HomeMy WebLinkAbout008-05
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
t-~ Ioruo r~
,2005
To: Parties in Interest and Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No.: a08--o,;j
Owner/Applicant: Q~ i-c}('Q'f-t \()()A-ck
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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AJO fl ~\.( . ~r~)"'l~ I Cha irman
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.
NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
Assessor's Map 42.4.2, Parcel 40
43 Center Street
Residential-Old Historic
[No plan of record]
Deed, Book 897, Page 13
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, January 7, 2005, 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 RESTORATIONACK, LLC, c/o Reade,
Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669,
Nantucket, Massachusetts 02584, File No. 008-05:
2. The applicant requests a SPECIAL PERMIT under Nantucket
Zoning By-law S;S;139-33.A(9) and 139-33.E(2) (a). The applicant
proposes to alter a pre-existing, nonconforming seven-room
guesthouse by converting it to a conforming use as a single-
family dwelling as part of a major renovation of the structure,
that would also include alterations not requiring Board of
Appeals action, including window and door changes and a new
foundation placed under it. The applicant proposes to demolish a
portion of the structure with about 224 square feet of ground
cover located on the northeasterly rear corner of the structure,
which is sited about 4.8 feet from the easterly side lot line,
and to reconstruct this portion of the structure in the same
location except that it would be in conformity with the minimum
five-foot side yard setback requirement (zero front yard setback
being taken from Ash Lane). The applicant also proposes to
remove a bathroom "wart" on the easterly side of the structure,
containing about 62.5 square feet of ground cover, and reallocate
that ground cover to a conforming addition to the southerly side
of the structure; the existing southerly two-story wing of the
structure would be demolished and reconstructed substantially on
the same footprint with an increase in ground cover of about 62.5
square feet. The resulting ground cover ratio upon the locus
after these changes would not exceed the present ground cover
ratio of about 40.35%. The locus is nonconforming as to side
yard setback, being sited about 4.8 feet from the easterly side
lot line, with five feet being the minimum in the Residential-Old
Historic zoning district; as to ground cover ratio, with the
building upon the locus having a ground cover of about 1,541
square feet, in a lot with area of about 3,819 square feet, for a
ground cover ratio of about 40.35%, with 30% being the maximum
ground cover ratio for an undersized lot of record in this zoning
district; and as to lot area, with the locus containing area of
about 3,819 square feet, with the minimum in this zoning district
being 5,000 square feet. The existing parking space would be
moved, with two parking spaces being provided on-site. The locus
1
is situated at 43 CENTER STREET, Assessor's Map
40, with no plan of record, described in deed
Nantucket Deeds in Book 897, Page 23, and is
Residential-Old Historic zoning district.
42.4.2, Parcel
recorded with
si tuated in a
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. Except for the presentation by the applicant and
its representative, there was no support or opposition presented
at the public hearing.
4. Based upon the presentation by the applicant, through
personal testimony and through legal counsel, the result of the
proposed changes would be that the easterly side yard setback
nonconformity would be eliminated, and the nonconforming ground
cover ratio would not be increased or would be marginally
reduced. Furthermore, the applicant is eliminating the pre-
existing, nonconforming use as a lodging house. Applicant states
that the proposed changes would result in a net benefit as to
zoning compliance and would also be a benefit to the neighborhood
with the rehabilitation of an historic structure and a reduction
in intensification of use with the removal of the guesthouse use.
5. Accordingly, the Board of Appeals, by UNANIMOUS vote,
makes the findings that the proposed changes would be in harmony
wi th the general purpose and intent of the Zoning By-law, and
would not be substantially more detrimental to the neighborhood
than the pre-existing nonconformi ties. Therefore, by the same
UNANIMOUS vote, the Board of Appeals GRANTS the requested relief
by SPECIAL PERMIT under Zoning By-law S;S;139-33A(9) and 139-
33. E (2) (a), to authorize the alterations to the structure upon
the locus as described in Paragraph 2, subject to the following
conditions:
(a)
The maximum ground cover allowed for
wi thout further relief from this Board
1,541 square feet;
this lot
shall be
(b) The alterations shall be constructed in
substantial conformity with the plan, as marked up
by the Applicant, which is attached hereto as
Exhibit A;
(c) The renovations shall be done in substantial
conformance with Certificate of Appropriateness
No. 44710 approved by the Nantucket Historic
District Commission.
(d) A minimum of two parking spaces shall be provided
on site.
2
(008-04)
Dated: :rei: rvot'''y f , 2005
Edward S. Toole
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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, JANUARY 7, 2005, IN THE CONFERENCE
ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
Massachusetts, on the Application of the following:
RESTORATION ACK, LLC,
BOARD OF APPEALS FILE NO. 008-05
The Applicant requests a Special Permit under Nantucket Zoning By-law Section
139-33.A(9) and Section 139':'33.E(2Xa). Applicant proposes to alter a pre-existing
nonconforming existing seven-room guesthouse by converting it to a conforming use as a
single-family dwelling as part of a major renovation of the structure, that would also
include window and door changes, and a new foundation placed under it (the latter of
which would not require approval from the Board of Appeals). In addition, Applicant
proposes to demolish an about 224 square-foot two-story portion of the structure located
on the northeasterly rear comer of the structure that is sited as close as about 4.8 feet
from the easterly side yard lot line. This portion of the structure would be reconstructed
on the same footprint but pulled back so as to meet the five-foot side yard setback
requirement. Applicant also proposes to remove an about 62.5 square-foot one-story
bathroom wart on the easterly rear side of the structure and re-allocate that ground cover
to the southerly side of the structure. The conforming southerly side two-story addition
would be demolished and reconstructed substantially on the same footprint with an
increase in ground cover of about 62.5 square feet. The resuhing ground cover would be
no greater than the existing ground cover of about 40.35%. The Lot is nonconforming as
to side yard setback. being sited about 4.8 feet from the easterly side lot line, with five
feet being the minimum permitted in this district; as to ground cover ratio with the Lot
having a ground cover ratio of about 40.35% (or 1,541 square feet) in a district that
allows a maximum ground cover of 30%; and as to lot area with the Lot containing an
area of about 3,819 square feet, with the minimum lot area in this district being 5,000
square. The existing parking space would be moved to another part of the lot and two
spaces would be provided on site.
The Premises is located at 43 CENTER STREET, Assessor's Map 42.4.2, Parcel
40, no plan of record, Deed Ref. 897/13. The property is zoned Residential-Old-Historic.
r)1 ~ ~aJl~Ajy/
Nancy 1. Sevrens, irman
THIS NOTICE IS A V AILABLE 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
FEE: $300.00
CASE No.Do gv.05
APPLICATION FOR RELIEF
Owner's name(s): RestorationACK. LLC
Mailing address: c/o Reade. GuUicksen. Hanlev & Gifford. LLC
Applicant's name(s): Same
Mailing address: 6 Youn2's Wav. Post Office Box 2669. Nantucket. Massachusetts 02584
Locus address: 43 Center Street Assessor's MaplParcel: 42.4.2-40
Land Court PlanlPlan Book & PageIPlan File No.: None Lot No.:
Date lot acquired: 6/14/2004 Deed Ref./Cert. efTitle: 897-13 Zoning District: ROH
Uses on Lot - Commercial: None.....L Yes (describe)
Residential: Number of dweUings-L Duplex_ Apartments_Rental Rooms
Building Date(s): AU pre-date 7/72? x or C ofO(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:
(See attached addendum)
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: fo\A.~U 'V\ \SM~~ Applicant Attomey/Agent x
(If not owner or owner's attomey, please enclose pro f of agency to bring this atter before the Board)
'rl d FOR ZB FICE USE
Application received on:-tk~~BY: -4 ~Hf.. Complete: V Need copies?: ~
Filed with Town Clerk: VLIJ1!l...!/:- Planning Bo';.rd~ I I Building Dept.: .' .' ~))10)
Fee deposited with Town Treasurer: tZl ?PI!L. By: aiver requested?:_Granted:_I-"_
Bearing notice posted with Town Clerk:.1Y Mailed: , "'42fJF!/.. I&M:i2d. ~o-f& J1J 3eJ1Q!/-
Bearing(s) held on:_I_I_ Opened on:-"-"_ Continued to:-"_I_ Withdrawn?:_I_I_
DECISION DUE BY: 1 1 Made: 1 1 Filed w/Town Clerk: 1 1 Mailed: 1 1
--- --- ---- ---
DECISION APPEALED?:-"-"_ SUPERIOR COURT: LAND COURT Form 4/03/03
ADDENDUM
The applicant requests a Special Permit under Nantucket Zoning By-law 5139-
33.A(9) and 5139-33.E(2) (a). Applicant proposes to alter a pre-existing
nonconforming existing seven-room guesthouse by converting it to use as a
single-family dwelling as part of a major renovation of the structure, that
would also include window and door changes, and a new foundation placed
under it (the latter of which would not require approval from the Board of
Appeals). In addition, applicant proposes to demolish an about 224 square-
foot two-story portion of the structure located on the northeasterly corner
of the structure that is sited as close as about 4.8 feet from the easterly
side yard lot line. This portion of the structure would be reconstructed on
the same footprint but pulled back so as to meet the five-foot side yard
setback requirement. Applicant also proposes to remove an about 62.5 square-
foot one-story bathroom wart on the easterly side of the structure and re-
allocate that ground cover to the southerly side of the structure. The
conforming southerly side two-story addition would be demolished and
reconstructed substantially on the same footprint with an increase in ground
cover of about 62.5 square feet. The resulting ground cover would be no
greater than the existing ground cover of about 40.35%. The existing
dwelling is nonconforming as to ground cover and lot area, having ground
cover of about 1,541 square feet and lot area of about 3,819 square feet,
for a ground cover ratio of about 40.35%, with the minimum lot area in this
district being 5,000 square feet and maximum ground cover being 30% for an
undersized lot of record [50% being the ground cover ratio in the
Residential-Old Historic district, and therefore the maximum ground cover
ratio that could be made applicable to the locus by special permit under
~139-33.E(2) (a)]. The existing parking space would be moved to another part
of the lot and two spaces would be provided on site. The dwelling upon the
locus is also nonconforming as to side yard setback, being sited about 4.8
feet from the easterly side lot line, with 5 feet being the minimum
permitted in this district.
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CONSTRUED AS HAVING SUFFICIENT ACCt.nl~
A(Y fOR CONVEYANCE.
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Scope of Work - 43 Centre Street
The objective is to preserve, renovate and restore this historic structure, which was built in 1764,.
Existing elements will be preserved, renovated or restored, as needed, with period-appropriate
construction that meets current building codes. We will only replace what we can't preserve because
its already lost. Our plans will be amended as our understanding of the existing structure evolves,
No additional footprint will be added to the existing structure, A 625 square foot wart, on the right
rear of the building will be removed and the footprint will be redistributed to the wart on the right
side of the main structure. The South wall of this wart will be moved outward by 2.5 feet and the
existing shed roofwill be replaced with a gabled roof The attached plot plan shows the existing
footprint, outlined in black; the small wart that will be demolished, is highlighted in red; the
redistributed area that will be added to the South wart is outlined in green.
The rear wart, on the Ash Street side will be rebuilt. The right rear comer of this structure is
currently 4.81 feet of the property line. When rebuilt it will be 5.2 feet, in compliance with setback
requirements,
The house will be lifted, the existing basement excavated by an additional 25 feet and the foundation
replaced with poured concrete, with a bricked exterior. The new foundation will be 8 inches higher
than the existing. The intention is to raise the house in order to elevate the rear of the structure
above existing grade. The final ridge height, as measured from the addressed elevation, will be less
than 30 feet. The engineered foundation plan is enclosed,
The first floor framing will be rebuilt as described in the enclosed engineering plans. The wart on the
left rear of the building will be rebuilt with an additional 3 feet in elevation. A shed dormer will be
added on the right rear half of the roof of the main structure and a 10 X 12 foot roof walk will be
added. The chimney will be rebuilt, above the roofline, using salvaged English brick. The pre-existing
chimney will be replicated in materials, dimensions and appearance.
The intention is to salvage as much of the existing post and beam structure as possible, We have been
advised by our engineers that the final analysis of framing requirements should be done once the
structure is raised and reset on its new foundation, We will amend these plans accordingly as our
understanding of the integrity of the existing structure evolves.
We appreciate the understanding and cooperation of the building department, We trust that you will
understand that we cannot furnish complete structural plans, when our objective is preservation and
we don't yet know what can be preserved and what must be reinforced or replaced,
We are requesting a building permit that will help us preserve and restore this historic structure, We
are hopeful that you will share our enthusiasm for this project and will help guide it to a successful
conclusion.
Ed Bernard
December 2004
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" I CERTIFY THAT AS A RESULT OF
A SURvey ~ADE 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 TIME OF CON-
STRUCTION. THE SITE IS SITUATED
IN ZONE II C "OF THE F.E.M.A.
MAP SHEET 1 00 I / C
COMM NITY 1250230."
ZONING: R-QH
MINIMUM LOT SIZE: y.ooo$. ,
MINIMUM FRONTAGE: 5-0 I
FRONTY ARD SETBACK: Alo,./I!!
REAR & S IDE SETBACK: ~ I
GROUND COVER RAtIO: S"O~
PLOT PLAN OF LAND IN
NANTucnT, HASS.
SCALE 1 ". 10 '
DATE: J"{)NiE 1;;,19~'
JOHN J. SHUGRUE,INC.
57 OLD SOUTH ROAD
NANTUCIET, HA. 02554
FOR: RICHffJl. D 1\. or 8rJAf/$IP
,;. '1'1111'lTIII/ .. OHIO
$ II V /If/6- 5 8 If III ,I(
PARCEL NO. 'i 0
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Date: SUP/'; I)., If"
ASSESSOR'S MAP '/~,'I.).
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>> I CERTIFY THAT AS A RESULT OF
A SURVEY MADE ON THE GROUND,
THAT TaE ~TRUCTURE IS LOCATED
ON THE LOT AS SHQWN WITII NO
VISIBLE ENCROACHMENTS, AND' DID
COHPLY WITH THE ZONING SBTBACIS
IN EFFECT AT THE TIME OF CON-
STRUCTION. THE SITE 15 SITUATED
IN ZONE" C! .. OF THE F.E.M.A.
HAP SHEET 1 00 I / C
COHH NITY 1250230."
ZONING: R - OH
MINIMUM LOT SIZE: ~ooo~" '
HINIMUM FRONTAGE :s-o I
FRONTYARD SETBACK: NO~~
REAR & SIDE SETBACK: S"'
GROUND COVER RA 1.10: S"O 1:
PLOT PLAN OF LAND IN
NANTUCUT, MASS.
SCALE 1 ". 10 '
DATE: ::r()N IE I~/ 19P'
JOHN J. SHUGRUE,INC.
57 OLD SOUTH ROAD
NANTUCKET, HA. 02554
FOR: fl.1(lfff1t D 1<, .,. 8rJ"'''SIP
E. 'I'1llJ1trllll .,.. OHIO
$FlVIN6-$ 8 fill/I(
PARCEL NO. '10
. 5"06 r
Date: J'Ut/e /)., /"f6
ASSBSSOR'S HAP loP, 'I.)..
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COMPILED FROM AERIAL PHOTOGRAPHS, DEEDS,
AND PLANS Of RECORD ANO IS NOT TO If
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Information contained herei" is believed to be reliable but is not guaranteed.
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~3 Center Street_
Window/Door Schedule
Windows
All to be replaced with Boston Sash, single pane, true divided
light windows.
Windows to be used:
fipe it Lights Dimensions (wx h).!
A
B
C
o
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6/6
6/6
6/6
6/6
6/6
3/3
3/3
3/3 awning
3/3 awning
,33 x 53 1/2
33 x 49 1/2
36 x 49 1/2
30 x 53 1/2
33 x 45 V2
30x49V2
35 V2 x 35 V4
29V2X22
35 V2 x 22
I)oors
French Doors- Single pane with true divided light- 6'0
Back Door.. as built
Front Door- as built
*reflects rough opening
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Town of Nantucket
RECEIVED
BOARD OF ASSESSORS
DEe 1 0 2004
TO'lVN'OF
NANTUCKET, .MA
ZONING BOARD OF APPEALS
LIST OF PARTIES IN INTEREST IN THE MATIER OF THE PETITION OF
PROPERTY OwNER......... ~~~..../-.!:.~
.'~. ,
MAILING ADDRESS... ... ............... ..... .~........ ......... ... .~....... ........ .....
. /f3 ~
PROPERTY LOCATION........................... ................... . ...................
, . ~ ~~~~- '10
ASSESSORS MAPfP ARCEL:..............................................................
APPLICANT.................................................................................. ..
SEE ATIACHED PAGES
I certify that the foregoing is a list of persons who are owners of abutting property, owners of
land direct I" opposite on any public or private street or way; and abutter.s of the abutters and all
other land owners within 300 feet of the, property lirie of owner's property, all as they appear ~n
the most recent applicable tax list (M.G.L. c. 40A, Section 11 Zoning Code Chapter 139.
Section 139-29D (2) .
. flt,c.:..t.s:;... .Rl~fiY
~ ..
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....~.......;...
DATE.
ASSESSOR'S OFFICE
Town of Nantucket
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