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HomeMy WebLinkAboutZA 16-14 19 Union Streetlu �^ C-) TOWN OF NANTUCKET- -o � ZONING ADMINIST"TOI NANTUCKET, MASSACHUSETTS,V2554 Date: September 3, 2014 To: Parties in Interest and Others concerned with the Decision of The Zoning Administrator in the Application of the following: Application No ZA 16 -14 Owner /Applicant: Carolyn B. Halsey Address: 19 Union Street Enclosed is the Decision of the Zoning Administrator which has this day been filed with the office of the Nantucket Town Clerk. An Appeal from this Decision to the Zoning Board of Appeals may be taken pursuant to Nantucket Zoning Bylaw Section 139- 29.C.(3) Any action appealing the Decision must be brought by filing a notice of appeal, specifying the grounds thereof, with the Town Clerk, pursuant to Nantucket Zoning Bylaw Section 139- 29.C.(6) Eleanor Weller Antonietti, Zoning Administrator cc: Town Clerk Building Commissioner /Zoning Enforcement Officer TOWN OF NANTUCKET NANTUCKET ZONING ADMINISTRATOR 2 Fairgrounds Road Nantucket, Massachusetts 02554 19 Union Street Assessor's Map 42.3.2 Parcel 136 Residential Old Historic (ROH) T)FCIST0N- Book 365, Page 142 No Plan 1. Upon review of the Application submitted by the Applicant, the Zoning Administrator determined pursuant to Nantucket Zoning By -Law Section 139 - 33.A(1)(b) that the proposed alteration and structural change to the pre - existing non - conforming structure will increase the non - conforming nature of the locus. 2. The Applicant proposes to alter the pre- existing nonconforming dwelling within the existing footprint. A portion of the structure to be altered, approximately 875 square feet of the northwestern corner, is sited within the rear and side yard setback, as shown on plan entitled "Existing Conditions Site Plan to Accompany Zoning Application" prepared by Blackwell & Associates, Inc., dated August 13, 2014, a reduced copy of which is attached herewith as "Exhibit A ". The work consists of removing the portion of the dwelling which encloses an in- ground residential swimming pool, leaving the pool in existence, as shown on plan entitled "Proposed Conditions Site Plan to Accompany Zoning Application" prepared by Blackwell & Associates, Inc., dated August 13, 2014, a reduced copy of which is attached herewith as "Exhibit B ". This structural alteration would reduce ground cover by 875 square feet, resulting in a reduction of ground cover ratio from 59.8% to 42.4 %. Furthermore, the unenclosed swimming pool would be sited 6.6 feet from the northern side yard lot line at its closest point. Therefore, the existing northern side yard setback encroachment would be eliminated. All other nonconformities would remain unchanged. 3. The Locus contains 5,048 square feet of lot area in the Residential Old Historic zoning district where minimum required lot size is 5,000 square feet. The structure upon the premises is pre- existing nonconforming as to ground cover, having a total ground cover ratio of about 59.8 %, where 50% is allowed. The structure is also pre- existing nonconforming as to the required five (5) yard side and rear yard setbacks, being sited as close as three (3) feet from the northern side yard lot line, as close as one (1) foot from the western rear yard lot line, and 1.6 feet from the southern side yard lot line, at its closest points. These nonconformities pre -exist the 1972 adoption of Nantucket's Zoning By -law. 4. The 3,017 square foot dwelling contains an in- ground swimming pool. In January of 1976, Building Permit No. 300 -76 was filed for the construction of an enclosed pool and garden room. The Building Permit, a copy of which is attached herewith as "Exhibit C ", received a final sign -off in 1991, prior to the change in the bylaw, enabled by the passage of Article 58 at the 2011 Annual Town Meeting, which prohibits swimming pools in the ROH district. 5. As clarified in the determination of Zoning Enforcement Officer, a copy of which is attached herewith as "Exhibit D ", the pool has been a part of the residential structure in which it has been enclosed since its construction. Therefore, the pool does not meet the standard of a stand -alone pre- existing non - conforming structure and, as such, may not benefit from relief permitting its existence as an exterior pool in a district which prohibits swimming pools. 6. Therefore, because the proposed alterations will result in a violation of Zoning By -law Section 139.7.A, which prohibits the existence of swimming pools in the ROH zoning district, the Zoning Administrator finds that the proposed work will increase the pre- existing nonconforming nature of the Locus. 1 Eleanor Weller Antonietti Zoning Administrator COMMONWEALTH OF MASSACHUSETTS Nantucket, ss On the M day of S.e.e4mbt.2 , 2014, before me, the undersigned notary public, personally appeared t✓ U cLK o ✓ W t I (,t- r i4 Vl +g Yj -, 2 +% ► , the above -named Zoning Administrator of Nantucket, Massachusetts, personally known to me to be the person whose name is signed on the preceding document, and acknowledged that she signed the foregoing instrument voluntarily for the purposes therein expressed. Not,4�1y Public: My Commission Fires: LYNELL D. 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LL w 0� �m mw za 0 �Q WW MZ On c2 wCl) to Z J w J w W �a z= QCl) CL z O VU OW LL a. OZ �o W U= LL —0 I— W C� W J U J aQ wa Cl) CL Z YO Cl) 0J w � a cc w� a LLV = w� Z U) 0 Cl) Cl) w 00 Q w J a� a oz Cl) =v O HO � z �? CCW IL LL W Z =o zOct O 20 ? co Z W W >0a Q a W W 0 Cl) 0wir 0 (.)2a w m Co 0 m H v a�Z' Cl) z � 0 R Q � CC _= a wa °wa H2 LL w 0 Ir O U w a. U) Z J z LL 0 z w a z w J Q w r _ Q CL w 0 a. C3 Q D z O U- f z m 2 Z) J j\ 1 J U j Z_ O > O w CL w w CO 0 z M O � z IMI Q J z LL 0 '' Lx I I g 11 L 0 O z p O z � Q 0 z O LL T O w v Q J D- w u- 1� J Q LL LL r p� r Pr- 26 ORIGINAL N°•••• •�������• Application and Permit to Build or Alter in Conformity with the Commonwealth of Massachusetts State Building Code TO THE BUILDING INSPECTOR OF THE TOWN OF NANTUCKET: The applicant agrees that H this parmit is granted, such buildings will he wastructed in ounformity with the detailed statement and the plane herewith submitted and approved, and that aR Ma...oh...its state laws, by -laws and ordimncee of the Town of Nentuoket and rule', raguletio:m and orders of any board, body or department, so far as the came may be perttna u, will be complied with. The applicant further agree tio^tf -iyah lacy additional infformation. PPlane, iet/petlifica`tiioviartor� sttetem[eela, if r fired, b`y�••tthhe Buil�d+ing ims star. ....1� ! :.N..I .�.G�1C .3.. •' • • �.:.... 2. Builder'. acme cad addre's .Y. Zi.1R, ,•7. .�. p • i }.�..i ,. M►!??v. ... �=7. .N.1 G? ............................. 3. Location of proposed work: /House no.... A.. Str, 1 ........ ,... .TTO•w ••' 1 xt i\e`'. �oS... ,Q/ .:........ 4. Stan of Lot: Front ........(O. • .... Haar,..... AC.,l. ........... Ilepth..,...ee-{....------- Square fast or acreage.. 5. Classify work to be dove: New ' ` - Reefdenae............ Additiou... /1.. .... Remodeling....... •..... Demolishing -. .......� .............. �so1'97iams: �./' /... ......... gtnrte.... �.' 6. Bate size of Sulldinga or addittone: stn building: Width........+ ..:.Depth..... Height... (Give over-all dimenal ..) -�s�' Q k Addition: Width... l!h,i...... Depth•�L7.....NeigM... 8((to{1r--i-yeis.. /pA...z.,��.�- Height estimated from the ever ge level of finished grade edjamat to building W the highest point of main rcef......1...1.'. a.•!/ `•'+r •' . e /Lt {q. �1 7 7. Grovad Cover Area ExietivB...:..r••••. `••'•••.••••.••sq. R. Existing floor area gross....... . . ............... (Based upon exterior p/- L R, Dimensio.. Additionsl......�01. ((6Q!. % ............R. Additimod floor area gmee ..... ...( /`. /...y. /.s ............... �•¢ Total, .... a� .lQ..O.....`�.. ........... g.ft. Total floor area gross . ....... C .J...K.6 .............. 8. General description of bufldiag or addition: yFall two sto ry ................... Story and half. .................... Goa .nary...... .............. Roof: Gable.........,.. Shad... /. 1........ Gambrel... e......... Othe r :................................ .............................. Foundation: Material.C..Q�l%r,. T>.40 rt!. -". Height...... 1.. �.'...... .Thi°kneee.....� ?1 ............. F- ttap..ILi`J�i.� Beeemenl: S1eb.....I:... Cr�a/wl ............... FWI............. Below Grad.............At Oracle.............Tullhad: 7m•••••.RO.7'•.. Structure: Woodframe......^......ww. .B/Brii�k . ....................Cinder Blank ................ Other! .................................... Size of floor joints.....I..'a' dft!yJr.. ..... Spaning ov center, ........................ Longest Span.......... ../..` ...... Size of ceiling joists .. .Q`.......... Spaci g on centeriis....... ��N�.......... L..geet/SPaa......�1.........A e �ar++ // i 1 L Size of Mai° Raftera.4',X� 'k... Spaclvg on center,. !i.:'#..... Longest Spee..� .: `�, ...... Pitcb.. .....++' ?...:....... Size of dormer rafter,........... Spacing on centers ................ Longest SP.................... Pitch...................... Exterior: Clapboard ..................... Mingled ..... x ............ Br iisk / .............. ....... .. Ot hers .............................. 9. Menbasical work: Plu robing ..... �. Ele ct rfcal....a�...ung ......:....... •.. FM At.............. Fire Eat. Squint........... 10. Purpose of building or addition: I a dwelling, for how many familfea ....... ............................... H in a residential nose will bueises. of �jj v enY kind be mvducted.... .d�l t'...... State vaturo of business ............................... ............................... if in a mai.... zone ..d for beat.... purposes, state ..tore o£ buniae. s ........ ............................... .............. 11. Location of main building on lot: Feet of open space between the building and front line of lot .4 % •• •�7 iC`:.. 0;V. 'a, •' • " - f ,ppp��it9rsc NA 5x b w�, Feet of open apace betwee. the building and rear live of lot y�j� � .• ............................ ._4 .... Left Side ..11•fr Feet of open apace between the building and side lines of lot: (Facing front of lot) Right Side • • �• • • • • . • .' • •' •' 12. Estimated cost: Main building $ .....................Q.. Q� ... Acce1/is..ry_ $........... ....... ........... Total $.. S� ,Q, Q•l°J..... 13. Fee.: (Shall acoompa.y this application) Fee $..... A • • ! �- •......9 " a INSTRUCTIONS -- 1. TERM OF PERMIT: All building Permits are good for one year only from date of toe u[ y be reaewad upon further application. 2. PLANS: This permit most be filled out and eccompavfed by a registered play of the lot. Compl at loce end structural drawings. Historic District, Commiasto, approval, disposal work, permit or aewer emrsnce permit. 3. CERTIFICATE OF OCCUPANCY: This permit is for construction only. Upon mmpletion application for a Certificate of O.enPaneY meet be made. GARAGES OR OTHER ACCESSORY BUILDINGS NOT ATTACHED TO MAIN RESIDENCE. 1. Asewer questions at top of apPHontioa: Fee $...................... 2. State eta. of building or addition: Accessory: Width ................... Depth ..................... Sales ................... Snort ................ 3. Area of Ground Cover on new accessory building ....................... K- ft-; of as, sainting building,.................. aq' ft; Total ............. 4. S a garage, for how msay car. ..................... 5. if accessory building in located ie aide yard, give distance from -1. buildlog ................................... ............................... di,tm from side property lift.... ............................... 6. Location of accessory building on rear lot; Number of feet distance from rear line of lot ......................... ............................... Number of feet dints... from right We line of lot ... ..............................; No. of feet distant from left aide line of lot.................. No. of feet distant from rear of main building ........... ............................... DEMOLISHING BUILDINGS 1. Avower questions nt top of aPplimdimt: 1- 2- 3 -6 -13. Fee $ ................ 2. Give a general description of buildingn or portion of building. to be demolished .................................. ............................... . To the Building I spector - Town Building Applimtbm Is hereby made to the Building Inspector of the To ek in rontor th. herewith for ¢ permit to or th of Massad maed. State Building buildl�a betels described. wde, to approve the detailed statements and plane submitt ry (/ Approved Siguatmo. of A tcevt. .. ... -- .. .,� .... rl _ ... and Permit 1 ''� y� ` Grentod 30 , lS / v Addrah�i >. ... 4°•�.:.. t .... ... ..... T- ... .. .. .. .. . - , Town of Nantu et, Subject to equ eot t d;ng Ordia of• - Building Inepectoorr. .. ...... .............. 7� T.I,Pb... 222 -0588 Planning and Land Use Services September 3, 2014 To all concerned, The following is a reproduction, in its entirety, of my email of September 3, 2014, addressed to Zoning Administrator Eleanor Antonietti. Attorney Arthur Reade, Director of PLUS Andrew Vorce, and Building Commissioner Steve Butler. The subject is a pool within the ROH zoning district, currently incorporated as part of a single family dwelling, and what relief is necessary to remove the enclosure surrounding the pool, if any is available. "Good morning. There's a lot going on here but, ultimately, I do not think there is any avenue for relief that will allow the segregation of the pool from the dwelling. Although the bylaw reads as if there is a blanket prohibition on pools within the ROH, in 19 Union St. -- where a pool was constructed as part of the single family dwelling in 1976 - we have found the loophole. Massachusetts General Law c. 40A, sec. 3, states, in part, that "no ordinance or bylaw shall regulate or restrict the interior area of a single family residential building... ". As such - and again, despite the apparent blanket ban on pools in the ROH - pools that are constructed as part of a single family dwelling may not be, and are not, restricted by the Nantucket code. Any person who wished to construct a pool within a single family dwelling, could do so (note: the loophole does not extend to accessory residential structures; a pool within a detached garage, barn, or the like would still be prohibited). Moreover, while the dwelling, complete with pool, may be a pre- existing, nonconforming structure, the pool itself is neither a pre- existing structure or use. It is just part of the house. But remove the enclosure and the pool becomes a standalone structure, it loses the "protection" of the single family dwelling, and constitutes a new use on the property. That is, as part of the dwelling the pool is little different from a bathroom, bedroom or study. But as a standalone structure, the pool becomes a new residential swimming pool and, as such, is subject to the prohibition for pools within the ROH under 139 -7A of the Nantucket code. So, as part of the single family dwelling, the pool is a non - entity the same as any other interior feature of the single family dwelling. However, whereas a bathroom could be removed from the dwelling and constructed as an out - house, the pool cannot be removed from the dwelling because pools are prohibited within the ROH under the zoning code and out - houses are not. Additionally, since residential swimming pools are classified as a use, a so- called `use variance' would be required to remove the enclosure. Being we do not allow 2 Fairgrounds Road ■ Nantucket, MA 02554 ■ 508 - 228 -7298 facsimile LX ( -� (� Planning and Land Use Services (page 2, September 3, 2014) the issuance of `use variances,' I see no opportunity for relief at any level that would allow the pool to become unenclosed and separated from the single family dwelling." If any person is aggrieved by this opinion, an appeal may be filed with the Zoning Board of Appeals within thirty (30) days of the date of this notice. Y ctfu Zoning Enforcement Officer Town of Nantucket 2 Fairgrounds Road ■ Nantucket, MA 02554 ■ 508 - 228 -7298 facsimile