HomeMy WebLinkAbout046-06
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TOWN 'OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
~ u (Ie 30, zOO C(J
To: Parties in Interest and Others concerned with the
-15eCrsron of the BOARD OF APPEALS in the Application of the
following:
Application No.: 0 Lf lo -0&
Ovner/AppHcant: tf\ ,'("\ am :8(,I'~n ~,),s
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.
~.Anr 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
com~laint and certified copy of the Decision must be given
to the Town Clerk so as to be received within such TWENTY
( 20) days.
cc: Town Clerk
Planning Board
~uilding Comrnis~ioner
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); ~139-3ZI (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
2 Fairqrounds Road
Nantucket, Massachusetts 02554
Assessor's Map 55.4.1, Parcel 169
75 Orange Street
Residential-Old Historic
Plan Book 22, Page 11
[no lot number]
Deed, Book 259, Page 290
DECISION:
1. At a public hearing of the Nantucket zoning Board of
Appeals, on Friday, June 9, 2006, 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 MIRLAM BRITT BENYUS, c/o Reade, Gullicksen,
Hanley & Gifford, LLP, Post Office Box 2669, Nantucket,
Massachusetts 02584, File No. 046-06:
2. The Applicant is seeking relief by SPECIAL PERMIT under
Nantucket Zoning By-law ~139-33.A (alteration or extension of a
pre-existing, nonconforming structure). The Applicant proposes
to renovate the existing residential structure and construct a
new foundation and full basement under the building. The ridge
height would increase from about 28.6 feet to about 29.6 feet
above mean grade, with an increase of about one foot in the
height of a portion of the structure within the northerly side
yard setback area, but the dwelling would come no closer to the
lot lines than as it now is sited. The locus is conforming as to
lot area, containing about 6,958 square feet, and as to ground
cover, front yard setback, rear yard setback, and southerly side
yard setback requirements. The locus is nonconforming as to
frontage, having frontage of about 46.10 feet on Orange Street,
with minimum frontage in this zoning district being 50 feet; and
as to northerly side yard setback, the dwelling being sited as
close as about 0.58 foot to the northerly side lot line, with the
minimum side yard setback in this district being five feet.
The locus is situated at 75 ORANGE STREET, Assessor's
Map 55.4.1, Parcel 169, is shown upon a plan recorded with
Nantucket Deeds in Plan Book 22, Page 11, 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. There was no Planning Board
recommendation. The northerly immediate abutter appeared at the
public hearing, generally supporting the Applicant's proposal but
expressing concern about the alteration of, and placement of a
new foundation under, the portion of the structure lying within
the required northerly setback area forming the boundary line
with his property. Except for the presentation by the Applicant
1
and her representatives, there was no other support nor
opposition presented at the public hearing.
4. As presented by the Applicant and her representatives,
the dwelling upon the locus dates back to the 1820' s, and the
one-story ell portion which extends toward the northerly property
line was added by the 1880's, as shown upon old fire maps. The
Applicant proposes to place a new full-basement foundation under
the dwelling, which would have the effect of increasing the ridge
height of the nonconforming portion of the dwelling sited within
the required five-foot northerly setback area without coming any
closer to that lot line and without exceeding the height
limitation of 30 feet above mean grade under the Zoning By-law.
Relief is required only insofar as this increase in height will
include the nonconforming portion of the ell. The proposed
alteration has been approved by the Nantucket Historic District
Commission ("HDC"). Existing conditions upon the site are shown
upon a plan by John J. Shugrue, Inc., dated May 12, 1994, showing
the location of the structure upon the locus and relevant lateral
dimensions, a reduced copy of which is attached hereto as Exhibit
A-1, and upon a plan by John J. Shugrue, Inc., dated May 11,
2006, showing the elevation of the structure, a reduced copy of
which is attached hereto as Exhibit A-2. (The differential
between ground cover of 1,451 square feet on Exhibit A-1 and of
1,323 square feet on Exhibit A-2 is accounted for by an amendment
of the Zoning By-law at an Annual Town Meeting to the method of
calculation of ground cover during the period between the
preparation of those plans.)
5. The northerly abutter appeared at the hearing,
expressing the hope that the northernmost one-story ell could be
cut back from the property line, increasing the setback distance.
The Applicant expressed unwillingness to do this , citing the
historic nature of the structure and the existing HDC approval.
Members of the Board of Appeals asked why the structure could not
be moved to the south, increasing the northerly setback; the
Applicant explained that this would encroach upon the existing
parking area upon the locus. In response to these concerns, and
the maintenance of the integrity of the lateral support of the
neighbor's dwelling, a member of the Board of Appeals suggested
that a slab or crawl space be placed under said ell rather than
the full basement which would be placed under the major portion
of the dwelling. The Applicant agreed to this, and the abutter
stated that he would be satisfied with that as a compromise.
6. Accordingly, by a UNANIMOUS vote, the Board of Appeals
made the finding that the proposed alteration to the dwelling
upon the locus, increasing the elevation of the structure by
about one foot above mean grade by placement of a new foundation
under the existing structure, would not be substantially more
detrimental to the neighborhood than the existing nonconformity,
and by the same UNANIMOUS vote GRANTED relief by SPECIAL PERMIT
2
"
under Nantucket Zoning By-law ~139-33 .A, authorizing the
requested alterations, subject to the following conditions:
(a) The new foundation under the one-story ell
extending from the northerly side of the structure shall consist
of a slab on grade or crawl space, rather than the full basement
which may be placed under the remainder of the structure.
(b) Steel sheathing shall be placed outside the
portion of the structure which extends into the northerly side
yard setback, in order to protect the northerly neighboring
property against subsidence.
(c) No exterior construction work related to the
proj ect herein proposed shall be performed between June 1 and
September 15 in any year.
(d) All work shall be performed in
conformity with Certificate of Appro riateness No.
by the HDC, as may be amended fr time
substantial
48037 issued
~
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Dated:
June
30,
2006
T1ME:
AIOINID
TOWN O\.ERK'8 ()FPICE
NANTUCKET. MA 02664
JUN 3 0 Z006
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" I CERTIFY THAT AS A RESULT OF
A SURVEY ,MADE ON THE GROUND,
THAT THE STRUCTURE IS LOCATED
ON THE LOT AS SHOWN WITH NO
VISIBLE ENCROACHMENTS, AND DID
COMPLY WITH THE ZONING SETBACIS
IN EFFECT AT THE TIHE OF CON-
STRUCTION. THE SITE IS SITUATED
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Date: H4Y /) I /99i
.; 1 , ZONING: Rolf
MINIMUM LOT SIZE :S-~:7.I;
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GROUND COVER RATIO:>~~
PLOT PLAN OF LAND IN
NANTUCIET, MASS.
SCALE 1 ". Ji? /
DATE: 1-14 Y I ~ / /'199
JOSH J. SHUGRUE, INC.
57 OLD SOUTH ROAD
M~NTUCIET, MA. 02554
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THE STRUCTURES
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NOTEI D~ELLlNG PREDATES ZONNING
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MINIMUM LOT SIZE15,000 S.F
MINIMUM FRONT AGE. 50'
FRONT YARD SETBACK. NONE
REAR S. SIDE SETBACK. 5'
GROUND COVER RA T1OI50%
PLOT PLAN OF LAND IN
NANTUCKET, MA
SCALE! 1'= 20'
DATEIMAY 11, 2006
JOHN J, SHUGRUE, INC.
57 OLD SOUTH ROAD
NANTUCKET, MA 02554
FOR' MIRIAM BRITT BENYUS
ASSESSORS MAP 55.4.1
PARCEL NO. 169
#4215C
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 of the NANTUCKET ZONING BOARD OF APPEALS will
be held at 1:00 P.M., FRIDAY, JUNE 9, 2006, IN THE CONFERENCE ROOM,
TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the
Application of the following:-
MIRIAM BRITT BENYUS
BOARD OF APPEALS FILE NO. 046-06
Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33A (alteration! expansion of a pre-existing/nonconforming
structure/use). Applicants propose to renovate the existing residential structure and
construct a new foundation and full basement under the building. The ridge height would
increase from about 28.6 feet to about 29.6 feet above mean grade within the required
five-foot setback area but the structure would come no closer to the lot lines than it is
cUrrently sited. The lot is conforming as to lot size having a lot area of about 6,958 square
feet, as to ground cover, front yard setback, and southerly side yard setback requirements.
The lot is nonconforming as to frontage with the lot having a frontage of about 46.10 feet
on Orange Street in a district that requires a minimum frontage of 50 feet; and as to
setback with the dwelling sited as close as about 0.58 feet from the northerly side yard lot
line in a district that requires a minimum side yard setback of five feet.
The Premises is located at 75 ORANGE STREET, Assessor's Map 55.4.1,
Parcel 169, Plan Book 22, Page II. The ~ned Rtd;:::-;storie,
Dale Waine, c~
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
CASE NQ22tf~06
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s):
Mailing address:
Applicant's name(s):
Mailing address:
Locus address:
Miriam Britt Benvus
c/o Reade. Gullicksen. Hanlev & Gifford. LLP
Same
6 Youn2's Wav. Post Office Box 2669. Nantucket. Massachusetts 02584
75 Oran2e Street Assessor's MaplParcel: 55.4.1-169
Laud Court PlaulPlan Book & PagelPlau File No.:
Date lot acquired: 6/12/86 Deed Ref.lCert. ef Title:
Uses on Lot - Commercial: None-L Yes (describe)
Residential: Number of dwellings-L Duplex_ Apartments
Building Date(s): All pre-date 7/72? x or
Building Permit Nos: 2720-83
Previous Zoning Board Application Nos.:
22-11
259-290
Lot No.:
(None)
Zoning District: ROH
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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 proposes to alter the pre-existing, nonconforming single-
family dwelling upon the locus by placing a full basement under the
dwelling, increasing the elevation of the ridge line by about one foot, from
about 28.6 feet to about 29.6 feet above mean grade as calculated under the
Nantucket Zoning By-law (but not exceeding 30 feet above mean grade). The
dwelling is nonconforming as to side yard setback, having setback of about
0.58 foot from the northerly lot line at its closest point; minimum side
yard setback in the Residential-Old Historic zoning district is 5 feet. The
applicant accordingly requests a Special Permit under By-law ~139-33.A for
the alteration of the pre-existing, nonconforming structure, within its
existing footprint.
I certify that the information contained herein is substantially complete and true to the best of my
knowledge, under the pai d penalties of jury.
SIGNATURE: l Applicant Attorney/Agent x
(If not owner or own r's attorney, please enclose proof of agency to bring this matter before the Board)
r FOJl~FFICE USE ~
Application received on:-I1 till y: LAr.;J1 . Complete: Nee ies?:
Filed with Town Clerk:n~ Plannin : -' . . By:
Fee deposited with Town Treasurer. /C(OBy: Waiv~ w;ested?: Gra ted: I I
Bearing notice posted with Town Clerk:.r_}~ ~ Mailed:cS! j I&M: r 11fl:'1_ ISiD ~
Hearing(s) held on:---1---1_ Opened on:---1---1_ Continued to:---1---1_ Withdrawn?:_/_/_
DECISION DUE BY:---1_/- Made:---1---1_ Filed wffown Clerk:---1---1_ Mailed:---1---1_
DECISION APPEALED?:---1---1_ SUPERIOR COURT: LAND COURT Form 4/03/03
F:\WpB\BenYUS\ZBA APP.cIoo
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Town ot Nantucket Web tiiS - PnntalJle Map
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Prop ID
Address
Owner
Sale Date
Sale Price
Book/Page
Lot Size
- -0- - -- -
Town of Nantucket Web GIS
55.4.1 169
75 ORANGE ST
BENYUS MIRIAM BRITT
706 BEDFORD ST
STAMFORD, CT 06901
06/12/1986
$325,000
00250/ 290
0.15 acres
NOT A LEGAL DOCUf'.1E1\JT
reference only: Important
caveats which must be considered when
data are available from
Nantucket GIS Coordinator
Town of Nantucket, Mass
Map Composed
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Sale Price
Book/Page
Lot Size
55.4.1 169
75 ORANGE ST
BENYUS MIRIAM BRITT
706 BEDFORD ST
STAMFORD, CT 06901
06/12/1986
$325,000
002501 290
0.15 acres
NOT LEGAL DOCUMENT
Prop 10
Address
Owner
For reference: Important
caveats WhiCh must be considered when
using this data are available from the
Nantucket GIS Coordinatol.
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Map Composed
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Prop ID
Address
Owner
Sale Date
Sale Price
Book/Page
Lot Size
55.4.1 169
75 ORANGE ST
BENYUS MIRIAM BRITI
706 BEDFORD ST
STAMFORD, CT 06901
06/12/1986
$325,000
002501 290
0.15 acres
LEGAL DOCUlvJENl
Town of Nantucket, Mass
Map Composed
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15/03/2006 15:44 FAX 5082285630
READE GULLICKSE
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RECI;IVED
BOARD OF ASSESSORS
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MAY 0 3 2006
Town of Nantucket
ZONING BOARD OF APPtA~
TOWN OF
NANTUCKET, MA
LiSt OF PARTtES TN INTEREST EN THE MAT'l'Elt OF THE PETmON OF '
PROPERTY O\VNElt., .OJ,Cv.:M~:'1.Y.\..1?r~!. ~.~~.)':~~......
MAILING ADQRESS.., ~{9. ,~~~~.~.,. ..G.4~,~~~~':1... ,.~.~~~.~r. .~.,~.~~~.?:.~,~, LLP
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SEE ATTACHED PAGES
I ecnify lhat Lh( (orc:soins i$ IIi~l of pcrsons whQ'U'c owners of abuninl PT'OPcl1y, oWn~rs or '
IlJld direclly ol'posite On Uly public: Or pn'tlle street or wly;'L."\d Ibuners orlhe .butlers e.nd all
olhc:r land .owners within lOO (cel onhe property line of owner's property. .11 IS they appev on
the mOll fecenl applicable lax lisl (M,O.L. e, 40A. Section II Zoninl Code Chapler 1 )9.
Seclion I 39.29D (2)
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NOTEI DWELLING PREDATES ZONNING
MG= MEAN GRADE
. ..............
ZONINGI ROH
MINIMUM LOT SIZE15,000 S.F
MINIMUM FRONT AGEl 50'
FRONT YARD SETBACKINONE
REAR 8. SIDE SETBACKI 5'
GROUND COVER RA nOI 50/.
PLOT PLAN OF LAND IN
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1:0#/IIING-
31.
" I CERTIFY THAT AS A RESULT OF
A SURVEY MADE ON THE GROUND,
THAT THE STRUCTURE IS LOCATED
ON THE LOT AS SHOWN WITH NO
VISIBLE ENCROACHMENTS, AND DID
COMPLY WITH THE ZONING SETBACKS
;,': i " ; ZONING: f? 0 If
MINIMUM LOT SIZE :s,ax>5.Fi
MINIMUM FRONTAGE:~~ /
FRONTYARD SETBACK:IV~""&
REAR & SIDE SETBACK:s'
":n^.....I'....._ __....__ _