The URL can be used to link to this page

Home My WebLink AboutZA 08-15 13 Madaket RoadDate: April 24, 2015 To: Parties in Interest and Others concerned with the Decision of The Zoning Administrator in the Application of the following: Application No: ZA 08 -15 Owner /Applicant: DONNA BRENNAN -BROWN 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 Antoniet 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 41, Parcel 297 13 Madaket Road Residential 20 (R -20) 1)RCTSTON- Book 674, Page 281 shown as lot in name of Ida A. Lowell Plan Book 21, Page 9 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, extension, and structural change to the pre- existing non - conforming structure does not increase its non - conforming nature. 2. The Applicant proposes to alter and expand a pre- existing, non - conforming structure. The project consists of 1) removal of the existing single -story primary dwelling; 2) construction of a new 1 '/2 story dwelling with a 198 square foot addition on the northeast side; 3) re- construction and expansion of the north deck to be sited no closer than 7.9 feet from the westerly side yard lot line; 4) replacement of the south entry stone stoop with a wooden step to be relocated approximately eight (8) feet to the east and no closer than 14.9 feet from the front yard lot line; 5) installation of four new basement window wells; 6) reconfiguration and relocation of the two -car parking area. The new addition of the dwelling shall conform to all setbacks. The newly constructed dwelling will be substantially in the same location and although slightly larger, it will be no closer to the westerly side or southerly front yard lot lines than the existing structure. Although there will be an increase in ground cover from 1,264 square feet to 1,462 square feet (resulting in an approximate ground cover ratio of 22 %), the maximum allowable is 1,500 square feet pursuant to By -law Section 139- 33.E(1)(b). The proposed alterations benefit from Historic District Commission ( "HDC ") approval by virtue of Certificates of Appropriateness No.s 62854 and 63262. 3. This Locus, as shown on plan entitled, "Existing Conditions Site Plan for Zoning Administrator Decision in Nantucket, Ma. ", dated April 15, 2015, prepared by Michael Connolly & Associates, Inc., a reduced copy of which is attached hereto as "Exhibit A ", is an undersized lot having an approximate lot area of 6,666 square feet in the Residential 20 (R -20) zoning district where the minimum lot area is 20,000 square feet. The premises are improved with primary and secondary dwellings. The locus is conforming as to frontage, scalar separation and 20% ground cover differential between the two dwellings, building heights, and as to required parking. Although the maximum allowable ground cover ratio in the R -20 zoning district is 12.5 %, the lot has an existing combined ground cover of 1,264 2 square feet, (equivalent to a ground cover ratio of approximately 19 %) and is therefore conforming as to ground cover pursuant to By -law Section 139- 33.E(1)(b) which states: In the case of a lot containing at least 5,000 square feet, the greater of 1,500 square feet of ground cover or the amount determined in accordance with the maximum ground cover ratio requirement for the zoning district in which the lot is situated, whichever is greater. The 822 square foot primary dwelling is said to have been built in 1920, before the enactment of the Nantucket Zoning By -Law in 1972. It is pre- existing non- conforming as to front -yard setback, being sited as close as fourteen (14) feet from the front yard lot line along Madaket Road where the minimum front yard setback distance is thirty (30) feet, and as to side yard setback, being sited as close as 3.6 feet from the westerly side yard lot line where minimum side yard setback distance is ten (10) feet. The 442 square foot secondary dwelling, built in 1989, is entirely conforming as to the dimensional requirements of the By -law. No exterior work is proposed on the secondary dwelling and, as such, this structure is not the subject of the relief granted herein. 4. Although the proposed removal and construction will take place within the westerly side and southerly front yard setbacks, the alterations will not increase the setback intrusions and will be located entirely within the buildable area of the lot, as shown on site plan entitled, "Proposed Site Plan for Zoning Administrator Decision in Nantucket, Ma. ", prepared by Michael Connolly & Associates, Inc., dated April 15, 2015, a reduced copy of which is attached herewith as "Exhibit B ". 5. Therefore, because the proposed removal, construction, and expansion will not result in an increase to the pre- existing non - conforming westerly side or front yard setback distances, and the resulting ground cover will not be in excess of the maximum allowable (1,500 square feet), the Zoning Administrator finds that the proposed alterations and expansion will not increase the pre- existing non- conforming nature of the Locus. SIGNATURE PAGE TO .......... ................ 3 Assessor's Map 41, Parcel 297 13 Madaket Road Residential 20 (R -20) Book 674, Page 281 shown as lot in name of Ida A. Lowell Plan Book 21, Page 9 Eleanor Weller Antonietti Zoning Administrator COMMONWEALTH OF MASSACHUSETTS Nantucket, On the _� day of , 2015, before me, the undersigned notary public, personally appeared giama 0441, Atfmittti , 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. \Igiary lie. My Co ission Expires: C F- BRAOFMD Notary Pubic E4$1 My ComMftsion Expbu bomber 18. 20W ZONING CLASSIFICATION: R -20 AM AREA:...... 20,000. S -F. MIN. FRONTAGE ... ...75 ,FT.. FRONT YARD SS.... , .30 FT.. REAR & SIDE S.B.:....tO.F . f. GROUND COVER (R):.. 12,? X. EXwnc. 4,66¢ #,,F. (APPROX.,NO PLAN ON SEE. NAN SEF, FLAN SEE. PLAN 41 -299.3 N/F DANIEL F. & CONSTANCE DRISCOLL 1 STY W/F `dry DWELLING G.C.= 442.+S.F. (FOUNDATION) STONE STEP !Bs. _ �s \ 10.4' 47-538 N/F CELLAR WAY 9 MADAKET ROAD LLC UNDER DECK EXISTING RUBBISH BIN (TO BE RELOCATED) DECK la 1' ' STY W/F i EXISTING DWELLING BRICK G.C.= 8221&F. DRIVE & {FpUN0ATI0N) PARKING i IL9' I I I �j ri STEPS! 79't j_. MADAKET ROAD SITE REFERENCES: DEED BK. 674 PG. 281 PLAN: NONE FOUND PLAN REFERENCE: BK. 21 PG. 9 13 MADAKEY' ROAD- , "Q -- , . , ASSESSOR'S MAP '41 PARCEL 297 GRAPHIC SCALE JO 1D M a 1 mxmrC)C-euat\2W ( IN PEEL' ) 1pn°GWR /a I inch - 20 (4 1"EXHIBIT A" EXISTING CONDITIONS SITE PLAN FOR ZONING ADMINISTRATOR DECISION IN NANTUCKET, MA. PREPARED FOR: DONNA BRENNAN -BROWN SCALE: 17--20' DATE: APRIL 14, 2015 MICHAEL CONNOLLY & ASSOCIATES INC, PROFESSIONAL LAND SURVEYORS 149 SURFSIDE ROAD NANTUCKET, MA. 02554 (508) 228 -8910 C-5448.11 AEI ■ ZONING CLASSIFICATION: R -20 MIN AREA:...... 2Q,QPO. S.F. MIN. FRONTAGE:..... 75.F7.. FRONT YARD S.B.: , , , , 30 FT. REAR & SIDE S.B.: , . , .10 . FT, GROUND COVER (%):.. 1; •A X. EXISTING.' ¢,,6,66 #$,F. (APPROX.,NO PLAN ON .7.9.'x. .SEE. F(AN SEF, PI .N . SEE, PLAN PROPOSED TOTAL GROUND COVER 1,462±S.F. (FOUNDATION) SEE 139 -33 E(1)(8) 41 -299.3 N/F DANIEL F, . do CONSTANCE DRISCOLL EXISTING RUBBISH BIN (TO BE RELOCATED) 1 STY W/F DWELLING G.C.= 4421S.F. (FOUNDATION) !o.,. DECK PROPOSED 2 STY W/F DWELLING G.C,= 1,0201S.F. (FOUNDATION) 10I r , r —A 1 PROPOSED BRICK -�� PARKING 79'-41 STONE STEP ROPOSED (TO BE REMOVED) WOOD STEP - (6X3.5' WIVSTONE STEP) MADAKET ROAD PROPOSAL: EXISTING DWELLING IS TO BE REMOVED AND REBUILT IN EXISTING LOCATION WITH AN ADDITION AND NEW FOUNDATION, SITE REFERENCES: DEED BK. 674 PG. 281 PLAN: NONE FOUND PLAN REFERENCE., BK. 21 PG. 9 13 MADAKET ROAD _ ASSESSOR'S MAP 41 PARCEL 297 GRAPHIC SCALE 10 0 10 20 w W :IleWls[c1c- H�allra+ IN FEET ) ,CMF"= 12 1 Inch - 20 1G II 41 -538 N/F 9 MADAKET ROAD LLC .ADDITION TO EXISTING FOOT PRINT PROPOSED SITE PLAN FOR ZONING ADMINISTRATOR DECISION IN NANTUCKET, MA. PREPARED FOR: DONNA BRENNAN -BROWN SCALE. 17=20' DATE: APRIL 15, 2015 MICHAEL CONNOLLY & ASSOCIATES INC. PROFESSIONAL LAND SURVEYORS 149 SU?FSIDE ROAD NANTUCKET, MA. 02554 (508) 228 -8910 C- 5448.1 EXHIBIT B"ll 570NE STEP PROPOSED NEW DECK FOOT PRINT NEW DECK �6. CORNER (TO MATCH EXISTING) CELLAR WAY fTO UNDER REMMOVED) _9' \ 1— EXISTING RUBBISH BIN (TO BE RELOCATED) 1 STY W/F DWELLING G.C.= 4421S.F. (FOUNDATION) !o.,. DECK PROPOSED 2 STY W/F DWELLING G.C,= 1,0201S.F. (FOUNDATION) 10I r , r —A 1 PROPOSED BRICK -�� PARKING 79'-41 STONE STEP ROPOSED (TO BE REMOVED) WOOD STEP - (6X3.5' WIVSTONE STEP) MADAKET ROAD PROPOSAL: EXISTING DWELLING IS TO BE REMOVED AND REBUILT IN EXISTING LOCATION WITH AN ADDITION AND NEW FOUNDATION, SITE REFERENCES: DEED BK. 674 PG. 281 PLAN: NONE FOUND PLAN REFERENCE., BK. 21 PG. 9 13 MADAKET ROAD _ ASSESSOR'S MAP 41 PARCEL 297 GRAPHIC SCALE 10 0 10 20 w W :IleWls[c1c- H�allra+ IN FEET ) ,CMF"= 12 1 Inch - 20 1G II 41 -538 N/F 9 MADAKET ROAD LLC .ADDITION TO EXISTING FOOT PRINT PROPOSED SITE PLAN FOR ZONING ADMINISTRATOR DECISION IN NANTUCKET, MA. PREPARED FOR: DONNA BRENNAN -BROWN SCALE. 17=20' DATE: APRIL 15, 2015 MICHAEL CONNOLLY & ASSOCIATES INC. PROFESSIONAL LAND SURVEYORS 149 SU?FSIDE ROAD NANTUCKET, MA. 02554 (508) 228 -8910 C- 5448.1 EXHIBIT B"ll