HomeMy WebLinkAbout065-07
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
2 FAIRGROUNDS ROAD
NANTUCKET, MASSACHUSETTS 02554
PHONE 508-228-7215
FAX 508-228-7205
NOTICE
A Public Hearing of the NANTUCKET Z6NING-Bt).ARDOF APPEALS will be held at 12:00
P.M.. FRIDAY. JULY 13.2007. in the Conference Room, 2 FAIRGROUNDS ROAD, Nantucket,
MA, on the Application of the following:
SCOTT AND ELENA LAWLOR
BOARD OF APPEALS FILE NO. 065-07
Applicants are seeking relief by SPECIAL PERMIT pmsuant to Nantucket ZoningBy~law
Section 139-33A(9) (alteration/expansion of a pre-existing nonconforming use/structure)~ Applicants
propose to either demolish or remove from the property their existing single-family dwelling and
reconstruct a new single-family dwelling in substantially the same location. The existing
nonconforming ground cover ratio of about 4.4% (about 5,326 square feet) wouidbe reduced to
about 4.39% (about 5,260 square feet). All setback requirements would be met on this
nonconforming about 119,956 square-foot lot, situated within a zoning district that requires a
minimum lot size of 120,000 square feet. In addition, the lot is nonconforming as to frontage with
the lot having about 179.38 feet of frontage along Top Gale Lane in a district that requires a
minimum frontage of 200 feet.
The Premises is located at 15 TOP GALE LANE, Assessor's Map 27, Parcel 7.1, Land
Court Plan No. .14311-5, Lot 44. The property is zoned Limited-Use-General-3.
.r2J~~J~~
Nancy J. Sevrens, -halrman
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR FURTHER
INFORMATION.
l'
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
CASE NO. ~ >- -cp
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s):Scott and Elena Lawlor
Mailing address: 7 Laurel Lane, Greenwich, CT 06830
Applicant's name(s):Scott and Elena Lawlor
Locus address: 15 Top Gale Lane Assessor's Map/Parcel:2717.1
Land Court Plan/Plan Book & Page/Plan File No.:14311-5 Lot No.:44
Date lot acquired:11103/2006 Deed Ref./Cert. of Title:22414 Zoning District: LUG-3
Uses on Lot - Commercial: NoneX Yes (describe)
Residential: Number of dwellings--L- Duplex
Apartments
Rental Rooms
Building Date(s): All pre-date 7/72?
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:
or
C ofO(s): Yes
The Applicant seeks a Special Permit pursuant to Section 139-33(A)(9) of the Nantucket Zoning By-law
to move off/demolish the existing dwelling on the Property and erect a new dwelling, as more fully set forth in the
Addendum attached hereto.
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SIG Applicant Attorney/Agent /
(If not 0 ner or owner's att ney, ease enclose proof f agency to bring this matter before the Board)
r _ /JA FO ZBA 0 ICE USE
Application received on:4:}j()'.,..lJ] By: Complete:
Filed with Town Clerk:iQ/ ~r!1...J. lannin Boar . mg Dept.:_/_/ By: ~
Fee deposited with Town Treasurer:(Q i'2Bc!LBy:jQf;1.0 Waiver requested?:_Granted:_/-"_
Hearing notice posted with Town Clerk:{Q; ~2- Mailed:(Q/~[{2 I&M:in../Z?;;()) & 1/.s:!-0
Hearing(s) held on:-"_/_ Opened on:-"_/_ Continued to:_/-"_ Withdrawn?:-"-"_
DECISION DUE BY:-"_/_ Made:_/_/_ Filed w/Town Clerk:_/_/_ Mailed:---1-"_
... -\.
ADDENDUM
ZONING BOARD OF APPEALS - 15 TOP GALE LANE
Scott and Elena Lawlor (the "Applicant") are the owners of the improved real estate
located at 15 Top Gale Lane, Nantucket, Massachusetts 02554 and shown as Lot 44 on Land
Court Plan 14311-5, also shown as Parcel 7.1 on Tax Map 27 (the "Property"). The Applicant
seeks a Special Permit pursuant to Section 139-33(A)(9) of the Nantucket Zoning By-law to
move off/demolish the existing dwelling on the Property and erect a new dwelling, as more fully
set forth below. Section 139-33(A)(9) provides:
"If the preexisting non-conforming structure(s) upon any lot exceed the permitted
ground cover ratio, the special permit granting authority may grant a special
permit to authorize the removal and reconstruction of any or all of the pre-existing
structure(s), or any portiones) thereof, with ground cover in excess of the
permitted ground cover ratio, provided that:
(a) Such special permit shall have been issued prior to the removal of the
preexisting nonconforming structures(s), or any portiones) thereof;
(b) Complete or partial removal and reconstruction of a structure shall not
result in an increase in the ground cover of that structure nor of any
other structure; and two or more structures that are reconstructed shall
remain separate from each other;
(c) All reconstructed structure(s) or portiones) thereof, shall conform to all
applicable front, rear and side yard setback requirements; unless relief
therefrom is granted under separate provisions of this chapter; and
(d) The special permit granting authority shall have made the finding that
the result of the proposed removal and reconstruction shall not be
substantially more detrimental to the neighborhood than the existing
nonconforming structure and/or use.
By way of background, the Property is located in the Limited Use General -3 (LUG-3)
Zoning District. The property has an area of 119,956 square feet and the aggregate ground cover
of buildings on the Property is 5,326 square feet (4.4%), which constitutes the measurement from
quarter board to quarter board. The Property is non-conforming as to ground cover because a
maximum ground cover ratio of three (3%) percent is permitted in the LUG-3 Zoning District.
See Mortgage Inspection Plan, prepared by Blackwell & Associates, Inc., dated November 2,
2006, attached hereto as Exhibit "A". The existing dwelling on the Property was constructed
under Limited Use General - 1 (LUG-I) Zoning District intensity requirements and prior to the
up-zoning of this area to LUG-3 pursuant to Article 20 of the 1990 Town of Nantucket Annual
Town Meeting. At that time the dwelling on the Property was constructed, it was subject to a
seven (7%) percent maximum ground cover requirement until January 1, 2000 pursuant to the
provisions of Section 139-16 of the Nantucket Zoning By-law, footnote 13. The following
amendment applied to the Property:
"Provided, however, that all lots in this district in existence as of November 15,
1990 shall have the benefit of LUG-l intensity regulations."
LUG-l intensity regulations provide for a maximum ground cover ratio of seven (7%) percent
(8,396j: square feet) and a side and rear yard set back minimum distance often (10) feet.
The Applicant wishes to move off/demolish the existing dwelling on the Premises and
construct a new dwelling in accordance with the architectural plans prepared by Milton Rowland
& Associates, and approved by the Nantucket Historic District Commission on May 22, 2007 in
Certificate of Appropriateness No. 50494, copies of which are attached hereto as Exhibit "B"
The footprint of the proposed new dwelling is approximately 5260j: square feet. The existing
dwelling is located as close as 14.8' to the easterly lot line. T~le f]101"6S8Q REV.'.' w.ve]ling will
conform in all Te!';ped to tnp iptensity regulatien.s 6fthe WG 1 ZORing Di:stnct.
The proposed new dwelling will not be substantially more detrimental to the
neighborhood than the existing structures on the Property and the Applicant asks the Board of
Appeals to grant this Special Permit pursuant to Section 139-33(A)(9) of the By-law.
2
Town of Nantucket Web GIS - Printable Map
Page 1 of2
Town of Nantucket Web GIS
Prop ID
Address
Owner
277.1
15 TOP GALE LN
COHEN HAROLD &
JANICE S TRS
C/O LAWLOR SCOTT &
ELENA
1375 BROADWAY 21ST
FLR
NEW YORK, NY 10018
02/22/1999
$0
C0018/ 808
2.75 acres
.
NOT A LEGAL DOCUMENT
Sale Date
Sale Price
Book/Page
Lot Size
For general reference only: Important
caveats which must be considered when
using this data are available from the
Nantucket GIS Coordinator.
12is_cJaim~ The information displayed on this or
any other map produced by The Town of
Nantucket is for reference purposes only. The
Town of Nantucket does not guarantee the
accuracy of the data. Users are responsible for
determining the sUitability for individual needs,
All information is from the Town of Nantucket
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Town of Nantucket, Mass
Map Composed
http://host.appgeo . com/nantucketmaJPrintableMap. aspx?Preserve= Width&Map Width=3 45... 6/27/2007
Town of Nantucket Web GIS - Printable Map
Page 1 of2
Town of Nantucket Web GIS
Prop ID
Address
Owner
277.1
15 TOP GALE LN
COHEN HAROLD &
JANICE S TRS
C/O LAWLOR SCOTT &
ELENA
1375 BROADWAY 21ST
FLR
NEW YORK, NY 10018
02/22/1999
$0
C0018/808
2.75 acres
Sale Date
Sale Price
Book/Page
Lot Size
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.
Qi.scJaimer The information displayed on this or
any other map produced by The Town of
Nantucket Is for reference purposes only. The
Town of Nantucket does not guarantee the
accuracy of the data. Users are responsible for
determining the suitability for Individual needs.
All information is from the Town of Nantucket
~jQnnr~nhir TnfnrmAtinn C:;\J<::tAm (GTe:;, n;:!t;:!h.:'lC:A
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Town of Nantucket, Mass
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EXHIBIT B
CERTIFICATE NO: soLRt\ DATE ISSUED:
Application to the HISTORIC DISTRICT COMMISSION, Nantucket, Massachusetts, for a
CERTIFICATE OF APPROPRIATENESS
for structural work.
All blanks must be filled in using 8LUE OR BLACK INK (no pencil) or marked N/A.
NOTE' It is strongly recommended that the applicant be familiar with the HOC guidelines, Building with NBbntuckletlnedMb,n1h P~~do submittal of application.
. Please see other side for submittal requirements. Incomplete eppllcatlons will not e rev ew y e .
~~~o\~e~ cln~:~~~119%~j~re~:0~~~edu;~~ke :~'~~~c':J~~dn~er: ~n':Ii~~ti~~~~.hd;:~n~:~~Jo~~~~;r~~~~~~~~~:~J~90:h1~~~i~tron:~~~~:d;~ag~~ ~:r~: ~er:'::~
The certificate is valid for three years from date of issuance. No structure may differ from the approved application, Violation may Impede Issuance of Certificate of Occup y.
iJ"; /2a.,/~
,
Telephone:
(on island)
(off island)
Date application received:
Must be acted on by:
Extended to:
Approved:
Chairman:
Member:
Member: \b () I , . .L-
FOR OFFICE USE ONLY
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Fee Paid: $ 9:/Jt
PROPERTY DESCRIPTION
TAX MAP NO: 'd~ PARCEL NO. 4.1
Street & Number of Proposed Work: IS" \6 ~ (g Q~ ~"--.Sl...
Owner of record: . Scot\: k'A) lrbr
Mailing Address: -=t- I"....o..v r-e..,\ k'^- 0
(o~ a"")'~);r\_ (-:t' ()(.I3"'?e>
AGENT INFORMATION (if applicable)
Name: "--'\~lb.,,--____. fJ--"'-A I\. o.~J 8> A!'.<o'
Mailing Address: I~ (J:.'~c..~\. V-J~
t-....) Q...::h I , _~\" M.A 0 L. ~S-<-j
Telephone: '1- L.-'3 - 'L-oLjy (on island) (off island)
Member:
Member:
~w Dwelling 0 Addition
o Color Change 0 Fence
o Other (please specify)
Size of Structure or Addition: Length: \ to .
Width: 5"7,:
o Garage
o Gate
DESCRIPTION OF WORK TO BE PERFORMED
See reverse for required documentation.
o Garage/Apartment 0 Commercial :J Historical Renovation :J Deck
o Paving 0 Move Building 0 Demolition [] Revisions to previous Cert. No.
:J Steps
o Shed
Sq. Footage 1 sllloor:
Sq. footage 2nd floor:
Sq. footage 3rd floor:
Difference between existing grade and proposed finish grade: North I 'n"
Height of ridge above final finish grade: North -z..,?,' 1.," South
Additional Remarks
5''l.4-::j-
LJI7>L.j
Decks:
Size: -z -z: . ><. (P o' 01 sllloor 0 2nd floor
Size: 9'.><. 1(.,; f, 1 st floor [S(2nd floor t'lf'\ LA\..
South 11,>,'.
<-v,' (. " East
1. East Elevation
East
""Ll. '
/'t3'
West lb"
West ~ '0' (., .'
Historic Name:
REVISIONS'
(describe)
2. South Elevation
Original Dale:
Original 8uilder:
3. West Elevation
4. North Elevation
Is there an HOC survey form for this building? eYes C No
'Cloud on drawings and submit photographS of existing elevations.
'-7. w DETAIL OF WORK TO BE PERFORMED ~
Foundation: Height Exposed u 0 Block 0 Block Parged 0 Brick (type) ~ Poured Concrete :J Piers
Masonry Chimney: c...; Block Parged ~rick (type) 0 Other
Roof Pitch: Main Mass ~12_ Secondary Mass ....LkJ12_ Dormer ~12_ Other
Roofing material: C Asphalt Manufacturer
~Wood (Type: ~ce~White Cedar, Shakes, etc.)
o Other Manufacturer
Skylights (flat only): Manufacturer ~\. J"'-
Manufacturer ~lv,,-
Gutters: r::::: Wood (type)
Leader. (material and size):
Sidewall: l5(\ White cedar shingles
COther
Trim: A. Wood = Pine 0 Redwood ili1 Cedar ~ Other r,k., ...l... ~ ~ ( ..Ill,^,,'" S
B. Treatment l8.Paint [] Stain-solid 0 Natural to weather [] Clear ~i1 finish
C. Dimensions: Fascia I >\. Y, Rake I "- \ 0 Soffit (Overhang) I 0 Corner boards j" 'r>
~/ '" <;/_.,. w."
Window Casing 1''1 J( '-I Door Frame ., 'f x '-l Columns/Posts: Round ~ Square_
Windows': ';;t Double Hung Et' Casement 0 All Wood Ci Oth~r
:= True Divided Lights(muntins) ~DL's (Simulated Divided Lights)
Doors' (type and material): Front\No~o\ - <- \,t... I 7 \"c,~ Rear '" \',t.. C..... '" '---
Garage Door(s): Type S\..u.,~~_ ' Material L-..J ,.. d I ~\ A" S
Landscape materials: Driveways 'S *,,,,~ Walkways I
. Note: Complete door and window schedules are required.
Fence: Height:
Type:
Length:
Size(JLIY" .. <.j,_ )to Location 'S,-\'\'-
Size 4 'f"'4 ,. '" 4(, }'p," Location I '->"r\>--
n Copper
~ ~ ~.~
Rough Opening 4Lj' 'I X Y (.
Rough Opening 4 4 V~. " L\ l."J Lj .,
o Aluminum
[] Clapboard (exposure:
inches)
Front 0
Sidell
Frieze I x b
Side
I <;;'" 1'0\.. q \'10 ^ (" lr-
Walls
COLORS
Sidewall If.-) 0. ~t 0.\ Clapboard (if applicable)
Trim 0 1=''' \ ~~,\-., Sash 0 ~ f V \\..:~
Deck "-.J C \:, Irr:>. \ Foundation
. Attach manufacturer's color samples if color is not from HOC approval list.
I hereby authorize the agent named above to act on my behalf to make changes in the specifications or the plans contained in this application in order to bring the
application into compliance with the HOC guidelines. I hereby agree to abide by and comply with the terms and conditions of this application, I hereby agree that the
submission of any revisions to this application will initiate a new sixty-day review per~
f"'\_40_ " I. '-,. 'A""" J' I
Roof i---> <>. \u /"0. \,
Doors <.> c: ~ I^-,""~\--,.
Fence
Shutters
CERTIFICATE NO: SOL\q~ DATE ISSUED:
Application to the HISTORIC DISTRICT COMMISSION. Nantucket, Massachusetts, for a
CERTIFICATE OF APPROPRIATENESS
for structural work.
All blanks must be filled in using BLUE OR BLACK INK (no pencil) or marked N/A.
NOTE: It Is strongly recommended that the applicant be familiar with the HOC guidelines, Building with Nantucket In Mind, prior to submittal of application.
Please see other side for submittal requirements. Incomplete applications will not be reviewed by the HOC.
This is a contractual agreement and must be filled out in ink, An application is hereby made for issuance of a Certificate of Appropriateness under Chapter 395 of the Acts and
Resolves of Mass., 1970, for proposed work as described herein and on plans, draWings and photographs accompanying this application and made a part hereof by reference.
The certificate is valid for three years from date of issuance, No structure may differ from the approved application. Violation may impede issuance of Certificate of Occupancy.
a:; I'll 1rI'
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FOR OFFICE USE ONLY ol!> ~
PROPERTY DESCRIPTION Date application received: y/roJt>7 Fee Paid: $ ~b;::':::-
TAX MAP NO: d.+ PARCEL NO. ,"::!-,\ Must be acted on by: I I .
Street & Number of Proposed Work: I-S- To\, C9 ol/2. \.....0. ""-.lL Extended to: ~
Owner of record: . '$,-01\: ~~r
Mailing Address: -=\. \.- Ov-J f'.e,. \ \...-D."'-..l. 'wOW< ~~. ~_ )-
~~\.~\c.J~ ~ <-'T r>(~~~t> Chairman: 0 ( [
Member:
Telephone: (on island) (off island) "-'~
AGENT INFORMATION (if applicable)
Name: H"\\CJ~ ~-"'\~}\.G~ J Eli A<;,o;,o(_. :::::~;" ~ ~do
Mailing Address: ,~ U::>""" "^-<.rC u.\.. 'vJ~~ Notes. Comments - Restrictions - Conditions
t-...Jo..Ju ~ , NA 0<'- "'-5"'"'-/
Telephone: 7,'VA . '10 <-/ '-I (on island) (off island)
o New Dwelling C Addition
o Golor Change _c Fence
o Other (please specify)
Si<te of Structure or Addition:
o Garage
=:'Gate
OES.C.RIPTJON OF WORK .TO BE PERFORMED
See reverse for reqillreddOllUlIleRIatlon.
o Giuage1l\partmenl. , cr ~(dal ' [] Historical Renovation ~ Deck
CJ Paving ~ve BUildin~ Demolition CJ Revisions \Q previous Cert, No.
CJ Steps
o Shed
Length: 'to"
Width: '1'2>\
r-::"Z-(,o
~
'3\-z..'Z...
Decks:
Size: iOc:;o
Size:
;;(1 sllloor ::::; 2nd floor
:::J 1 sllloor C 2nd floor
Sq. Footage 1 sllloor:
Sq. footage 2nd floor:
Sq, footage 3rd floor:
Difference between existing grade and proposed finish grade: North ~"
HeiQ.ht of ridQe above final finish grade: North ? -:to 1\" South -Z T
~ffditional Remarks
South ~. East
lL- East 'Z.:,' :j."
West
West -z. ':1' II"
Historic Name:
REVISIONS'
(describe)
" East Elevation 1'-..._
iJ-{"_VV\..o\;"''''---- -e",,*~~ ~~rvd,,~
2. South Elevation
3. West Elevation
4, North Elevation
Original Date:
Original Builder:
Is there an HOC survey form for this building? [] Yes ~NO
'Cloud on drawings and submit photographs of ll>c:isting elevations.
Foundation: Height Exposed ,-- BI 0 DETAIL OF W.ORK TO BE PERFORMED
U ock I Block Parged [] Brick (type)
M.lIQnry Chimney: C 810ck Parged [] Brick (type) [] Other
RQO' PJll:h: Main Mass ----.-112_ Secondary Mass ---"2_ Dormer ----.-112--,--- Other
Rqg,lnll material: =::. Asphalt Manufacturer
;-j Wood (Type: Red Cedar, White Cedar, Shakes, etc.)
::J Other Manufac;tur,,'
Skylights (flat only): Manufacturer
Manufacturer
Gutters: 0 Wood (type)
l..'AAerlS (material and size):
~J"OWIl'I; :::J White Gedar shingles
:-J Other
Trim: A, Wood
B. Treatment
c.. Dimensions: Fascia
[] Poured CQncrete
[]Piers
Rough Opening
Rough Opening
[] Aluminum
Size
Fence: Height:
Type:
Length:
Location
Location
Size
:J Copper
[] Clapboard (exposure:
Inches)
Front 0
SideC
[] Cedar 0 Other
[] Natural to weather
Rake
[] Clear 011 finish
Soffit (Overhang) Comer boards
GolvmnslPosts: Rou~ _ Square_
Frieze
Pine ~ Redwood
=:: Paint =:' Stain-solid
Window Casing
Windows': =--~ Double Hung C Casement
C True Divided Lights(muntins)
Doors' (type and material): Front
9arag\1 Ooor(s): Type
Lllnd,fOap, materials: Driveways
. Notll;C9fTJpletll door and window SCh!!QuleS ar!! required.
Door Frame
o All WOod 0 Other
CJ SOL's (Simulated Pivlded Lights)
Rear
~t,rial
WIiI~w.lIYS
Side
Walls
Sidewall
Trim
COLORS
Clapboard (if applicable)
Sash
Deck Foundation
. AttaGh manufacturer's color samples if color is not from HOC lIPprovallist.
I hereby authorize the agent named above to act on my behalf to k h' . . . ,
application into compliance with the HOC uidelines I hereb a ma e c ,lInges In the speclflcalions or the plans contained in this application in order to bring the
submissi'ln Of/any revisions to this apPlica~ion will Initiate a r:ewg;~~y~~::lde ,bY andC~mPIY With the terms and conditions of this application. I her$by agree that the
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Doors
Roof
Fence
Shutters
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5100
BoA Form ._
REC'EIVl::D
BOARD OF ASSESSORS
2-89
APR 1 2007
NANTUCKET ZONING BOARD OF APPEALS
TOWN AND COUNTY BUILDING
NANTUCKET, MA 02554
fi;f~ /kvvld t:u4.
JiA.d :Ji,n(t& )1 U~ I
INTERESr" 7~1:i:l7
TOWN OF
NANTUCKET, MA
ASSESSOR'S LIST OF PARTIES IN
PiOPERTY OWNER:~ St. 0 b\ ~ b lLP\'\. l-e. ~ \ 0 r
APPLICANT FOR RELIEF (SAME? ~) : .
ADDRESS OF PROPERTY: \S 'Of ~lt L~~
ASSESSOR'S MAP - PARCEL: 2.( /. \
*
*
LIST OF PARTIES INCLUDING ADDRESSES
*(OR SEE ATTACHED~):
I certify that the foregoing (or the attached _) lists all persons,
natural or legal, 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 three hundred feet of the
~roperty line of Owner's property, as they (and their address) appear on
the most recent applicable tax list [per M.G.L. c.40A, ~11 and Zoning Code
Chap~er 139, !>139-29D(2)]. . ." . A'~~
~L /l') (Q(Jo1 ~ q::~)
D tel A!. sessor's Office
:If>
Town of Nantucket
*NOTE: Applicant (Petitioner) should include with the lot for which zoning
relief is sought, any commonly-owned abutting lots which might become
involved in the zoning matter. List map and paicels for each abutter.
Submitted by Vaughan and Dale, P. C.
Date:
Client:
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