HomeMy WebLinkAbout024-05
TOWN OF NANTUCKET
BOARD OF APPEALS
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NANTUCKET, MASSACHUSETTS 02554:
Date:
ma~. 17
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To: Parties in Interest and Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Owner/Applicant:
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Application No.:
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~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.
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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); ~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 42.3.2, Parcel 167
4 Charter Street
Residential-Old Historic
Plan No. 02-39
[no lot number]
Deed, Book 795, Page 293
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, which opened on Friday, March 11, 2005, continued to
Friday, April 8, 2005, and continued again without discussion to
Tuesday, April 12, 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 ROBERT J. DEUBERRY and LORI A. DEUBERRY, c/o
Reade, Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669,
Nantucket, Massachusetts 02584, File No. 024-05:
2. The Applicants are seeking relief by SPECIAL PERMIT
under Nantucket Zoning By-law ~139-33.E (2) (increase in ground
cover for a pre-existing lot of record situated in the
Residential-Old Historic zoning district not to exceed total
ground cover ratio of 50%). The Applicants propose to demolish
an existing garage upon the locus, which is currently sited
within the required five-foot westerly side yard setback area and
southerly rear yard setback area. A new second dwelling would be
constructed, which would comply with all setback requirements.
The locus at present has ground cover of 1,511 square feet; the
area of the locus, as shown upon a plan by Charles W. Hart &
Associates, Inc., dated March 28, 2005, a reduced copy of which
is attached hereto as Exhibit A, is about4,409 square feet, for a
present ground cover ratio of about 34.27%. The minimum required
lot area in the Residential-Old Historic zoning district is 5,000
square feet. The maximum ground cover ratio for an undersized
lot of record is 30%. Thus, the locus is nonconforming as to lot
area and ground cover ratio. The locus is also now nonconforming
as to side and rear yard setback, with the present primary
dwelling being sited as close as 0.3 foot from the easterly side
lot line, and with the garage structure being sited as close as
about 0.6 foot to the westerly side lot line and about 2.7 feet
to the southerly rear lot line, with a minimum front and rear
yard setback requirement of five feet in this zoning district.
The applicants propose to remove the existing garage structure
and to construct a new secondary dwelling, increasing the ground
cover ratio to about 46.56%. The required on-site parking spaces
would be provided, and the setback encroachments of the garage
structure would be eliminated. The locus is situated at 4
CHARTER STREET, Assessor's Map 42.3.2, Parcel 167, is shown upon
plan recorded with Nantucket Deeds as Plan No. 02-39, and is
situated in a Residential-Old Historic zoning district.
3. Our decision is based upon the application and
accompanying materials, and representations and testimony
recei ved at our public hearing. There was no Planning Board
recommendation, on the basis that no matter of planning concern
was presented. Two letters in opposition from neighbors, one of
whom was a direct abutter, were presented at the first public
hearing. At the continued hearing, with the Applicants
presenting a revised plan, the abutter sent a letter in support
of the revised project.
4. As presented by Applicants and their representatives,
the locus, a pre-existing, undersized lot of record, contained
two structures, a single-family dwelling and a separate garage,
both of which pre-dated the 1972 enactment of the Nantucket
Zoning By-law and which were nonconforming as to ground cover and
setbacks. Said structures were clearly visible in the
substantially the same locations on the 1938 and 1957 aerials in
the Town records. The Applicants propose to demolish the garage
and build a new secondary dwelling, which would have the effect
of eliminating the setback nonconformities of the present garage
and not affecting the setback nonconformity of the existing
dwelling. The requirement of a 12-foot scalar separation between
primary and secondary dwellings would be met. The nonconforming
ground cover ratio of about 34.27% would be increased by this
project, but under Nantucket Zoning By-law ~139-33.E(2) a special
permit may be granted by this Board to increase ground cover for
an undersized lot in the Residential-Old Historic zoning
district, up to the 50% ground cover ratio allowed in that
district. The initial proposal by the Applicants would have
increased ground cover by the about 1,168 square feet of the new
dwelling as then proposed, resulting in a ground cover ratio of
about 47.56%. At the first public hearing, the Board of Appeals
was concerned with the extent of the proposed increase in ground
cover and size of the structure. The application was continued,
and at the continued hearing the Applicants presented a new plan,
which showed the new dwelling containing about 1,118 square feet
of ground cover, and with the height of the structure
considerably lower than as shown on the original submission.
This would result in a new proposed ground cover ratio of about
46.43%. The Applicants informed the Board of Appeals that this
change was the result of discussions with the abutter who had
previously objected to the scale of the project. As noted above,
that abutter wrote a letter supporting the application with the
plan so revised. The original plans had been approved by the
Nantucket Historic District Commission; the revised have been
filed by the Applicants with the HDC, and were pending approval.
Applicants also stated that in order to maintain the required 20%
differential between the two dwellings, the overall ground cover
could not be reduced by more than about 54 square feet. However,
they had reduced the maximum ridge height to about 23.5 feet in
the front and eliminated a porch and reduced the massing on the
2
second floor to lessen the impact of the structure on the
neighborhood and the abutter and to increase open space on the
lot. Board Members pointed out that the addition of front steps
may pose a front yard setback problem. Applicants stated that the
house would be sited so as not to violate the front yard setback
requirement, which may include moving the structure farther back
on the lot.
5. The Board of Appeals noted that there were two driveways
shown upon the plans submitted, contrary to the provisions of By-
law 5139-20.1.B(1); however, Applicants represented that the
Planning Board had already given secondary dwelling approval for
the locus, noting that both driveways pre-existed the applicable
By-law provisions and thus the locus was exempt therefrom.
6. Based upon the history of the Applicants' response to
the abutter's concerns, including the elimination of the westerly
and southerly setback nonconformity of the garage, the Board of
Appeals, by UNANIMOUS vote, found that increasing the permitted
ground cover to a allow construction of the proposed new dwelling
as per the Applicants' revised proposal, with the garage to be
removed from the property. Therefore, also by UNANIMOUS vote, the
Board GRANTS the requested SPECIAL PERMIT relief under Nantucket
Zoning By-law 5139-33.E(2), subject to the following conditions:
(a) The new structure shall be sited so as not to
violate any setback requirements, and be situated approximately
as shown on Exhibit AI wi th the understanding that front
steps may require that the house move in a southerly direction,
as well as other alterations required by the Historic District
Commission subsequent to this public hearing;
(b) Any air handling unit (HVAC) shall be located on
the easterly side of the new dwelling;
( c)
not exceed
portion of
above mean
The northerly portion of the new dwelling shall
24 feet in elevation above mean grade, and the Tear
the structure shall not exceed 21 feet in elevation
grade;
(d) Ground cover of the new dwelling shall not exceed
1,125 square feet;
(e)
site; and
Two parking spaces shall be maintained on the
(f) There shall be no exterior construction related to
this project between June 1 and September 15 of any given year.
3
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(BOA 02 4 - 0 5 )
Dated: J)\~ 11 (
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, 2005
ale
C. RiclJ,.a of
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Edward J. Sanford
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ZONING' CLASSIFICATION: . /$:~),(
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OF LAND IN
NANTUCKET, MASS.
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SCALE: 1"-/5 DATE:~Ck'~;20Q
Owner:,1t?6;6:er~ 4< !J?~1. ~ ~ .p?<J~~r
Deed: 4i~ (l$"".~~f~ Plan ~9~ C?~-: J9 .
Locus. 7: c;:.!(r<.~1;$~. S~r,e:T'. . .
CHARLES W. HART &. ASSOCIATES, Inc.
SANFORD BOAT BUILDING
49 SF ARKS AVENUE
NANTUCKET. MASS. 02'554
(50a) 228-8910 H-.?$)f.'/
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 WNING 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:
ROBERT J. DEUBERRY AND LORI A. DEUBERRY
BOARD OF APPEALS FILE NO. 024-05
Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33E(2) (alteration/expansion ofthe pre-existing nonconforming
structure/use). Applicants propose to demolish an existing garage upon the Locus, which
is currently sited within the required five-foot westerly side yard setback area and
southerly rear yard setback area. A new second dwelling would be constructed that would
comply with all setback requirements. The Lot contains a ground cover of about 34.27%
in a district that allows a maximum ground cover ratio for subminimum lots of30%
without a grant of special permit relief. Applicants propose to increase the ground cover
ratio to about 47.56%. The required on site parking spaces would be provided. The Locus
is nonconforming as to lot size with the Lot containing about 4,409 square feet oflot area
occupation in a district that requires a minimum of 5,000 square feet; as to side and rear
yard setback with the primary structure sited as close as 0.3 feet from the easterly side
yard lot line, and with the garage structure being sited as close as about 0.6 feet from the
westerly side yard lot line and about 2.7 feet from the southerly rear yard lot line, in a
district that requires a minimum of five feet; and as to ground cover ratio with the Lot
containing about 34.27% in a district that allows a maximum of30% for undersized lots.
The Premises is located at 4 CHARTER STREET, Assessor's Map 42.3.2,
Parcel 167, Plan No. 02-39. The property is zoned Residential.Old-Historic.
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Nancy J. Sevreruf hairman
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
APPLICATION FOR RELIEF
CASE ~~.O2- f-05
FEE: $300.00
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Owner's name(s):
Mailing address:
Applicant's name(s):
Mailing address:
Locus address:
Robert J. Deuberrv and Lori A. Deuberrv
c/o Reade. Gullicksen. Hanlev & Gifford. LLP
Same
6 Youn2's Way. Post Office Box 2669. Nantucket. Massachusetts 02584
4 Charter Street Assessor's MaplParcel: 42.3.2-167
LaRd Court PlaRIPlaR Book & PagelPlan File No.: 02-39 Lot No.:
Date lot acquired: 1/06/03 Deed Ref./Cert. of Title: 795-293 Zoning District: ROH
Uses on Lot - Commercial: None -L Yes (describe)
Residential: Number of dwellings----1- Duplex_ Apartments _Rental Rooms
Building Date(s): All pre-date 7/72? x or
Building Permit Nos: 51-03
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:
C ofO(s)?
x
The applicants propose to demolish an existing garage upon the locus, which is sited within the side yard and rear
yard setback areas (with westerly side yard setback of about 0.5 foot and southerly rear yard setback of about 2.7 feet
at the closest points, and minimum side and rear yard setbacks in the Residential-Old Historic District being five feet),
and to construct a new secondary dwelling, which will comply with all setback requirements. The locus is a pre-
existing nonconforming lot of record, containing about 4,409 square feet in a district in which minimum required lot
area is 5,000 square feet. The total ground cover of the present single-family dwelling and garage upon the locus is
about 1,511 square feet (929 square feet in the dwelling and 582 square feet in the garage), for a ground cover ratio of
about 34.27%; maximum ground cover ratio in this district is 50% (30% for an undersized lot). The new proposed
dwelling would have ground cover of about 1,168 square feet, resulting in a new total ground cover of about 2,097
square feet, or a ground cover ratio of about 47.56%. Accordingly, the applicants request a Special Permit under
Nantucket Zoning By-law ~139-33.E(2), to allow ground cover not to exceed the permitted ground cover ratio of
50% in this zoning district.
Applicant Attorney/Agent x
f agency to bring this matter before the Board)
ICE USE
Application received on:.2!Z <j!f By: Complete: Need copies?: C Pi;
Filed with Town aerk: U2!1ar PIaDl~ . By:_~__O)
Fee deposited with Town Treasurer: L/ ~ By: aiver requested?:_Gr~nteJl: /_-
Hearing notice posted with Town Clerk:-2!Wa Mailed:--Zl4/t'}1&M:-2J2ffi'~ ~~j()_~
Hearing(s) held on:~_/_ Opened on:~_/_ Continued to:_/_/_ Withdrawn?:_/_/_
DECISION DUE BY:~~_ Made:_/_/_ Filed wffown aerk:~~_ Mailed:_/_/_
DECISION APPEALED?:~_/_ SUPERIOR COURT: LAND COURT Form 4/03/03
SIGNA TURE:
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LIST OF PARTIES IN rNTEREST IN THE MAITER OF THE PETlTION OF .
PROPoRTY OWNER.. ,~,..s;t...i...!0::i,.A:~'~J
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SEE ATTACHED PAGES
I certify lhat the foregoing is a list of persons who are ownen ofabuninB propcl1)', Q'*ntn of .
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, St. Pa.ul's Episcopal Church
PO Box 278
Nantucket, MA 02554
Eleanor McK. Swartley
c/o Wilmer C. & Arie! M. Swartley
254 Highland Avenue
W Newton, MA 02465
Mary Washington Borie
c/o Mary W. & David B. Borie, Trustee
580 Lake Avenue
Greenwich, CT 06830
Arthur E. Levine & Lauren Leichtman
c/o David Barham & L. Robertson, Tr.
254 Bradley Street
New Haven, CT 06510
Caroline B. Stellmann
11 Devon Hill Road B-9
Baltimore, MD 21210
Haymond Pohl &
. Lisa M. Botticelli
24' Pine Street
Nantucket, MA 02554
Richard A. & Jeanmarie Drucker
1192 Park Ave. #15A
New York, NY 10128
Peter J. & Clara H. Barrett, Trs
Hillers Lane Realty Trust
300 Boylston St; Apt. 714
Boston, MA 02116
yt,Tayne E. & Sarah S. Pratt
c/'o Sarah Shinn Pratt
358 Main Street South
Woodbury, CT 06798
Mary G. Heard
58 Punch Bowl Drive
Falmouth, MA 02540
Eleven Darling Street Limited
Partnership
PO Box 4100
Wilmington, DE 19807
Kim K. Rondeau
114 Exeter Road
Hampton Falls, NH 03844
Douglass Bermingham
c/o PHH US Mortg
Attn: Tax Dept
PO Box 5455
Mt. Laurel, NJ 08054-5455
Philip R. & Audrey Kiendl
PO Box 817
Nantucket, MA 02554
Elizabeth Anne Polster
7 Grace Lane
Huntington, NY 11743
David Holman, Trustee
Minus Family Nominee Trust
4326 Franklin Avenue
Western Springs, IL 60558
N E Dupuis, III & H Lyndon, Tr.
c/o Timothy M. George & W. Cosby
209 Taconic Road
Greenwich, CT 06831
Kim Rondeau, Tr
114 Exeter Road
Hampton Falls, NJ 03844
Margaret C. Wallace
186 Library PI
Princeton, NJ 08540
Elizabeth C. Sylvia
6 School Street
Nantucket, MA 02554
Eleven Darling Street LP
c/o Robert S. Applegate
PO Box 4100
Wilmington, DE 19807
James E. Hooper & Marcia Jacobs
c/o Marcia Jacobs Hooper
4 Clay Brook Road
Dover, MA 02030
Margaret P. Yates, Jr.
14 Sutton PI S
New York, NY 10022
The Ships Inn Nantucket Limited
Partnership
13 Fair Street
Nantucket, MA 02554
Patricia D. Stephanoff
8 Coopertown Road
Haverford, PA 19041-1013
Christopher & Kimberly Tofalli
8 W alnut Avenue
Larchmont, NY 10538
Robert F. R. & Lucinda C. Ballard
1112 Park Avenue, 14C
New York, NY 10128
Wayne E. Pratt
c/o Three Charter LLC
7 Harcourt Street
Boston, MA 02116
7 School Street LLC
3 Claybrook Road
Dover, MA 02030
Ronald S. & Alice D. Henshall
PO Box 712
Gwynedd Valley, PA 19437
Thomas C. & Catherine A. Piemonte
194 Centre Street
Dover, MA 02030
Hugh M. & Janet E. Dickinson
24 Fair Street
"1"T:'ltucket, MA 02554
Benjamin H. & Wendy Griswold, IV
2838 Butler Road
Glyndon, MD 21071
Gerald R. & Rebecca Pfund
131 Lakewood Avenue
Hohokus, NJ 07423
Elizabeth M. Mahoney
19 Fair Street
i';' "'ltucket, MA 02554
\Villiams Harrison Higgins, IV etal
1607 W. Broad Street
Richmond, VA 23220
Louis Statzer & Tracey Hoppe
2328 Massachusetts Ave, NW
Washington, DC 20008
Woodbox
7.9' Fair Street
}q'itucket, MA 02554
Kathy M. & Thomas A. Bologria, Trs
PO Box 8426
Rancho Sante Fe, CA 92067
Erica Johanna Curtis
3 Plumb Lane
Nantucket, MA 02554
. ,
Edward Foley Vaughan
PO Box 659
Nantucket, MA 02554
Sara S. Crosby
5 Martins Lane
Nantucket, MA 02554
John N. Curlett, Jr., Tr.
6 Darling Street Realty Trust
701 Arbor Drive
Winston-Salem, NC 27104
Eight Charter Street, LLC
c/o Michael & Anja Irina Somoroff
112 Prince St, 2nd Floor
New York, NY 10012
Shirley M. Peters, Trustee
The Peters Nominee Trust
17 Fair Street
Nantucket, MA 02554
Mary Elizabeth Oldham, Etal Trs
Six Martins Lane Nom Trust
Nantucket, MA 02554
Charles A. & Emily H. Kilvert, III
PO Box 1391
Nantucket, MA 02554
Christopher P. Karlson, Trustee
Magnolia Realty Trust
24 Carolina Hideaway
Palm Coast, FL 32137
Eva Moss
20 S. Murray Ave.
Ridgewood, NJ 07450
Louise Evans Turner
PO Box 1294
Middleburg, VA 20118
Jacqueline F. Peterson
22 Fair Street
Nantucket, MA 02554
Maureen A. Webster
7306 Honeywell Lane
Bethesda, MD 20814
William F. Fordyce, etal
PO Box 326
Nantucket, MA 02554
Theodore J. Hill
6 Charter Street
Nantucket, MA 02554
Virginia L. Ivey
26 Fair Street
Nantucket, MA 02554
Two Martins Lane LLC
3512 Rittenhouse Street N
Washington, DC 20015
William M. Sullivan, Trustee
741-105 Bishops Park Dr.
Raleigh, NC 27605
Philip A. Carpenter
469 Whitney Road
Springfield, VT 05156
James R. & Jane C. Kelly
47 Firefall Court
The Woodlands, TX 77380
Jon A. Stroup Life Estate
c/o Nantucket Historical
PO Box 1016
Nantucket, MA 02554
},f~.}.1:"
J J.on &Patricia Schoen
537 Hollow Tree Ridge
Darien, CT 06820
Kenneth L. & Augusta Beaugrand
34A Fair Street
Nantucket, MA 02554
Gordon O. Danser, Tr.
5 Independence Way
F?rinceton, NJ 08540
Bruce E. & Robbi S. Toll
1477 Rydal Road
Rydal, PA 19046
Ronald Meltzer
15 Hamilton Street
Sag Harbor, NY 11963
. ~'~.~If"~
H. Gerard & Eleanor L. Bissinger
c/o Karen Kemp Glover
829 Park Ave. #8A
New York, NY 10021
Denise W. Spellmeyer
396 Loudon Road
Loudonville, NY 12211
John S. & Mary Greenebaum
2233 Douglass Blvd.
Louisville, KY 40205-1903
John C. & Janis A. Sower
1421 29th Street, SW
Washington, DC 20007
Henry B. & Karoly S. Gutman
13 Pineapple Street
Brooklyn, NY 11201
Robert Edens, III
& Janet Tussig, Trs
c/o Pamela J. Thomas
2 Sutton Place So., 19D
New York, NY 10022
Muriel Williams
459 Passaic Ave, Apt. 186
West Caldwell, NJ 07006-7460
Richard I. & Nina N. Gilchrist
PO Box 1338
Middleburg, VA 20118-1338
S. Norris & Suzanne H. Wheldon
PO Box 749
Nantucket, MA 02554