HomeMy WebLinkAbout016-85TOWN OF NAN'('L'CKE "f D / � ' SRv
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
April 1, 1985
I
Re: JENNIFER SHAKESPEARE (016 -85)
Enclosed, please find notice of a decision of the BOARD
OF APPEALS which has this day been filed with the Town
Clerk.
Any appeal from this action shall be made pursuant to
Section 17 of Chapter 40A of the General Laws, and shall
be filed within twenty (20) days after this date.
William R. Sherman, Chairman
BOARD OF APPEALS
BOARD OF APPEALS
TOWN OF NANTUCKET
NANTUCKET, MASSACHUSETTS 02554
DECISION:
The BOARD OF APPEALS, at a Publ -ic Hearing on FRIDAY, MARCH 29, 1985
at 1:30 p.m. in the Town and County Building, Nantucket, rendered the
following decision in the Application of JENNIFER SHAKESPEARE (016 -85),
whose address is c/o Design Associates, 58 Main Street, Nantucket, MA 02554.
1. This is an Application for a SPECIAL PERMIT pursuant to SECTION
71 of the Zoning By -Law concerning pre- existing non - conforming uses, struc-
tures and lots. Hearings commenced March 13, 1985 were continued to this
date, having been taken under advisement. It appears that Applicant seeks
by Special Permit to convert an existing garage into a single - family resi-
dence. The premises are at 8B LYON STREET, Parcel 5541 of Plan 071, Plan
Book 13, Page 37. The zoning district is RESIDENTIAL OLD HISTORIC.
2. Based upon extensive testimony, representations, photographs,
viewings by Board members, letters and the Application papers, Applicant's
Parcel is &lot of record pre- dating the By -Law and undersized relative to the
5,000 SF required minimum lot size. The existing garage structure is likewise
non - conforming (and pre- existing the By -Law) for lack of proper setbacks.
In addition, the use is non - conforming. Whether the garage has since before
mid- 1972,been used commercially, e.g., for storage of electrical contracting
equipment or vehicles, was not finally determined. Letters pro and con re-
fered to the commercial use or character (see Slater of March 1, 1985 and
first numbered paragraph of Aimes' March 5, 1985), while Assessor's records
were said to classify the structure as a residential garage. In any event,
Applicant is not applying for continued commercial use. Her position is
that the present use is non- conforming because residential garages are per-
mitted in the ROH district only as an accessory building on the same lot
with a single - family dwelling.
3. Accordingly.we find that Applicant's premises are pre - existing and
non - conforming as to lot, structure and use, to come clearly within the
provisions of Section 71. The question is whether Applicant's proposals to
bring the premises into greater conformity with the By -Law are or are not
-2-
(016 -85)
substantially more detrimental to the neighborhood than the existing non-
conforming use. This was disputed but apparently in large measure resolved
by numerous conditions which might accompany a Special Permit.
4. Applicant proposes, more specifically, to bring the existing garage
into conpliance with the aesthetic requirements of the Historic District
Commission substantially as shown in drawing dated December 1, 1984. At the
front on Lyon Street, one off - street parking space is provided as required.
At the rear, some 180 SF of ground cover is to be replaced by a fenced patio.
In lieu of a single window shown on the south (rear) lot line wall, no window
will be in that wall, but in the adjoining west - facing wall. Only two win-
dows are in the west side lot line wall, as shown. A west roof plane sky-
light may be shifted to the south to meet an abuttor's concern. Applicant
undertakes with a rear - lot -line abuttor,to provide a sound - deadening hedge
along one side or the other of the patio fence. For aesthetic reasons,
various minor departures may be made from the drawings, e.g., as to entry
pilasters. An exterior wall- mounted electric watt -hour meter, readable from
the front of the dwelling, will be aesthetically covered. No chimney is
planned in the one -story dwelling.
5. Applicant could alternately replace the garage with a single -
family multi -story dwelling conforming to the By -Law in setback, height
and ground cover, the lot of record being buildable without Special Permit.
However, for economy and to avoid adverse neighborhood effect, Applicant
apparently is willing to accept the conditions specified below, provided
she and any successor retains the unconditional right to build the permitted
multi -story dwelling as an alternative.
6. To the extent Applicant proposes exterior structural alterations
within a setback distance, none will involve an extension making a non-
conforming distance more non - conforming.
7. Concern with emission of chimney smoke from the existing one -story
structure is answered by a condition as to chimney height. A question con-
cerning existence of hardship relates to relief by Variance, not Special
Permit. Abuttor concern for privacy and quiet is answered by various condi-
tions as to windows, insulation and fencing. Economic concerns tied to the
tourist season are answered by limiting exterior construction activities
this summer. On other side, letters and statements were received favoring
1911
(016 -85)
Applicant's proposal, largely on grounds of aesthetic enhancement of the
neighborhood. The Planning Board gave a favorable recommendation.
8. Accordingly, this Board finds that Applicant's proposals for
changing a pre- existing non - conforming garage, including the alterations
noted, will not be substantially more detrimental to the neighborhood. Be-
cause use, setback and ground cover will all become not less but more con-
forming to the By -Law, we further find that the proposed structure and use
will be in harmony with the general purpose and intent of the By -Law and the
more so with conditions, safeguards or limitations imposed, as set forth
herein.
9. Based upon the above, the Board, by UNANIMOUS vote, GRANTS to
Applicant the requested SPECIAL PERMIT (a) to convert the existing garage
into a single - family dwelling and (b) to alter or reconstruct the garage
substantially in accordance with the referenced drawing, subject to the
folowing conditions:
(1) No chimney or vent shall be provided for emission of smoke
or other furnace or heater gases unless it opens at a height
greater than 25 feet or comparable to opening heights of
abuttors'.
(2) Only the two windows are to be in the west lot line wall and
no window in the south side lot line wall. No roof walk or
elevated rear porch or deck shall be added.
(3) One off - street parking space shall be provided at the north-
westerly corner of the premises, and the remainder of the
front yard, if any, shall have a brick or planted soil
surface.
(4) Insulation providing a substantial sound barrier shall be
installed in all exterior walls.
(5) The rear patio area shall be screened, not only by the fence
shown (with no gate to an abuttor) but also with a sound -
deadening hedge to be planted on either side of the rear lot
line fence at least one -half its length (an abuttor is
(016 -85)
-4-
understood to have undertaken the other half).
(6) The ground cover shall be reduced by at least 180 SF, e.g.,
by provision of the proposed patio, without adding a second
story.
(7) The extension, if any, will not be more non - conforming.
(8) By lot -line survey or otherwise, Applicant shall ensure
against encroachment on to abutting lots. Any construction
on exterior walls proximate abutting lots shall be undertaken
without actionable trespass, that is, with permission or
lawful right of entry or solely within the premises. Con-
struction activities on the exterior of the structure shall
not be continued during the period beginning July 4, 1985
or when the abuttor's guest house at 10 Lyon Street opens
to receive guests, whichever is later, and ending November
1, 1985.
(9) Any electricwatt hour or demand meter on the structure's
exterior shall be mounted to be readable from the front yard
and aesthetically covered if on a side wall.
Dated: April 1, 1985
Nantucket, MA 02554
_P"�
William R. Sherman
Andrew J. Leddy
Linda F. Williams
NOTICE
A Public Hearing of the BOARD OF APPEALS will be held
on Qjednesdnq,MARCH !3, 1985 at 1:30 p.m. in the TOWN AND COUNTY
BUILDING, FEDERAL AND BROAD STREETS, NANTUCKET, on the
Application of JENNIFER SHAKESPEARE (016 -85) seeking a SPECIAL
PERMIT under SECTION 71 (change or alteration of a pre - existing
non - conforming use) of the Zoning By -Law. If granted, the
Applicant would be able to convert an existing garage used for
commercial purposes into a single family residence. Proposed
structural alterations would bring the structure into greater
conformity as to ground cover and set back requirements.
Applicant will comply with on site parking requirements. The
change of use would bring the use into conformity with permitted
use in the RESIDENTIAL OLD HISTORIC district in which the
property is located. The garage is located at 8B LYON STREET,
LOT 5541, PLAN NO. 0717 PLAN BOOK 13, PAGE 37.
/V 0 /
1 � o
4 "t � William R. Sherman, Acting Chairman
r.(((D///��`7 -v BOARD OF APPEALS
A13.1
FEY 100.00
Case No.
APPUCAIWN TO THE WARD OF APPEALS
Nantucket
To the Members of the Hurd of Appeals:
The undersigned h*VQby applies for relief from the terms of the
(ZONING BY -LAW) (BUUJXNG CODE) on property described below:
Location of Property 8B Lyon Street
It 5541 071, Plan Book 13, Page 37
District is Zoncd far R.O.H.
Type of structure (Existing or Propose(i) ( ,wop(.)-,, ;i ;1 Single Family
"wood Frame
Owner's Name Jennifer Shakespeare
CAN% tier's Address c /o. Design Associates, 58 Main St., Nantucket, MA
%Vhen did you acquire this property? November 30, 1984
Ii as application been filer at Buildinj Department? Yes
1'a9 any previous appeal bftn tnade7 No
`ection of By -law or Core from which relief is requested:
Section 71 Special Permit
lte.�son for asking relieft -Applicant proposes to convert existing garage.
used for commercial purposes into a single family residence. Proposed
structuLal alterations will bring structure into greater conformity
as to ground cover and set back requirements. Applicant wild comply
with on site parking requirements. Change of use to residence will
ring use into conformity with permitted use in ROH Distri t
err -N II: (1) A list of the nwrc i :lull ill ;l!'f' j it J1`t 11
Owner abutting the abutter';.
(Z) Check in We amount of fa0. 00,111ad" i) to ;h". 1 r. �J
Nart,lrl (. -t.
(3) Map or p4m showing the lor7,tion,gf the Property tr.
considered.
(4) if 04 appWant is other th1niflie ovyner, please in(iicate yolrr
quth&Hty M vnake . his tip l ic;>}ion.
BOARD'S Dl_ :c'1SION
,3 rplication submitted to Boards
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i:crisinn of Board
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TOWN OF NANTUCKET
BOARD OF APPEALS
List ;if parties in i:iterest in the matter of 41-!,-, c pcti ti -n o
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I cc -rtify the foregoing Is a list of persons who are owners of
a.�ut -ting the nioperty, owners of land abutting the abutters,
o. lard directly opposite the property on any strt--e4 or
q;+mei.s of la-,d within 300 feet of 4-1,1e property, all as tti:,�-y
on the tr�-)st scent applicable TAX list.
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Uatej Assessor
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Town of Nantucket
TOWN OF NANTUCKET
BOARD OF APPEALS
List of parties in interest in the matter of ti:e petition o
Name �l�C =-%%26—= .
2 3 7?-
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I certify the foregoing is a list of persons who are owners or
az�utting th>a-,d ro L owners of land abutting the abutters,
of land dire li opoo ite the overly sir
o,�ners of , within feet of the property, all as they a[.-
or. the ir�*,st recent applicable TAX list.
Date
Assessor
Town of Nantucket
TOWN OF NANTUCKET
HOARD OF APPEALS
List oi: partyes in interest in the matter of peti ti.on c,
Nam.:-
,ddres.
Pr.: Derty Addres- Ci
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T cc -rtify the foregoing is a list of person o are owners of
a::�utti g the proper' , own rs of land utting e abutters, o,
of lar. Ldirectl opposite t c pr rty on aay strEet or- ayo hers :d within 300 feet of tree property, all as thFy
on the m�,)st recent applicable TAX list.
Date_
Assessor
�L Town of Nantucket
19 April, 1985
In consideration of the Right of First Refusal for 8B Lyon Street, we
hereby waive and release any Right of Appeal which we may have to the
favorable decision of the Board of Appeals rendered March 24, 1985 in
favor of Jennifer K. Shakespeare regarding 8 B Lyon Street.
SIGNED,
r� \
Barry and nn Marie Foster
� l
LAW OFFICES
HOLMES, HAYS & FITZGERALD
35 CENTER STREET
NANTUCKET, MASS. 02554
WAYNE F. HOLMES AREA CODE 617
WILLIAM H. HAYS III 228-0052
JULIE A. FITZGERALD
February 1, 1985
Mrs. Eileen Cahoon, Chairperson
Board of Appeals
Nantucket, MA 02554
Re: Jennifer Shakespeare
8B Lyon Street
Application for Special Permit
Dear Mrs. Cahoon:
Enclosed for filing please find the following documents
in support of the above application:
1. Original Application and three (3) copies;
2. Certified Abutters List;
3. Four (4) copies of the existing site plan;
4. Four (4) copies of the proposed site plan;
5. Four (4) copies of calculations for intensity regulations.
6. Check in the amount of $100.00 to cover the filing fee.
Please schedule this matter for hearing on February 15, 1985,
if at all possible.
Very truly yours,
Fitzg
JAF /jrc
Enclosure
cc: Mrs. Madelyn Perry, Town Clerk
Mr. Carl Borchert, Building Inspector
2
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AIi•1
FEZ 100.00 Case No.
APPLICA IMP P TO THE LKOARD OF APPEALS
Nantucket
T o the IMesabe re of the BgVd of A ppe al s
The underskem4 he"by applies for relief from the terms of the
(ZO!- ING BY -LAW) (BUN*NG CODE) on property described below:
Location of Property 8B Lyon Street
kf1ft 5541 ' 071, Plan Book 13, Page 37
V-.!trict is Zoned for R.O.H.
Type of structure (Existing or Propoge(i) ( pr•opoit ,I it Single Family
o" Frame
0wner's Fame Jennifer Shakespeare
Ou ner's Address c /o. Design Associates, 58 Main St., Nantucket, MA
%%hen did you acquire this property? November 30, 1984
Has application been filed st Buildirt Department? Yes
Pas any previous nppealbftnmadet No
c.-ction of By -law or Coft from which relief is requested! ,
Section 71 Special Permit
I(enson for asking reliefs -Applicant proposes to convert existing garage.
used for commercial purposes into a single family residence. Proposed
structural alterations will bring structure into greater conformity
as to ground cover and set back requirements. App -- iicantw comply
with on site parking requirements. Change of use to residence will
ring use into conformity with permitted use -iri ROH Distri t
V'r %C1h (1) A list of the nan',C i :wkl 4;("'
owner abutting the abutty I-,;.
(Z) Check in the amount of IUD. 00 'rrta(It. ;r ; ..hjk: to :h.
(3) Map or flew ehowLng the lcir-ition,pf the property tr,
c ons id�t1'�t.
' 4
(4) It 06 apoWant is other thln,fhe w4'rlcr, please rn(iicatc yo,rr
yut!!�d!'itf N. Rtakt `his aVt' ic:4ion. /
DOARD'S blA.ISION
pplication submitted to Board
clvortisinj dusts - - -_ - -- �- - - --
I : e' a r t ns date
;)-,rir,ton fit-r! with thy` 1t9.'n ('l�r!• - -___. _- __- _----- ____ --
TOWN OF NANTUCKET
BOARD OF APPEALS
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L _ tif�t the forogoinu is a list ot: ... c r::; who ;,r -c owner-, of
.a. i:,:ting the property, owners of lan.I a!,t;tting tl.c- ral;utt_erf- , c .
_ land directly opposite th�:� propev, -,} c).i any strt:et. or
r;. :nrr-s of land within 300 feet of thu pi-,)perty, all as thr:y
the rr-,st recent applicable 'rr:x list.
-- Xle
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i'cr.in of Nantuckr;t
TOWN OF NANTUCKET
BOARD OF AMIALS
T ,iF,t of parties in interest. in the matter of t. j.�t]t7or. c.
Natil'_! ( 2te2� .4 - .!�2- A-C7��_ 6=
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7116,(
74 &,o*" v6 Drz � /I/E'w
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l 4 09-7WIcAt 1YCZ✓AZar/ nFr-
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h`.QG7/CAOx 2z 5 -7 / 8/n- /7,-••, 0 -t <--7 / 2.0, 3
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3 5- IPIIVC- 577
'Gam ,Boys 60 9 3 c L �igiy Vj¢ 2
/ s "9 JQ 0-N .4 o�b4vC/N ti1011� ,mod , I-Ir"d>aI 1.,4d . 20 2 5s'�
1 c-.rtify the foregoing is a list of pc r <,c>ns Who :ire owners r -t
a- acting t:hc Pro owners of lancl abutting the
r I�Ind :lil y oppo ite the. proper. .}ti-,a - any st.reC'_ or
of and within � ~ feet of- tl!e �.! _rt.y, �itl ., s t':�.y I
or. the !:• ,st recernt applicable TM list .
)at ssor
j own of Nat! +_uckc:t
TOWN OF NANTUCKET
BOARD OF APPEALS
'.i •t of turtles in interest in the matter of t :: pot.i t.�(�n
Name
:,ddres., 2 /L/-- �,1�`"' -.cam �' - -- --
?r: perty Address
112, -f /f 65r 5-7 5T
/Y1`, /Y Y, /oo zz
�
8 (� lza�c <c r J sue, hxr- �/� .3g) e-,;q,T Ir' � /' /0 / 7
67 Jig j�- .�,c-- •�.�✓z �9 ����ot-r ✓�� w. try cC: o6 11q
//� L16e)v G �T1" pYA, &1-*'Y(0 °j 171')-/YSa1Y 42�tltl-rJ /j/. k /�CSTdc��r� �1 b2ss
(y
7 2 �18&�7- S, ^4ti, �s � 626
'3 /A, e-AY Fax Low
A0499/151;
d°YD�iC-, G•�//�-
'
Jo ttk D
L gels 3 709 �� Es�i' w�_ �� ��� ✓a��r 33 gs`
Z41 i3-I-c
c:rtif- the foregoing is a list of persons -who are owner-- of
.a:::tti g the propr own rs of land abutting the abutters, c,•:.
< lac: directl posite t rty on any street or s,? :y, o
e'. r.ers I�f .d within 300 feet of the prnperty, all as tI— y t
on the irast recent applicable TAX list.
U:: to
Assessor.
Town of Nantucket
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