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HomeMy WebLinkAboutZA 26-14 55 Union Streets cs TOWN OF NANTUCKET o 01 ZONING ADMINISTRATOR. NANTUCKET, MASSACHUSETTS 02554 Date: December 30, 2014 To: Parties in Interest and Others concerned with the Decision of The Zoning Administrator in the Application of the following: Application No: ZA 26 -14 Owner /Applicant: GEORGE GRAY LLC 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 Assessor's Map 55.1.4 Parcel 89 55 Union Street Residential Old Historic (ROH) DECISION: Book 1458, Page 294 Plan No. 2014 -92 1. Upon review of the Application submitted by the Applicant, the Zoning Administrator determined pursuant to Nantucket Zoning By -Law § 139 - 33.A(1)(b) that the proposed alterations, extensions, and structural changes to the pre- existing non - conforming structure do not increase its non - conforming nature. 2. The Applicant proposes to alter portions of the structure which are sited within the northern side and western rear yard setbacks. The work consists of rehabilitation and renovation of an historic dwelling which includes the construction of a porch running the length of the front of the house, facing Union Street, and a two -story addition to the rear of the structure. The porch addition will result in an extension, containing approximately 22 square feet, of the northern side yard setback intrusion from the existing northeast corner of the structure to the front yard lot line. The addition to the rear of the structure will result in a vertical extension of the northern side and western rear setback intrusions. The resulting height of this rear addition will be approximately 23.1 feet. These alterations will not bring the structure any closer to the side and rear yard lot lines than the existing structure, as shown on plan entitled "Proposed Plot Plan — ZBA APP. ", prepared by Milton Rowland & Associates, and attached herewith as "Exhibit A ". 3. The major renovation is comprised of further alterations within the buildable portion of the property which do not require relief. These structural changes consist of: a 149 square foot first floor addition with a roof height of approximately 26.6 feet to the south elevation of the structure outside of the setback; a new roof walk; fenestration and roof -pitch changes, and; new shingling. The addition will bring the total ground cover of the structure to 1,160 square feet where a ground cover of 2,249 square feet is allowed. The existing height of the structure, approximately 30.4 feet at its highest point, will not be increased. Pursuant to Nantucket Zoning By -law Section 139- 17.B(1), roof walks are uses permitted to exceed the thirty (30) foot height limitation specified in Section 139 -17.A "to an extent reasonable and customary ". All of the proposed alterations have been granted Historic District Commission approval by virtue of Certificate of Appropriateness No. 62899. 2 4. The property, a corner lot abutting both Union Street and York Street, is an undersized lot of record. Therefore, the Locus is pre- existing nonconforming with respect to lot area, having a lot size of 4,494 square feet in the Residential Old Historic zoning district where minimum required lot size is 5,000 square feet. The lot contains a 1,011 square foot dwelling, said to be built circa. 1834, with an existing total ground cover ratio of approximately 22.5 %, where 50% is allowed. The dwelling is sited as close as zero (0) feet from the northern side yard lot line and as close as 2.4 feet from the western rear yard lot line where the minimum side and rear yard setbacks are five (5) feet. The dwelling is pre - existing nonconforming as to height with an approximate height of 30.4 feet at its highest point where a maximum height of thirty (30) feet is allowed. The premises contain no parking spaces where one (1) is required. However, applicant proposes a new driveway at the southwest corner of the lot, providing access from York Street. These nonconformities pre -exist the 1972 adoption of Nantucket's Zoning By -law. 5. Although the height of the structure would increase within the required five (5) foot setback area, it would come no closer to the side and rear yard lot lines than the existing structure. The addition of the front porch will result in an extension of the northern side yard lot line towards the eastern front yard lot line, but will not bring the structure any closer to the northern lot line. Therefore, because the proposed alterations will not result in an increase to the pre - existing non- conforming side and rear yard setbacks, as shown on "Exhibit A ", the Zoning Administrator finds that the proposed work will not increase the pre- existing nonconforming nature of the Locus. SIGNATURE PAGE TO,FOLLOW 55 Union Street Assessor's Map 55.1.4 Parcel 89 Residential Old Historic (ROH) Book 1458, Page 294 Plan No. 2014 -92 Eleanor Weller Antonietti Zoning Administrator COMMONWEALTH OF MASSACHUSETTS Nantucket, ss On the '30 Vq day of 17 P_ftMbW , , 2014, before me, the undersigned personally appeared 6 U a_vt_ o Q W R-1l 2g. Av�,i -ova l L+H , the Zoning Administrator of Nantucket, Massachusetts, personally known to me t o whose name is signed on the preceding document, and acknowledged that foregoing instrument voluntarily for the purposes therein expressed. Notary Vublic; My commis J�4k& sOLNS Notary Public Commonwealth of Rhiassachusetts My Commission Expires December 28, 2018 notary public, above -named be the person she signed the 4 EXHIBIT A MENT (225.F.) MUM ROWL► AM & QSSO ATE5 GIEOR.(GIE GRAY ILLC s s �� QO0�1C��Q�Q� �GiIGIG�� 5.5 UNION SM NANIFUCIKET MA o2,554 tit' HQMCKET° MQggQCHUETTg PROP05ED PLOT PLAN -ZBA APP. ul 500 .226.2044 SCALE: 1° =15' -0"