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Home My WebLink About058-85P WiNOY /JoirT T /2vdi TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 0254 July 12, 1985 Re: WINDY POINT TRUST (058 -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 0A of the General Laws, and shall be filed within twenty (20) days after this date. William R. Sherman, Chairman BOARD OF APPEALS Q C L a y .%,I BOARD OF APPEALS TOWN OF NANTUCKET NANTUCKET, MASSACHUSETTS 02554 DECISION: At a Public Hearing of the BOARD OF APPEALS held on FRIDAY, JULY 12, 1985 at 1:30 p.m. in the Town and County Building, Nantucket, in the matter of the Application of WINDY POINT TRUST (058 -85), address c/o R. Novak, Hale and Dorr, 60 State Street, Boston, MA 02109, the Board finds: 1. Applicant seeks a SPECIAL PERMIT for relief pursuant fo Zoning By -Law SECTION 71 (codified as Section 139 -33) to expand and alter a pre- existing, non - conforming structure and use. Applicant proposes to raze the existing boat shed (garage), expanding its width from 12 1/2 to 15 feet toward the southeast parallel to Hulbert Avenue and its height from 9 to 19 1/2 feet. The resulting 1 1/2 story structure would have enlarged ground -floor spaces for storage, boat or automobile, and second -story space for servants' bedroom and bath. The property is located at 5 HULBERT AVENUE, ASSESSOR'S MAP 29.2.39 PARCEL 005, LC 10221 -A, in the Zoning District RESIDENTIAL -1. 2. Applicant earlier applied for Section 139 -33 relief (our file 023 -85). At the March 29, 1985 hearing, continued from March 13, Applicant was granted leave to withdraw without prejudice. By consent through counsel, that record has been incorporated into the present proceedings. 3. We continuedthis hearing from June 21, 1985, to obtain from Town Counsel his,opinion on application of the definition of "dwelling unit" (amended 4 -2 -85 ATM, Art. 21) to Applicant's proposal. If the structure were a dwelling unit, it would have to comply with Section 139 -7A (2) and specifically subsection (b) so as "not (to) be located within the required front yard." Per oral opinion of Town Counsel, in authoring the amendment, the intention was to require use for either cooking or eating to constitute a "dwelling unit." Living or sleeping, alone would be in- sufficient. 4. Applicant's structure predates zoning and is setback about one foot from the front line along Hulbert Avenue. As a pre - existing non -con- forming structure violating the now- required 10 -foot front yard setback, (058 -85) -2- it may be extended provided the non - conforming distance is not made more non - conforming and that we find the extension not to be substantially more detrimental to the neighborhood. A showing of hardship is not required under Section 139 -33A. 5. In this and the earlier case, opposition focused on the safety of a structure so close to a busy street, on the aesthetics of the "street scape" and the ease with which the new structure could be sited at least 5 feet back. 6.,Applicant, speaking through counsel and Mrs. Heinz, urged the relief requested (1) to retain the full 32 -foot length without loss of 3 off - street parking spaces immediately to the northeast, (2) to achieve the desired square footage without widening beyond 15 feet and consequent in- crease in height beyond 19'6 ", thus to leave the structure sited and scaled appropriate to the dominant aesthetics of the principal dwelling. By con- cession to safety, Applicant would have no garage door on the southwest facade along Hulbert Avenue and , at most, one door not greater than 3 -foot width. The existing front hedge would be continued across the front of the structure for safety and aesthetics, and no morA than one exterior stair- way would be provided, namely on the southeast elevation. 7. Accordingly, notwithstanding the unfavorable recommendation of the Planning Board and the concerns of opponents, we find that the proposed structure, clearly an improvement over the existing structure, would not be substantially more detrimental to the neighborhood if in conformance with the following conditions: a. The garage door on the Hulbert Avenue side of the building shall be eliminated. A single door no larger that three(3) feet wide may be constructed on the Hulbert Avenue side of the building. b. The existing hedge screening shall be continued across the Hulbert Avenue side of the building. c. No cooking or eating shall be allowed in the building. (058 -85) -3- d. Only one (1) exttrior stairway to the second floor living area 6h,,11 ee permitted, namely, on the southeast side. e. In increasing the width'to the southeast up to 15 feet total and the height up to 19'6 ", without extending the existing length, the structure shall not be made more non - conforming as to front -yard setback distance. 8. The Board finds that Applicant's proposal, so qualified, would be in harmony with the general purposes and intent of the By -Law chapter. Accordingly, by UNANIMOUS vote, the Board hereby GRANTS to Applicant a SPECIAL PERMIT under Section 139 -33 affording the requested relief with respect to front yard setback (Section 139 -16A), subject to the foregoing conditions which are binding on Applicant, its successors and assigns. Dated: July 26, 1985 Nantucket, MA 02554 p William R. Sherman Dorothy D. Vo lans Linda F. Williams LAW OFFICES HOLMES, HAYS & FITZGERALD 35 CENTER STREET NANTUCKET, MASS. 02554 V�AYNE F HOLMES WILLIAM H. HAYS III F A. FITZGERALD June 3, 1985 Mr. William Sherman Board of Appeals Town & County Building Nantucket, MA 02554 RE: Windy Point Trust 5 Hulbert Avenue Application for Special Permit Dear Mr. Sherman: AREA CODE 617 226-0052 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 Land Court Plan 10221 -A; 4. Four (4) copies of the proposed site plan; and 5. Check in the amount of $100.00 to cover the filing fee. Please schedule this matter for hearing at the next available date. Very truly yours, Wayne F. Holmes WFH /sdb Lnclosures cc: Mrs. Madelyn Perry, Town Clerk ,►+ -1 $100.00 Case No. APPLICATION TO THE BOARD OF APPEALS th(- of the Board of Appeals: Nantucket, Massachusetts Tilt.' undersigned hereby applies for relief from the terms of the , "ONI;J(a Wi -LAW) (BUILDING CODE) on property described below: cz t i o;r c f Property 5 Hulbert Avenue --t No. Assessors Sh. 29.2.3 Par. 005 v ^Plan No. '.C. 10221 -A r riot is zoned for R -1 — -fie of structure(Existing or Proposed) or proposed use: Residential r 's Name — Windy Point Trust c/o R. Novak •.!icr' s 11ddress Hale & Dorr, 60 State St. , Boston, MA 02109 hen did yok,i acquire this property? 1983 r , ri,i)lic•ation been filed at Building Department? No ra .Illy previous appeal been made? No of By -Law or Code from which relief is requested: 7 I Pre - existing non conforming use. ',I: .gin f(_)r asking relief: Modify non conforming use to add bedroom & bath over existing garage which requires front yard set back relief. —! S=� n re 1 >licant ayne o m s 35 Center St., Nantucket, MA t1.i A list of the names and addresses of each abutting owner and owner abutting the abutters. !2) A check in the amount of $100.00 made payable to the Town of Nantucket. (3) Four copies of the application and a map or plan showing the location of the property to be considered. ia) If the applicant is other than the owner, please indicate your authority to make this application. BOARD'S DECISION ,,i� plic-ati(,n submitted to Board , ivot t,isin,! dates i On of Board f i led with the Town Clerk JUSIGN } 'ES �N�w +.r.oa...w «...-- w»Ye�vY'�'4M.+aRJw�v�i ae-....wnA iw. .�aeFira..eA•ars, w�.ar+gm �sr�pn�Ir 'C 4TH ---�o It ir 7 am- (_14G IN t 1 1 I 1 PKtvE I I i 1 1 re 1 1 I ( IWxtsnN6 i �I�'�i �oA►' -/�loG G�A4J14G ia��OtiJ 6u.w1�1F gvAiN`,%s tr �U Vs M, PLAN OF LAND IN NANTUCKET 102kI Scale 20 feet to an inch -JAN. 160 1924• William S. Swift, Civil Engineer DD yff Tiroffir MIL" 01? r. gULX14EAD ma 00, 1111LBART SMELT 4i 4 Copy of palf w1pAw' o2o. $1;,0.00 "'i-e No. ,tiPPJ,TCATION TO liE o-,,"%RD T .7,PPEAT,t; I *, 1 : s ") f t, I �,e Boa 1. d I h� U I I i: s i� n ed hereby p I i e s lrc- i relief u!i,, t ii e t (2 trio 111M) (PUILDING CODE) t r icscrit. ci below. Pr�) 5 Hulbert Avenue peity Assessors Sh. 29.2.3 Par. 5 00 T 1ci No. L.C. 1-0221-A ,:,:,ned for R-1 e t str,,.cture(Existinq or Proposed) or piop,,)sed use: Residential N -i- i (2 Windy Point Trust c/o R. Novak Is 1,,1,j,,,2ss Hale & Dorr, 60 State St Boston, MA 02109 acquiro this property? 1983 c, i t ,on been filed at Dk,ii.1,1ing Department-,,- No Appeal been m,j,- I- , * ) No t I aw o r Code f ro!! !:.i i re I i c. f z_ r 7 1 Pre-existing non conforming _.use. el Lef *- Modify non conforming use to add bedroom & bath over existing garage which requires side line set back relief. t t ed t L) Lku is L I J wit— t tie '1,Dwri L C f D A Wayne F. Holmes 35 Center St., Nantucket, MA list of the n'E', tfW (rJ(1'1 ab.-if r inc I- ner and -),*;rer abuttiii,- r1;c A check in the ol: 00, 1) 1 t t tp yr Nantucket. ,3) Four copies of tii,� and :;,aj. or the location of upert-1- t--o '11)e If the applicar r- !J1),,,,I the , U F authority t t ed t L) Lku is L I J wit— t tie '1,Dwri L T, �4 DESIGN ASSUGiATES _- -T: kA it, Z. Sol-o`( m E:WTV-, , 1 1 1 z I I $); P—Vv6-T-At*,(, �Ad(A&G DESIGN VlAc,(—Avt-C-If L C) .1 N 0 ru-'o , Z- - Et)Lcolq y 4 -t K u C, tv I PLAN OF LAND IN 10221,o Scale 20 feet to an Inch -JAN. 16 1924- I I ia 1:1 :3. Swift, Civil Engineer -YAYTucAT-T flARj?op 7.7 X z N ......... NoWBORT S)R ET Copy of paw af,e.'3n LAND RMSTRkiOAt 60-17CE - MY to 10f scale of this '01an ji i , fiv , "A Ah sa \j F� W. I pr LAW OFF CES HOLMES, HAYS & FITZGERALD 35 CENTER STREET NANTUCKET,MASS 02554 "AYNE F Hot.MES I—L l'AM H. HAYS III ..,JL If A. FITZGERALD February 7, 1985 Mrs. Eileen Cahoon, Chairpei-sotl Hoard of Appeals Nantucket, MA 02554 Re,: Windy Point Trust. 5 Hulbert Avenue Application for Special Permit Pear 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; AREA COOE 617 22a 0052 3. Four (4) copies of Land Court Plan 10221 -A; 4. Four (4) copies of the proposed site plan; 5. Check in the amount of $100.00 to cover the filing fee. date. schedule this matte�� for hearing at the next available ��te , Vej'y truly YCU,-s, Wayne F. HotmE,s i jrr losures "1rs. Madelyn Perry, Town Clerk r. Carl Borchert, Building Inspector l .± of?al :tip._ �;� .r t.�_. Windy Point Trust c/o R. Novak, Hale & Dorr, r t ,t, Ad:i. 5 Hulbert Ave. Locus: 29.2.3, 60 State St, Boston, MA 02109 1. John K. & Helen Spring, 285 Elm St., Concord, MA 01742 2. Alexander & Joan Craig, Box 458, Nantucket, MA 02554 3. Alexander M. Craig, Hulbert Ave., Nantucket, MA 02554 4. John Street 5. Locus 6. John M. Greenleaf & Lewis F. Greenleaf, III, RFD, Syosset, NY 11791 7. John W. & Katherine Weeks, 595 Concord Ave., Belmont, MA 02178 A 7 1 A 2. Theodore L. & Mary Cross, 233 Carter Rd., Princeton, NY 08540 4. Joan R. Bolling, Box 4300, Wilmington, Del. 19807 3. Town of Nantucket, Nantucket, MA 02554 42.4 .1 28. Nantucket Conservation Foundation, Cliff Rd., Nantucket, MA 02554 29.0.0 26. John Archibald & Mary A. Poor, 421 Huron. Av., Cambridge, MA 02138 27. Alvine C. Allen, 37 Cambridge St., Winchester, MA 01890 28. Nantucket Conservation Foundation, Cliff Rd., Nantucket, MA 02554 25. Seymour. Archibald, P.O. Box 87, Concord, MA 01742 129. Jane Merrill, Wayside Inn Rd., Framingham, MA 01701 29. Same as 26 30. Same as 26 31. Same as 26 i0et .',z F rUi.;t; i f E'Ct I. jJOTICE A Public Hearing of the BOARD OF APPEALS will be held on FRIDAY, JUNE 21, 1985 at 1:30 p.m. in the TOWN AND COUNTY BUILD- ING, FEDERAL AND BROAD STREETS, NANTUCKET, on the Application of WINDY POINT TRUST, c/o R. Novak (058 -85) seeking a SPECIAL. PER?1IT under SECTION 71 (codified as Section 139 -33 , expansion or al- teration of a pre- existing non - conforming use) of the Zoning BY- l_aw. If granted, the Applicant would be able to modify a non - conforrrning use to add a bedroom and bath over existing garage which requires front yard setback relief. The property is located at 5 HULBERT \\%ENUE, ASSESSOR'S SHEET 29.2.3, PARCEL 005, L. N). 1022.1 - y ;nd is zoned RI?SIDENTIAL -1 . William R. Sherman, Chairman 1 ' d- d%,/j, BOARD OF APPEALS 1 i f; E; 5100. CaU Case No. Nl� APPLICATION TO THE BOARD OF APPEALS Nantucket., Massachusetts t I:t. "1� :,I. o_ of the Board of Appeals: �Indct-signed hereby applies for relief from the terms of the 1,AW) (BUILDING CODS') on property described below: ; 1'ioperty `a Hulbert Avenut t Assessors Sh. 29.2.3 Par. 005 Plan No. L.C. 10221 -A c}nerl for R -1 ?t :t r ;.i� tuts (F� fisting or Proposed) or proposed use: Residential 1111 t2 Windy Point Trust c/o R. Novak .lit r': �•- ?�itess�tlHale & Dorr, 60 State St., Boston, MA 02109 c n cii :i '�l .:jequire this property? 1983 li,.ition been filed at Du ilding Department? No s appea 1 been made? No I;, -I,aw or Code from which relief is requested: 7 I Pre - existing non conforming use. ? i:iny relief: Modify non conforming use to add bedroom & bath ove existing garage, which requires front yard set back relief. Si 3n re applicant t�Tayne- o m s - - - -- - -- 35 Center St., Nantucket, MA i ;.a. t of the names and adc t esses of each abutting aiid owner abutting the abutters. A check in the amount of $10O.00 made payable tc the '!'own of Nantucket. _3 ? Four copies o* the application and a map or plan showing the location of the property to be considered. (4) if the applicant is other than the owner, please indicate your authority to make this application. BOARD'S DECISION •.; 'pl i cat ion Submitted to Board ( � )� i R re i ,in,; elates i_,lrlrly dates) of Board i r, f.ilej with the Town Clerk TOWN OF NANTUCKET BOARD OP APPEAl-S List of parties in interest in the matter of the petition of: Name Windy Point Trust Address c/o R. Novak, Hale & Dorr, 60 State St., Boston, MA 02109 Property Address 5 Hulbert Ave. LOCUS: 29.2.3, Low — - -- ') U 3 Z 1. John K. & Helen Spring, 285 Elm St., Concord, MA 01742 2. Alexander & Joan Craig, Box 458, Nantucket, MA 02554 3. Alexander M. Craig, Hulbert Ave., Nantucket, MA 02554 4. John Street 5. Locus 6. John M. Greenleaf & Lewis F. Greenleaf, III, RFD, Syosset, NY 11791 7. John W. & Katherine Weeks, 595 Concord Ave., Belmont, MA 02178 42.1.4 2. Theodore L. & Mary Cross, 233 Carter Rd., Princeton, NY 08540 4. Joan R. Bolling, Box 4300, Wilmington, Del. 19807 3. Town of Nantucket, Nantucket, MA 02554 42.4.1 28. Nantucket Conservation Foundation, Cliff Rd., Nantucket, MA 02554 29.0.0 26. John Archibald & Mary A. Poor, 421 Huron Ave., Cambridge, MA 02138 27. Alvine C. Allen, 37 Cambridge St., Winchester, MA 01890 28. Nantucket Conservation Foundation, Cliff Rd., Nantucket, MA 02554 25. Seymour Archibald, P.O. Box 87, Concord, MA 01742 129. Jane Merrill, Wayside Inn Rd., Framingham, MA 01701 29. Same as 26 30. Same as 26 31. Same as 26 i certify the foregoing is a 1-!St of Dersons who are owners of land abutting the property and o,,,-ner_3 of land directly opposite the property on any street or way, and owners of land within 300 feet of the property, all as they appear on the most recent applicab'� tax list. C)at� Assessor Town of Nantucket x PLAN OF LAND IN NANTUCKET 10 221 A Scale 20 feet to an inch -JAN. 15, 1924• William S. Swift, Civil Engineer .xAYTuoff_T ffAR_Bo)?_______ BULKHEAD .4 nRlss�SL,... »,.. � -- ...:.rn, ,.w._:...c:- ,:.:»Kr..o..wr,.w.. err .c.rn.ar...,:.a,,.^t�- .�.r�wr -. e. s�...:as„q,.,,w,., 4H TI Nat ..: I AT Es fiv L,6 V F,-r r. CiA c M° Olt it--o1, --r- - - --- P K I v e-� 4hp fq 0 1