HomeMy WebLinkAbout082-04
TOWN OF NANTUCKET
BOARD OF APPEALS
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NANTUCKET, MASSACHUSETTS L02554
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To: Parties in Interest and Others concerned with the
Decision of .the BOARD OF APPEALS in the Application of the
following:
Date:
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Owner/Applicant:
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Fe(('-e. (
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Application No.:
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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 pursu~Rt 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.
1E~:yJ\)~~a~n
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
One East Chestnut Street
Nantucket, Massachusetts 02554
Assessor's Map 42.3.2, Parcel 160
5 Farmer Street
Residential-Old Historic
Plan Book 4, Page 39
(No lot number)
Deed, Book 913, Page 17
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, November 19, 2004, at 1:00 P.M., in the
Conference Room, in the Town Annex Building, 37 Washington
Street, Nantucket, Massachusetts, the Board made the following
decision on the application of MARY ELLEN FERREL, c/o Reade,
Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669,
Nantucket, Massachusetts 02584, File No. 082-04:
2. The Applicant is seeking relief by SPECIAL PERMIT under
Nantucket Zoning By-law ~139-33.A(9) (alteration and expansion of
a pre-existing, nonconforming structure), and ~139-33. E (2) (a) .
The Applicant proposes to alter a pre-existing, nonconforming
dwelling by expanding the structure in an upward direction within
the existing footprint, without increasing setback intrusions,
and by enclosing a portion of a deck, which would increase the
ground cover from about 1,018 square feet, for a ground cover
ratio of about 41.67%, to about 1,108 square feet, for a ratio of
about 45.35%. The Locus is nonconforming as to lot area,
containing about 2,443 square feet, in a zoning district in which
the minimum lot area is 5,000 square feet; as to side and rear
yard setback, with the existing dwelling being sited as close as
about 0.2 foot from the easterly side lot line and as close as
about 1. 6 feet from the [northerly] rear lot line, with the
minimum side and rear yard setback in this zoning district being
five feet; as to ground cover, with the locus having a present
ground cover ratio of about 41.67 feet, as set forth above, with
the maximum ground cover ratio in this district being 50%, but 30
% for undersized lots of record; and as to frontage, with the
locus having frontage of about 48.77 feet on Farmer Street, and
the minimum in this district being 50 feet. The Locus is
situated at 5 FARMER STREET, Assessor's Map 42.3.2, Parcel 160,
is shown upon a plan recorded with Nantucket Deeds in Plan Book
4, Page 39, and is situated in a Residential-Old Historic zoning
district.
3. Our decision is based upon the application and
accompanying materials, and representations and testimony
received at our public hearing. The Planning Board made no
recommendation, on the basis that no matter of planning concern
was presented. There was concern as to parking issues affecting
the Locus as stated in two letters of opposition on file and also
expressed by an abutter present at the public hearing. However,
no opposition to the proposed expansion itself was presented at
the public hearing.
4. As presented by the Applicant's counsel and architect,
the Applicant proposed to upwardly expand the existing single-
family dwelling within the existing footprint, and to construct
an enclosed addition in an area where a deck, not constituting
ground cover, presently exists. The alteration and expansion
wi thin the existing footprint requires a Special Permit, based
upon a finding that the project would not be substantially more
detrimental to the neighborhood than the existing nonconforming
conditions. The increase in ground cover, within the maximum of
50% allowed for full-sized lots within the Residential-Old
Historic zoning district, also requires a Special Permit, based
upon the same criterion.
5. No objections or concerns were presented with regard to
the proposed changes to the dwelling, per see However, neighbors
expressed concern by correspondence and appearance at the public
hearing, that the existing parking conditions upon the Locus be
improved. Applicant represented that The parking space for the
Locus was historically situated adjacent and parallel to Farmer
Street, and was less than seven feet wide according to the
testimony of the neighbors, who discussed the fact that Farmer
Street was an extremely narrow two-way street, and that any car
parked within the existing space was likely to extend into Farmer
Street and to affect traffic on the street.
6. Applicant represented that under the provisions of the
Nantucket Zoning By-law, no change was required in the
grandfathered parking situation if there was no change in the
number of parking spaces that would be required. Nevertheless,
at the public hearing, the Applicant's representatives expressed
their willingness to reconfigure the parking area, so that there
would be an on site parking space at approximately a 90. angle to
Farmer Street, at least 18 feet long and 9 feet wide. The
neighbor who was present at the hearing and had expressed
concerns as to parking issues stated his full satisfaction with
this proposal.
7. Accordingly, by UNANIMOUS vote, the Board of Appeals
makes the finding that the proposed upward expansion without
coming any closer to the lot lines and increase in ground cover
by the construction of a new addition would not be substantially
more detrimental to the neighborhood than the existing
nonconformities upon the Locus, and by the same UNANIMOUS vote
GRANTS the requested relief by SPECIAL PERMIT under By-law ~139-
33.A(9) and ~139-33.E(2) (a), to authorize the expansion of the
2
existing dwelling as requested,
conditions:
subject to the following
a. An on-site parking space, at least nine feet wide
and eighteen feet long, shall be provided;
b. The proposed addition shall be constructed in
substantial compliance with the plans as approved by the Historic
District Commission in the Certificate of Appropriateness No.
44860; and
c. The addi tion shall be done in substantial
conformity with the site plan done by Charles W. Hart &
Associates, Inc., dated November 5, 2004, revised November 23,
2004, a reduced copy of which is attached hereto and marked as
Exhibit A.
Dated:
Dated: ~ I
,2004
Edward Murphy
3
. ,-...
CURR~NT ZONING CLASSIFICATION:
Residential Old Historic (R-OH) EXISTING:
MINIMUM LOT SIZE:
MINIMUM FRONTAGE:
FRONT YARD SETBACK:
REAR/SIDE SETBACK:
GROUND COVER % :
5000 S.F.
50 FT.
none
5 FT.
50%
42.3.2-162
N/F
JOHN N. CURLEIT, JR., TRUSTEE
21.65
42.3.2-108
N/F
PETER D. COLE
to
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EXH 1{511" -B
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. $E:E. ~l..AN. .
. $E;E. Pl,AN. .
. $E;E. Pl..AN. .
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42.3.2-189
N/F
L. & T.H. STATZER I.... _
10, 0.3:t
25.70 - 1+
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NEW DECK
42.3.2-159
N/F
P. W. SPRINGER &
A. W. CUNNIFF
PROPOSED ADDITION
---,
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PROPOSED I
9 x 18 I
PARKING I
SPACE I
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NEW CELLARWA Y
48.77
FARMER
t~\ STREET
ZONING BOARD OF APPEALS
SITE PLAN
SCALE: 1"=10' lJATE: NOVEJlBER 5, 2004
REVISElJ: NOVEJlBER 23, 2004
Owner: . . . . . . 1,1A{?'( ~~L~~ f~R{?~L. , . . . " . .
Deed: . BP9K .9 13. PAGf, 17. Pion: . F:~"! !'I9.. q4.-:}~
Locus: . . . . . . #.5, fAf?M~R. ?tRfF;T. . . , . . .
CHARLES W. HART and ASSOCIATES, Inc.
Professional Land Surveyors
49 SPARKS A VENUE
NANTUCKET, MASS. 02554
(508) 228-8910
ASSESSORS JlAP 42.3..2 PARCEL 160
H-6522.1
---
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
PHONE 508-228-7215
FAX 508-228-7205
NOTICE
A Public Hearing ofthe NANTUCKET ZONING BOARD OF APPEALS will
be held at 1:00 P.M., FRIDAY, NOVEMBER 19, 2004, IN THE CONFERENCE
ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
Massachusetts, on the Application of the following:
MARY ELLEN FERREL
d
BOARD OF APPEALS FILE NO. 082-04
I
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Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning~By-
law Section 139-33A(9) (alteration/expansion of a pre-existing nonconforming ,-;;
structure/use) and Section 139-33E(2)(a). Applicant proposes to alter a pre-existifig
nonconforming dwelling by expanding the structure in an upwardly direction within the
existing footprint, without increasing setback intrusions, and by enclosing a portion of a
deck which would increase the ground cover ratio from about 41.67% (about 1,018 SF) to
about 45.35% (about 1,108 SF). The Locus is nonconforming as to lot size with the Lot
containing about 2,443 square feet of area in a district that requires a minimum lot size of
5,000 square feet; as to side and rear yard setback, with the structure being sited as close
as about 0.2 feet from the easterly side yard lot line and as close as about 1.6 feet from
northerly rear yard lot line, in a district that requires a minimum side and rear yard
setback of five feet; as to ground cover with the Lot containing a ground cover ratio of
about 41.67% in a district that allows a maximum ground cover ratio for undersized lots
of 30% without benefit of a Special Permit; and as to frontage, with the Lot having a
frontage of about 48.77 feet along Farmer Street, in a district that requires a minimum
frontage of 50 feet.
The Premises is located at 5 FARMER STREET, Assessor's Map 42.3.2, Parcel
160, Plan Book 4, Page 39. The property is zoned Residential-Old-Historic.
N:1~~~R~
THIS NOTICE IS A V AILABLE IN LARGE PRINT OR OTHER
AL TERNA TIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
CASE No.61/lJ -04
FEE: $300.00
APPLICA TION FOR RELIEF
Owner's name(s):
Mailing address:
Applicant's name(s):
Mailing address:
Locus address:
Mary Ellen Ferrel
c/o Reade. Gullicksen. Hanlev & Gifford. LLP
Same
6 Youn2's Way. Post Office Box 2669. Nantucket. Massachusetts 02584
04-39
5 Farmer Street
Lot No.:
Assessor's MaplParcel:
42.3.2-160
Plan No.:
Date lot acquired: 9/15/04 Deed Ref.: 913-17
Uses on Lot - Commercial: NoneJ Yes (describe)
Residential: Number of dwellings-L-. Duplex
Zoning District: ROH
Apartments_Rental Rooms
C ofO(s)?
Building Date(s): All pre-date 7/72? x
Building Permit Nos:
Previous Zoning Board Application Nos.:
State below or on a separate addendum specific relief sought (Special Permit, Variance, Appeal), Section of
the Zoning By-law, and supporting details, grounds for grant of relief, listing any existing nonconformities:
The applicant seeks a Special Permit under Nantucket Zoning By-law ~139-33.A(5) and
~139-E(2) (a), to alter the pre-existing, nonconforming dwelling upon the locus, an
undersized lot of record, by upward expansion within the existing footprint, and by
enclosing a portion of a deck which will increase the ground cover ratio from about
1,018 square feet (41. 67:t%) to about 1,108 square feet (45.35:t%). The existing
dwelling is nonconforming as to side and rear yard setback, being sited about 0.2
foot from the easterly side lot line and about 1.6 feet from the northerly rear lot
line, with minimum side and rear yard setback being five feet, and as to ground
cover ratio, with minimum in this district being 30% for an undersized lot of
record. The locus is nonconforming as to lot area, having area of about 2,443
square feet, with the minimum in this zoning district being 5,000 square feet, and
frontage, having frontage of 48.77 feet, with the minimum required being 50 feet.
I certify that the information contained herein is substantially complete and true to the best of my
knowledge, under th ains and penalti of perjury.
or
SIGNATURE: Applicant Attorney/Agent~
(If not owner owner's attorney, please enclose proof of agency to bring this matt efore the Board)
FOR ZltA.OFfICE USE
Applicatioo received 00: to 2?~BY: twu Complete: Need copies?:~
Filed with Town Clerk:J.11 \/ Planning-Beard: I 1 Building B~pt.: 01 ~
Fee deposited with Town Treasurer:jJ}LK?1BY: ~ aiver ~e~~ited?:_Granted:_I_I_
Hearing notice posted with Town Clerk:1l.t J/ 0 ailed:L11 310p&M:-1/.;.-1.tJc(& IIIL)OI.tZ!!.
Hearing(s) held on:_I_I_ Opened on:_I_I_ Continued to:_/~_ Withdrawn?:~_I_
DECISION DUE BY:_I_I_ Made:~_I_ Filed wffown Clerk:_/~_ Mailed:_/~_
DECISION APPEALED?:
1 1
SUPERIOR COURT:
LAND COURT
Form 4/03/03
if / 5. /) a
Town of Nantucket
~~;();~S
ZONING BOARD OF APPEALS
OCT 2 ~ 20QiJ
7r~ $'~ II
. -' i'~j'iro,
LIST OF PARTIES IN INTEREST IN THE MA ITER OF THE PETITION OF .
PROPERTY OWNER... .... .i??~.. t.(4..~ 0!/.........
MAl LING ADqRESS,.. c;:.,(C? '~'~~~'~"" .9.t(I.J~~,~.~~~.,.. .~.~~~.~1.. .~..~.~~~.~.~~.~. LLP
PRO PER TY Lac A TI ON . .. .. . . .. .. . .. .s.. ~F.C4r.I?:!.~.. 0?6::f::if... ..
A,SS ESSORS MA PIP A RCEL.......... .fi??2.... ..-::..1 w.......................
APPLICANT,. g~<;1.4~ I,. ~':l.U~.~k~.~~ 1.. ~~~.~~r..~. q~.~.~?:.~.'.. .~~~...............
SEE ATTACHED PAGES
I ceni fy that the foregoing is a list of 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. all as they appear on
the most recent applicable tax list (M.G.L. c. 40A, Section II Zoning Code Chapter J 39.
Section J 39-29D (2) .
!/d'd~.~~r
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DATE .
ASSESSOR'S OFFICE
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Richard E. & Valerie G. Norton
C/O Arani Ramin
2 Moore Road
Wayland, MA01778
Warren & Katie Barna Allderide
420 East 51 5t Street, Apt 5B
New York, NY10022
1. Andrew & Carol H. Cowherd
6 Pembroke Road
Summit, NJ 07901
Richard P.& Dorothea P. Grimes
22 Pleasant Street
Nantucket, MA 02554
Ann B. Mulhauser
94 Library Place
Princeton, NJ08540
Susan Z. Green
31 East 79th Street
New York, NY10021
Peter D. Cole
P.O.Box 1009
Groyon, MA 01450
Pamela M. Butler, Trustee
Butler Realty Trust
P.O.Box 2673
Nantucket, MA 02584
Christopher& Kimberly Tofalli
8 Walnut Avenue
Larchmont, NY10538
Robert F.R& Lucinda C. Ballard
1112 Park Avenue 14C
New York, NY 10128
A Charles Jr. & Martha Walters
50 Orange Street
Nantucket, MA 02554
Hollister G. Spencer
C/O Spencer& Hollister Trust
7 Riverwood Drive C# 1
Exeter, NH 03833
Mary Graham Hull Old
6 E Lyon Farm Drive
Greenwich, CT 06831
Nicolas JI. & Lorraine Ferrara
6809 Lancaster Pike
Hockessin, DE 19707
Sandra R. Holland
C/O Nicole Stroh F-L Trust
360 Moross
Grosse Point Fa, MI48236
John W. & Judith Belash
6 Farmer Street
Nantucket, MA 02554
Edward Simonian
47 A Orange Street
Nantucket, MA 02554
Theo Hicken& Hicken Paquin
Tana Bell Etal
4636 East 8th Street
Tuscon, AZ 85711
Richard & Jeanmarie Drucker
1192 Park Avenue #15 A
New York, NY 10128
Michael S. & Jean King Karlson
44 Fair Street
Nantucket, MA 02554
Susan Zises Green
31 East 79th Street
New York, NY 10021
Glenda L. Wetzel
4931 East Lake Road
Cazenovia, NY 13035
Richard J.& Richard G. Mercer Trs
Mercer Nominee Trust
24 Pleasant Street
Nantucket, MA 02554
Eleven Darling Street LP
C/O Robert S. Applegate
P.O.Box 4100
Wilmington, DE 19807
Helen Joan Badie
4137 Via Largavista
Palos Verdes Es, CA 90274
Diana R. Hayden
3120 Casseekey Island Road
Jupiter, FL 33477-1357
Raymond& Lisa M. Botticelli Pohl
24 Pine Street
Nantucket, MA 02554
David Holman ,Trustee
Minus Family Nominee Trust
4326 Franklin Avenue
Western Springs, IL 60558
N.E. & Lyndon H. Dupuis III Tr
C/O George Timothy M.& Cosby
W.
209 Taconic Road
Greenwich, CT 06831
Norma G. Aivalikles
36 Walnut Hill Road
Amherst, NH 03031
Gail D.T. Nopper
431 Springview Lane
Phoenixville, P A 19460
Benjamin H. & Wendy Griswold IV
2838 Butler Road
Glyndon, MD21071
Gerald R.& Rebecca Pfund
13 1 Lakewood Avenue
Hohokus, NJ 07423
Barbara P. Grey Life Estate
41 Fair Street
Nantucket, MA 02554
William M.Sullivan, Trustee
741-105 Bishops Park Drive
Raleigh, NC 27605
Kathy M.& Thomas A. Bologna
Trustees
P.O.Box 8426
Ranch Santa Fe, CA 92067
Jon& Patricia Shoen
537 Hollow Tree Ridge
Darien, CT 06820
Kenneth L.& Augusta Beaugrand
34 A Fair Street
Nantucket, MA 02554
Laurie S. Champion
202 Beacon Street
Boston, MA 02116
David M. & Cynthia B. Crawford
6314 Glendora Avenue
Dallas, TX 75280
Stephanie Ann Blumenthal
John F. Blumenthal
120 Kellogg Road,
Sheffield, MA 02157
John N. Curlett Jr. Tr
6 Darling Street Realty Trust
701 Arbor Drive
Winston- Salem, NC 27104
William A. Waller, trustee
Waller Fair Street Nominee Trust
42 Fair Street
Nantucket, MA 02554
, Louis& Trace Hoppe Statzer
2328 Massachusetts Avenue NW
Washington, DC 20008
Wood Box
P.O.Box 1167
West Palm Beach, FL 33402
Eva Moss
20 S Murray A venue
Ridgewood, NJ 07450
H. Gera1d& Eleanor L. Bissinger
CIO Karen Kemp Glover
829 Park Avenue # 8A
New York, NY 10021
Denise W. Spellmeyer
396 Loudon Road
Loudonville, NY 12211
Richard R. & Robin M.
Kreitler
255 Indian Harbor Road
Vero Beach, FL 33402
Joseph M.& Amanda H.Thibert
49 Norman Street
Marblehead, MA 01945
Three Farmer Street LLC
P.O.Box141
Brattleboro, VT 05302
William F. Fordyce etal
P.O.Box 326
Nantucket, MA 02554
George E. & Maria Roach
P.O.Box 228
Pound Ridge, NJ 10516
Charles A.& Emily H. Kilvert III
P.O.Box 1391
Nantucket, MA 02554
Christopher P. Karlson, Trustee
Magnolia Realty Trust
24 Carolina Hideaway
Palm Coast, FL 32137
Elizabeth Hubbell
100 Pecksland Road
Greenwich, CT 06831
Henry B.& Karol S. Gutman
13 Pineapple Street
Brooklyn, NY11201
Gordon O. Danser, Trustee
5 Independence Way
Princeton, NJ 08540
Janet S. Smith
128 Stoneleigh Road
New Canaan, CT06840
Irwin J.& Marcia K. Smith III
32 Pine Street
Nantucket, MA 02554-3765
Mary Elizabeth Nelson
P.O.Box 1334
Nantucket, MA 02554
Georgia A. Silliman, Trustee
107 Argyle Avenue
West Hartford, CT06107
Barbara 1. Taylor, Trustee
33 Pine Street Realty Trust
C/O Taylor Perry Jr.
BOX 6083
Mclean, VA 22106
Dian M. Pomerantz
265 Farms Village Road
Simsbury, CT 06070
Margaret A. Ames etal
P.O.Box 367
Royal Oak, MD 21662
David S. & Sherri B. Guggenheim
1063Wylie Road
West Chester, PA 19382
Mimsi M. Harbach, Tr
41 Pine Street
Nantucket, MA 02554
Josephine S.& Peter H. Callahan
328 Grays Lane
Haverford, P A 19041-1907
Maryann G. Hedaa
The Dunhill
401 East 84th Street Apt 16 B
New York, NY 10028
Sewell& Martha V. Allen Shreve
35 Pine Street
Nantucket, MA 02554
Julie& Mark Strohmeyer, Trustees
Lyon Street Realty Trust
6101 A venida Cresta
La Jolla, CA 92037
Charles E. & Olive E. Welton
6 Lyon Street
Nantucket, MA 02554
Barbara Halstead
14 Lyon Street
Nantucket, MA 02554
Cara M..Morgan & John Muyskens
119 Sudbury Road
Concord, MA 01742
Jerome A. Tuck
34 Colbourne Crescent
Brookline, MA 02445
Edwin A.& Marie E. Lemberg
C/O Chevy Chase Bank
Escrow Department
P.O.Box 1706
Laurel, MD 20725-1706
Nancy A. Danjou
11 Drum Road
Rowayton, CT 06853
James J. Hartman
346 Hobart Avenue
Short Hills, NJ 07078
Catherine C. Feinberg
54 Twin Ponds Drive
Kingston, NY 12401
Francis P. Hanlon
34 Pleasant Street
Nantucket, MA 02554
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