_ Mailed:_ /_ /_
2 Fairgrounds Road Nantucket Massachusetts 02554
508 - 228 -7215 telephone 508 - 228 -7298 facsimile
MAP FOR REFERENCE ONLY
NOT A LEGAL DOCUMENT r ,
The Town makes no claims and no warranties, >>
expressed or implied, concerning the validity or
accuracy of the GIS data presented on this map.
Parcels updated January 1, 2011
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NANTC/CKCT COUNTY R EG)STi2Y OJr SJ�EDS
ASS,EJSOR'S PARCEZ. NO: 42.4.3 - ZO, Z/ "2 CW- c -S7E-R ST, F/8- ZJ 14
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ALLOWABLE G.C.R.:
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PROPERTY LINES SHOWN.ARE TAKEN FROM RECORDED
DEED AND PLAN REFERED TO HEREON. BUILDINGS, MONUMENTS,
ETC. ARE PLOTTED FROM FIELD MEASUREMENTS.
I HEREBY CERTIFY TO THE BEST OF MY KNOWLEDGE
THAT THE PREMISES SHOWN ON THIS PLAN ARE
LOCATED WITHIN THE 97 -c-- ZONE AS DELINEATED
ON THE "FIRM' MAP OF COMMUNITY NO. 250230;
MASS. EFFECTIVE: 6 -3 -86 BY THE FEDERAL
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ALLOWABLE G.C.R.:
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PROPERTY LINES SHOWN.ARE TAKEN FROM RECORDED
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ETC. ARE PLOTTED FROM FIELD MEASUREMENTS.
I HEREBY CERTIFY TO THE BEST OF MY KNOWLEDGE
THAT THE PREMISES SHOWN ON THIS PLAN ARE
LOCATED WITHIN THE 97 -c-- ZONE AS DELINEATED
ON THE "FIRM' MAP OF COMMUNITY NO. 250230;
MASS. EFFECTIVE: 6 -3 -86 BY THE FEDERAL
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NANTUCKET SURVEYORS INC.
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NANTUCKET, MA. 02554
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PROFESSIONAL LAND SURVEYORS
SANFORD BOAT BUILDING
49 SPARKS AVENUE
NANTUCKET, MASS. 02554
(508) 228 -8910
SCALE; 1% 10''
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Date: September 14, 2012
To: Parties in Interest and Others concerned with the Decision of
The BOARD OF APPEALS in the Application of the following:
Application No:
013 -12
Owner /Applicant: TUGE U. KOSEATAC
Enclosed is the Decision of the BOARD OF APPEALS which has this
day been filed with 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 a
complaint in Land 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.
cc: Town Clerk
Planning Board
Building Commissioner /Zoning Enforcement Officer
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME LIMIT
AND WILL EXPIRE IF NOT ACTED UPON ACCORDING TO NANTUCKET ZONING
BY -LAW SECTION 139 -30 (SPECIAL PERMITS); SECTION 139 -32
(VARIANCES). ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD
OF APPEALS OFFICE AT 508 - 228 -7215.
Edward
S.
Toole,
Chairman
cc: Town Clerk
Planning Board
Building Commissioner /Zoning Enforcement Officer
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME LIMIT
AND WILL EXPIRE IF NOT ACTED UPON ACCORDING TO NANTUCKET ZONING
BY -LAW SECTION 139 -30 (SPECIAL PERMITS); SECTION 139 -32
(VARIANCES). ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD
OF APPEALS OFFICE AT 508 - 228 -7215.
NANTUCKET ZONING BOARD OF APPEALS
2 Fairgrounds Road
Nantucket, Massachusetts 02554
Assessor's Map 42.4.3, Parcels 20 and 21
Residential Old Historic
DECISION:
2 Chester Street / 30 North Water Street
Deeds Book 743, Page 161
Plan No. 2012 -46
1. At a public hearing of the Nantucket Zoning Board of Appeals, on Thursday,
August 9, 2012, at 12:00 P.M., at 4 Fairgrounds Road, Nantucket, Massachusetts, the Board made
the following decision on the application of TUGE U. KOSEATAC c/o Reade, Gullicksen,
Hanley and Gifford, LLP, 6 Young's Way, PO Box 2669, Nantucket, Massachusetts 02584, File
No. 013 -12:
2. The Locus is is zoned Residential Old Historic. It is comprised of two recently
divided lots situated at 2 Chester Street and 30 North Water Street, and is shown on Nantucket
Tax Assessor's Map 42.4.3 as Parcels 20 and 21. Current ownership is recorded at the Nantucket
County Registry of Deeds in Book 743, Page 161. Lot 1 is 5,385 ±SF and Lot 2 is 3,424 ±SF,
where 5,000 SF is the minimum requirement.
Lot 1 contains a two -story dwelling built after 1972 (provided for in ZBA file 26 -96)
with 1,234 ±SF ground cover. It also contains a two -story non - dwelling studio, formerly a
garage, that pre -dates 1955 and was altered in 2002 (provided for in file 35 -00), with a ground
cover of 41 I ±SF. The lot has a total ground cover of 1,645 ±SF, or a ground cover ratio of 31%
where 50% is allowed. Lot 1 has a regularity factor of 0.26 where 0.55 is required. The studio is
as close as 2.2 feet to the westerly /side lot line where 5.0 feet is the minimum required. It is as
close 2.0 feet of the new easterly /side lot line where 5.0 feet is the minimum required. It is as
close as 4.6 feet to the southerly /rear lot line where 5.0 feet is the minimum required. Lot 1
provides two off street parking spaces where only one is required.
Lot 2 contains a lodging house (a nonconforming use in this district that predates the
adoption of the Zoning By -law in 1972) with eight guest rooms (one is a one - bedroom suite
which has varied in use as a manager apartment and guest space). It is 1,542 ±SF of ground
cover for a ground cover ratio of 45% where 50% is allowed. It is as close 4.3 feet of the new
easterly /side lot line where 5.0 feet is the minimum required. It is as close as 1.0 feet to the
westerly /side lot line where 5.0 feet is the minimum required. Lot 2 provides one off street
parking space and no loading zone; although the commercial use predates the adoption of zoning
such that the parking and loading zone are grandfathered, the loading zone was also previously
waived by Special Permit (provided for in file 26 -96).
None of the above requires relief and both lots are conforming to all other dimensional
requirements. However, when the studio structure on Lot 1 was extended in 2002, it was built as
close as 4.6 feet to the southerly /rear lot where the minimum setback is 5.0 feet. This
encroachment is not grandfathered.
1
Applicantion is for Special Permit relief pursuant to Nantucket Zoning Bylaw Section
139- 16.(C)(2) (unintentional setback intrusions) to validate the location of the structure sited as
close as 4.6 feet from the side yard setback in a zoning district that requires a five (5) foot side
yard setback. Additionally, the Applicant is requesting Special Permit relief pursuant to
Nantucket Zoning Bylaw Section 139- 33.A.(4) (alteration of preexisting nonconforming
structures) in order to change the use of the studio from not - for - habitation to a residential
dwelling. The Locus has the benefit of the Approval Not Required Plan endorsed by the
Planning Board on January 23, 2012 that divides the Locus into two lots, Lots 1 and 2 as shown
on Plan 2012 -46. Although the division of this land created many zoning nonconformities, they
are allowed under MGL c. 41 §81L and deemed to be pre- existing nonconforming by Zoning
Bylaw Section 139- 33(A)(8). The studio, which will be changed to a residential habitation use,
is proposed to be the secondary dwelling on Lot 1. Applicant also seeks release from prior
Special Permit conditions that are, or will be, moot, including those contained in Speical Permits
recorded at the Nantucket Registry of Deeds at Book 550, Page 258 and Book 673, Page 139.
3. The decision of the Board is based upon the application and accompanying
materials, and representations and testimony received at our public hearing. There was no
Planning Board recommendation, on the basis that no matters of planning concern were
presented. There was a letter received in opposition to the original filing of the application. This
letter questioned the legality of the division of the lot under subdivision control and zoning,
which the Applicant addressed. Otherwise, there was no support nor opposition presented at the
public hearing except for the presentation by the applicant's representative.
4. Attorney Steven Cohen represented the Applicant. Attorney Cohen explained to
the Board of Appeals that the Applicant is requesting Special Permit relief pursuant to Nantucket
Zoning Bylaw Section 139- 16.C.(2) (unintentional setback intrusions) and Section 139- 33.A.(4)
(alteration of a preexisting nonconforming structure) in order to validate the location of the
studio on the Locus and to convert the use of said studio to residential, as well as clarification on
the applicability of prior zoning determinations.
In 2002, when the garage was converted into a nondwelling studio it was built as close as 4.6 feet
from the southerly /rear lot line in a zoning district that requires a rear yard setback of 5.0 feet. It
was built pursuant to a valid building permit and the siting of the structure was reasonably based
on a licensed survey. The Applicant is requesting Special Permit relief in order to validate this
minor and unintentional setback intrusion. No objection was made by the abutter.
The Applicant is also requesting that the studio use be converted to residential use pursuant to
Nantucket Zoning Bylaw Section 139- 33.A.(4) as an alteration of the use of a preexisting
nonconforming structure. The Board of Appeals had previously required the studio to be a non -
for- habitation structure because of the manager apartment of the lodging house (now on Lot 2)
and the primary dwelling (now on Lot 1) comprised the two legal dwellings on the Locus.
However, because these structure are no longer on the same lot, the studio can be converted to
use for residential habitation as that secondary dwelling on Lot 1. Relief for the change of use is
E
now only required due to the pre- existing setback encroachments. Applicant also seeks
clarification about conditions in prior zoning determinations, which are now moot or mostly
inapplicable.
5. After discussion among the Board members, the Board finds that the it would be
possible to grant the Special Permit relief for the unintentional setback intrusion and the change
in use from a non - dwelling studio use to a residential habitation use, that this relief will be in
harmony with the spirit and intent of the zoning by -law, that the burden of correcting the
intrusion substantially outweighs the benefit to any abutter, and that granting the relief would not
be substantially more detrimental to the neighborhood than the existing non - conformities on the
Locus. The Board notes that the conditions on this lot and the relief sought in this application
are commonplace in the area.
6. Accordingly, by a unanimous vote of the Board, the Board grants the requested
Special Permit relief pursuant to Nantucket Zoning Bylaw Sections 139- 16.C.(2) and 139 -
33.A.(4) to validate the studio sited as close as 4.6 feet from the lot line as shown on the plan
entitled, "Plan of Land, #2 Chester Street & #30 North Water Street in Nantucket,
Massachusetts," prepared by Nantucket Surveyors, Inc., dated January 9, 2012, filed as Plan No.
2012 -46 at the Nantucket County Registry of Deeds, and attached hereto as "Exhibit A," and
also to allow the change in use of said studio to a dwelling. Further, the conditions placed on the
Locus by prior grants of relief of the Zoning Board of Appeals, are hearby released. Said relief
is granted upon the condition that, unless waived by the Board of Appeals:
A) There shall be no exterior construction between May 15 and October 15 to
construct the studio or convert it to a second dwelling.
B) The maximum ridge height of the studio structure shall be 22 feet, as constructed.
SIGNATURE PAGE TO FOLLOW
3
Dated: �Y4 ( � , 2012
COMMONWEALTH OF MASSACHUSETTS
Nantucket, SS 3 , 2012
On the 1 � day of 2012, before me, the undersigned notary public,
personally appeared one of the above -named members of
the Zoning Board of Nantucket, Massachusetts, personally known to me to be the person whose
name is signed on the preceding document, and acknowledged that 0 /she signed the foregoing
instrument voluntarily for the purposes therein expressed.
Notary Pub ' . 8 &L :'" `'�
My Commission Expires:.
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