HomeMy WebLinkAbout031-06
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
Assessor's Map 41, Parcel 524
Book 670, Page 225
Residential-Old-Historic District
Plan Book 16, Page 108
4 Quaker Road
DECISION:
At a Public Hearing of the Nantucket Zoning Board of Appeals, held at 1:00 P.M.,
Friday, April 7, 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. 031-06, 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).
Applicants propose to alter and extend a single-family dwelling by raising the roof height of a
portion of a rear addition from about 6'8" feet to about nine feet. The rear el currently has a
sloped roof and the lower part of the roof would be raised to meet the higher part to create a flat
area under a raised deck area within the required easterly five-foot side yard setback area but
without coming any closer to the lot line than the existing structure or increasing the
nonconforming ground cover ratio. Other work would be performed on the structure but would
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 32% ground cover ratio in a district that
allows a maximum ground cover 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 represented that the Locus was dimensionally nonconforming as
stated above in Paragraph 1. The Applicants are undertaking a substantial renovation of the
structure that would not result in an increase of the nonconforming ground cover ratio of about
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
mOl
/6
, 200 Ct?
To: Parties in Interest and. others concerned with the
--Decls Ion- of the BOARD OF' APPEALS in the Application of the
following: .
Application No.: 03{ - (j(Q
Owner/Applicant: Rc)~v-t-B. Qn&~Q((U Ua
. I
LDr/Je ~~ ('~"'YleV
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
com~laint and certified copy of the necision must be given
to the Town Clerk so as to be received within such TWENTY
( 20) days.
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 9139-301 (SPECIAL PERMITS); ~139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
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TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
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A..'Ssessor' &lv1ap 4!:!:2, Parcel 9
Book 985R>age 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, April 7, 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. 031-06, 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).
Applicants propose to alter and extend a single-family dwelling by raising the roof height of a
portion of a rear addition from about 6'8" feet to about nine feet. The rear el currently has a
sloped roof and the lower part of the roof would be raised to meet the higher part to create a flat
area under a raised deck area within the required easterly five-foot side yard setback area but
without coming any closer to the lot line than the existing structure or increasing the
nonconforming ground cover ratio. Other work would be performed on the structure but would
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 32% ground cover ratio in a district that
allows a maximum ground cover 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 represented that the Locus was dimensionally nonconforming as
stated above in Paragraph 1. The Applicants are undertaking 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 propose to alter the existing roof plane 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.
That portion of the structure is sited as close as about 0.5 feet from the lot line with the main
portion of the dwelling sited at zero from the same lot line. A portion of the rear addition is sited
outside the required five-foot setback area. 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, and would not need relief from this Board.
4. Based upon the foregoing, the Board finds that a grant of the Special Permit relief
requested to allow the alteration of the rear addition of the single-family dwelling by leveling the
height of the roof as proposed partially within the required easterly five-foot 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.
5. Accordingly, by a UNANIMOUS vote, the Board GRANTS the requested relief
by SPECIAL PERMIT under Nantucket Zoning By-law S139-33A, to allow the alterations and
expansion of the dwelling as proposed, 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. 47,496 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 Septe fany given year.
Dated: May /0, 2006
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ZONING CLASSIFICATION: f?.. ^: 91;{ .
t MIN. AREA: . . -?~P9 .~.-r-. . .
MIN. FRONTAGE: . 0:0. PoT; . . . .
FRONT YARD S.B.: . i'(q"flf::. . .
REAR & SIDE S.B.: . .0:' .F:'f".. . .
GROUND COVER (7.): . ..:5.0. 0(0. . .
EXISTING:
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MORTGAGE PLOT PLAN
OF LAND IN
NANTUCKET, MASS.
TO: !?: c: "!E :'<:..7'. ~: % .o:~":^::>:' -f? .y(~~1Y ?3t<:..t::: 1:'t<.E R
I CERllFY, TO THE BEST OF MY KNOWLEDGE. THAT THE PREt.lISES
SHOWN ARE LOCAlED IN FLOOD HAZARD ZONE: .".c.'~ . .,DEUNEA'TED
ON F.I.R.IJ. / COMMUNITY PANEL NUMBER: 250230-00 .1.1. . D, BY
THE FEDERAL EMERGENCY MANAGEMENT AGENCY. EFfECTIVE DATE
OF I.W'S: JUNE 3, 1986, AND }S PERIODICALLY REVISED.
SCALE: r.. /5' DATE: OCT.I-1-,200!:7
Owner: r::\~,,-:~"';/~!--~':(~.;:::o./...:GJ-;:l"f.. . . .
.N"OH~
Deed: . q;:1--:~1-. .. PIon: ~PY~P. . .
;< 3 ORANGE
Tax Map: 1-f\ 3.':?- ~.;7. Locus:...:'17;:....
THIS PLOT PlAN WI>S PREPARED FOR ,IJOftTGAGE PURPOSES
ONLY AND IS NOT TO stCONSIDERED A roLL INSTRUIJENT
SURVEY. THIS PLAN SHOULD NOT BE USED TO ESTABUSH
PROPERTY LINES, FENCES, HEDGES OR ANY ANCILLARY
STRUCTURES ON THE PREMISES. THE PROPERTY LINEs SHOWN
RElY ON CURROO DEEDS AND PLANS OF RECORD.
THIS PLOT PLAN IS NOT A CERllFlCATlON AS TO THE TITLE OR
OWNERSHJP OF THE PROPERTY SHOWN. OWNERS OF ADJOINING
PROPERTIES ARE SHOWN ACCORDING TO CURRENT ASSESSOR
RECORDS OF THE TOWN OF NANTUCKET.
CHARLES W. HART & ASSOCIATES, Inc.
SANFORD BOAT BUILDING
49 SP ARKS AVENUE
NANTUCKET, MASS. 02554-
(508) 228-8910 H-G87Z
NOT TO BE RECORDED.
CWII\ llPP
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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, APRIL 7, 2006, IN THE CONFERENCE ROOM,
TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the
Application of the following:
ROBERTB. AND SALLYJOWlNEBRENNER
BOARD OF APPEALS FILE NO. 031-06
Applicants are 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 alter and extend a single-family dwelling by raising
the roof height of a portion of a rear addition from about 6'8" feet to about nine feet. The
rear el currently has a sloped roof and the lower part of the roof would be raised to meet
the higher part to create a flat area under a raised deck area within the required easterly
five-foot side yard setback area but without coming any closer to the lot line than the
existing structure or increasing the nonconforming ground cover ratio. Other work would
be performed on the structure but would 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 32% ground cover ratio in a district that allows a maximum
ground cover 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-
o ld- Historic.
&-Qj lO~ C]UA" Q
Dale Waine, Chairman
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
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NANTUCKET ZONING BOARD OF APPEALS
· " 1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
CASE NO. 031--c~
FEE: $300.00
APPLICATION FOR RELIEF
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Owner's name(s): ~~ol!)et-+ b
Mailing address: 2-3 ... ~') COl1L) C.
Applicant's name(s): ( rCdv'hO ')
Mailing address:. ( Jc~ \Yle)
. Locus address: .:;z ') (. ([1I~ f. c?f-n':'e;t- Assessor's MaplPareel: it.;I, 3..;2 - 9
Land Court Plan/Plan Book & Page/Plan ile No.: (Jr) f??'() (1 07 fJJ(-t/?/2ci/ Lot No.: .
Date lot acquired: iO_,.JCJ5Deed Ref.lCert. of Title: I Zoning District: Rei if
Uses on Lot - Commercial: None-1$. Yes (describe)
Residential: Number of dwellingsL Duplex~ Apartments_Rental Rooms
Building Date(s): All pre-date 7/721 0 or C of O(s)? .
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:
~Q ce rlci C' CiL909
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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: /idAf--;)---jJ' / /)'" Applicant />(' Attorney/Agent
(If not owner or owner's attorney I please enclose proQf of gency to bring this m;\tter before the Board)
FORZBAlpFFICE USE //
Application received on: 3 If () 1t1; By: CUtlU Complete: V Need copies?: i
Filed with Town Clerk:, '3 If:ltJI [c Planni~-I--, I U"ildi8g D.p..: LJ _ {J{.tJ2/li
Fee deposited with Town Treasurer:3/~~ By: CU1WWaiver requested?:_Granted:_I_I_
Hearing notice posted with Town Clerk: '3 liliv({l Mailcd:3/~COI&M: :> 123 K)~~ & 31 ~C)/OC
Hearing(s) held on:_I_I_ Opened on:_I_I_ Continued to:_'_'_ Withdrawn?:_I_I_
DECISION DUE BY: I I Made: I I Filed wrrown Clerk: 1 1 Mailed: 1 1-
--- --- -----
ADDENDUM
Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-law
Section 139-33A to alter and expand a pre-existing nonconforming single-family
dwelling. Applicants propose to raise the roof height of a portion of a rear addition from
about 6'8" feet to about nine feet. The rear el currently has a sloped roof and the lower
part of the roof would be raised to meet the higher part to create a flat area under a raised
deck area with in the required easterly five-foot side yard setback area but without
coming any closer to the lot line than the existing structure or increasing the
nonconforming ground cover ratio. The HDC has already approved the change in the
structure in the Certificate of Appropriateness No. 47,496. Other work would be
performed on the structure but would not need any relief from this Board.
The structure is one of five row houses attached on the historic part of Orange Street. The
structure pre-dates the 1972 enactment of the Zoning By-law and is grandfathered as to
ground cover and siting. Applicants are undertaking a much needed renovation of the
structure that entails altering the rear of layout of the structured. The property has an
easement dating from 1914 that allows the maintenance of the decks and bay window that
are sited over land owned by the immediately abutting neighbor to the south. No change
is currently proposed for those parts of the structure.
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 32% ground cover ratio in a district that allows a maximum
ground cover for undersized lots of 30%; as to frontage, with the lot having about 24.25
feet of frontage on Orange Street; 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.
EXISTING:
1-fii 7,.9. ~.p.. (A?f1^ox.)
-510.0::. .P.t-.AN
ZONING CLASSIFICATION: f?-. "': <? I-;l .
MIN. AREA: . . ~'?.'~9 .~.~. . .
MIN. FRONTAGE: . 0:q F.T, . . . .
FRONT YARD S.B.: . /,<q/'flf::. . .
REAR & SIDE S.B.: . .s.- .F:'f:. . .
GROUND COVER (7.): . <,5'.0. 0(0. . .
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TO: .I?':!:}~:"?..T.~: ~ .s.~':I.;y. -I'? .l"-r<1YJf? f3t?.€;f:'tt.ER-
I CERTIFY, TO THE BEST OF MY KNOWLEDGE, THAT THE PREMISES
SHOWN ARE LOCATED IN FLOOD HAZARD ZONE: .".c. ': .' ..DEUNfATEO
ON F.l.R.M. / COMMUNITY PANEL NUMBER: 250230-00 .1.1. . D, BY
THE FEDERAL EMERGENCY MANAGEMENT AGENCY. EFFECTIVE DATE
OF MAPS: JUNE 3, 1986, AND IS PERIODICALLY REVISED.
THIS PLOT PLAN WAS PREPARED FOR ,MORTGAGE PURPOSES
ONLY AND IS NOT TO BE CONSIDERED A roLL INSTRUMENT
SURVEY. TI-iJS PLAN SHOULD NOT BE USED ,TO ESTABUSH
PROPERTY LINES, FENCES. HEDGES OR ANY ANClLl.A8Y
STRUCTURES ON THE PREMISES. THE PROPERTY L'lNES SHOWN
RELY ON CURRENT DEEDS AND PLANS OF RECORD,
TI-iJS PLOT PlAN IS NOT A CERTJFlCATlON AS TO THE TIllE OR
OWNERSHIP OF THE PROPERTY SHOWN~ OWNrRS OF ADJOINING
PROPERTIES ARE SHOWN ACCORDING TO CURRENT ASSESSOR
RECORDS OF THE TOWN OF NANTUCKET.
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MORTGAGE PLOT PLAN
OF LAND IN
NANTUCKET, MASS.
SCALE: 1"= /5' DATE: OCT./4,2005
Owner:
~,f.:..l;-I7"Y~!-!--?"':'.F:o.l-.:G;t:.;r:-. . . .
HON'ff
Pion: ~py~ P. . .
:<3 OR-AN'G-15
Locus: . . -CiT,:. . . .
Deed: . !f>('1-:.q1-. . ,
Tax Map: 'JP-:3..:::j. -:~.
CHARLES W. HART & ASSOCIATES, Inc.
SANFORD BOAT Bun.DING
49 SPARKS AVENUE
NANTUCKET. MASS. 02554-
(508) 228-8910 H- 0872
:: JO eM(\, Ill' P
NOT TO BE RECORDED.
town 01 Nantucket Web Ul::-) - Pnntable Map
Page 1 ot '2
Town of Nantucket Web GIS
Prop 10
Address
Owner
42.3.2 10
21 ORANGE ST
PANARIELIO GEORGE
1035 FIFTH AVE
NEW YORK, NY 10028
06/04/2004
$1,700,000
00894/0291
0.05 acres
NOT
LEGAL DOCUivlENT
Sale Date
Sale Price
Book/Page
Lot Size
Town of Nantucket, Mass
Map Composed
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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
$1,700,000
00894/0291
0.05 acres
NOT
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Prop 10
Address
Owner
Map Composed
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B9t;rm ;")F ASSESSORS
Town of Nantucket
MA,R 0 6 Z006
ZONING BOARD OF APPEALS
TOvVN OF
t~~TUCKET, MA
LIST OF P ARTlES IN INTEREST IN THE MA TIER OF mE PETITION OF
PROPER i-Y owNER. .I~.(J.I,~ C.. Ii./; N.1.~8/.f:~N. rY/~/.b....
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MAILING ;DDRESS... .~. J.... .&.MH.~f~... SZ/........................
PROPERTY LOCATION... ..J.J... ??If?AU(;i~....$.7:.,...................
'ASSESSORS MAPfPARCEL:...... :~I..l<f"; ~.~.g........9........................
APPUCANT.{JM.Q~.................."g2P.~,.~.~s-~-
SEE ATIACHED PAGES
1 certify that the foregoing is a list of persons who are owners of abutting property, owners of
land direct 1;, 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) -
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DATE'
ASSESSOR'S OFFICE
Town of Nantucket
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