HomeMy WebLinkAbout28-17 27 Milk StreetTOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
APPLICATION
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AUG 1 2011
Fee: $450.00 File No. 26 -1 7
Owner's name(s): Sarah Ann Miller and David E. Bossi
Mailing address: PO Box 186, Siasconset, MA 02564
Phone Number: 508-228-0771 E -Mail: John@gliddenandglidden.com
Applicant's name(s): Same
Mailing Address:
Phone Number: 508-228-0771 E -Mail: John@gliddenandglidden.com
Locus Address: 27 Milk Street Assessor's Map/Parcel: 42.3.3/90
Land GO -t /Plan Book & Page/"'a No.: Plan Book 22, Page 02
Deed -ef Title. Book 1433, Page 237 Zoning District: ROH
Uses on Lot- Commercial: No Yes (describe)
Residential: Number of dwellings: 1 Duplex Apartments
Date of Structure(s): Pre -1972
Building Permit Numbers:
Previous Zoning Board Application Numbers: 002-90; 018-81; 059-02
State below or attach a separate addendum of specific special permits or variance relief
applying for:
See attached Exhibit A
I certify that the information contained herein is substantially complete and true to the
best of my knowledge, under the pains and penalties of perjury.
SIGNATURE: ° Owner*
SIGNA
Appheaftt/Attorney/A*
*If an Attorney or other Agent is representing the Owll�& or the Applicant, please provide
a signed proof of agency.
OFFICE USE ONLY
Application received on:_/_/_ By: Complete: Need Copies:
Filed with Town Clerk:_/_/_ Planning Board:_/_/_ Building Dept.:–/–/– By:
Fee deposited with Town Treasurer:_/_/_ By: Waiver requested:
Granted:_/_/_ Hearing notice posted with Town Clerk:_/_/_ Mailed:—/—/—
Hearing(s) held on:—/—/— Opened on
Continued to:_/_/_ Withdrawn:_//_ Decision Due By:—/—/—
Made:—/—/— Filed w/Town Clerk:_/_/_ Mailed:_//_
Exhibit A
The Owner/Applicant, Sarah Ann Miller and David E. Bossi (hereinafter referred
to as "Miller and Bossi") are the owners of 27 Milk Street ("the Premises") by virtue of a
Deed recorded in Book 1433, Page 237. Applicant is requesting Special Permit relief
pursuant to Nantucket Zoning Bylaw Section 139-33.A.(1)(a).
The Premises is nonconforming with respect to lot area and frontage. The lot, a
lot of record, is undersized for the Residential Old Historic ("ROH") zoning district,
having a lot size of 2,616 square feet in a zoning district that requires a minimum lot size
of 5,000 square feet. However, because the lot is a lot of record, the undersized lot is
grandfathered and has preexisting nonconforming status with respect to the intensity
regulations of the Nantucket Zoning Bylaw. The Premises also has less than the required
50 feet of frontage required in the ROH district, having only 35.78 feet of frontage along
Milk Street. Again, because the lot is a lot of record, this nonconformity has
grandfathered status.
The structure upon the Premises, a single-family dwelling with approximately 860
square feet of ground cover (a ground cover ratio of 32.9% per the 2013 as -built site plan
attached as Exhibit B), is nonconforming with respect to side yard setbacks. The
structure is sited approximately 2.7 feet from the westerly side yard lot line in a district
that requires a five (5) foot setback. The structure has been sited in its present location
since prior to the adoption of the Zoning Bylaw and the setback violations thereon are
considered grandfathered and have preexisting nonconforming status with respect to the
intensity regulations of the Nantucket Zoning Bylaw.
The Premises has the benefit of three Special Permits from the Zoning Board of
Appeals: Decision No. 002-90 to allow the then owner to install a bay window; Decision
No. 019-81 to add an "ell" to the structure; and Decision No. 059-02 to expand the
second floor living space by raising and changing the roofline and to add a dormer, but
not to add any additional groundcover. Said decisions are attached hereto as Exhibit C.
All of the work has been completed and Certificates of Occupancy have been issued for
the Premises.
The Applicant proposes to alter the structure by lifting the structure to place a new
foundation beneath the existing footprint. As a result, the footprint will not change, nor
will the ground cover, but the height will increase 24 inches to 24' 10 3/4 inches, which is
still less than the maximum allowable height in the ROH. Said alterations have been
approved by virtue of Historic District Commission Certificate of Appropriateness No.
68291.
Therefore, because the proposed alteration does not increase the nonconforming
nature of the lot or structure because the lot area, frontage, and setback intrusions are not
affected as a result of the proposed alteration, the proposed alteration will not be
substantially more detrimental to the neighborhood than the existing nonconforming
structure and Special Permit relief may be granted relief may be granted to allow the
Applicant to alter the structure in accordance with Historic District Commission
Certificate of Appropriateness No. 68291 by adding the new foundation.
ZONING CLASSIFICATION: R.D_H
MINIMUM LOT SIZE = 5,000 SQ. FT.
MINIMUM FRONTAGE = 50 FT.
FRONT YARD SETBACK = NONE
REAR YARD SETBACK = 5 FT.
SIDE YARD SETBACK = 5 FT.
GROUND COVER RATIO = 50%
'EXISTING GROUND COVER = 32.9 %
MAP 42.3.3
PARCEL 38
MAP 42..3.3
PARCEL 39
MAP 42.3.3
PARCEL 91
MILK STREET
I CERTIFY THAT THE BUILDING IS
LOCATED AS SHOWN HEREON.
THE SITE IS SITUAT "ONE C"
AS SHOWN ON ET- 0011 D,
COMMUNITY P Wq2 0't,
fl4
S�T
efD
JOSEPH MARCKLINGER P.L.S.
J. MARCKLINGER & ASSOCIATES, INC.
PROFESSIONAL LAND SURVEYORS
P.O.BOX 896
NANTUCKET, AIA. 02554
(310) 945-7054
MAP 42.3.3
PARCEL 89
'AS-BUILT/MORTGAGE' PLOT PLAN
NANTUCKET MA.
27 MILK STREET
ASSESSORS MAP 42.3.3, PARCEL 90
(NANTUCKET COUNTY)
PLAN NO. 22, PAGE 2
DEED BOOK 693, PAGE 308
PREPARED FOR: SARAH ANN MILLER
SCALE 1 IN.=/FT. NOVEMBER 14, 2013
jk
UCry�•� TONIN OF NANTUCKET
r • BOARD OF APPEALS
Al NANTUCKE-7f, MASSACHUSETTS 02554
Date: January Z(p 19 90
CERTIFICATE OF GRANTING OF AVJ[9M9Zp*ltlh&W SPECIAL PERMIT
(Massachusetts General Laws. Chapter 40A. Section 11)
The BOARD OF APPEALS of the Town of Nantucket hereby certifies
that a ]ACU[ Special Permit has been granted.:
To: roan H_ aXr.C11 (anz-9n)
(Owner/Applicant)
Address: 27 Milk Street, Nantucket, MA 02554
affecting the rights of the Owner/Applicant with respuo land or
buildings at 27 Milk Street, Assessor's Parcel 42.3-090, 91+e Book 199 at Page
270 Deed Reference
And the BOARD OF APPEALS further certifies that the attached Decision
is a true and correct copy of its Decision granting the
Special Permit and that copies of the Decision and of all plans referred r
in the Decision have been filed with the Planning Board and the Town Clerk
The BOARD OF APPEALS calls to the attention of the Owner/Applicant
that General Laws. Chapter 40A, Section 11 (last paragraph) provides
that no Yzxx(xxxx(XxvHkA C Special Permit, or any extension, modification or
renewal thereof, sholl take affect until (a) a copy or the Decision is
certified by the Town Clerk that twenty days have elapsed after the
Decision has been filed in the office of the Town Clerk and no appeal h,i::
been filed (or, if such appeal has been filed, thnt it has been dismis.ed
or denied) and (b) the certified copy is recorded in the Registry of Decd:
for the County of Nantucket nod indexed in the grantor index under the
nano of the Owner of Record or is recorded and noted on the Owner's
Certificate of Title The fee Cor such recording or regintering,nhall
be paid by the Owner/Applicant.
� T ✓ ' X
Chairman Clerk
erg 3.11 na 85
XAb1Tuc71ZT ZONrNG
HOARD or APPEALS
]i JMUCXBT, MR 02554
At a public hearing on Friday, January 19, 1990, at
1:00 p.m. in the Town and County Building, Nantucket, on
the Application (002-90) of JOAN M. FARRELL having an
address at 27 Milk Street, Nantucket, MA 02554, the
Nantucket zoning Board of Appeals made the following
DECISION:
i. Applicant seeks a Special Permit under zoning Bylaw
Section 139-33A to alter and extend her single-family
dwelling by constructing a bay window on the rear facade.
As the area of her lot of record is 2568 SF, i.e., less
than the required 5000 SF, and the existing 845 -SF ground
cover of her dwelling exceeds the allowable 30% ground
cover ratio, the relief she seeks is based upon these
pre-existing nonconformities.
2. The premises are located at 27 Milk Street, Assessor's
Parcel 42.3.-090, Plan Book 199 at page 270, zoned
Residential -Old Historic.
3. our findings are based upon the Application papers
includinga copy of the Certificate of Appropriateness No.
20,453 granted by the Historic District Commission; also,
viewing, and testimony and representations received at our
hearing. We refer to the rear -elevation plan of that HDC
document as our Exhibit "A", copy attached.
4. As shown on. Exhibit "A", the proposed bay window is
about 9' wide and about 6' high up to its flared roof
portion. When installed, it will have a projecting
overhang of about 1.5' and thus would result in about 11.5
SF of added ground cover.
5. For many alterations to pre-existing, nonconforming
single-family dwellings, section 139-33A provides an
exemption corresponding to the exemption in the State
Zoning Act. However, alterations like the present one
which increase the nonconforming nature of the dwelling
(here, the already excessive ground cover) are not allowed
without a.Special Permit.
6. For us to grant the requested Special Permit, we must
find that.the alteration will not be substantially more
detrimental to the neighborhood. We readily make that
finding, there being no evidence of a detriment arising
from this scall increase in cover. No objection was heard,
and the Planning Board's recommendation was favorable. We
further find that granting the requested relief will be in
Nile No. 002-89 tmU 3�1 Ila 86
harmony with the general purpose and intent of the zoning
chapter of the Nantucket Code.
7. Accordingly, by unanimous vote, this Board grants to
Applicant the requested Special Permit under Section
139-33A to install the bay window in substantial
conformity with the showing in Exhibit "A".
Dated January 2.&' 1990
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BOARD rF Amis
j
Nantucket, Y.assachusetts ,
j: DECISIC14;
At a meeting of the BOARD OF APPEALS held on Friday, April 10, 1981,
at 3:00 p.m. in the 70M AM Ca NIT BUTEDMr in the matter of the
application of RCEM W. MacDCtMM (019-81), after due deliberation,
the Board found:
1. This is an application for relief fron the sideline setback
requirements of the By-law and for extension of a dwelling house !
on a no-confa ming lot located at 27 Milk Street. The applicant
having recently acquired the property seeks to add. an ell to the
east side of the house approximately 72 feet in area. The proposal
has the verbal or tacit approxal of all the neighbors and the
explicit approval of the HDC -
2. The Board has viewed this site and found the proposed extension
would be a great iaprovems:t to this property and the entire Milk
Street neighborhood. nae find there would be no substantial viola-
ticn of the requirements of the By-law and we favor the proposed
construction as a matter of public policy.
3. For the reason set forth, the Board rules the Building Inspec-
tcr should issue the Building Permit for the proposed cmvrbn=ticn
in aooadance with the plans autmittsd.
ROAM OP' APPEALS
Izi.tfFr7�MiN,�t��rW�T
�0 LAWS
OCT 171984 14: ostl
NANTUCKET COUNTY MW M 04ANO
RECD ENTERED ItTTEST REGISTER
End of
Instrument
BOOK 7 7 6 PAGE0286
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: uM 2002 -
To: Parties in Interest and.Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No.:--
Owner/Applicant:
o.:Owner/Applicant:
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 90A, Massachusetts General
Laws.
Any action
appealing the Decision must be
brought by
o
filing an
complaint in court within TWENTY
(20) days afteo
rn
this day's
date. Notice of the action with
a copy ccs5he
r*
A
complaint
and certified copy of the Decision
must 1AE�glve
iil
to the Town
Clerk so as to be received within
such��'W,ENTY
w
(20) days.
r—
;a
N
M
7C "
C,
i 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 §139-301 (SPECIAL PERMITS); §139-321 (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
BOOK 776PAGE0287
NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, MA 02554
Assessor's Map 42.3.3
Parcel 90
ROH
27 Milk Street
Plan Book 22, Page 02
Deed Book 693, Page 308
At a Public Hearing of the Nantucket Zoning Board of Appeals held at 1:00
P.M., Friday, August 9, 2002, in the Conference Room, Town Annex Building, 37
Washington Street, Nantucket, Massachusetts, on the Application of JOHN W.
BREWER, Property Owner, Go Glidden and Glidden, P.C., 37 Centre Street,
Nantucket, Massachusetts 02554, Board of Appeals File No. 059-02, the Board
made the following Decision:
1. Applicants are seeking relief by SPECIAL PERMIT under Nantucket
Zoning By-law Section 139-33A (alternation/expansion of a pre-existing
nonconforming structure/use), and to the extent necessary, MODIFICATION of
the previous Decisions in BOA File Nos. 018-81 and 002-90. Applicant proposes
to expand existing second floor living space by raising and changing the roofline
and adding a dormer to the westerly side of the structure to obtain necessary
headroom. The alternations will take place within the existing footprint, not
adding any new ground cover or coming any closer to the westerly side yard lot
line than the existing single-family dwelling is presently sited. Other alterations to
the structure will conform to setback requirements. The Premises is located at 27
MILK STREET, Assessor's Map 42.3.3, Parcel 90, Plan Book 22, Page 2. The
property is zoned Residential -Old -Historic.
2. The Decision is based upon the Application and materials submitted
therewith, and the testimony and evidence introduced at the Hearing. The
Planning Board made no recommendation as the matter was not of planning
concern. There were no letters on file and no testimony at the hearing in favor of
or opposed to the project.
3. Applicant, through his attorney, presented his case. He explained that he
wished to obtain a Modification of the Board's previous Decisions in BOA File
Nos. 018-81 and 002-90, which allowed construction of an addition, and a rear
bay window respectively, and new relief by Special Permit to expand the
structure in an upward direction. Applicant wishes to expand the second floor
living space by raising and changing the roof line and by adding a dormer to the
westerly elevation in order to obtain additional headroom. Construction would
take place within the existing footprint and without coming any closer to the
westerly side yard lot line than the existing single-family dwelling. These exterior
changes have been approved by the Historic District Commission in Certificate of
BOOK 776PAGE0288
Appropriateness No. LOPq� No new ground cover would be added and all
other setback requirements would be complied with.
4. Therefore, the Board makes a finding that this expansion is consistent with
the residential character of the neighborhood and in keeping with previous relief
granted for similar projects within the neighborhood. The Board also makes a
finding that, thought there would be an increase of the massing within the
westerly required five-foot setback area due to the upward expansion, said
increase would not be substantially more detrimental to the neighborhood than
the existing nonconforming structure, nor create any new nonconformities, nor
increase intensity of use upon the Locus.
5. Accordingly, by a UNANIMOUS vote, the Board GRANTS a SPECIAL
PERMIT under Section 139-33A and a Modification to the extent necessary of
the previous Decisions, to allow the expansion as proposed upon the following
condition:
(a) The project shall be done in substantial conformity with the
Certificate of Appropriateness No.gppgS issued by the Historic District
Commission, as may be amended.
Dated: September ,3 , 2002
1
,,J. vvSevr�Iz �4 t
BOOK 7 7 6 PAGE0289
ATTEST: A TRUE COPY
NANTUCKET TOWN CLERK
Nancy Coun e. d & Entered
Date: �t1 2 61d Time: It -to-
Attest: �°° "`� eta,, Register of Deeds
1.
I (E'L'YTHAT m DAYS HAVE ELAPSED AFrM
VM DBCOK?N WAS FILED IN THE {OFFICE OF TFF.
AS BaW�NO APPEALKSMIAHr
TO �t WSLAL LAWS sL' nOK i i
SEP 2 5 2002
End of
Instrument
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Property Information
Property 42.3.3 90
ID
Location 27 MILK STe
Owner MILLER SARA ANN & BOSS[ DAVID
E
MAP FOR REFERENCE ONLY
NOT A LEGAL DOCUMENT
Town and County of Nantucket, MA makes no
claims and no warranties, expressed or implied,
concerning the validity or accuracy of the GIS data
presented on this map.
Parcels updated December, 2014
Properties updated 08/10/2017
Town of Nantucket
Zoning Board of Appeals
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
PROPERTY OWNER......... ..
MAILING ADDRESS......... 6 l�lt.l.
&kt.�:.:.4...!�... msug .....
..... ....... . e
PROPERTY LOCATION..............� hA1, ......."
............................................
u(J
ASSESSOR MAP/PARCEL............:1a.:3 :� ..�....................................
SUBMITTED BY..........................'.�G� .............................
SEE ATTACHED PAGES
I certify that the foregoing is a list of all persons who are owners of abutting
property, owners of land directly opposite on any public or private street or way;
and abutters of the abutters and all other land owners within 300 feet of the
property line of owner's property, as they appear on the most recent applicable tax
list (M.G.L. c. 40A, Section 11 and Zoning Code Chapter 40A, Section 139-29B
(2)•
61
DA E
ASSESSOR'S OFFICE
TOWN OF NANTUCKET
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LAPPIN SHARON ATR & KENNETH J TR
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WITHDRAWAL FORM
APPLICANT(S)
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
File No. 2 8 -17
Map 4233 Parcel 90
SARAH ANN MILLER & DAVID E. BOSSI
27 Milk Street
SPECIAL PERMIT APPLICATION
UPON THE REQUEST OF THE APPLICANT(S) MADE:
Print Form
PRIOR TO
X AFTER
PUBLICATION OF NOTICE OF A PUBLIC HEARING ON THE ABOVE CAPTIONED
APPLICATION, WE, THE NANTUCKET ZONING BOARD OF APPEALS:
ACKNOWLEDGE AS A MATTER
RIGHT AND WITHOUT PREJUDICE
X APPROVE WITHOUT PREJUDICE
APPROVE. BUT WITH PREJUDICE
THE WITHDRAWAL:
X IN FULL OF THE SAID
APPLICATION
OF SO MUCH OF SAID
APPLICATION AS:
The Zoning Board of Appeals
DATED:October 13, 2017 Eleanor Weller Antonietti,
Zoning Administrator
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
��
l9
fI _
PRIOR TO
X AFTER
PUBLICATION OF NOTICE OF A PUBLIC HEARING ON THE ABOVE CAPTIONED
APPLICATION, WE, THE NANTUCKET ZONING BOARD OF APPEALS:
ACKNOWLEDGE AS A MATTER
RIGHT AND WITHOUT PREJUDICE
X APPROVE WITHOUT PREJUDICE
APPROVE. BUT WITH PREJUDICE
THE WITHDRAWAL:
X IN FULL OF THE SAID
APPLICATION
OF SO MUCH OF SAID
APPLICATION AS:
The Zoning Board of Appeals
DATED:October 13, 2017 Eleanor Weller Antonietti,
Zoning Administrator
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile