HomeMy WebLinkAbout046-12 9 Meadow LaneFee: $300.00
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TOWN OF NANTUCKET
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BOARD OF APPEALS
NANTUCKET, MA 02554
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APPLICATION
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File No.-A-17-
Owner's name(s):Robert B Remar and Victoria A. Greenhood
Mailing address:4 North water Street, Nantucket, Massachusetts 02554
Phone Number:508- 228 -0444 E- Mail:patricia @halstedlaw. com.
Applicant's name(s): same
Mailing Address:
Phone Number:
E -Mail:
Locus Address: 9 Meadow Lane Assessor's Map /Parcel:41 -446
Land Court Plan /Plan Book & Page /Plan File No.: Lot 5, Plan Book 16, Page 96
Deed Reference /Certificate of Title: 1332 /146 Zoning DistrictR -20
Uses on Lot- Commercial: Nonex Yes (describe)
Residential: Number of dwellings Duplex 0 Apartments 0
Date of Structure(s): all pre -date 7/72 or Garage built in 1981
Building Permit Numbers: 1803 -81 for garage
Previous Zoning Board Application Numbers: 050 -80
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:
See attached Addendum
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:
Owner*
SIGNATURE: PnaG z Gc. Applicant /Attorney /Agent*
*If an Agent is representing the Owner or the Applicant, please provide a signed proof of agency.
OFFICE USE ONLY
Application received on: / / By: Complete: Need Copies:
Filed with Town Clerk:_/_/_ Planning Board:—/—/— 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Continued to: %/ Withdrawn:_ /_ /_ Decision Due By:_/ /
Made:-7-7-
ade: / / Filed w /Town Clerk•_ /—/—Mailed:—/—/—
2 Fairgrounds Road Nantucket Massachusetts 02554
508 - 228 -7215 telephone 508 - 228 -7298 facsimile
Addendum
Applicant is the Owner of 9 Meadow Lane, Nantucket,
Massachusetts. Applicant is seeking relief by SPECIAL PERMIT
pursuant to Nantucket Zoning By -law Section 139- 33.A.(l) and
139- 33.A(5). The Locus is nonconforming as to lot size, havig
about 12,905 square feet of lot area in a zoning district that
requires a minimum lot size of 20,000 sq uare
structure is nonconforming as to ground cover ratio, having ground
ground cover ratio of about 13.38° where the maximum
cover ratio is 12.50. The structure is also nonconforming as to
side yard setback, having a side yard setback of 4.8 feet, where
a minimum side yard setback of 10 feet is required. The
Applicant proposes to convert the existing garage space
living space. The construction of the garage space was app roved
by the Nantucket Zoning Board of Appeals in 1980, see Zoning
Board File No. 050 -80. There will be no additional ground cover
added and no further intrusion into the setbacks. The Locus is
situated at 9 Meadow Lane, is shown on Nantucket Tax Assessors'
Map 41 as Parcel 446, is shown as Lot 5 in Plan Book 16, Page
96, and title is recorded in Book 1332, Page 146 at Nantucket
Deeds. The property is zoned R -20.
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THU C*MMONWLALTN or MAaaACNYaiTTa
................ N.an tu. cket ....................... . .......... ............. _.....
r,A M /MM
BOARD OF APPEALS
... «». «.» Aac— ber•..21t...... «...»...19 00
NOTICE OF VARIANCE
C,osedid,esse, K Umited Varimee or SpeeW PWMIt
(G.. Md L., CAaptM 4eA, 8-11— is an Susan ")
Notice is W6117 given that a Conditional or Limited Variance or SP-U1 Permit hiss how granted
....._ .............. ».
....... » ».. »....... ».. ».......
...« ....................................... ............ « »...... « »...... «..
City or
... r..«.«..... • ».«« ««•..« «.«w..FAK/I..�I.M.n. lIN{�i7 %�r� AaM� •
•««.« ......................................... «
•. » ».. lLitX • Hatstucle ex . Board of Appeals alieeting the
bythe Town of«..•.. .... ...............................
rights of the owner with respect to the use of promisee om
Meedow Lane ...» .................. « ....... 1??ltRtm0..1 « « «.... «.»».... «..
city « Tr.r «
the record title standing in the name of
........P. .. R...«G a9gaRbAl l ................................ ........................... «...
«. «.. «......dres Meadow Lana NantRgm. t ....... ........ « « .....
i4414*tA...... ««
whose address is... «....S r «. P"
Lr.w �� Ch. w T.wr
by a deed duly recorded in the ...... ..flpAlkpsrktli».......... County Registry of Deeds in Book
15Z ..Registry District of the Land Court
Certificate No ...... ...........................Book ..... ...........Page................
The decision of said Board is on file wide the papers In Decision or Case
eityc
In the office of the Town Clerk ....... A,Zv..Nitt3.C1AG fi ....•••••.••- ••••••••••••••••••
...
Certified this.2.3rd.day of ....... necemb= .....................19 60,
S�'1•`� � � �� Board of Appeals: �
�� o.iiasJ. ............(J`tClt`Y:... Cbairtnea
w.y,,, , .......Clark
. .....................19........ at.............. o'clock and........ ........................minutes ....N.
........................
................
Received and entered with the Register of Deeds in the County o ..........................
Book........................ Page........................ ArrEsT
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........................ Aegiattr o /.nom.......................
r earded by send Owner,
W11M 10*4 "OWN a WARNS". 'No-- wpuu cw�r... ....
uo
Key 181 PAGE 175
BOARD OF APPEALS
Nantucket, Massachusetts
DECISIONt
At a meeting of the BOARD OF APPEALS held Wednesday,
December 17, 1980, at 3:30 P.M., at the Town and County
Building, Nantucket, in the matter of the application of
DAVID COC4 ESHP_LL (050 -80), after due deliberation, the
Board found:
This is an application for relief from the ground
ii.
coverage requirements of Section V of the Zoning By -Law
to permit the erection of a garage on a lot on Meadow
!Lane in a district zoned Residential II. The Petitioner
!acquired the lot in 1967 before the effective date of
!the By -Law and now requires a garage to keep his car and
,;Other property from exposure to the weather.
f12. This lot is located on the edge of Town in a
thoroughly residential area of year -round homes, most ofl
which are furnished with garages. The present lot is
!12,904 square feet in area. Plans have been submitted
to the Building Inspector which indicate the proposed
garage will somewhat exceed the allowable ground cover.
The lack of a garage will cause the Petitioner personal
!land financial hardship due to wear and tear on his
property, lack of security and diminution of value of
their property. The Board finds that due to the limited
! size of their building lot, there exists a hardship which
eis not common to other properties in the district and
that relief may be granted without detriment to the
public good and without substantially derogating from
lithe purpose of the By -law.
�I3. For the reasons set forth, the petition for a variance
j, from the around cover requirements of Section V of the
�!By -Law in order to permit the erection of a garage on
ILot 5, Meadow Lane, is granted by unanimous vote.
I I
i BOARp -pF APPEALS
NANTUCKET COUNTY. .;�.
Receivedand Entered
Attest MA4'2
06 PM
VegMW
Town of Nantucket
Zoning Board of Appeals
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
f
PROPERTY OWNER..... %` ;% r :....% :.r '. /! ....................
MAILING ADDRESS........
PROPERTY LOCATION......... .: ............... ...............................
i; I , - .
ASSESSOR MAP/PARCEL ....... .1 .`.r. f ... ............................... .......
SUBMITTED BY.....: J.�::` .4 ...............'......... .............................
SEE ATTACHED PAGES
I certify that the foregoing is a list of all persons who are owners of abutting
property, owners of land directly opposite on any public or private street or way;
and abutters of the abutters and all other land owners within 300 feet of the
property line of owner's property, as they appear on the most recent applicable tax
list (M.G.L. c. 40A, Section 11 and Zoning Code Chapter 40A, Section 139 -29B
(2)'
E
XSSESSOR'S OFFICE
TOWN OF NANTUCKET
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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: 046 -12
Owner /Applicant:
ROBERT B. REMAR AND VICTORIA A. GREENHOOD
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.
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 41, Parcel 446 Lot 5, Plan Book 16, Page 96
9 Meadow Lane
Residential — 20 Book 1332, Page 146
DECISION:
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 ROBERT B. REMAR AND VICTORIA A.
GREENHOOD, c/o Patricia Halsted, Esq., 4 North Water Street, Nantucket, Massachusetts
02554, File No. 046 -12:
2. Applicants are requesting Special Permit relief pursuant to Nantucket Zoning Bylaw
Section 139- 33.A.(1) and (5) (alteration of preexisting nonconforming structure) in order to alter
the preexisting nonconforming structure by converting the existing garage space into living
space. The structure is nonconforming as to lot size, having about 12,905 square feet in a zoning
district that requires a minimum lot size of 20,000 square feet. The structure is also
nonconforming as to ground cover ratio and side yard setbacks, having a ground cover ratio of
about 13.38% in a zoning district that allows for a maximum ground cover ratio of 12.5% and is
sited as close as 4.8 feet from the side yard setback in a zoning district that requires a minimum
side yard setback of ten (10) feet. There will be no change in ground cover as a result of this
alteration. The Locus is situated at 9 Meadow Lane, is shown on Nantucket Tax Assessor's Map
41 as Parcel 446, is shown as Lot 5 in Plan Book 16, Page 96, and is recorded at the Nantucket
County Registry of Deeds in Book 1332, Page 146. The site is zoned Residential — 20.
3. Our decision is based upon the application and accompanying materials,
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 were no
letters in favor of or in opposition to the application.
4. Attorney Patricia Halsted represented the Applicants. Attorney Halsted explained to the
Board of Appeals that the Applicants would like to change the use of the existing garage to a
residential use. It was further explained to the Board that Special Permit relief in order to change
the use of the nonconforming structure would be inappropriate in this instance because the
structure has the benefit of a Variance (ZBA Decision No. 050 -80) to allow the construction of a
garage sited in the setback. Although the structure is nonconforming as to ground cover ratio
and side yard setbacks, having a ground cover ratio of about 13.38% in a zoning district that
allows for a maximum ground cover ratio of 12.5% and is sited as close as 4.8 feet, the recorded
Variance allowing the construction of the garage does not result in the structure being preexisting
nonconforming. It was determined that proper relief would be to ask for a modification to the
existing Variance to allow for the garage to be used for human habitation. The Board and Staff
concluded that even though the relief now requested is different than what was noticed, the
1
requested modification is no more intense a use than the originally noticed Special Permit.
Therefore, any interested abutters would be on notice that the Applicant is requesting to alter the
garage to habitable space even if this alteration is done by modification to the existing Variance
rather than by Special Permit. Attorney Halstead also added that there would be no structural
change and no exterior changes to the structure as a result of the relief requested. Attorney
Halstead also noted that in addition to the structure on the Locus being nonconforming, the lot is
preexisting nonconforming as to lot size, having about 12,905 square feet in a zoning district that
requires a minimum lot size of 20,000 square feet.
5. After discussion among the board members, the board finds that the proposed
change in use from garage to residential will be in harmony with the spirit and intent of the
zoning by -law and will not be substantially more detrimental to the neighborhood than the
existing non - conformity on the locus. The Board advised the Applicant that any structural
changes to the garage /new residence as a result of this change of use may require additional
relief from the Board of Appeals.
6. Accordingly, by a unanimous vote of the board, the board grants the requested
modification to Variance No. 050 -80 to allow the conversion of the garage use to a residential
use as shown on the plan entitled, "Mortgage Plot Plan, in Nantucket, MA," prepared by Bracken
Engineering, Inc., dated May 24, 2012, attached hereto as "Exhibit A" with the following
condition:
a. That there shall be no exterior massing change to the garage without further
relief from the Board of Appeals.
SIGNATURE PAGE TO FOLLOW
2
Dated: �� l� , 2012
Nantucket, SS
St,�U 13 52012
Michael O'Mara
Mark
Geoffrey Thayer
COMMONWEALTH OF MASSACHUSETTS
On the ( � day of qX , 2012, before me, the undersigned notary public,
personally appeared loot , 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.
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Fee: $300.00
Print For
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
APPLICATION
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File No. t (0-IL
Owner's name(s):Robert B. Remar and Victoria A. Greenhood
Mailing address:4 North Water Street, Nantucket, Massachusetts 02554
Phone Number:508- 228 -0444 E-Mail:patricia@halstedlaw.com
Applicant's name(s):Same
Mailing Address:
Phone Number: E- Mail:
Locus Address: 9 Meadow Lane Assessor's Map /Parcel :41 -446
Land Court Plan /Plan Book & Page /Plan File No.:Lot 5, Plan Book 16, Page 96
Deed Reference/ Certificate of Title: 1332 /146 ZoninRDistrictR -20
Uses on Lot- Commercial: Nonex Yes (describe)
Residential: Number of dwel ingsl' Duplex 0 Apartments 0
Date of Structure(s): all pre -date 7/72 or Garage built in 1981
Building Permit Numbers: 1803-81 for garage
Previous Zoning Board Application Numbers: 05-80 and 046-12
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:
See attached Addendum
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: Owner*
SIGNATURE: Applicant /Attorney /Agent*
*If an Agent is representing the Owner or the Applicant, please provide a signed proof of agency.
OFFICE USE ONLY
Application received on:—/ / By: Complete: Need Copies:
Filed with Town Clerk:_ /_ /_ Planning Board:_ /_ /_ 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 By:—/—/—
Made: —7— / Filed w /Town Clerk: /—/— Mailed:—/—/—
2 Fairgrounds Road Nantucket Massachusetts 02554
508 - 228 -7215 telephone 508 - 228 -7298 facsimile
Addendum
Applicant is requesting a modification to Variance No. 050 -80 to
allow the construction of 2 decks to the dwelling. The decks
would not be enclosed and would be outside the setbacks. The
Locus has the benefit of a Variance (ZBA Decision No. 050 -80) to
allow the construction of a garage sited in the setback. The
Locus also has the benefit of a Modification to the Variance
(ZBA Decision No. 046 -12) to allow the conversion of the garage
use to a residential use. The Locus is situated at 9 Meadow
Lane, is shown on Nantucket Tax Assessor's Map 41 as Parcel 446,
is shown as Lot 5 in Plan Book 16, Page 96, and is recorded at
the Nantucket County Registry of Deeds in Book 1332, Page 146.
The site is zoned Residential -20.
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