HomeMy WebLinkAbout069-05
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
D ate: Cr..-~c)~ Z-Cp , 2 QC:1..5;'
To: Parties in Interest and Others concerned with the
DecIsIon of the BOARD OF APPEALS in the Application of the
following:
Application No.: 0CoCf- OS-
Owner/Applicant: D . Va vi S rn I+~ Olf\cQ
Pr-nn. c6. Sm 11Th
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 Decision 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 g139-30I (SPECIAL PERMITS); 8139-321 (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTIJCKET BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
Map 42.3.1
Parcel 19
R-C
6 Old North Wharf
Land Court Plan 13194- A, Lot A
Certificate of Title 17,842
At a Public Hearing of the Nantucket Zoning Board of Appeals held at 1 :00 p.m.,
Friday, October 14, 2005 in the Conference Room of the Town Annex Building, 37
Washington Street, Nantucket, Massachusetts, on the Application of the D. VAN
SMITH AND ANN E. SMITH, 2483 Sea Island Yacht Club Road, Wadmalaw Island,
SC 29487, Board of Appeals File No. 069-05, the Board made the following Decision:
1. Applicants are seeking a SPECIAL PERMIT under Nantucket Zoning By-law
Section 139-33 A (alteration! expansion of a pre-existing, non-conforming use/structure).
Applicant is proposing to alter the pre-existing, nonconforming two-story single-family
dwelling by replacing the existing foundation with a new pile foundation substantially in
its original location though the exact placement in relationship to the lot lines may be
slightly altered. Therefore, Applicants further request VARIANCE relief from the
provisions of Section 139-16A to remove the structure and remaining dock from the
Locus and replace it back on its new foundation substantially in its original location. If
available, the building would be temporarily relocated and stored on the solid filled
portion of Old North Wharf. The building floor to ridge height is not changing and will
remain about 21 feet 10 inches. The first floor height is changing from about seven feet
above mean low water to about 9.6 feet above mean low water, or a total of about three
feet. At the highest point, the overall height would be about 25 feet, which is below the
maximum 30 feet allowed under the Zoning By-Law. There would be no expansion of
the structure as a result of this project. The Locus is non-conforming as to Lot size, with
the Lot containing about 824 square feet of area, in a district that requires a minimum lot
size of 5,000 square feet; as to frontage, with the Lot having about 27 feet of frontage
along Old North Wharf, in a district that requires a minimum frontage of 40 feet; as to
ground cover ratio, with the lot containing about 73%, with the maximum allowed of
30%; as to side and rear yard setbacks, with the structure being sited less than five feet
from all side yard and rear yard lot lines in a district that requires a minimum of five feet;
and as to parking, with the lot not providing anyon-site parking spaces, and with none
planned as part of this project. The existing deck on the Old North Wharf side, will be cut
back and steps will be added to accommodate the increase in first floor height above
grade and would remain partially situated within the layout of Old North Wharf and not
contained entirely within the property boundary lines.
The Premises is located at 6 OLD NORTH WHARF, Assessor's Map 42.3.1,
Parcel 19, Land Court Plan No. 13194-A. The property is zoned Residential-Commercial.
2. This Decision is based upon the Application and materials submitted with it,
along with the testimony and evidence presented at the hearing. The Planning Board
made no recommendation, as the matter was not of planning concern. There was no
opposition to this Application expressed at the hearing or in letters. There were two
letters on file in support. One letter was from the immediate abutter to the west who
stated that replacing the pilings under the dwelling and raising the cottage to meet flood
plain requirements would benefit the entire wharf area as "[i]n a storm event every bit of
loose debris can cause damage to other property, so all of us on the wharf will benefit
from this being done." She also had no objection to the structure being temporarily
relocated to an area on the wharf in front of her property at 4 Old North Wharf so long as
fire access and other safety concerns were addressed. The president ofthe Old North
Wharf Cooperative, Inc. also submitted a letter in support and granted permission to
temporarily place the structure "in the roadway of Old North Wharf while the work is
being accomplished" subject to an agreement made between the owners and the
Cooperative. He also acknowledged that the existing deck/access steps and fence that are
currently located partially on the wharf and not entirely on the Applicants' property "may
be replaced as they now exist". He also felt that this would be an improvement to the
structure.
3. Applicants, through their representative, stated that the neighboring properties at 4
and 10 Old North Wharf had received similar relief from this Board in the past two years
for a similar scope of work and as was the case in those Applications, there was a need to
stabilize this single-family dwelling and replace the deteriorating piling system that
supported the house over Nantucket Harbor and partially on dry land and bring it up to
flood plain requirements as the structure had been flooded on several occasions.
Applicants also proposed to renovate the dwelling as part of the project. The project
would entail moving the house off of the Locus to a designated temporary location on
Old North Wharf in order to replace the rotting pilings, after which the house would be
placed back substantially in its present location. However, the structure may be shifted
slightly in order to place it back on new pilings and Variance relief had been asked for to
validate said re-siting should the structure be placed closer to a lot line than currently
situated. The current ridge height ofthe structure was about 21 feet 10 inches and the
new height would be about 25 feet, less than the maximum height allowed of 30 feet. The
overall height of the structure itself would not be increased as a result of the placement of
new pilings. There has historically been no parking provided on site and none is planned
as a result of this project.
4. Therefore, based upon the foregoing, the Board finds that raising of the overall
height of the single-family dwelling within the required setback areas, without altering
the actual ridge height of the structure itself, to about 25 feet above mean grade on dry
land, and allowing the temporary relocation and replacement back on the Locus, to
enable the placement of the new pilings to meet the flood plain requirements, would not
be substantially more detrimental to the neighborhood than the existing nonconforming
situation. In addition, the Board finds that there would be little negative impact upon this
thickly settled mixed-use neighborhood, especially as the structure would be sited
substantially in the same location as it presently exists, and that owing to the soil
conditions, shape and topography of the Locus (specifically, location over the harbor and
topography of the lot and structure) and especially affecting the Locus but not affecting
generally the Residential-Commercial zoning district within which it is situated, a literal
enforcement ofthe provisions of the Zoning By-law would involve substantial hardship
to the Applicants, place the structure in danger of further flooding, and that desirable
relief may be granted without substantial detriment to the public good and without
nullifying or substantially derogating from the intent or purpose of the By-law. The
Board further finds that it has no jurisdiction over alterations or expansion of any portion
of the deck/stairs that may be located outside ofthe Premises' lot lines due to the increase
in height of the structure to meet the flood plain requirements and such details had to be
worked out with the owner of Old North Wharf. This Decision expressly does not
prohibit such an agreement to work on those parts of the structure outside of the lot lines
or sanction alteration of those parts of the structure outside of the lot lines. In addition,
the Board finds that the lack of on-site parking is grandfathered and would remain
grandfathered for the single-family dwelling.
5. Accordingly, by a UNANIMOUS vote, the Board hereby GRANTS the SPECIAL
PERMIT relief under Nantucket Zoning By-law Section 139-33A to increase the overall
height of the structure above mean grade on dry land within the required setback areas, in
order to replace the pilings, involving the temporary storage of the structure on Old North
Wharf; and VARIANCE relief under Section 139-16A to remove the structure and
replace it back on its new foundation substantially in its original location, allowing the
slight variation of the setback distances. Relief is hereby conditioned upon the following:
a. The structure shall not exceed the maximum height above mean grade on
dry land of about 25 feet;
b. No exterior work associated with this project shall be permitted from May
15 to October 15 of any given year; and
c. The re-siting of the structure shall be done in substantial conformance
with the "Plot Plan", done by Emack Surveying, dated October 10,2005, a
reduced copy of which is attached hereto as Exhibit A. The Board hereby
acknowledges that Variance relief has been granted to allow for slight
variations in the relocation of the structure on the Lot that would not
strictly be in conformance with Exhibit A, with a slight shift in setback
differences due to the site anomalies.
-~------
Dale Waine
Dated: October~~, 2005
(
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Nancy J. Sevre
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David R. Wiley ~
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K'e'rim Ko~atac
Edward Murphy
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NOTES:
1.) LOT DOES NOT CONFORM TO CURRENT ZONING
REQUIREMENTS WITH RESPECT TO LOT AREA AND
MINIMUM FRONTAGE.
2.) STRUCTURE DOES NOT CONFORM TO CURRENT ZONING
REQUIREMENTS WITH RESPECT TO SIDE YARD SETBACK
AND ALLOWABLE GROUND COVER RATIO.
3.) **LOT SHOWN ON L.C. PL. 13194-A IS LOCATED BELOW
MHW AS DETERMINED BY 2003 NOS NANTUCKET TIDAL
DATUM AND AS SUCH. MAY HAVE NQ LOT AREA WITH
RESPECT TO ZONING.
4.) EXISTING STRUCTURES ARE BUILT ON PILES.
CURRENT ZONING: RC
MINIMUM LOT SIZE: 5000 SF
MINIMUM FRONTAGE: 40 FT
FRONTYARD SETBACK: NONE
SIDE AND REAR SETBACK: 5 FT
ALLOWABLE G.C.R.: 50%
EXISTING G.C.R.: 75% :!: **
EXISTING G.C: 620 SF :!:
FOR PROPERTY LINE DETERMINATION THIS PLOT PLAN
RElIES ON CURRENT DEEDS AND PLANS OF RECORD,
VERIFIED BY FIELD MEASUREMENTS AS SHOWN HEREON.
THIS PLAN IS NOT REPRESENTED TO BE A TITLE
EXAMINA TION OR A RECORDABLE SURVEY.
PLOT PLAN TO ACCOMPANY
APPLlCA TION TO ZBA IN
NANTUCKET, MASSACHUSETTS
SCALE: 1 "=1 0' DATE: OCT. 10, 2005
DEED REFERENCE: LC CERT.# 17.842
PLAN REFERENCE: LC PL 10169-A
ASSESSOR'S REFERENCE:
MAP: 42.3.1 PARCEL: 19
PREPARED FOR:
D. VAN & ANN E. SMITH
EMACK SURVEYING
2 WASHAMAN AVENUE
NANTUCKET, MA. 02554
508-325-0940
N.B. 14/116
J- 765
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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, OCTOBER 14, 2005, IN THE CONFERENCE
ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
Massachusetts, on the Application of the following:
D. VAN SMITH AND ANN E. SMITH
BOARD OF APPEALS FILE NO. 069-05
Applicants are seeking a SPECIAL PERMIT under Nantucket Zoning By-law
Section 139-33A (alteration/expansion of a pre-existing, non-conforming use/structure).
Applicant is proposing to alter the pre-existing, nonconforming two-story single-family
dwelling by replacing the existing foundation with a new pile foundation substantially in
its original location though the exact placement in relationship to the lot lines may be
slightly altered. Therefore, Applicants further request V ARIANCE relief from the
provisions of Section 139-16A to remove the structure and remaining dock from the
Locus and replace it back on its new foundation substantially in its original location. If
available, the building would be temporarily relocated and stored on the solid filled
portion of Old North Wharf. The building floor to ridge height is not changing and will
remain about 21 feet 10 inches. The first floor height is changing from about seven feet
above mean low water to about 9.6 feet above mean low water, or a total of about three
feet. At the highest point, the overall height would be about 25 feet, which is below the
maximum 30 feet allowed under the Zoning By-Law. There would be no expansion of
the structure as a result of this project. The Locus is non-conforming as to Lot size, with
the Lot containing about 824 square feet of area, in a district that requires a minimum lot
size of 5,000 square feet; as to frontage, with the Lot having about 27 feet of frontage
along Old North Wharf, in a district that requires a minimum frontage of 40 feet; as to
ground cover ratio, with the lot containing about 73%, with the maximum allowed of
30%; as to side and rear yard setbacks, with the structure being sited less than five feet
from all side yard and rear yard lot lines in a district that requires a minimum of five feet;
and as to parking, with the lot not providing anyon-site parking spaces, and with none
planned as part of this project. The existing deck on the Old North Wharf side, will be cut
back and steps will be added to accommodate the increase in first floor height above
grade and would remain partially situated within the layout of Old North Wharf and not
contained entirely within the property boundary lines.
The Premises is located at 6 OLD NORTH WHARF, Assessor's Map 42.3.1,
Parcel 19, Land Court Plan No. 13194-A. Th ro is z n Residential-Commercial.
Dale Warne, C airman
TillS NOTICE IS AVAILABLE IN LARGE PRINT OR OrnER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
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FEE;j300.00
NANTUCKEt ZONING BOARD OF APPEALS
.. t. 1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
APPLICATION FOR RELIEF
CASE NO. 0 &7-05--
Owner'sname(s): b. \)Ovj S'pt) /thoV) J fty\f) C. S'1)1,'+h
- Mai~.n~ addre~~2't\?:3 . S'El:'~ +': fon:P t~0_R~~t~J:1ct h'O /aro:fI!slll1cL
. ApplIcant's name(s): ~ ) S. c p' ~ 9' <If? 7
Mailing address:. C Sct vne).
. Locus 'address: Co (;) (~ lUortJ;, LUha V'f.' Assessor's' MapfParcel: !1~ .3 .l -/9'-
Land Court PlanlPlan Book & PagelPlan File No.: I ~ I q t/ - A . Lot No.: .
Date lot acquired:.3.J 31 /9l. Deed Ref./Cert. of Title: . I 7 I <;;>4 :) Zoning District: R - C"
:Uses on Lot- Commercial: None ~Yes (describe)
. Residential: Number of dwellings--L- Duplex~ Apartments
B.illding Date(s): All pre-date 7/72? t/' or .
Building Permit Nos:
Previous Zoning Board Application Nos.:
Rental Rooms
C of O(s)?
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State below or on a separate addendum specific reli~f sought (Special Permit, Variance, APl!.eal), Section of
the Zoning By~law, and supporting details, grounds for grant of relief, listing any existing n~nconformities:
.-
,J
( ~otfudN;cO o.c9&.mcWm)
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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:'~o . : Lq:\? n~ . Applicant Attorney/Agent ~
(If not owner or owner's attorney, please enclose proQf of agency to bring this matter before the Board)
./ FOR ZBA FFICE USE. Yo
Application received on:51) ~ f)S By: Complete: Need copies?:~
Filed with Town Clerk:_S-V1J./.2rPlannlngirOard:~ Bnilding Dept.:_I_? B~
Fee deposi(ed with Town Treasurer:.st.iZ1.~By: aiver requested?:_Granted:_/_/_
Hearing notice posted with Town Clerk:~\ a-Mailed:...:l11L~&M:~j2-~'ar' &LO /CtL/o-o'
Hearing(s) held on:_'_/_.Opened on:-!_'_ Continued to:_I_/_ Withdrawn?:_'_/_
DECISION DUE BY: / / Made: , / Filed wrrown Clerk: / / Mailed: / /_
--- --- -----
Tl "~Tl ~nrl Arm Smltn
2483 Sea Island Yacht Club Road
Wadmalaw Island, SC 29487
September 2, 2005
RE: 6 Old North Wharf / Agent Assignment
To Whom it May Concern,
Please be advised that Valerie Norton of Norton Preservation Trust will be acting
on our behalf for the project at 6 Old North Wharf. She has our permission to file
all appropriate materials to the following boards, or any others that are deemed
necessary for the project.
-Nantucket Zoning Board of Appeals
-Nantucket Conservation Commission
-Historic District Commission
-Nantucket Building Department
-Mass Department of Environmental Protection
Thank you in advance for your assistance.
Sincefel~
0~
D. Van Smith
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Town of Nantucket
HECElVEO
BOARD OF ASSESSORS
AUG 2 6 2005
TOWN OF
'~.MA
ZONING BOARD OF APPEALS
LIST OF P ARTlES IN INTEREST IN THE MATTER OF THE PETITION OF
PROPERTY O~ER'... .Y~. :~... .,~.':-:-:-?. ..~.H1-,~...............
. ,
MA I L rN GAD D RE S S .. . .. . . .. .. . . ..~. . . .. .... .. .. .. . .. .. .. .. .. . . .. . . . . .. . . . . .. ..
PROPERTY LOCATION.....~. ..9~.. ..~9~~j... .~~.ttt:tf.~...
'ASSESSORS MAPfP ARCEL:.... :1-.~.3,t.. ::J.9......,.............".....,........
APPLICANT...Y.~U.s....~.~,i~.....,.. .k~.8,~.~, ~~.
SEE ATTACHED PAGES
I certify that the foregoing is a list of persoru who are owners of abutting property, owners of
land directly opposite on any public or private street or way; and a.butten of the abutters and all
other land owners within 300 feet of the, property lirie of owner's property, all as they appear on .
the most recent applicable tax list (tv1.G.L. c. 40A, Section II Zoning Code Chapter 139,
Section 139.29D (2) -
ar 30 ~CJC)~
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ASSESSOR'S OFFICE
Town of Nantucket
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