HomeMy WebLinkAbout038-06
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
mo~
fer ,200l!
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 :-----1<.o~e r-t
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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 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 necision must be given
to the Town Clerk so as to be received within such TWENTY
( 20) days. /........--..--...--
/
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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.
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
I EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
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Assessor's Map 42.3.2, Parcel 9
Book 985, Page 3
Residential-Old-Historic District
No plan on record
23 Orange Street
DECISION:
At a Public Hearing of the Nantucket Zoning Board of Appeals, held at 1 :00 P.M.,
Friday, MAY 12,2006, in the Conference Room, Town Annex Building, 37 Washington Street,
Nantucket, Massachusetts, on the Application of the ROBERT B. AND SALLY JO
WINEBRENNER, of23 Orange Street, Nantucket, Massachusetts 02554, Board of Appeals
File No. 038-06, the Board made the following Decision:
1. Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33A (alteration/expansion of a pre-existing/nonconforming structure/use), and
to the extent necessary, a ~DIFICATION of the SPECIAL PERMIT relief granted in the
Decision in BOA File No. 31-06, that allowed alterations and expansions of a portion of a pre-
existing nonconforming sing e-family dwelling. Applicants are now seeking to demolish and
replace the rear about 106 square-foot addition, that was the subject of the previous grant of
relief, rather than simply raise the roof on the existing portion of the dwelling. The reconstructed
addition would be placed substantially on the same footprint as the original addition and would
come no closer to the side yard lot line than the original addition and be sited farther away from
the easterly side yard lot line than the existing structure. In addition, to the extent necessary,
relief is sought by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33E(2)(a) in
order to demolish and replace the addition, while maintaining the maximum nonconforming
ground cover ratio currently contained on the lot, of about 34% (or about 1,590 square feet).
Alternate relief is also available by Special Permit under Nantucket Zoning By-law Section 139-
33A(9) to be able to remove and replace a structure or a portion of a structure that exceeds
maximum ground cover so long as the nonconforming ground cover ratio is not increased. Other
work is currently being performed on the structure but does not need any relief from this Board.
The property is nonconforming as to lot size with the lot containing about 4,679 square feet of
area in a district that requires a minimum lot size of 5,000 SF; as to ground cover with the lot
containing about 34% ground cover ratio in a district that allows a maximum ground cover ratio
for undersized lots of 30%; as to frontage, with the lot having about 24.25 feet of frontage on
Orange Street in a district that requires a minimum frontage of 50 feet; and as to setback, with
the structure being sited as close as zero feet (common wall) from the northerly side yard lot line,
as close as zero feet from the southerly side yard lot line and as close as zero feet from the
easterly side yard lot line, in a district that requires a minimum side yard setback of five feet.
The Premises is located at 23 ORANGE STREET, Assessor's Map 42.3.2,
Parcel 9, no plan on record, Plan Book 985, Page 3. The property is zoned Residential-Old-
Historic.
2. The Decision is based upon the Application and the materials submitted with it
and the testimony and evidence presented at the Hearing. The Planning Board made no
recommendation finding that the matter did not present any issues of planning concern. There
were no letters on file and no opposition presented at the hearing.
3. The Applicants stated that in May 2006 they received a grant of Special Permit
relief from this Board in the Decision in BOA File No. 031-06 in order to alter and extend an
existing about 106- foot addition on the rear of the single-family dwelling as part of a substantial
renovation of the structure that would not result in an increase of the nonconforming ground
cover ratio of about 34%. As part of the renovation, the Applicants had originally proposed to
alter the existing roof pitch of the rearmost addition by raising one side to make the roof level
under a second floor deck with a finished height of about nine feet without coming any closer to
the easterly side yard lot line than the existing structure. Applicants represented that during the
renovation process it was found that the walls on that part of the house were rotted and would not
support a new roof nor withstand having a new foundation placed under them. The Applicants
demolished and began the process of reconstructing the addition on the same footprint, with the
same proposed height. The new addition would come no closer to the easterly side yard lot line
than the previous addition and no closer than the existing house. The addition would not increase
the nonconforming ground cover ratio of34%. The Nantucket Historic District Commission had
also approved the demolition and reconstruction of the addition as it was going to result in an
addition that architecturally represented what was approved originally. Other alterations
approved originally by the Nantucket Historic District Commission in their Certificate of
Appropriateness No. 47,496 would be done within the existing footprint of the main portion of
the house, and would not need relief from this Board. When Steve Butler from the Building
Department inspected the work he asked the Applicant to return to this Board to modify the relief
to include demolition and reconstruction of the rear addition. Applicants are also seeking relief
by special permit due to the temporary reduction in the overall nonconforming ground cover
ratio of34% due to the demolition of the about 106 square-foot rear addition. Ground cover
would be momentarily reduced by about .02% and would then be increased again to 34% with
the reconstruction of the rear addition.
4. Based upon the foregoing, the Board finds that a grant of the Modification of the
previous Special Permit relief granted in the Decision in BOA File No. 031-06 to allow
demolition and reconstruction of the rear addition of the single-family dwelling as proposed with
a new roof height of about nine feet and sited within the required easterly five-foot side yard
setback area, would constitute a minimal increase in the massing within said setback area.
However, the Board further finds that said increase would not be substantially more detrimental
to the neighborhood than the existing structure and would have minimal to no impact on
surrounding properties. The Board notes that this section of the structure is at the rear of the
property and proximate a parking lot area that is currently used in conjunction with the church
located to the west of the Locus. In addition, the Board finds that the temporary decrease of
ground cover with the demolition of the about 106 square-foot rear addition, and its
reconstruction, resulting in the same overall ground cover ratio of 34%, would not be
substantially more detrimental to the neighborhood than the existing situation.
5. Accordingly, by a UNANIMOUS vote, the Board GRANTS the requested
MODIFICATION of the SPECIAL PERMIT granted in the Decision in BOA File No. 031-06
under Nantucket Zoning By-law Section 139-33A, to allow the demolition and reconstruction of
the rear addition as proposed; and under Section 139-33E(2)(a) to allow a maximum ground
cover of 34% for the lot, based upon the following conditions:
a. There shall be no expansion of the ground cover ratio without
further relief from this Board, and shown on the "Mortgage Plot
Plan", done by Charles W. Hart & Associates, Inc., dated October
14, 2005, a reduced copy of which is attached hereto as Exhibit A;
b. The alterations/expansion of the rear addition shall be completed in
substantial conformance with the Certificate of Appropriateness
No. 48,320 issued by the Nantucket Historic District Commission,
as may be amended from time to time; and
c. There shall be no exterior construction related to this work allowed
between June 15 and September 15 .Qf any given year.
/---- ~..~
Dated: May /1, 2006_/__~arewalne ~. (}.J~
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MIN. AREA: . . ,-?9P9 .~.~. . .
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J}k:IVOT.e~ R,r;;COR./> DI-
MJSNSIONS AS SF/oWN
ON PLAN R..lSCOIf!J1,eJ>
IN ./)1f!:1!:J> BOOK :31
PAGe 4"10.
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oSr. PAUL-',S
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CHuRCH
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TO: .R.C:~-'!~.T.~: ~ :5:~~~ -f';' .y(<1Y~!1te.~':"tf.ER.
MORTGAGE PLOT PLAN
OF LAND IN
NANTUCKET, MASS.
I CERTlfY, TO lHE BEST Of Ilf KNOYI.fDGE. 100' lIfE PREMISES
SHOWN ARE LOCAlED IN FLOOD HAZARD ZONE: .N.C. -: .. .,DBHAlED
ON FJ.fUL / CONUUNIlY PAHB. NUWBER: 2502JIH}O .1). . .D, BY
THE fEDERAL EMERGENCY UANAGEUENT AGENCY. EFFECTIVE llAlt
OF 1.lAPS: JUNE J. 1986, AND J.S PERIOI>ICAU.Y RE.VlSID.
SCALE: 1'=/5' DATE:oCT./"l'-,.2oo5
Owner:
~1 ^.-~~"Y~!--f-'?'I:'Fo..~G:t.:;~. . . .
NONR
Plan: ~PV~ P. . .
2.3 OJeAJVGJi!t
LOCUli: . ..:?r.:. . . .
Deed: . fi>{'f :-,q'f. . .
Tax Map: 1-?:3..;;' -:-?J.
THIS PLOT PlAN WAS PREPARED fOR JAOlUGAGE PURPOSES
ONLY AND IS NOT TO BrCOHslDfREJ>- A rou. INSTRUMENT
SURVEY. rMIS PlAN SHOULD' NOT BE USED-TO ESTABUSH
PROPERTY UNES. FEHCf:S. HEDGES OR NIY ANCIl.l..A{n'
STRUCTURES ON 1HE PRaIlSES. lHE PROPERTY tMs SHOWN CHARIES W. HART & ASSOCIATES, Inc.
Rf1.Y ON CURRENT DfEDS AHD PlANS or RECORD.
THIS PLOT P!.AH IS NOT A ceRlFICATlON AS TO THE 11TlE OR SANFORD BOAT BUILDING
OWNERSHIP Of TIiE PROPfRlY SHOWN; OWNERS Of ADJOINING 49 SPARKS AVENUE
PROPERTIES ARE SHOWH ACCORDlHG TO CURRENT ASSESSOR NANTUCKET, llASS. 0255t
RECORDS OF THE TOWN Of NANTUCKET. . ( )
NOT TO BE RECOfWB). 506 228-8910 H- G87Z
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NANTUCKET ZONING BOARD OF APPEALS
.. i; 1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
CASENO.6~~o0
FEE: $.300.00
APPLICATION FOR RELIEF
Owner's name(s):~~<< (?,. G n~ ..[QI!4-;I ~11()e~re~ner
_Mailing address: 23 C) ~~ ~ ?If No n1rJCj: Q"T( rr.14- -:r 2",;-:5'1 ./
. Applicant's n~e(s):-~~-?:r~--------- __________-_r- --------------
Mailing address: . ( S C3:U1f"\e )
. Locus' address: 2-3 d ro.. Y\ ~ <; tr'te.e..:r- Assessor's MaplParcel: '--I ~ ::3 ~ /9
Land Court PlanlPlan Book &PagelPlan File No.: tVO~( 0 n at (Ie~ Lot No.:
Date lot acquired: (0 2(,0 J Deed Ref.'Cert. of Title: q g' S- I ~ Zoning District: R.o H
. I
Vses on Lot- Commercial: None )( .Yes (describe)
Residential: Number of dwellings.l- Duplex~ Apartments_Rental Rooms
. Bwrltding Date(s): All pre-date 7'72? V or C of 0(s)1
Building Permit Nos:
Previous Zoning Board Application Nos.: . ()3/ ----60
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:
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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: ~ 0~ . APPlicant~eY'Agent
(If not owner or owner's attorney, please enclose proQf of agency to bring this r before the Board)
/" FOR B ICE USE. ,
Application received on:-1, ~ {J.t By: Complete: Need co . ?:~
Filed with Town Clerk:~/ li! g oard:-;-~~_ Building Dept.: I I ~By:P!!f!.j
Fee deposited with Town Treasurer:.:!)l!?' rJR...By:~aiver requested?: Granted:_I_I_
Hearing notice posted with Town Clerk: !1./2fictQMaUed: ':{})Srf-C1&M: i ,-Z;7,ClO & €J:1J tfQ
Hearing(s) held on:~_'~Openedon:---1_I_ Continued to:-,_'_Withdrawn?:_I_I_
DECISION DUE BY:_'_'_ Made:_'_I_ Filed wrrown Clerk:_'_'_ Mailed:_I---1_
.. ... 1Io.TW""- r"4r...Ttnrr
1i'^M'" If /0'1/0'1
ADDENDUM
Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-law
Section 139-33A (alteration/expansion of a pre-existing/nonconforming structure/use),
and to the extent necessary, a MODIFICATION of the SPECIAL PERMIT relief granted
in the Decision in BOA File No. 031-06, that allowed alterations and expansions of a
portion of a pre-existing nonconforming single-family dwelling. Applicants are now
seeking to demolish and replace the rear about 106 square-foot addition, that was the
subject of the previous grant of relief, rather than simply raise the roof on the existing
portion of the dwelling. The reconstructed addition would be placed substantially on the
same footprint as the original addition and would come no closer to the side yard lot line
than the original addition and be sited farther away from the easterly side yard lot line
than the existing structure. In addition, to the extent necessary, relief is sought by
SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33E(2)(a) in order to
demolish and replace the addition, while maintaining the maximum nonconforming
ground cover ratio currently contained on the lot, of about 34% (or about 1,590 square
feet). Alternate relief is also available by Special Permit under Nantucket Zoning By-law
Section 139-33A(9) to be able to remove and replace a structure or a portion of a
structure that exceeds maximum ground cover so long as the nonconforming ground
cover ratio is not increased. Other work is currently being performed on the structure but
does not need any relief from this Board.
During the renovation process, when the existing roof and one wall of that portion of the
structure was removed to alter the peak, it was found that this portion ofthe single-family
dwelling was rotted and beyond repair. In addition, the remaining two walls were also
found to be unstable and when moved to place the new foundation under it, proved to be
beyond salvageable. Applicants now need to seek approval to remove the walls in their
entirety and reconstruct that portion of the structure on the same site and with the same
dimensions to result in a new addition that would be exactly as originally approved and in
look.
The property is nonconforming as to lot size with the lot containing about 4,679 square
feet of area in a district that requires a minimum lot size of 5,000 SF; as to ground cover
with the lot containing about 34% ground cover ratio in a district that allows a maximum
ground cover ratio for undersized lots of 30%; as to frontage, with the lot having about
24.25 feet of frontage on Orange Street in a district that requires a minimum frontage of
50 feet; and as to setback, with the structure being sited as close as zero feet (common
wall) from the northerly side yard lot line, as close as zero feet from the southerly side
yard lot line and as close as zero feet from the easterly side yard lot line, in a district that
requires a minimum side yard setback of five feet.
TOwn 01 Nantucket Web VI:) - Pnntable Map
ri:1~v 1 VI A..
Town of Nantucket Web GIS
Prop ID
Address
Owner
Sale Date
Sale Price
Book/Page
Lot Size
42.3.2 10
21 ORANGE ST
PANARIEUO GEORGE
1035 FIFTH AVE
NEW YORK, NY 10028
06/04/2004
$1,700,000
00894/0291
0.05 acres
NOT A LEGAL DOCUMENT
For general reference only: Important
caveats which must be considered when
using this data are available from the
Nantucket GIS Coordinator.
DisdJillH?r Thf~ infonnation ck;playee] on this or
any otller map produced by Tile fOIi'JIl of
Nantucket IS far reference pUlvoses on!y. TI\p
Town of Ndntuckei: does not (]lJdrantee the
accuri1cy of the data, Users are rpsponsibh: for
detemllnlng the suitability for indi'/idual ncelb.
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Town of Nantucket Web GIS
Prop ID
Address
Owner
Sale Date
Sale Price
Book/Page
Lot Size
42.3.2 10
21 ORANGE ST
PANARIEUO GEORGE
1035 FIFTH AVE
NEW YORK, NY 10028
06/04/2004
$1,700,000
00894/0291
0.05 acres
NOT A LEGAL DOCUtv1ENT
For general reference only: Important
caveats which must be considered when
using this data are available from the
Nantucket GIS Coordmator.
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CHuRCH
TO: .R. ~ c:^! :e.'. ~: % .S,.AJ..;f.-;":/, Y'? YY<1Y/iF fite.t:; ~~,ER.
J CERTIFY, TO THE BEST OF MY KNOWLEDGE, THAT THE PRElIISES
SHOWN ARE LOCATED IN FLOOD HAZARD ZONE: .".c.':.. .,DEUNEATED
ON F.l.R.M. / COMI.IUNllY PANEl NUMBER: 250230-00 .1.1. . D, BY
THE FEDERAL EMERGENCY I.IANAGEMENT AGENCY. EfFECTIVE DATE
OF IJAPS: JUNE 3, 1986, AND JlS PERIODICALLY REVISED.
THIS PLOT PlAN WAS PREPARED FOR J.lORTGAGE PURPOSES
ONLY AND IS NOT TO SE CONSIDERED A roLL INSTRUMENT
SURVEY. TI-ilS PLAN SHaUL!)' NOT BE USED .TO ESTABUSH
PROPERTY LINES, FENCES, HEDGES OR Am .AAlCJlLAW
STRUCTURES ON THE PREMISES. THE PROPERTY l'lNfS SHOWN
RELY ON CURRENT DEEDS AND PlANS OF RECORD.
THJS PLOT PlAN IS NOT A CERllF1CATION AS TO THE T1TtE OR
OWNERSHIP OF TIiE PROPERlY SHOWN, OW)J(RS OF" ADJOINING
PROPERTIES ARE SHOWN ACCORDING TO CURRENT ASSESSOR
RECORDS Of THE TOWN Of I'WffiJCKET.
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A.P. GUARINO
..
NOte: 3G. 25 (R.) [T:YP.]
,]))::;NOte:3 RECOR./J,])/-
JIof..I5NS/ONS AS SHOWN
ON PLAt< l?.JSCORD.eD
IN '])I$I!:D .BOOK.:3/
?AG-~ 4-1-0.
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MORTGAGE PLOT PLAN
OF LAND IN
NANTUCKET, MASS.
SCALE: 1"",15' DATE:oCT./-1,.2oos
Owner:
~: ^,,~~"Y~f-f-'?'I:f.F:o.~GJ:-:1'!-. . . .
XON'R
Plan: ~PV~P, . ,
~.3 OJeAN"G-15
Locus: . . ~ r,.. . . .
Deed: " f>('1' -:~"f. . ,
Tax Map: 1-?\ 3,. q>. ;- ().
CHARLES W. HART & ASSOCIATES, Inc.
SANFORD BOAT BUILDING
49 SPARKS AVENUE
NANTUCKET, MASS. 02554
(508) 228-8910 H- ~87Z
C'lM\IlPP
NOT TO BE RECORDED.
Killen Real Estate, Inc.
10 Easy Street
Nantucket, MA 02554
23 Orange Street
/N antucket, MA
508-228-0976 / 508-228-5961 fax / office@killenrealestate.com / www.killenrealestate.com
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BOt;RD ASSESSORS
MA.R 0 6 2006
Town of Nantucket
ZONING BOARD OF APPEALS
TO\~'N OF
N~Nl1JCKET, MA
LIST OF PARTIES IN INTEREST IN THE MATIER OF THE PETITION OF
PROPERTY OwNER'. .~.(J.~~C.. /dJ N. ~8.4~N. !,V1r:::/b....
. I
MAILfNG ~DDRESS....~. d... .C?MS.~ (3,... ~7:..l.... ......... ..., .......
PROPERTY LOCATION.... .;?-.J.... ?!.4A/:I.~/;i.... .6'.7::J.....,.............
'ASSESSORS MAP/PARCEL:.... ...d...l~~.~.g. ...... .9........................
APPLlCANT.rfJM.Q~.................~~.~..~.~s-~'
SEE ATIACHED PAGES
I certify that the foregoing is a list of persons who are owners of abutting property, owners of
land directl,- 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 11 Zoning Code Chapter 139.
Section 139-29D (2) -
2rl~..~... ~(JJ!. ~
/) .. a#
~.........
DATE.
ASSESSOR'S OFFICE
Town of Nantucket
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