HomeMy WebLinkAbout015-13 36 Union StreetNANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
FEE: $300.00 CASE NO. ()I %l3
APPLICATION FOR RELIEF
Owner's name(s): 36 Union Street Realty Trust
Mailing address: in care of Frederick P. McClure, Esq., Hinckley, Allen & Snyder Pq UCEjlV ]Fpinedy Plaza,
Suite 1500, Providence, Rhode Island 02903 (C13 APR 4 P11 1 92
Applicant's name(s): same as above
Mailing address: same as above II td T U C I; ET TO'r! N CLERK
Locus address:36 Union Street Assessor's Map/Parcel: 4232/144
Land Court Plan/Plan Book & Page/Plan File No.: Lot No.:
Date lot acquired: 1229 /2009 Deed Ref. /Cent. of Title: Book 1214, Page 222 Zoning District:R -1
Uses on Lot— Commercial: NoneX Yes (describe)
Residential: Number of dwellings I Duplex 0 Apartments 0 Rental Rooms 0
Building Date(s): All pre -date 7/72? No C of O(s)? Yes for Permit 64 -00
Building Permit Nos: 1142-99, 64 -00
Previous Zoning Board Application Nos.: 109-99
State below or on a separate addendum specific relief sought (Special Permit, Variance, Appeal), Section of
the Zoning By -law, and supporting details, grounds for grant of relief, listing any existing nonconformifies:
See Addendum Attached.
I certify that the information contained herein is substantially complete and true to the best of my
knowledge, under tl a pains apd penalties of perjury.
enclose proof of agency to bring this matter before
FOR Z13A OFFICE USE
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Hearing(s) held on: _/ / Opened on:—/—/— Continued to:_ /_/ Withdrawn ?:_ /_/_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: / / Filed wfrown Clerk: / / Mailed: / /
DECISION APPEALED?:-/-/- SUPERIOR COURT: LAND COURT Form 4/03/03
ADDENDUM
(Nantucket Zoning Board of Appeals Application
36 Union street, Nantucket, Massachusetts)
The Applicant seeks a Special Permit under Nantucket Zoning By-
law (the "By -law ") §139 -33.A to alter and extend a pre- existing
nonconforming structure on a pre- existing nonconforming lot by
adding an addition that will increase the already non - conforming
ground cover by about 298 feet from about .1,611 square feet or
about 34% to about 1,909 square feet or about 40.8%. The
Applicant believes that such a Special Permit is the appropriate
relief in this situation based upon the opinion of Town Counsel
dated March 30, 2007, a copy of which is attached hereto as
Exhibit A. In the alternative, Applicant seeks a Variance under
§139 -32.
The Locus is nonconforming as to lot area having an area of
4,675 square feet in a zone that requires 5,000 square feet.
The structure on the Locus is nonconforming as to sideyard
setback having a setback of only about one foot (11) at its
closest point on the northwest and only about four feet (4') on
the southeast in a zone where five feet (51) is required, and is
nonconforming as to ground cover having ground cover of 34% in a
zone where 30% is allowed.
The Locus is located at 36 Union Street, is shown on Nantucket
Tax Assessor's Map 42.3.2 as Parcel 144, no known plan of
record, is described in deed dated December 28, 2009, recorded
with Nantucket Deeds in Book 1214, Page 222, and is located in
the Residential 1 ( "R -1 ") Zoning District.
MIBIT A
DEUTSCHI WILLIAMS
99 Summer Sncet
Bosto 17o -]213
677.951.2300 1.2300
617.957.2323 fax
Joha Richard Rucasam, dr.
jrhQdwbostou.coa
March 30, 2007
Town of Nantucket
Advisory Opinion No. 1299
Zoning Board of Appeals
Town of Nantucket
2 Fairgrounds Road
Nantucket, Massachusetts 02554
RE: 85 MillbrookRoad
Dear Members of the Zoning Board of Appeals:
You have requested an opinion regarding an application for a special permit to alter a
prior nonconforming single family dwelling and garage. Specifically, you have asked whether a
variance as well w a special permit is needed for the proposed alterations. You have informed us
of the following facts. The application involves property located at 85 Millbrook Road (the
`jiroperf}�')., The property is�lotated in the Limited Use General -2 ("LUG -2') zoning district.
The property incl7ides a single family dwelling and detached garage. The applicant has applied
for a special per mitpwm2htt6 Section 139r33.A. of the Town's Code. The applicant proposes
to construct additions to the dwelling totaling about 342 square feet and to the garage totaling
about 1246 feet. The maximum ground cover ratio allowed in the LUG-2 zoning district is 4 %.
The existing ground cover ratio is about 4.03 %. The property became nonconforming as to the
ground cover ratio when a portion of the property formerly located in the Residential -2 ("R -2')
zoning district was rezoned to.the LUG-2 zoning district by approval of Article 32 at the April,
2006 Annual Town Meeting. The ground cover ration would increase to about 5.7% as a result of
the proposed additions. A solar panel on the property is located 11.7 feet from the easterly side
lot line, within the 15 feet side yard setback applicable in the LUG -2 zoning district.
Summary of Opinion - ..
In our opinion based upon the facts we have been provided, relevant caselaw indicates
that a variance is not needed for the proposed additions. Rather, if the Board determines that the
proposed additions would increase the nonconforming . nature of the structures on the property,
the Board in-its discretion could authorize the additions by granting a special permit pursuant to
Section 139 -D A'ofthe Towns Code:,
DEMCH I WILLIAMS I BROOKS I DERENSIS & HOLLAND, P.C. Atrameys arLaw
MDEUTSCHIMLLLA s
Zoning Board of Appeals
March 30, 2007
Page 2
Code of the Town of Nantucket
Section 139 -33 A of the Town's Code states in relevant part that
A. Except as hereinafter provided, this chapter shall not apply to
structures or uses lawfully in existence or lawfully begun or to a
building or special permit issued before the first publication of
notice of the public hearing on the chapter required by the State
Zoning Act, MOL c. 40A, § 5, but -hall .apply'
...
(1) To any change or substantial extension of such use;
(2) To a building or special permit issued after the first notice of
said public hearing and to reconstruction, extension or
structural change of such structure; and
(3) To any alteration of a structure begun after the first notice of
said public hearing to provide for its we for a substantially
different purpose or for the same purpose in a substantially
different manner or to a substantially greater extent
(a) Except where the Zoning Enforcement Officer or the
permit granting authority determines or finds that
alteration, reconstruction, extension or structural change
to a single- or two-family residential structure does not
increase the nonconforming nature of said structure....
(4) Preexisting, nonconforming structures or uses maybe
extended or altered, provided that:
(a) No such extension or alteration shall be permitted unless
there is a finding by the permit granting authority or by
the special permit granting authority designated by this
chapter that such change, extension or alteration shall not
be substantially more detrimental than the existing
nonconforming use to the neighborhood; and
(b) A special permit supported by such finding is granted....
WDinrisali' MLiAMS
Zoning Board of Appeals
March 30, 2007
Page 3
M.G.L. c.40A §6
M.G.L. c.40A §6 paragraph 1 states in relevant part that
[ e]xcept as hereinafter provided, a zoning ... by -law shall not apply to
structures or was lawfully in existence or lawfully begun ... but shall apply to
any change or substantial extension of such use ... to any reconstruction,
extension or structural change of such structure and to any alteration of a
structure begun after the first notice of said public hearing to provide for its
use for a substantially different purpose or for the same purpose in a
substantially different manner or to a substantially greater extent except where
alteration, reconstruction, extension or structural change to a single or two -
family residential structure does not increase the nonconforming nature of said
structure. Pre- existing nonconforming structures or uses may be extended or
altered, provided, that no such extension or alteration shall be permitted unless
there is a finding by the permit granting authority or by the special permit
granting authority designated by ... by -law that such change, extension or
alteration shall not be substantially more detrimental than the existing
nonconforming use to the neighborhood....
Analysis
In our opinion, cases involving proposed change, extension or alteration of single or two
family residential structures indicate that the grant of a variance is not needed to authorize the
additions proposed in the application SSm Pte, Fitzsimonds v Board of Anneals of Chatham.
21 Mass. App. Ct. 53, 56 (1985); see also Goldhirsh v. McNear. 32 Mass. App. Ct. 455, 460
(1992). In Fitzsimonds the property owner sought to add a second story to a nonconforming
single family residence. Fitzsimonds v Board of Atmeals of Chatham. 21 Mass. App. Ct. at 55.
The Court stated that
[a]n alteration, reconstruction, extension, or structural change of a
nonconforming single - family or two - family residential structure is legitimated
under the second "except" clause of the fast sentence [of M.G.L. c.40A §6
paragraph 1] if it "does not increase the nonconforming nature of said
structure "; otherwise ... it must be submitted to the special permit procedure
of the second sentence for a determination by the board of the question
whether it is "substantially more detrimental than the existing nonconforming
use to the neighborhood...."
Fitzsimonds v Board of Anneals of Chatham 21 Mass. App. Ct. at 56. Time Fitzsimonds Court
did not state that a variance was needed in addition to a "finding" that the change, extension or
MDEuTsm IWi IAMa
Zoning Board of Appeals
March 30, 2007
Page 4
alteration would not be substantially more detrimental than the existing nonconforming structure
to the neighborhood.
In Willard v Board of Atroeals of Orleans. the Court stated that an application for
alteration of a single or two family residential structure requires
a board of appeals to identify the particular respect or respects in which
the existing structure does not conform to the requirements of the present by-
law and then determine whether the proposed alteration or addition would
intensify the existing nonconformities or result in additional ones. If the
answer to that question is in the negative, the applicant will be entitled to the
issuance of a special permit under the second "except" clause of G. L. c. 40A,
Section 6, and any implementing by -law. Only if the answer to that question is
in the affirmative will there be any occasion for consideration of... [whether
the change, extension or alteration will be substantially more detrimental than
the existing nonconforming structure to the neighborhood.]
Willard v Board of Appeals of Orleans. 25 Mass. App. CL 15, 21, 22 (1987). As in
FitZSirnonds the Willard Court did not state that a variance was needed in addition to a "finding"
that the change, extension or alteration would not be substantially more detrimental than the
existing nonconforming structure to the neighborhood.
In our further opinion, for the following reasons the decision in Rockwood v. Snow Inn
Corporation. 409 Mass. 361 (1991) is not relevant to determining whether a variance is required
for the additions at issue here. First, Rockwood did not involve a single or two family residential
structure. Rockwood 409 Mass. at 362. In our opinion this is a very significant factual
distinction in light of the special protection afforded single and two family residential structures
pursuant to M.G.L. c.40A §6 as quoted above.
Second, Rockwood involved a structure that complied with the lot coverage requirement
of the Harwich zoning bylaw but which would have violated the lot coverage requirement as a
result of the proposed structural alterations. In the instant case, the facts you have provided us
indicate that the property would become more nonconforming as to the ground cover ratio as a
result of the proposed additions, but no new violation would result. In our opinion these facts
significantly distinguish Rockwood from the instant case. See also Serieka v. Town of
Winchester Board of Winchester Board of ZoningAnDezls. Land Court Misc. Case No. 183095 (April 21, 1993)( "[i]t
does not appear that the court [in Rockwood intended its decision to apply to single or two -
family residences in instances where the nonconformity is intensified since the decision states
that `the statute appears to give special protection"). -
MDsursm IIMLuAms
Zoning Board of Appeals
March 30, 2007
Page 5
Please contact us if you have any questions or comments regarding this matter.
Very truly Yom,
John Richard Hucksam, Jr.
JRH:pb
cc: Libby Gibson, Town Administrator
Paul R. DeRensis, Esq.
DWLiB 2D9891v1
7601/00
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- RECENED
Town Of Nantucket .. BOARD OF ASSESSORS
ZGNENG EGAkD OF APeEnLS FEB 2 5 2013
TOWN OF
NAKrUCP.FC MA
's
t•
LLSTOF PARTIES TN iNTERESTINT&E MATTER OF THE PE moN OF"
36 Union Street Realty Trust
PROPERTYOWyER :.................................... ..�...................�........
c/o SAah F. Alger, P.C-
MAILINO ADDRESS ... aWO..SOUmk+.•Watex.,Stxeek.... L =t;x%vL ...Massachrisetts -
PROPERTY LdCATtON ....... 36 union Street
............................. ...............................
ASSESSORSMAPIPARCEL:..Map 4232. Parcel 144
Sarah F.,Alger ..
APPLI CANT ...... .............................................. ....................:..........
SEE ATTACHED PAGES
I eectify that the fomSoing is a Rst of persons who are owners of abutting property, owners of
land directly opposite on any public or private street or way; and abuttom of the abuttcra'aod all
other lend owners within 300 feet of the property line of owner's property, all as they appear on
the most recent applicable tax list (M.O1, e. 40A, Section I I Zoning Code Chapter 139.
Section 139.29D (2) .
DATE '
.4.A..
ASSESSOR'S OFFICE
Town ofNantuotret -
t:
/to,•
0
- RECENED
Town Of Nantucket .. BOARD OF ASSESSORS
ZGNENG EGAkD OF APeEnLS FEB 2 5 2013
TOWN OF
NAKrUCP.FC MA
's
t•
LLSTOF PARTIES TN iNTERESTINT&E MATTER OF THE PE moN OF"
36 Union Street Realty Trust
PROPERTYOWyER :.................................... ..�...................�........
c/o SAah F. Alger, P.C-
MAILINO ADDRESS ... aWO..SOUmk+.•Watex.,Stxeek.... L =t;x%vL ...Massachrisetts -
PROPERTY LdCATtON ....... 36 union Street
............................. ...............................
ASSESSORSMAPIPARCEL:..Map 4232. Parcel 144
Sarah F.,Alger ..
APPLI CANT ...... .............................................. ....................:..........
SEE ATTACHED PAGES
I eectify that the fomSoing is a Rst of persons who are owners of abutting property, owners of
land directly opposite on any public or private street or way; and abuttom of the abuttcra'aod all
other lend owners within 300 feet of the property line of owner's property, all as they appear on
the most recent applicable tax list (M.O1, e. 40A, Section I I Zoning Code Chapter 139.
Section 139.29D (2) .
DATE '
.4.A..
ASSESSOR'S OFFICE
Town ofNantuotret -
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TOWN OF NANTUCKET-
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BOARD OF APPEALS-
NANTUCKET, MA 02554
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File No.425 -._(I_ Map(` 3,e1 Pureli Y-!j
This abnree m m esrend the time Lmit fm the Board fApl.lr to make. derkinn, Imld a public
hearing'.,
to lake mbee action concerning ate application oh
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Poasvant ro die provisions of the Acts of 1987, Chsp ec 498, amending the Slate Zoning Act, Chapter 401 of
dm Masxnchvsenz General Laws, Apphcmt(s) /Pedtioner(s) and the Z.mag Board of Appeals hereby a8ae ro
extend the time Emit
Fora public hearing on tl c applirn.
d .Fora wdtlrn de 'au".
o For odst action
Such sppilemon ix:
• An appeal from the decision ofmyadr inimative offii.1
• A petition fora special permit
A peddna &n a valance
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y A. eac.sian
6� A mndi can..
'lbe new P.me limit shall be mklaigbt an ��J_ _._�wb¢h isnot ndiet dun
a time IvNt stt by stamen oc bylaw.
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The Appkaut (s;, attorney, or agent for the Applicant repsesented to be duty aurhodeed ro act in this matter
for the appReant, in executing this ab eementavives any dghu under the Nanmeket Zoning Byhw and the
Stst,,Zc ning Ast,has aunended, to the eatent, bat code to the extent, inconsistent with this agreement.
s Appham (
For Zoning Boaad of Appeals
Town Clmk Smmp-
Difective Us. ofAgreemena
2 Faitgmunda Read Nantucket Maceachusmts 02554
508- 228 -7275 telephone 508-22 &7298 facsimile
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TOWN OF NANTUCKMT m CD
BOARD OF APPEAL
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NANTUCKET, MA 0255r °
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File No.MM- b1ap',3.a Pazceln
This agreement to extend the time limit for the Board of Appeals to make a decision, hold a public hearing, or
to take other action concerning the application of
.Zro Urlcm 61reef- xta2-h4 To--
Pursuant to the provisions of the Acts of 1987, Chapter 498, amending the State Zotdng Act, Chapter 40A of
the Massachusetts General Laws, Applicant(s) /Petitioner(s) and the Zoning Board of Appeals hereby agree to
extend the time limit
For a public heating on the application
For a written decision
O For other actin
Such application is:
• An appeal from the decision of any administrative official
• A petition for a special permit
• A petition for a variance
An extension
A modifrmtion
The new time limit shall be midnight oo {y�J gtr I / , which is not earlier than
a time limit set by statute or bylaw.
The Applicant (s), attorney, or agent for the Applicant represented to be duly authorized an act in this matter
for the applicant, in executing this agreement waives any rights under the Nantucket Zoning Bylaw and the
State 2;mung Act, ap ;mended, to the extent, but only to the extent, inconsistent with this agreement.
- !id''13
Effective Date of Agreement
2 Fairgrounds Road Nantucket Massachusetts 02554
508- 228 -7215 telephone 508 -228 -7298 facsimile
Town Clerk Stamp:
Print Form
RECEIVED
2013 JUL 12 P(0 1 02
NANTUCKET TOWN CLERK
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
WITHDRAWALFORM
File No.015 -13
Map4232 Parcel144
APPLICANT(S): 36 U lilo Street Realty Trust
UPON THE REQUEST OF THE APPLICANT(S) MADE:
PRIOR TO
X AFTER
PUBLICATION OF NOTICE OF A PUBLIC HEARING ON THE ABOVE CAPTIONED
APPLICATION, WE, THE NANTUCKET ZONING BOARD OF APPEALS:
ACKNOWLEDGE AS A MATTER
RIGHT AND WITHOUT PREJUDICE
X APPROVE WITHOUT PREJUDICE
APPROVE, BUT WITH PREJUDICE
THE WITHDRAWAL:
X IN FULL OF THE SAID
APPLICATION
a -
OF SO MUCH OF SAID
APPLICATION AS:
The Zoning Board of Appeals
DATED: ET
SM
MJO
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GT
2 Fairgrounds Road Nantucket Mmsachuseas 0 554
508- 228 -7215 telephone 508- 228 -7298 facsimile