HomeMy WebLinkAbout055-96 055- -9(
of""TUC,4., TOWN OF NANTUCKET
iY -= TA BOARD OF APPEALS
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-APoRato. NANTUCKET, MASSACHUSETTS 02554
Date: October 3 / , 1996
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No. : 055-96
Owner/Applicant: SARA L. WEISS AND LAWRENCE F. WASSEP
Enclosed is the Decision of the BOARD OF APPEALS which has
this day been filed in the office of the Nantucket Town
Clerk.
An Appeal from this Decision may be taken pursuant to
Section 17 of Chapter 40A, Massachusetts General Laws .
Any action appealing the Decision must be brought by
filing an complaint in court within TWENTY ( 20) days after
this day ' s date. Notice of the action with a copy of the
complaint and certified copy of the Decision must be given
to the Town Clerk so as to be received within such TWENTY
( 20) days .
b�
Michae . O 'Mara . Chairman
cc: Town Clerk
Planning Board
Building Commissioner
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME
LIMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDING' TO NANTUCKET
ZONING BY-LAW §139-30I ( SPECIAL PERMITS) ; §139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS .
NANTUCKET ZONING BOARD OF APPEALS
37 Washington Street
Nantucket, Massachusetts 02554
Assessor' s Map 29, Parcel 107 Land Court Plan No. 14993-D
36 Walsh Street Lot C-7
Residential-1 Certificate of Title No. 16234
DECISION:
1 . At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, October 4, 1996, at 1 : 00 P.M. , in the
Selectmen' s Meeting Room, in the Town and County Building, Broad
Street, Nantucket, Massachusetts, the Board made the following
decision on the application of SARA L. WEISS and LAWRENCE F.
WASSER, c/o Reade & Alger Professional Corporation, Post Office
Box 2669, Nantucket, Massachusetts 02584 , File No. 055-96 :
2 . The Applicants request a FINDING under M.G.L. , c .40A,
§6, and Nantucket Zoning By-law §139-33 .A, that the alteration of
their nonconforming single-family dwelling, said to pre-exist the
zoning requirements with which it is nonconforming, by upward
extension and changes in fenestration within the portion of the
existing footprint which lies within the required rear yard
setback area, and other changes not affecting zoning compliance,
will not be substantially more detrimental to the neighborhood
than the existing nonconformities. They also request relief by
VARIANCE pursuant to Nantucket Zoning By-law §139-32 .A, from the
requirements of Zoning By-law §139-16 .A (Intensity Regulations -
Ground Cover) in order to enable expansion of the living area of
the second floor of the dwelling into an area over an existing
deck, increasing the ground cover ratio of 29 . 97±% (889 square
feet) to 32 . 9±% (977 square feet) with 30% being the maximum
ground cover ratio allowed for this undersized 2 , 966± square feet
lot, located i a zoning district that requires a minimum lot area
of 5, 000 square feet . The Locus is also nonconforming as to rear
yard setback, with the dwelling being sited 1 . 6± feet from the
rear yard lot line at its closest point in a district that
requires a minimum setback of five (5) feet . The subject
property (the "Locus" ) is situated at 36 Walsh Street, Assessor' s
Map 29, Parcel 107, Land Court Plan 14993-D, Lot C-7, and is
zoned as RESIDENTIAL-1 .
3 . Our decision is based upon the application and
accompanying materials, and representations and testimony
received at our public hearing. The Planning Board
recommendation was unfavorable as to the request for variance
relief; there was no recommendation as to the other requested
relief . There were two letters in support, and one in
opposition, presented at the public hearing.
4 . The applicants set forth at the public hearing that
their lot and existing single-family dwelling antedated the
initial adoption of the Nantucket Zoning By-law in 1972 , with the
lot being nonconforming as to area (about 2, 966 square feet, with
5, 000 being the required minimum) , and with the dwelling being
nonconforming as to rear yard setback (about 1 . 6 feet at the
1
closest point, with 5 feet being required) . The present
configuration of the Locus and the dwelling thereon are shown
upon a plot plan by Charles W. Hart & Associates, a reduced copy
of which is attached hereto as Exhibit A. They propose to make
window changes in the face of the existing structure, within the
rear yard setback area, and to alter the structure by upward
expansion, partly within the rear yard setback area. With regard
to these changes to the structure, the applicants request a
finding under M.G.L. , c . 40A, §6, that the proposed changes will
not be substantially more detrimental to the neighborhood than
the pre-existing nonconformities . In addition, the applicants
propose to construct a second-floor extension containing about 88
square feet over an existing deck, and since decks do not
constitute ground cover this would result in increasing the
ground cover ratio, as to which the structure is now in
conformity with the maximum ground cover ratio of 300, with
actual present ground cover ratio of about 29 . 970, so that the
ground cover ratio would become about 32 . 9% . This increase in
ground cover, creating a new nonconformity, requires variance
relief, and the applicants have so applied.
5 . Acting by a unanimous vote, the Board of Appeals made
the subsidiary finding that the proposed alterations within the
rear yard setback area, insofar as they will result in alteration
and upward extension of the mass of the dwelling within the
setback area, will intensify the pre-existing nonconformity
thereof . The Board then made the FINDING, also by a unanimous
vote, pursuant to M.G.L. , c. 40A, §6 , and By-law §139-33 .A, that
these changes, so long as constructed within the existing
footprint as shown upon Exhibit A, will not be substantially more
detrimental to the neighborhood than the pre-existing
nonconformity, and therefore may be constructed pursuant to this
Finding.
6 . As to the variance relief requested by the applicants,
which would increase the ground cover ratio upon the Locus from
the present conforming ratio to a nonconforming ratio, the Board
of Appeals voted unanimously to DENY the applicants ' request for
variance relief, finding that the Applicants have not satisfied
the statutory and by-law criteria for the gran of such relief .
Dated: October 3 1996
D'
MicJ '�.�-el . O'Mara 4
RECEIVED e�Gl/t -J�
TOWN CLERK'S OFFICE , lliams
NANTUCKET MA 02554
OCT 31 1996 ! y r
anc fJ . Sevrens
TIME:
S5T
CLERK: ---317C-40Pit. Edwa Toole
D. Nei. Parent t9I3=4"--
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EXHIBIT A
ZONING CLASSIFICATION: . . EXISTING: ,�/`
MIN. AREA: . . . .:S,QQQ.$.F . C
MIN. FRONTAGE. SO. . .79.5:?
FRONT YARD S.B.: . . . /.Q Z"57,,57-5.7.
FRONT
REAR & SIDE S.B.: . .
GROUND COVER (7.): . .30. .
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CHARLES
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I CERTI • N F3P489, . . . 6111':2: -.,C•THAT
THE BUILD ,j R :0; .TED ON THE BUILDING LOCATION PLAN
GROUND = 'mti.
I
•
IANO. • OF LAND IN
_A" /' " kid, NANTUCKET, MASS.
PROFESSIONAL LAND SURVEYOR
SCALE: I's../0 DATE AU6.28 /996
THIS PLOT PLAN WAS PREPARED FOR THE TOWN 1 4 XCE W4SSE/?
OF NANTUCKET BUILDING DEPARTMENT ONLY AND Owner: Rf{
SHOULD NOT BE CONSIDERED A PROPERTY UNE '��� `--7
SURVEY. THIS PLAN SHOULD NOT BE USED TO Deed:4EX7.7 . Plan' '•! '9 •3-!L
ESTABLISH PROPERTY LINES, FENCES, HEDGES, OR
ANY ANCILLARY STRUCTURES ON THE PREMISES. Locus � Co . la/A SA(. T���.71 . .
THE PROPERTY LINES SHOWN RELY ON CURRENT
DEEDS AND PLANS OF RECORD. CHARLES W. HART & ASSOCIATES, Inc.
THIS PLOT PLAN IS NOT A CERTIFICATION AS TO SANFORD BOAT BUILDING
TITLE OR OWNERSHIP OF THE PROPERTY SHOWN. 49 SPARKS AVENUE
OWNERS OF ADJOINING PROPERTIES ARE SHOWN NANTUCKET, MASS. 02554
ACCORDING TO CURRENT ASSESSOR RECORDS.
(508) 228-8910
ASSESSOR MAP. .29 PARCEL: NOT TO BE RECORDED. H—.5741/
oA�anvor4 TOWN OF NANTUCKET
•
k BOARD OF APPEALS
•
-' ORA1II. NANTUCKET, MASSACHUSETTS 02554
NOTICE
A Public Hearing of the NANTUCKET ZONING BOARD OF APPEALS
will be held at 1 : 00 P.M. , FRIDAY, OCTOBER 4 , 1996, in the
Selectmen ' s Meeting Room, Town and County Building, Broad Street ,
Nantucket , Massachusetts , on the Application of:
SARA L. WEISS AND LAWRENCE F. WASSER
BOARD OF APPEALS FILE NO . 055-96
Applicants are requesting a FINDING under M.G.L. , c. 40A,
§6 , and Nantucket Zoning By-Law §139-33A, that the alteration of
their said to be pre-existing, non-conforming single-family
dwelling by upward extension and changes in fenestration within the
portion of the existing footprint which lies within the required
rear yard setback area , and other changes not affecting zoning
compliance, will not be substantially more detrimental to the
neighborhood than the existing non-conformities . They also request
relief by VARIANCE pursuant to Nantucket Zoning By-Law §139-32A
from the requirements of Zoning By-Law §139-16A (Intensity
Regulations -ground cover) in order to enable expansion of the
living area of the second floor of the dwelling into an area over
an exiting deck, increasing the conforming ground cover ratio of
29 .97+% ( 889 square feet) to 32 .9+% (977 square feet) with 30%.
being the maximum ground cover ratio allowed for this undersized
2966+ square-foot lot, located in a zoning district that requires
a minimum lot size of 5 , 000 square feet . The Locus is also
non-conforming as to rear yard setback with the dwelling being
sited 1 . 6+ feet from the rear yard lot line at its closest point
in a district that requires a minimum setback of five (5) feet .
The premises is located at 36 WALSH STREET, Assessor ' s Map
29 , Parcel 107 , Land Court Plan 14993-D, Lot C-7 . The property is
zoned Residential-1 .
Michael J. 0' ra , Chairman
THIS NOTICE iS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. FOR ASSISTANCE CALL
(508) 228-7215 .
ZONING CLASSIFICATION: . /e.-.-t . EXISTING: ,�/'
MIN. AREA: -S,QQQ.S.F . 966.'S. Y
MIN. FRONTAGE CO f`T 79,S.S
FRONT YARD S.B.: . . . /.Q. .$.Ei4'P.G{�
REAR di SIDE S.B.: . . . ..'S- fi/ „
GROUND COVER (7.): . .30. .°/o. -,
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Y' CHAR ES
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I CE•1IFY R • -. .�'28':�.ri, , THAT
THE` .IhFJf �Sy3 ;• OCATED ON THE BUILDING LOCATION PLAN
GROU �, •J_;l, ON. OF LAND IN
fi 0 /1.4 Ile • NANTUCKET, MASS.
PROFESSIONAL LAND SURVEYOR
ANC. ADWASS,E;Z8'/996
THIS PLOT PLAN WAS PREPARED FOR THE TOWN
Owner: . 4 • �✓. iSS
OF NANTUCKET BUILDING DEPARTMENT ONLY AND .00 7- C 7
SHOULD NOT BE CONSIDERED A PROPERTY LINE Deed:44-/47•. /4..," ..1e. Plan•i4'-./Y??..-3.-1?
SURVEY. THIS PLAN SHOULD NOT BE USED TO
ESTABLISH PROPERTY LINES, FENCES, HEDGES, OR
ANY ANCILLARY STRUCTURES ON THE PREMISES. Locus . -)- 6, . l �iC.SX. :QTwT. ,
THE PROPERTY LINES SHOWN RELY ON CURRENT
DEEDS AND PLANS OF RECORD. CHARLES W. HART & ASSOCIATES, Inc.
THIS PLOT PLAN IS NOT A CERTIFICATION AS TO SANFORD BOAT BUILDING
TITLE OR OWNERSHIP OF THE PROPERTY SHOWN. 49 SPARKS AVENUE
OWNERS OF ADJOINING PROPERTIES ARE SHOWN NANTUCKET, MASS. 02554
ACCORDING TO CURRENT ASSESSOR RECORDS.
(508) 228-8910
ASSESSOR MAP. 29' PARCEL: ./Q7. NOT TO BE RECORDED. H-S7//'
c\JOBS\OWnBIP
ZONING CLASSIFICATION: . /€2.-Z . EXISTING:
MIN. AREA -S,OQQ.S.F . e c?. .±S;F �/i'
MIN. FRONTAGE. .FD. f`T . . 9,5=47. '(� .
FRONT YARD S.B.: . . . /.Q.F� P.G4r
REAR & SIDE S.B.: . . ..5- / Z
GROUND COVER (7.): . .30. . -'
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OF LAND IN
NANTUCKET, MASS.
SCALE: 1-Q/0 DATE:ACJG.,28 /996
/�iWi2.ENC�E A- W-4SS,ER
?f4f051,9 Owner: .S'1RA r4- .k✓E�S S
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Deed:CA-AT: /4a,,.-Z3 . . Plan•-C ! 9.3'-.[?
Locus . . .6, . I: .� .X. . . -.7. . .
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