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Home My WebLink About023-05 *' TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: fflavclt 19 , 2005 \ To: Parties in Interest and" Others concerned with the Decision of .the BOARD OF APPEALS in the Application of the following: Application No.: 0 :2 3--Cl$/ Owner/Applicant: D. . e r; 'c. meJ( -ech()1 e fl ~ frep _ o{' QJ Jr~OIOVi~P- fuomll>f'E' TWiT . " 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 pursu,a.nt 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 Decision must be given to the Town Clerk so as to be received within such TWENTY (20) days. A elM ~C?rJfXi Y.----- 'I\J()Y\~Y.::1. . -r(2(lSJ Chairman cc: Town Clerk Planning Board Building Commissloner 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)~ Y139-32I (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 55.1.4, Parcel 18 Book 939, Page 201 Residential Old Historic Plan No. 05-08 96 Orange Street DECISION: 1. At a public hearing of the Nantucket Zoning Board of Appeals, on Friday, March 11, 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 D. ERIC MCKECHNIE, TRUSTEE OF NINETY-SIX ORANGE NOMINEE TRUST, c/o Reade, Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669, Nantucket, Massachusetts 02584, File No. 023-05: 2. Applicant is seeking relief by Special Permit under Nantucket Zoning By-law ~139-33A (alteration/expansion of a pre- existing nonconforming structure/use). Applicant proposes to alter the two pre-existing structures on the property, a main structure that contains three dwelling units and a separate garage structure. Applicant plans to renovate the primary structure by converting the three-family home into a two-family home and moving the third apartment into the garage structure to the rear of the property. Should the Applicant be unable to alter the garage structure to accommodate the relocated dwelling unit Applicant is also asking to be able to demolish the structure and reconstruct a new cottage. In any case, the converted garage would be moved so as to comply with side and rear yard setback requirements and any new structure constructed in its place would fully comply with setback requirements. As part of the proposed alterations to the garage the ground cover may be expanded as well, with the Lot containing a current ground cover ratio of about 33%, substantially lower than the maximum of 50% allowed on the conforming lot. Applicants also propose to renovate the two dwelling units remaining in the primary structure and expand the structure by constructing additional first and second floor living space, removing a portion of the existing structure currently sited within the five-foot northerly required setback area and constructing a conforming addition on the rear of the structure. The Locus is conforming to minimum lot size, ground cover and front yard setback requirements of the Zoning By-law, and nonconforming as to use (with three dwelling units on the site) and side yard setback requirements, with the main structure sited as close as about 1.64 feet from the northerly side yard lot line and with the garage sited as close as about 1.77 feet from the same side yard lot line, in a district that requires a minimum of five feet. The Premises is located at 96 ORANGE . STREET, Assessor's Map 55.1.4, Parcel 18, Deed Book 939 Page 201, Plan No. 05-08. The property is zoned Residential-Old-Historic. 3. Our decision is based upon the application and accompanying materials, and representations and testimony received at our public hearing. The Planning Board recommendation was that the project was not of planning concern. The easterly direct abutter appeared at the hearing and stated that he had no objection to the project as it would be a "significant" improvement to the neighborhood, but was concerned about how exterior construction would be handled during the summer months. 4. Applicant, through counsel, represented that the primary structure upon the Locus contained three dwelling units, which pre-existed the 1972 enactment of the Zoning By-law, and thus were validly grandfathered in their present locations. Applicant presented an affidavit in support thereof from a predecessor-in- title to the property, which indicated that space that was used as a barbershop, was converted into the third dwelling unit in the 1960's. Both the main structure and the garage were clearly visible on 1938 and 1957 aerials in the Town records as well, substantially in their present locations. Since the late 1960's, the three dwelling units had been used as separate dwellings for the various employees of the business entities which owned the Locus until the present without interruption. Despite its continual use as housing for employees of an off-site business, the property had not been well maintained over the past several years, and members of the Board, as well as the neighbor who appeared at the hearing, felt that the Applicant's plans for the property would be a substantial improvement over existing condi tions. In addition, a portion of the existing side yard setback intrusion would be eliminated as a result of the proposed work. Applicant stated that the required three parking spaces would continue to be provided on site. 5. Therefore, based upon the foregoing, the Board finds that the proposed alteration of the property, including relocation of one of the three dwelling units, demolition of a portion of the main structure with reconstruction of a conforming addition, upward expansion of said structure, and the demolition of the garage and construction of a conforming separate cottage, would be a benefit to the neighborhood and would not be substantially more detrimental. In addition, there would continue to be three dwelling units on the site which would not be an intensification of use. 6. Accordingly, the Board of Appeals voted UNANIMOUSLY to GRANT the requested SPECIAL PERMIT under Nantucket Zoning By-Law ~139-33A to allow the renovation of the main structure as proposed, and to relocate the third dwelling unit either to the moved garage or to a new cottage to be constructed upon the Locus, subject to the following conditions: ~ (a) Maximum number of bedrooms on the lot shall not exceed six; (b) Maximum ground cover on the lot shall not exceed 2,290 square feet; (c) There shall be no exterior construction, and no exterior storage of construction materials, relating to this project, between June 1 and September 15 of any given year; (d) The new cottage or garage (should it be converted) shall meet all required setbacks; and (e) Three parking spaces shall be provided on site. Dated: March~, 2005 ~t~j~ns ~'. C. Richard Lof t Edward ~nJrd ~e~~ c5 t...J1 ,"--,,: -0- ~ JO -:J ~"0 o -.J 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 ofthe NANTUCKET ZONING BOARD OF APPEALS will be held at 1:00 P.M., FRIDAY, MARCH 11,2005, IN THE CONFERENCE ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the Application of the following: D. ERIC MCKECHNIE, TRUSTEE OF NINETY-SIX ORANGE NOMINEE TRUST BOARD OF APPEALS FILE NO. 023-05 Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By- law Section 139-33A (alteration/expansion of the pre-existing nonconforming structure/use). Applicant proposes to alter the two pre-existing structures on the property, a main structure that contains three dwelling units and a separate garage structure. Applicants plan to renovate the primary structure by converting the three-family home into a two-family home and moving one apartment into the garage structure to the rear of the property. Should the Applicant be unable to alter the garage structure to accommodate the relocated dwelling unit Applicant is also asking to be able to demolish the structure and reconstruct a new cottage. In any case, the converted garage would be moved so as to comply with side and rear yard setback requirements and any new structure constructed in its place would fully comply with setback requirements. As part of the proposed alterations to the garage the ground cover may be expanded as welL with the Lot containing a current ground cover ratio of about 33%, substantially lower than the maximum of 50% allowed on the conforming lot. Applicants also propose to renovate the two dwelling units and expand the primary structure by constructing additional first and second floor living space, removing a portion of the existing structure currently sited within the five-foot northerly required setback area and constructing a small conforming addition on the rear of the structure. The Locus is conforming to minimum lot size, ground cover and front yard setback requirements of the Zoning By-law, and nonconforming as to USe (with three dwelling units on the site) and side yard setback requirements, with the main structure sited as close as about 1.64 feet from the northerly side yard lot line and with the garage sited as close as about 1.77 feet from the same side yard lot line, in a district that requires a minimum of five feet. The Premises is located at 96 ORANGE STREET, Assessor's Map 55.1.4, Parcel 18, Deed Book 580, Page 103, .WithfO. p. Ian on record. T. he prop. erty is zoned Residential-Old-Historic.^ 0 On '- "{ \ Uf Q ~\Jj n ,t)Il Nancy 1. Sevren hairman THIS NOTICE IS A V AILABLE IN LARGE PRINT OR OTHER AL TERNA TIVE FORMATS. PLEASE CALL 508-228-7215 FOR FURTHER INFORMATION. -~';:~_..1J~].___ -WIJiI,!.;~ BOA Form 1-89 NANTUCKET ZONING BOARD OF APPEALS TOWN AND COUNTY BUILDING NANTUCKET, MA 02554 CASE Date NO.O~-O( APPLICATION FOR RELIEF Owner's name(s): D. Eric McKechnie, Trustee of Ninety-Six Orange Nominee Trust Mailing addre.ss: c/o Reade,. Gullicksen, Hanley & Gifford, LLP , P.O. Box 2669, Nantucket, MA 02584 Applicant's name: same Mailing address: same Location of lot: Assessor's map and parcel number 5514-018 Street address: 96 Orange Street Registry Land Ct Plan, Plan Bk & Pg or Plan File 05- Lot Date lot acquired: ~/i/05 Deed Ref Book Page Zoning district ~ Uses on lot - commercial: None X or MCD?_j - number of: dwellings l duplex__ apartments~ rental rooms Building date(s): all pre-8/72? x or C of O? Building Permit appl'n Nos. Case Nos. all BoA applications, lawsuits: State fully all zoning relief sought and respective Code sections and subsectiqns, specifically what you propose compared to present and what grounds you urge for BoA to make each finding per Section 139-32A ~ if~Variance, 139-30A ~ if a Special Permit (and 139-33A if to alter or extend a nonconforming use). If appeal per 139-31A & B ,attach decision or order1 appealed. OK to attach addendum2 See addendum Items enclosed as part of this Application: order1 addendum2 x Locus map ~ Site plan ~ showing present ~ + planned ~ structures Floor plans present ~ proposed ~ elevations (HDC approved? ) Listing lot area ~ frontage ~ setbacks ~ GCR ~ parking data __ Assessor-certified addressee list 4 sets x mailing labels 2 sets x $200 fee payable to Town of Nantucket x proof3 'cap' covenant 1 (I f an appeal, ask Town Clerk to send Bldg Comr' s record to BOA.) I certify that the requested information submitted is substantially complete and true to the best of my knowledge, under the pains and penalties bf.lr~~N2~ f'~ . SIGNATURE'~: ;.~.o.. f~Jll11/f1qhcant )( Attorney/agent x 3(If not owner or owner's attorney, encldse proof of authority) FOR BoA OFFICE USE Application copies rec'd: 4~ ___ for BoA on ~ ~ bY~ One copy filed with Town Clerk on ~~t/Or--bY comPlete~/~ One copy each to Planning Bd and Building Dept ~/ /~ by $200 fee check given Town T~~urer on ~~4/~ by-z7.P-1~waived? ___ Hearing notice posted~f-J{f!2 mailed -.3~I & M ~g[:'" ~fL~ Hearing(s) ODcj__/__/__ cont'd to __/__/ __/__/__ withdrawn? _/_/_ Decision dueJpy / __I __ made __I __I __ filed TC __I __I __ mailed _/ _/_ See related cases lawsuits other f:\forms\template\boaappli.dot Addendum to Application D. Eric McKechnie, Trustee of Ninety-Six Orange Nominee Trust Applicant requests a Special Permit pursuant to ~l39-33A to alter and extend a pre-existing nonconforming use/structure, being a structure which contains three dwelling units and is located 1.77 feet from the side yard line (required side yard setback is 5 feet). Applicant proposes to alter the existing structures on the lot by relocating one of the three dwellings now housed in one structure on the lot into a garage on the lot. Should the applicants be unable to alter the garage structure to accommodate the relocated dwelling unit, they are also asking to be able to demolish the garage structure and construct a new cottage. In any event, the garage structure would be moved so as to completely comply with required setbacks, and any new stucture would comply with required setbacks as well. As part of the proposed alterations, the garage structure ground cover would be expanded as well. Current ground cover on the lot is substantially lower than the maximum of 50% allowed. In addition to relocation of a dwelling unit, Applicant proposes to renovate the two dwelling units remaining in the primary structure, which renovations will include extending second floor gables to the existing first floor roof line, removing a portion of the building located within the side yard setback, and constructing a small addition which would comply with setbacks. CURRENT ZONING CLASSIFICATION: Residential Old Historic (R-OH) MINIMUM LOT SIZE: 5,000 S.F. MINIMUM FRONTAGE: 50 FT. FRONT YARD SETBACK: NONE REAR/SIDE SETBACK: 5 FT. GROUND COVER %: 50% EXISTING 5,801:1: S.F. SEE PlAN NONE SEE PLAN 33% "r 0; ~ ~ 55.1.4-47 N/F EMERY, CHRISTOPHER D. & CHERYL A. DEED BK. 683 PG. 100 PLFL 51-P IP 3/4" FND. DISTURBED \ *94- O~\)..\~G RECORD CONCRETE BOUND DESTROYED ONLY ORIGINALLY STAMPED AND ENDORSED COPIES OF THIS PlAN SHALL BE ACKNOWLEDGED BY THE CERTIFYING LAND SURVEYOR. 55.1.4-46 N/F' MURPHY, PHIUP M. DEED BK. 868 PG. 16 PLAN BK. 13 PG. 20 AREA=5, 801 ::tS. F. ,\06.29' S79~'\0"'l'l V{lDTB) V ARI ABLE E'1' OR LANE G (PUBLIC - FISH srRE I N A J{.A. S pR 1799 ROAD . PIC\<.Ei fEt-lCE o - '!';O -~ ~ ...;t_ ~ ~ n ~ BRICK ~ \ <::J SIDEWALK ~ <. ~ \~ ~ 10 - .,." ta1 ~ VJ. ta1 tc ---....::l 10 'C'" ~ N~ ~ ~ ';0 t.:l_~ t.:l '0 ~-.,\ ~~ :e.8 55-395 N/F BUCKINGHAM, CAROLYN T. DEED BK. 818 PG. 322 PLAN BK. 22 PG. 95 TO:. . . Jf~~c.Iq:'f. l!~lf~. . . AND NO OTHERS. I CERTIFY, TO THE BEST. OF MY KNOWLEDGE. THAT THE PREMISES SHOWN ARE LOCATED IN FLOOD HAZARD ZONES: . ,B. 4c .C. . DELINEATED ON F.I.R.M. / COMMUNITY PANEL NUMBER: 250230-0011 D, BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY. EFFECTIVE DATE OF MAPS: JULY 2. 1992 AND ~ PERIODICALLY REVISED. THIS INSPECTION PlAN W~ PREPARED FOR MORTGAGE PURPOSES ONLY AND IS NOT TO BE CONSIDERED A FULL INSTRUMENT SURVEY. THIS PlAN SHOULD NOT BE USED TO ESTABLISH PROPERlY LINES. FENCES. HEDGES OR ANY ANCILLARY STRUCTURES ON THE PREMISES. THE PROPERlY LINES SHOWN RELY ON CURRENT DEEDS AND PLANS OF RECORD. THIS INSPECTION PlAN IS NOT A CERTIFICATION ~ TO THE TITLE OR OWNERSHIP OF THE PROPERlY SHOWN. OWNERS OF ADJOINING PROPERTIES ARE SHOWN ACCORDING TO CURRENT TOWN OF NANTUCKET ~SESSOR RECORDS. THIS PLAN SHALL NOT BE USED FOR ANY OTHER PURPOSE OTHER THAN ITS INTENDED USE STATED ABOVE. @Blackwell & Associates Inc. INOT TO BE RECORDED I C:\SPF\PROJ\PBO\B6461\MPP.dwg 2/1/2005 5:16:21 PM EST T:\JEFF 25 JOB 40 FBK.: 171-83 B6461 MORTGAGE INSPECTION PLAN . In Nantucket, MA SCALE: '''=20' DATE: FEBRUARY', 2005 Owner: J:l4J!7:V:C.~ .1.S~J:l1) . ~S.O!l'!'$.. uq. Deed/Cert,: . . P~E;D. ~~" 9~0. PG.. 1.0;3. . . . Tax Map: 9Q.1..-r-:1.8. Locus: .9? QR.A!'J9~ .S!-. BLACKWELL ct ASSOCIATES, Inc. Professional Land Surveyors 20 Teasdale Circle Nantucket, Massachusetts 02554 (508) 228-9026 ~~:~~)!lI!'~!"..._,: ,X",,', ~,~ '~:~'0!~-_'''__ "''!''''''''''''''-''';'6; ~ ::,.. ;;g lji ~ z <CO ::tJ ~O) (t) :::l .....,. 0 ~o 03 ~ ::::!" "$t~ o' :::l C/) ~2: 9' aC) t\>111 0'1 ~(I) iJ m ~ I 0 0 ----t _7.rJl ~ ,,~ ~ C) 111 U> Reno val/on s to 96 ORANGE ST. J1 ~ I~--.--..' Nantucket, MA 02554 REET-CO"TTAGE n 1:J ~! II, ~~ i I co :--' \ -k : I __.--F I ~g .m ';;I '> ''^ m m mD ::'-! r ,.~ m ;; <: '" '< 0 is z z m 61 I BJ lED mD Ii II m m ~ ~~ .z % 4 ,~i; oil m ~ m tmJ g ~ z lE- I. ~.~ ....:a.. .':j\il . Om C1I ~G ~~ .dA G'" !;; ~ '" o z If-~~ li ~ I . ~ , I l H m milD tml6I &61 'I I mtmJ I' . Renovations to: ~~.IO~li "" I \ '" '" I 1 -", ~:"'I "' I I ~ 960RANGESTREE~HOUSE Nantucket. MA 02554 ~~ I '.;:;0 r.:i! I '" ~ '" mI 1\\ II ~ 0 z ~ ~ S ! , i I II I II I I . ID lmI I lD IE 6mI mJ mil Iii I I ~]' ,. I I Iii ? ,; ~.'.'...~' ----.---.- ~ it ~~ ~ ~ ~ i I 96 ORANGE STREET-HOUSE I Nantucket, MA 02554 - )> I"m ;-1' I~; w !m ~~ ~~ '" < :> :::j o z . II Renovations to. ~!~o ~O\!( ~I ~ :: I I "":"'L-=~ ~,g ~.JI I~~~ ~~ .0 ~ir i;tJ ,;0 '" ~ ~ .- 0 0 0 t ~ ;0 " '" i: " i1i ~lll z " mJ 1" rn ilJl . ----- I ~lll . C] t ~lll ImI , 1 8 [I] w I I "''''1It. I llllV I 1:8B' --- ----, p ---- G ___ I I I I I I I I I I I I I I I I I L.___________________________.J > I~ 1.J:a. "" 0+ ,I ~p~ 11 .,,~ r::::z i5~ ~~ ~o ._~ ! ~~ ." ~o z " ~ .- o o ;0 " ~ o Do <) ~[],~I o 0 ----------- i II Renovations to: lJ s: ~---, OJ OJ I ~'Z;,IIC\I Ch~lvl ~ i i 960RANGESTREE~HOUSE Nantucket, MA 02554 Jt\ A ~ --2 ++ ++ ~-lr~----;;;.--;:-;';-~~. _.- ;~ lJ '~e'.'1 ...a.r g~ ;' i ~ " . ;5 ~ 8 ! .. .. - ,.. '.1 ."'-' v; ~.. I ---1 ~~ '0 ~~ " ~ ,... o o '" ~ z ~i u Renovations to: 1) s: i I !~I~I ~~ 960RANGESTREE~HOUSE Nantucket. MA 02554 U' rfT--'! '1'1 r-------l ~---~------ -----_._~ Renovations to: 960RANGESTREE~HOUSE Nantucket. MA 02554 :;:::: <0 ::0 ~ 0) ~ __ 0 ~ 0 ~ lf~ ~' ~ 9" ~~ OCi) ~Ill ~(I) ~~ :tj m --t I :t o c:: ,(I) III J1 ~ r---~ i':"tJI~ ~ 0, I _0, '" - I :o.L--------l ~ - VI T --1 I I 1m) I I .~ i! o o '" ~ z )> ...I. ~Pi . t\.) .'z ~~ ~:i m ~ m ~ <3 z I I ~~ .,(/l 0-< ~ ~ ~ Renovations to: 96 ORANGE STREET-COTTAGE Nantucket. MA 02554 ~~j~-I l6~i~' :: ~ ! "',... I -k L { 1- ,.,~ .:0 ~':I! m r ~ =' ~ . 4l(l iii I m mIl m . II mi II ~~ q~ ~ =' o z r>--TI~~ --~ ~i Ei -\1-----.-.-----.----------1 lk I~'" ;, '" i Or~ , . 'I . .z~o ;~ 'L'~ I W i"~ i Co" ; _--...J,...._.__ ' ___---l nt Ifg~~ ~ir ~~II rmI ~ :r:!l .:0 f~ ~ . r illl 0 0 :0 ~ z ~III &I ~i ~III m ~ HIl ill ~ ~II ~ ~ Renovations to. 96 ORANGE STREET-COTTAGE Nantucket. MA 02554 ~~:(91 ~""l '. ~ , \ I ~C1l J ! I ~ (]>' I "';-" 1 I ./.:;.L__J ~. - ~ - 0 ~ ~ L. - - p~ + -f- - "0 - ~ - - .... w ~ ~ L. 2 I ... - .L ~ " - u T.. 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