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HomeMy WebLinkAbout056-86w TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 June 10, 1986 Re: PATRICIA A. WATERHOUSE (056 -86) 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. LG� William R. Sherman, Chairman BOARD OF APPEALS BOARD OF APPEALS TOWN OF NANTUCKET NANTUCKET, MASSACHUSETTS 02554 DECISION: The BOARD OF APPEALS, at a Public Hearing held FRIDAY, MAY 30, 1986 at 12:30 p.m. in the Town and County Building, Nantucket, made the following Decision upon the Application of PATRICIA A. WATERHOUSE (056 -86), of Sparks Ave., Nantucket, MA 02554. 1. Applicant seeks a SPECIAL PERMIT under Zoning By -Law SECTION 139 -33 to extend and alter a pre - existing non - conforming use and structures and a VARIANCE from the side lot line setback requirements of SECTION 139 -16C. The premises are located on the MILESTONE ROAD just northwest of its junction with the Polpis Road, Assessor's Parcels 54- 130, 131, 190, 191, Lots 5, 6, 23 and 24 L.C. Plan No. 10937B ( "Island Village ") and zoned LIMITED USE GENERAL -1. 2. Based upon the Application papers, viewing, correspondence and Building Inspector's report, Assessor's Card, testimony, repre- sentations and plans (including "Exhibit 1 ", 7/15/85 as -built survey of the premises by Michael Bachman, N -1264) received at the hearing, we find a pre- existing non - conforming use as transient residential cottages with seasonal occupancy since prior to mid -1972 zoning. The 8 cottages, each a dwelling unit with kitchen, are likewise noncon- forming and pre - existed zoning. Applicant's 4 lots are, for purposes of zoning and this proceeding, considered a single parcel. An accessory building was removed. 3. As detailed in the Building Inspector's report of May 9, 1986 each of the cottages has been upgraded, generally pursuant to respec- tive Building Permits issued in 1984. Each is a single -story structure with ground cover not exceeding 1100 SF. Scale is appropriate to the site, given the pre- existence of the 8 units. We are told that the re- quired 8 off - street parking places will now be provided on the parcel, as required, distributed proximate the respective units. (056 -86) = -2- 4. We are faced with a substantially completed structural ex- tension totaling 7359 SF ground cover, an increase of 1407 SF bringing the prior 14.9% ground cover ratio up to 18.4 %, a 24% jump in a zone where only 7% is permitted. With the possible exception of 2 decks (not counted as ground cover) and a 35 SF closet added without building permit, the good faith of Applicant is not in question. To the con- trary, the improvident granting of the Building Permits was laid to a predecessor*of the current Building Inspector. The latter, per his 5/9/86 report and specifically by 4/18/86 letter to Applicant has made clear that Certificates of Occupancy will not be granted until required relief is obtained from this Board. 5. Were Applicant continuing the prior seasonal transient rental use, this would be a commercial development and subject to Section 139 -9 B(4) if and when additions met the criteria. Applicant is, how- ever, abandoning that use in favor of year -round condominium ownership of the 8 respective units for single - family residential use. While 8 single - family residences on a single parcel are not permitted in LUG -1, the use is otherwise permitted. 6. Considering the modest single - family scale of the extension, the upgrading impact of the a Arations (applauded by the most - affected abutter), the favorable recommendation of the Planning Board and the absense of objection, we are able to make the requisite findings for requested relief by Special Permit. That is, the alterations and ex- tensions on the July 15, 1985 Exhibit 1 plan of record and detailed in the 5/9/86 Building Inspector's report are not substantially more detrimental to the neighborhood than the pre- existing structures. Nor is the 8 single - family residential use more detrimental. They are in harmony with the general purpose and intent of the zoning chapter, given the finding of pre- existence. 7. Variance relief is required where the extension of a cottage further violates a setback, i.e., makes it more non - conforming. Relief is requested as to a side line setback violation by the cottage "Monomoy" with new 35 SF closet within the 10 -foot requirement less (056 -86) -3- than 3 feet. Given the "topography" of the structures, the hardship with season imminent, we make the necessary findings. Front -yard set- back relief for the "Madaket" cottage was not asked. 8. Accordingly, this Board by UNANIMOUS vote, GRANTS to Appli- cant the requested SPECIAL PERMIT for the 8 cottages and VARIANCE for "Monomoy" cottage, conditioned upon the construction, as now completed, conforming to the 7/15/85 Exhibit 1 plan of record. Dated: June 10, 1986 Nantucket, MA 1% � p `ate 02554 William R. Sherman Dorothy D. Vollans C. Marhhall Bea �*- z- I NOTICE A Public Hearing of the BOARD OF APPEALS will be held on FRIDAY, MAY 309 1986 atIZ30 p.m. in the TOWN AND COUNTY BUILDING, FEDERAL AND BROAD STREETS, NANTUCKET, on the Application of PATRICIA H. WATERHOUSE (056 -86) seeking a SPECIAL PERMIT under SEC- TION 139 -33 (extension or alteration of a pre- existing nonconform- ing use) and relief by VARIANCE from side line setback requirements of SECTION 139 -16 of the Zoning By -Law. If granted,the Applicant would be able to renovate existing structures on property located at MILESTONE ROAD, LOTS 5, 6, 23 and 24, PLAN NO. 10937B and zoned LIMITED USE GENERAL -1. W' liam R. Sherman, Chair BOARD OF APPEALS q!9 AD -1 FEE $100.00 Case No.— ©S .APPLICATION TO THE BOARD OF APPEALS Nantucket, Massachusetts 1'o the Members of the Board of Appeals: The undersigned hereby applies for relief from the terms of the (ZONING B'i- LAW)(BUILDING CODE) on property described below: :.ovation of Property` MILESTONE ROAD — Lot No. 5,6, 23 $ 24 Plan No. 10937B District is zoned for LUG - 1 Tyne of structure (Existing or Proposed) or proposed use: EXISTING - -- Owner's Name PATRICIA H. WATERHOUSE �iwner's Address SPARKS AVENUE, NANTUCKET, MA When did you acquire this property? 1975 ilas application been filed at Building Department ?_YFg Iles any ;:rovious appeal been made ? — NO -- --------- - - - - -- Section of By -Law or Code from which relief is requested: Special permit relief pursuant -to .139 =33 PxYPnsinn nr alr.ratjQn of -_x�— existing non_conformin use and relief by (�R14�CFtofirosi�1>1��tlback requirements. After having received 8 building permits ism ugd by Carl_Borchert as Building Inspector for the eight dwellings on the locus, appli- cant_proceeded_with the renovation of the said restructures. The preexisting said structures and uses are non - conforming as to ground cover and number of dwellings. With the reconstruction there was no alteration of the number of dwellings and the ground cover was extended by approximately 35 square feet, and Si tyre pl' ant PATRICIA H. anon - dwelling one -story building was removed. WATERHOUSE Y HER A_T 0 ANEY, DAVID J. MORETTI :,TTAI'I1: (1) A list of the names and addresses of each abutting rnvner 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. 3 ia; If the applicant is other than the owner-, please i:;dic..,te pour authority to make this application. BOARD'S DECISION Application submitted to Board Advertising dates Hearing date(s) Decision of Board_ Decision filed with the Town Clerk _ _ ] NI 10 . wa a. 1 'p � AI.I �• 8 I 4.1 1' t i[ 11.11 Y It! y a{ .. /0•d 1410 tl• la M W � /hf LtK ri 1,116 IGo ISS T 1 Y ti ^. 11 K. It to K. ] C[AC IlAC. Kla, is! OHO -ISl I•• ��9 )! r\ t[ t" ]l AC. oac ♦4 / qJ wtr rt • \ <. m , ✓I (0 /Ac �C./ S.q AC. il[ iw tit l.ri rN / ASA / .\ r Lt d• .. IM ,r. =Ii a•• L)K. Ja 1.1.1 � tp ,[ 'MONO MOY CREEKS [u Mr r.oK. O Mt =m II q- tCl .1 AC. •.1 AC. Al. 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Y { i --r Subdivision of Lot A shown on plan 10937 sheet 1. 10937B ?Sled with Cert.of Title No.1282 Registry District of Nantucket County LATID IN ITANTUCKET Scale 1000 feet to an inch. OCT. 12,1927. C.B.Humphrey,Engineer For Court. I I I I I 4 i O $ 3. 26. o I • � I ,� 4 Soo goo 24 Y a6. 0 23. 100, NO —5 I R e 22. I 7. CIS ob L� o I ° I I � Separate certificates of tit /e may be issued \ for Me./ItunB.eGed_1¢ts:....__ es shown h neon By the Court X27' Recorder I TOWN OF NANTUCKET BOARD OF APPEALS List of parties in interest in the natter of the petition ofj Name PATRICIA H_ WATFRHOH,E-,_ Address MTLESTONE RnAD.__ _ Property Address MT1.FS1 nNF ROAD _ LOCUS: 54- 130;131; 190;191 55 -67 Linden Gregory 6 Eric Hastings 54 -195 Nancy M. Gares,c /o John Lowell 25 Emerson Rd., 54 -196 73 Tremont St., Boston, MA 02108 Wellsley Hills, MA 02181 55 -68 Federal St. Realty Trust 54 -185 Combined with 54- 125;Edward Ross 14 Federal St., 54 -186 Lydle L. F, Rowena Rickard Nantucket, MA 02554 383 Polpis Rd., Nantucket, MA 54 -132 Albert L. Silva 54 -133 Albert L. Silva 6 Gardner Rd., Nantucket, MA 54 -134 Albert J. Lavoie 54 -135 Albert J. Lavoie 3 Chatham Rd. Nantucket, MA 54 -136 James F. Chase 5 Monomoy Rd.,Nantucket, MA 54 -137 Albert C.,& Amy D. Brock 54 -138 13 Gardner St., 54 -139 Nantucket, MA 54 -125 Edward Ross 11 Ipswich Rd., Newton Highlands, MA 02161 54 -126 Lydle L. &Rowena F. Rickard 383 Polpis Rd.,Nantucket 54 -127 Carol Vonkampen 4 Polpis Road Nantucket, MA 54 -128 John J. + June Johnsen 54 -129 2 Polpis Road, Nantucket, MA 54 -192 Albert L. Silva 6 Gardner Rd.,Nantucket,MA 54 -187 Carol A. VonKampen 4 Polpis Rd., Nantucket, MA 54 -188 John J. $ June Johnsen 54 -189 2 Polpis Road, Nantucket, MA 54 -229 Thomas F. + Diane M. Ryder 10 Chatham Rd., Nantucket, MA 54 -230 Nancy M. Gares, c/o Marsh Properties 54 -231 7 Page Road, 54 -232 Danvers, MA 54 -233 Benson C. & Kathleen Chase 6 Sandwich Rd., Nantucket, MA 54 -46 Wannacomet Water Co.,Inc 1 Milestone Rd., Nantucket, NIA 54 -47 Mildred M. Daniels P.O. Box 547, FDR Station, N.Y.,N.Y. 10022 54 -48 Benjamin Margolin et al 19 Channing Street Cambridge, MA 02138 54 -49 Lindin Gregory +Eric Hastings 25 Emerson Rd. Wellesley Hills, MA 02181 54 -121 Island (umber Co., Inc. 1 Polpis Road 54 -193 Albert G. $ Amy D. Brock Plantucket, ",ass. 02554 54 -194 13 Gardner, Nantucket,MA I certify the foregoing is a list of persons who me owners of land abutting the property and owners.of land directly opposite the property on any street or way, and owners of land within 300 feat of the property. all co they appear on the moot recent applicable TAX list. '—Mau C J. b4-�Inrj Dste J Assessor - _ Town of Nantucket L 11 TOWN OF NANTUCKET BOARD OF APPEALS List of parties in interest in the natter of the petition ofj Name PATRICIA H_ WATFRHOH,E-,_ Address MTLESTONE RnAD.__ _ Property Address MT1.FS1 nNF ROAD _ LOCUS: 54- 130;131; 190;191 55 -67 Linden Gregory 6 Eric Hastings 54 -195 Nancy M. Gares,c /o John Lowell 25 Emerson Rd., 54 -196 73 Tremont St., Boston, MA 02108 Wellsley Hills, MA 02181 55 -68 Federal St. Realty Trust 54 -185 Combined with 54- 125;Edward Ross 14 Federal St., 54 -186 Lydle L. F, Rowena Rickard Nantucket, MA 02554 383 Polpis Rd., Nantucket, MA 54 -132 Albert L. Silva 54 -133 Albert L. Silva 6 Gardner Rd., Nantucket, MA 54 -134 Albert J. Lavoie 54 -135 Albert J. Lavoie 3 Chatham Rd. Nantucket, MA 54 -136 James F. Chase 5 Monomoy Rd.,Nantucket, MA 54 -137 Albert C.,& Amy D. Brock 54 -138 13 Gardner St., 54 -139 Nantucket, MA 54 -125 Edward Ross 11 Ipswich Rd., Newton Highlands, MA 02161 54 -126 Lydle L. &Rowena F. Rickard 383 Polpis Rd.,Nantucket 54 -127 Carol Vonkampen 4 Polpis Road Nantucket, MA 54 -128 John J. + June Johnsen 54 -129 2 Polpis Road, Nantucket, MA 54 -192 Albert L. Silva 6 Gardner Rd.,Nantucket,MA 54 -187 Carol A. VonKampen 4 Polpis Rd., Nantucket, MA 54 -188 John J. $ June Johnsen 54 -189 2 Polpis Road, Nantucket, MA 54 -229 Thomas F. + Diane M. Ryder 10 Chatham Rd., Nantucket, MA 54 -230 Nancy M. Gares, c/o Marsh Properties 54 -231 7 Page Road, 54 -232 Danvers, MA 54 -233 Benson C. & Kathleen Chase 6 Sandwich Rd., Nantucket, MA 54 -46 Wannacomet Water Co.,Inc 1 Milestone Rd., Nantucket, NIA 54 -47 Mildred M. Daniels P.O. Box 547, FDR Station, N.Y.,N.Y. 10022 54 -48 Benjamin Margolin et al 19 Channing Street Cambridge, MA 02138 54 -49 Lindin Gregory +Eric Hastings 25 Emerson Rd. Wellesley Hills, MA 02181 54 -121 Island (umber Co., Inc. 1 Polpis Road 54 -193 Albert G. $ Amy D. Brock Plantucket, ",ass. 02554 54 -194 13 Gardner, Nantucket,MA I certify the foregoing is a list of persons who me owners of land abutting the property and owners.of land directly opposite the property on any street or way, and owners of land within 300 feat of the property. all co they appear on the moot recent applicable TAX list. '—Mau C J. b4-�Inrj Dste J Assessor - _ Town of Nantucket