HomeMy WebLinkAbout070-05
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: Cbe>&ey 2-<P
, 200S-
To: Parties in Interest and Others concerned with the
DecIsion of the BOARD OF APPEALS in the Application of the
following:
Owner/Applicant:
O~ jj,^J\ p.
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JcJlJ.JY\ f'. YcJn -FeCt as: Tr{)~tf'c-
UJn-fey /\)c>m(~-ee Trust-
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 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 be received wrbhin such TWENTY
(20) days. / I
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Chairman
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); g139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
Map 42.3.1
Parcel 20
R-C
8 Old North Wharf
Land Court Plan 10169- B, Lot B-1
Certificate of Title 14,452
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 JOHN P.
DUNFEY AS TRUSTEE OF JOHN P. DUN FEY NOMINEE TRUST, 230
Commerce Way, Suite 300, Portsmouth, NH 03801, Board of Appeals File No. 070-05,
the Board made the following Decision:
1. Applicant is 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, Applicant further request V ARlANCE 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 27 feet. 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 30 feet, and which is the maximum 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
877 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 28.5 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 69%, 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 second story deck on Old North Wharf side of the structure would remain,
and the first floor deck would be cut back and steps added to accommodate the increase
in first floor height above grade and both decks 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 8 OLD NORTH WHARF, Assessor's Map 42.3.1,
Parcel 20, Land Court Plan No.1 0169-B, Lot B-1. 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 an 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 of the 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 owner and the Cooperative. In reference to the
existing overhanging balcony and deck that are currently located partially on the wharf
and not entirely on the Applicant's property the letter stated that the Cooperative "is
willing to enter into a revocable license with the Dunfey's to rectify the situation ifthey
so desire" or in the alternative require removal of the encroachments.
3. Applicant, through his representative, stated that the neighboring properties at 4
and 10 Old North Wharf, as well as at 6 Old North Wharf the subject of relief granted
earlier in this same meeting, had received similar relief from this Board in the past two
years for a similar scope of work. As was the case in those earlier 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, to 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 ofthe 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 of the structure was about 27 feet and the new height
would be no higher than 30 feet above the solid fill Old North Wharf, with the maximum
height allowed of 30 feet for this district. 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 ofthis project.
4. Therefore, based upon the foregoing, the Board finds that raising of the overall
height ofthe single-family dwelling within the required setback areas, without altering
the actual ridge height of the structure itself, to no higher than 30 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 of the provisions of the Zoning By-law would involve substantial hardship
to the Applicant, 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 alteration or expansion of any portion of the balcony
or deck/steps that may be located outside of the 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 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 V ARlANCE 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 30 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.
Dated: October 7.J.(?, 2005
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NOTES:
'.) 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.) nLOT SHOWN ON L.C. PL. 13194-A IS LOCATED BELOW
MHW AS DETERMINED BY 2003 NOS NANTUCKET TIDAL
DA TUM AND AS SUCH, MAY HAVE NO LOT AREA WITH
RESPECT TO ZONING.
4.) 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.: 71 % ~ n
EXISTING G.c..' 621 SF ~
(not including porch enclosed w/ lattice)
FOR PROPERTY LINE DETERMINATION THIS PLOT PLAN
RELIES ON CURRENT DEEDS MD PLANS OF RECORD,
VERIFIED BY FIELD MEASUREMENTS AS SHOWN HEREON.
THIS PLAN IS NOT REPRESENTED TO BE A TITLE
EXAMIN A TION OR A RECORDABLE SURVEY.
PLOT PLAN TO ACCOMPANY
APPLlCA TION TO ZBA IN
NANTUCKET, MASSACHUSETTS
SCALE: 1"=10' DATE OCT. 10, 2005
DEED REFERENCE LC CERT# 14,452
PLAN REFERENCE: LC PL 10169-B
ASSESSOR'S REFERENCE:
MAP: 42.3.1 PARCEL 20
PREPARED FOR:
JOHN P DUN FEY, TR.
EMACK SURVEYING
2 WASHAM AN AVENUE
NANTUCKET, MA. 02554
508-325-0940
N.8 14/116
J- 766
M. H
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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:
JOHN P. DUNFEY AS TRUSTEE OF JOHN P. DUNFEY NOMINEE TRUST,
BOARD OF APPEALS FILE NO. 070-05
Applicant is 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 ARlANCE 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 27 feet. 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 30 feet, and which is the maximum 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
877 square feet of area, in a district that requires a minimwn lot size of 5,000 square feet;
as to frontage, with the Lot having about 28.5 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 69%, 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 second story deck on Old North Wharf side of the structure would remain,
and the first floor deck would be cut back and steps added to accommodate the increase
in first floor height above grade and both decks 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 8 OLD NORTH WHARF, Assessor's Map 42.3.1,
Parcel 20, Land Court Plan No. 10169-B, ~roperty is zoned Residential-
Commercial. '"~ ~ O~
Dale Waine, Chairm'an
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
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NANTUCKEt ZONING BOARD OF APPEALS
.. " 1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
CASE NO. 070....05
APPLICATION FOR RELIEF
OWner'sname(s): ;~~(j>. bcXl-f-e'1 ct5 rrvrt;e o-f;k)~ ~, ~4 tvl
_r.t:aU~gad~~~~V'f'~tu1~~~~~J?!1, rJ ff ~gu I
. Applicant'sname(s): crot/Y'Q) . ..
MaUing address:, ( ill vro )
. Locus 'address: g (j{d, t\Jor\h WV\o.'('~ Assessor's"MapfParcel: 4;).. {>.l- ~I)
~nd Court PlanlPlan BOOk~ P,ageIPlan FileNQ.: I () t (~q,.. i8>. Lot No.: A -I
I \'Q~S~ '\e ,- ..(V~I (p '9 J ere .
Date lot acquired:~.1 G/_ Deed Ref.lCert. of Title: ./ i I If,~2- Zoning District:R- c-
Uses on Lot- Commercial: None)L .Yes (describe)
Residential: Number of dwellings~ Duplex~ Apartments_Rental Rooms
. Bdding Date(s): All pre-date 7n2? V" or C of o (s)'? . .
Btdlding Permit Nos:
Previous Zoning Board Application Nos.:
_ State below or on a separate addendum specific reli~f sought (Special Permit, Variance, App.eal), Section of
the Zoning By~law, and supporting details, grounds for grant of relief, listing any existing .mnconfor~ities:
r'J
(Du OWC~ ~c9&Jr&tJm)
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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:'\~.n~ _ Applicant Attorney/Agent~
(If not owner or owner's attorney, please enclose proQf f agency to bring this matter before the Board)
.__ FOR' B 0 F CE USE . ~
Application received on:LI P-PJ By: Complete: Need copies?: .
Filed with Town Clerk:~:_jlJ_OS Planning Board: ( 1 Blliltliag Dept.: I I ~~
Fee deposited with Town Treasurer:.1/z.-t oJ By:~Waiver requested?:-.:..-Granted:-"_I_
Hearing notice posted with Town Clerk:-=r.~,d)Mailed:~iZlPJl&M:1-~~/Or-'& fg}{1 ~
Hearlng(s) held on:_I_I_. Opened 00:-1_1_ Continued to:~_I_ Withdrawn?:_I_I_
DECISION DUE BY: 1 I Made: I I Filed wrrown Clerk: I I MJlII~d. I I
T"l,.... D nll....-Fnu
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The Dunfey Group
230 Commerce Way, Suite 300
Portsmouth, NH 03801
September 2, 2005
RE: 8 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 8 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.
-Na~tucket 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.
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l USG.S. NANTUCKET QUAD_
SCIl.L[; ,- ~ 15'
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fLOOD lONE: A-7
ELEVATION 8,
DATUM: M,L,W,
ADJACENT PROPERlY OWNERS
1. VAN D. & ANN E. SMITH
2, GEORGE W. PENNEY III
3, OLD NORTH WHARf COOPERATIvE
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PLAN ~CCOMPANYING POITlON OF
JACI/' DUNFEY :B!l_
TO MAINTAIN PILE PIER BUllOING IN
NANTUCKET HARBOR
A. T NANTUCK(l Mft
PREPARED BY: JOHN J. SHUGPU( INC-
57 OLD SOUTH ~OAC
N,~NrUCKfT, Mfl. 02S54-181 I
H--T 1 F I MAY ~ 1~99
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REC8VEO
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Town of Nantucket
ZONING BOARD OF APPEALS
p,1.JG 2 6 2005
TOWN OF
NANTUCKET, MA
LIST OF P ARTlES IN INTEREST IN THE MA TIER OF THE PETITION OF
PROPERTY.o~BR'... ..~Q~.. n:~.N.C~;-.~................:. 0...."
MAILrNO ADDRESS......... S~~...:..... ............................0.0........
PROPERTY LOCATION......:B.. ..9.~..\-7?Q~~...u-?~..,
ASSESSORS MAPfPARCEL:.. ..1-.~.:=>.. L :-:-.h:-?................,.,.. 0....' 0 0"'"
A PP UCANT." .\I~~... ~~.~...... .~~~et. ,-:-; .1.1.. o~ .1
SEE ATIACHED PAGES
I certify that the foregoing is a list of persons who !.Ie owners of abutting property, owners of
land directly opposite on lIlY 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 .
tbe most recent applicable tax list (M.G.L. cO 40A, Section II Zoning Code Chapter 139~
Section 139.290 (2)
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ASSESSOR'S OFFICE
Town of Nantucket
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