HomeMy WebLinkAbout06-19 94 Orange StreetFee: $450.00
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
APPLICATION
Owner's name(s): V I GTO R f- HALEY
File No. ar q
Mailing address:` c,
GuHEtyi
COµE� I.A,W PC
5UX IN
NA412L a
MA 615
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Phone Number: 50%
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Applicant's name(s): SANAE
Mailing Address:
Phone Number: E -Mail:
Locus Address: 94 ORAIA&C STMEY Assessor's Map/Parcel: 55.1 .'j — 47
Land Court Plan/Plan Book & Page/Plan File No.: P1LAt4 NO 5 k — P
Deed Reference/ Certificate of Title: l4 ( ,.$ Zoning District Rc0
Uses on Lot- Commercial: None Yes (describe)
Residential: Number of dwellings a. Duplex Apartments
lhd✓sc Co'7fa?e
Date of Structure(s): all pre -date 7/72 or 1$ 15 A1Jo ao O t
Building Permit Numbers: 11a•7'41 gS366`0I3 ���'�$ I�o`8'O►� lo�t�-0`�,831-06
Previous Zoning Board Application Numbers: 0 20 ^ VQ PoJ D 071 —1-7
2 Fairgrounds Road Nantucket Massachusetts 02554
508 325-7587 telephone 50 8 -228-7298 facsimile
State below or attach a separate addendum of specific special permits or variance relief applying for:
SEE A'VVEJ T?vM
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*
&�—
SIGNATURE: Applicant/Attorney/Agent*
*If an Agent is representing the Owner 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:_/_/_
I&M_/_/_ &_/_/_ Hearing(s) held on:—/—/— Opened on :—/—/—
Continued to:_/_/_ Withdrawn:_/_/_ Decision Due By:_/_/_
Made:_/_/_ Filed w/Town Clerk:—/—/— Mailed:_/_/_
2 Fairgrounds Road Nantucket Massachusetts 02554
508 325-7587 telephone 508-228-7298 facsimile
ADDENDUM
The Locus is a 4,208 square foot lot in the ROH Zoning
District, which has a minimum lot area requirement of 5,000
square feet. The Locus contains a main dwelling with 981 square
feet of ground cover and a cottage with 254 square feet of
ground cover for a total of 1,235 square feet comprising 29.30
ground cover ratio (GCR). The ROH zoning district allows fifty
percent GCR, which yields a total allowable ground cover of
2,104 square feet. The Locus has 37.21 feet of frontage on
Orange Street, where 50 feet is required. The main dwelling is
setback 3.37' on the front lot line. Previously, the By-laws
required a 10' front setback but currently no setback is
required. The main dwelling is as close as 0.0' to the side lot
line where 5.0' is required on the side and rear setback. The
main dwelling is 0.10 feet over the side lot line on the
northeast corner, and an existing deck is 0.5 feet over the
north side lot line. The lot has one driveway curb cut. The
nonconformities are pre-existing nonconforming conditions under
Section 139.33A. The Locus is otherwise dimensionally conforming
under the Zoning Bylaw.
From approximately 1939, the main dwelling contained two
separate apartments with individual kitchens. In 1980, after
grant of a Special Permit from the Nantucket Board of Zoning
Appeals in BOA File No. 021-80, the main dwelling was converted
into a six -room guest house ("Starbuck House") with the
condition that there be no kitchen on site. The owners at the
time, Mary Kay Condon and E. Malcolm Condon, owed a second guest
house ("Stumble Inn") across Orange Street that provided kitchen
service to both guest houses. On December 11, 1997, the Zoning
Board of Appeals modified that Special Permit to enable the
prospective purchaser, Richard L. Cumbie, to reduce the number
of rented rooms from six to five to allow for the construction
of an owner/manager occupied apartment with a kitchen. On
January 11, 2001, Cheryl and Christopher Emory purchased the
house and began using it exclusively as a single-family home.
They constructed a cottage studio in 2004, and a third -floor
dormer and second floor window addition in 2006. The current
owner purchased the Locus in 2014 and has used it exclusively
since that time as a residential property.
Applicant seeks acknowledgment of his abandonment of the
nonconforming commercial use of the Locus under Section 139-
33.C, or in the alternative, a Special Permit for the change in
use of a nonconforming structure (setback) from commercial to
residential use under 139-33A. Applicant also seeks a Special
Permit under Section 139-33A of the Nantucket Zoning By-law to
construct a two-story addition by enclosing a portion of an
existing deck with a slight expansion of the footprint. The
purpose of the addition is to increase the kitchen/laundry area
on the ground floor with storage and sunroom area on the second
floor. The addition will add 194± square feet of ground cover.
The resulting total ground cover would be 1,429± square feet, or
33.96%, well below the 50% maximum ground cover allowed. The
alterations will be as close as 0.6' from lot line, but not
create any new nonconformities or increase the nature of the
existing non -conformities. The alterations will reduce the
current setback encroachment by the deck and eliminate the
property line encroachment.
Town and Countv of Nantucket, MA
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Property Information r4Nru dir Y
Property ID 55.1.4 47` Z
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Location 94 ORANGE ST
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Owner HALEY VICTOR P �NPptitikitAW .
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.
Geometry updated 11/13/2018
Data updated 11/19/2018
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Concept Design
94 Orange Street
I tEj4Coo—Nantucket, MA 02554
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Town of Nantucket
Zoning Board of Appeals
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
PROPERTY OWNER: Victor Haley
MAILING ADDRESS: 1054 McLynn NE, Atlanta, GA 30306
PROPERTY LOCATION: 94 Orange Street
ASSESSOR MAP/PARCEL: 5514/47
SUBMITTED BY: Cohen and Cohen Law PC
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 1 I and Zoning Code Chapter 40A, Section 139-29B
(2)•
DATE
ASSESSOR S OFfICE
TOWN OF NANTUCKET
11Nq 9F
ss
FB22Z Sso9s
�NoF �l9
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5514 5514 5514
SCHOBEL SHERYL L TR SANTOS JOSEPH M LIFE ESTATE FINE LUXURY HOMES & PROPERTIES LL(
THREE SPRING ST NOMINEE TRUST C/O PERRY NEMECHEK 33 PLYMOUTH ROAD
6 DEMOTT DR 135 GREGORY HILL ROAD DARIEN, CT 06820
WHITEHOUSE STATION, NJ 08889 ROCHESTER, NY 14620
5514
SCHULTZ EDWARD & CHRYSTAL V
C/O CALABASH COTTAGE
#7 THE PEAK ROAD
SMITHS PARISH FL06, . BERMUDA
5514
HALEY VICTOR P
1054 MCLYNN NE
ATLANTA, GA 30306
5514
SCHYMIK JOHN & GRETCHEN
8501 PETERSBURG RD
EVANSVILLE, IN 47725
5514
TESSIER EDMUND A W
484 MAIN STREET
SOUTH DENNIS, MA 02660
5514
SMITH DAVID LYON
52 SAYBROOK RD
ESSEX, CT 06426
5514
SCHULTZ EDWARD A & CRYSTAL V
C/O CALABASH COTTAGE
#7 THE PEAK ROAD
SMITHS PARISH FL06, . BERMUDA
5514
WEAVER TRACI KLUTE
PO BOX 952
NANTUCKET, MA 02554
5514
PATON KRISTIN S & SCOTT B
48 BREWSTER ST
CAMBRIDGE, MA 02138
5514
S/P NORWELL LLC
C/O NEW ENGLAND DEVEL
75 PARK PLAZA # 3
BOSTON, MA 02116
5514
S/P NORWELL LLC
C/O NEW ENGLAND DEVEL
75 PARK PLAZA # 3
BOSTON, MA 02116
5514
PAPPAS NICHOLAS C & KATHRYN B
ACCT DEPT 5412 ALBEMARLE STREET
BETHESDA, MD 20816
5514
MOONEY DAVID P & LINDA M
ACCT DEPT 135 GLEN ROAD
WELLESLEY, MA 02481
5514
HARTIG JOHN J & KEOHANE AMY F
10 OWENOKE WAY
RIVERSIDE, CT 06878
5514
VON SOOSTEN LINDA & JOHN
315 ELM STREET
WEST HEMPSTEAD, NY 11552
5514
VON SOOSTEN LINDA & JOHN
315 ELM ST
WEST HEMPSTEAD, NY 11552
5514
HAMMOND JESSICA & JOSHUA
87 PROSPECT STREET
FRAMINGHAM, MA 01701
5514
GEORGAKLIS JAMES ETAL
17 OLD FARM RD
DOVER, MA 02030
5514
DAME LINWOOD & ELLEN
SPRING ST REALTY TRUST
12223 CLEGHORN RD
HUNT VALLEY, MD 21030
5514
PARROTTO LINDA S
74 PASTURE LN #331
BRYN MAWR, PA 19010
5514
IMAGINE NOEL LLC
C/O JOAN JONES
ONE CITY PLACE APT 902
WHITE PLAINS, NY 10601
5514
OCONNOR JOSEPH TR
JP OCONNOR REV LIVING TRUST
100 CYPRESS POND COURT
PONTE VEDRA BEACH, FL 32082
5514
GARBO LLC
555 BRYANT ST #347
PALO ALTO, CA 94301
5514
BEAMISH JEFFREY C ETAL
332 POLPIS ROAD
NANTUCKET, MA 02554
5514
FRANKEL FRANK
198 CENTRAL AVENUE
WEST CALDWELL, NJ 07006
5514 5514 5514
MACDONALD PENELOPE A & HEIDI E TR," SHERBURNE AMY E HIGGINS ROBERT S & JACQUELINE K
283 WALNUT ST 44 SYCAMORE AVE 21 UPPER DRIVE NORTH
WELLESLEY HILLS, MA 02481. MILL VALLEY, CA 94941 HUNTINGTON BAY, NY 11743
55
BROOKS ASHLEY H ETAL
6 UNION ST
NANTUCKET, MA 02554
55
BROOKS ASHLEY H ETAL
6 UNION ST
NANTUCKET, MA 02554
55
VITAMIN SEA LLC
20 BRIER RD
WHITEHOUSE STATION, NJ 08889
5514
NHP ORANGE STREET LLC
100 POCONO RD
MOUNTAIN LAKES, NJ 07046
5514
GARDNER STEPHEN P & EDITH A
132 CHESTNUT CIRCLE
LINCOLN, MA 01773
5514
BURKE KELLY
83 O STREET UNIT 2
BOSTON, MA 02127
5541
SUGHRUE MATTHEW & CAROLYN S
110 S PERSHING DRIVE
ARLINGTON, VA 22204
5541
JORDAN CHRISTOPHER W ETAL
99 GRANDVIEW AVE
MARSHFIELD, MA 02050
5541
MCALLISTER COURTNEY
9310 68TH AVE
FOREST HILLS, NY 11375
5541
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Print Form
2 i3 J : ' Pu .3: 2‘.,:
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
WITHDRAWAL FORM
File No.06 -19
Map 5514 Parce147
APPLICANT(S): VICTOR P. HALEY
94 Orange Street
SPECIAL PERMIT for alteration of DU
UPON THE REQUEST OF THE APPLICANT(S)MADE:
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:
IN FULL OF THE SAID
APPLICATION
X OF SO MUCH OF SAID
APPLICATION AS:
pertains to request for relief by Special Permit for alteration within
the setback. Redesign has made relief unnecessary.
The Zoning Board of Appeals
DATED: ((ah
Eleanor Weller Antonietti,
`/7 Zoning dministrator
Z
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
i n u:,_ ! I PM 2: 2..
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: July 11, 2019
To: Parties in Interest and Others concerned with the Decision of
The BOARD OF APPEALS in the Application of the following:
Application No. : 06-19
Owner/Applicant: VICTOR P. HALEY
Property Description: 94 Orange Street
54 . 1 . 4 Parcel 47
Enclosed is the Decision of the BOARD OF APPEALS which has this
day been filed with 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 a
complaint in Nantucket Superior Court or Land 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 .
Eleanor W. Antonietti,
Zoning Administrator
cc: Town Clerk
Planning Board
Building Commissioner/Zoning Enforcement Officer
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME LIMIT AND
WILL EXPIRE IF NOT ACTED UPON ACCORDING TO NANTUCKET ZONING BY-LAW
SECTION 139-30 (SPECIAL PERMITS) ; SECTION 139-32 (VARIANCES) . ANY
QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS OFFICE AT
508-325-7587 .
NANTUCKET ZONING BOARD OF APPEALS
2 Fairgrounds Road
Nantucket, Massachusetts 02554
Assessor's Map 55.1.4, Parcel 47 Book 1456, Page 28
94 Orange Street Plan File 51-P
Residential Old Historic (ROH)
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals, opened on Thursday, April
11, 2019, continued on May 9, 2019 to and closed on June 13, 2019, at 1:00 P.M., in the
First Floor Community Room of the Public Safety Facility at Four Fairgrounds Road,
Nantucket, Massachusetts, the Board made the following decision on the application of
VICTOR P. HALEY, c/o Cohen & Cohen Law PC, 34 Main Street, 2nd Floor, P.O. Box
786,Nantucket, MA 02554, File No. 06-19:
2. Applicant originally requested relief by Special Permit pursuant to Nantucket Zoning By-
law Section 139-33.A, to alter and expand a pre-existing nonconforming dwelling in order
to build a two-story addition. The existing ground cover was initially intended to be
expanded by approximately 194 square feet as a result of the enclosure of an existing deck,.
yielding a total proposed ground cover ratio of 34% where 50%1 is allowed. While the
expansion would have resulted in a vertical extension of the setback intrusion on the north
elevation, the structure would have been no closer to the northerly lot line than existing. To
the extent necessary, Applicant further sought rescission of prior relief (ZBA File No.s
021-80 and 071-97) granted in connection with the now abandoned commercial 'guest
house' use to recognize the exclusively residential uses upon the Locus. Locus, an
undersized lot of record, is situated at 94 Orange Street, shown on Assessor's Map 55.1.4
as Parcel 47 and upon Plan File 51-P. Evidence of owner's title is recorded in Book 1456.
Page 28 on file at the Nantucket County Registry of Deeds. The site is zoned Residential
Old Historic (ROH).
3. Our decision is based upon the application and accompanying materials, representations.
and testimony received at our public hearing. There was no Planning Board
recommendation on the basis that no matters of planning concern were presented. There
was no opposition, written or oral, to the application.
By virtue of unanimous passage of Article 47 at the 2019 Annual Town Meeting,the GCR in the ROH district has
been reduced from 50%to 40%,to take effect on July 1,2019.40%GCR would yield a maximum ground cover of
1,683±sq. ft.
2
4. The Locus is an undersized lot of record, containing approximately 4,208 square feet where
minimum lot size is 5,000 sq. ft. and having thirty-seven (37) feet of frontage where
minimum frontage is fifty (50) feet. The Locus is improved with a 979 sq. ft. dwelling unit
and a 247 sq. ft. "cottage studio", for a total ground cover of 1,226 sq. ft. or a Ground
Cover Ratio ("GCR") of 29.1%. The larger structure is pre-existing nonconforming as to
northerly side yard setback, with a portion of the north elevation's main mass and a deck
encroaching over the shared lot line with 90 Orange St. The existing main dwelling is to be
expanded by approximately 194+ sq. ft., resulting in a total proposed ground cover of
1,420+ sq. ft., or a GCR of 34%. The addition was initially to be sited no closer to the lot
line than the existing structure, although a portion of it would have been within the five (5)
foot setback area.
5. As explained by the Applicant's legal representative, there is prior relief for the circa-1834
structure, which was formerly operated as a Guest House (known as the "Starbuck House"
and/or "Stumble Inn"). By virtue of this requested rescission of prior relief(ZBA File No.s
021-80 and 071-97; recorded at Book 176, Page 332 and Book 559, Page 298.
respectively), the Locus and structure will be formally converted to residential use only
(although applicant maintains that it has been exclusively residential since 2001 as a result
of a transfer from the Inn operating owner(s) to a new owner), thus officially curing the
nonconforming commercial use in a residential district.
6. The Initial Public Hearing ("IPH") took place on April 11, 2019. After taking testimony
from applicant's legal representative, the Board was not inclined to grant the requested
relief for the proposal without further evaluation of alternatives which would not involve
further expansion within the northerly side yard setback area. The consensus was that the
work could be done outside of the setback and that there is adequate room on the other side
and to the rear of the dwelling for the expansion which would preclude an increase of
massing within the setback. They observed that there is currently no foundation plan,just a
crawl space and the existing deck has no walls. They asked that the applicant validate the
assertion that the encroaching deck has been so sited since prior to 1972 and is therefore
legally and validly pre-existing nonconforming. The deck as it exists today is not shown on
the record plan (1985 Josiah Barrett survey recoded at Book 17, Page 66).
7. After the IPH, the legal representative for the applicant submitted a copy of a 1923
Sanborn Map; Sheet 13 on which the deck appears more or less as it exists today.
However, the applicant requested a continuance at the May 9, 2019, meeting to further
examine design alternatives to avoid further expansion within the northerly side yard
setback, as had been requested by the Board. At the final public hearing on June 13, 2019.
Applicant explained that the design plans for the addition had changed such that they are
3
no longer adding any massing inside the northerly setback, and they are therefore removing
the proposed additional encroachment. The new proposal is a roughly 140 sq. ft. addition to
the rear elevation which entails no work within the setbacks and furthermore will remove
the portion of the deck which has encroached into the northerly side yard setback.
Nevertheless, the request for Rescission of prior relief as it pertains to the obsolete
commercial use remains.
8. Therefore, a MOTION was made to approve the partial Withdrawal of the initial request.
Accordingly, by UNANIMOUS VOTE of the sitting members, the Zoning Board of
Appeals APPROVED the request to WITHDRAW WITHOUT PREJUDICE the
formerly requested relief by Special Permit pursuant to Nantucket Zoning By-law Section
139-33.A.
9. In addition, a MOTION was made to approve the request to rescind prior relief which has
become obsolete as the current use of the structure is exclusively residential and
accordingly by UNANIMOUS VOTE of the sitting members, the Zoning Board of
Appeals APPROVED the RESCISSION of previously issued SPECIAL PERMIT
decisions in File No.s 021-80 and 071-97.
I NATURE PA E T_ QL QW
4
Assessor's Map 55.1.4, Parcel 47 Book 1456, Page 28
94 Orange Street Plan File 51-P
Residential Old Historic (ROH)
Dated: June 13, 2019
Ikil
Ed ,and Toole, Chairman
i
‘IP
.nMc#1111
/ IA- f Off )
A AV I MI
Lisa Botticelli
Kerim Kose. ac
eoff Thayer
COMMONWEALTH OF MASSACHUSETTS
County of Nantucket, ss
On the 'l ' µ day of / ( 2019, before me, the undersigned notary public.
personally appeared E W ` bv(C. , one of the above-named
_
members of the Zoning Board of Appeals of Nantucket, Massachusetts, personally known to me
to be the person whose name is signed on the preceding document, and acknowledged that he
signed the foregoing instrument voluntarily for the purposes therein expressed.
PAUL M. MURPHY pattoiNOTARY PUBLIC
4 471) Commonwealth Of Massachusetts (My Commission Expires
December 17,2021 5