HomeMy WebLinkAbout076-05
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: Odofo-er 2.G , 20 OS-
To: Parties in Interest and Others concerned with the
DecIsion of the BOARD OF APPEALS in the Application of the
following:
Application No.: Otic", OS"
Owner/Applicant: {3pfh AJ.. 8Y'DDt~ (oe1)Y\fV- CJF UnI.1s
I oncQ 3) / fYhy-~ +t-. .r-cM Oru--h~f\ to 0 h & A-~h f-etf-
J::L.B ~lc& C~f\€,-S, at'-- Or\l f- ~ Jprw /0.", (')IOX7F
s-i('ee-r C1JV\ om In lurn I ru 51 '
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.
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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); 9139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
103 Orange Street
Assessor's Map 55, Parcel 426
Plan File 05-29
Residential-Old Historic
Master Deed in Book 953, page 225
Unit #2, Deed Ref. 829/61
Unit #1/ #3, Deed Ref. 953/279
DECISION:
1. At the public hearing of the Nantucket Zoning Board of Appeals,
on Friday, October 14, 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 (076-05) of BETH N. BROOKS
(OWNER OF UNITS 1 AND 3); MARK H. SCHARWENKA AND ASHLEY H.
BROOKS (OWNERS OF UNIT 2), AND THE 103 ORANGE STREET
CONDOMINIUM TRUST, of 6 Union Street, Nantucket, MA 02554, in
connection with property known as 103 Orange Street, Nantucket,
Massachusetts.
2. Applicants are seeking relief by SPECIAL PERMIT under
Nantucket Zoning By-law Section 139-33A (alteration/ expansion of a pre-
existing, non-conforming use/ structure). Applicants propose to demolish and
reconstruct two separate structures, one containing two dwelling units and one
containing a single-family dwelling unit due to a toxic mold situation affecting
the structures. An existing shed would also be demolished and not replaced. The
lot is conforming as to all dimensional zoning requirements and ground cover.
The existing nonconforming setback intrusions would be eliminated when the
structures are demolished and reconstructed and three parking spaces would be
provided. There would continue to be three dwelling units on the property all
held in condominium ownership. The lot is nonconforming as to use, having ~
three dwelling units on one lot when a maximum of two are allowed in this
zoning district; and as to setbacks, with the separate cottage being sited as close
as about zero feet from the northerly side yard lot line and as close as about 1.3
feet from the westerly rear yard lot line, and with the shed being sited as close as
about 2.4 feet from the westerly rear yard lot line, in a district that requires a
minimum side and rear yard setback of five feet.
The Premises is located at 103 ORANGE STREET, Assessor's Map
55, Parcel 426, Plan File 05-29. The property is zoned Residential-Old-Historic.
Historic.
3. Our Decision is based upon the Application and accompanying
materials, and photographs, representations and testimony received at our
public hearings, including an extensive report documenting the toxic mold
infestation of the structures. The Planning Board made no recommendation
finding that the Application did not present any issues of planning concern. One
abutter spoke in favor of certain aspects of the project and expressed concern
about the location of the parking area.
4. Applicants, through counsel, submitted two affidavits from a
predecessor in title to the property as well as the immediate abutter to the west,
to establish that the Premises was improved with three dwelling units, one
structure that contained two dwelling units and a separate single-family
dwelling, that contained a total of six bedrooms prior to the 1972 enactment of
the Zoning By-law. The previous owner stated that the main building consisted
of a one bedroom unit on the first floor and a three bedroom unit on the second
floor, with the cottage containing one bedroom. The neighbor stated that he had
owned his property since 1 %6 and at that time there were there dwelling units
on the locus. Both structures were clearly visible on 1938 and 1957 aerials in the
town records in substantially the same locations as currently sited. The main
structure and the lot are conforming in all respects to the dimensional
requirements of the Zoning By-law. However, the cottage did not comply with
the five-foot northerly side and westerly rear yard setback requirements.
Applicants stated that there was space for the parking of three cars on the
northerly side of the main house, but those parking spaces did not conform with
current dimensional requirements for parking. The use of the Premises for three
dwelling units, the size of the parking area, and the smaller building's setback
nonconformities therefore pre-dated the 1972 enactment of the Nantucket
Zoning By-law and were validly grandfathered.
5. The Applicants stated that they proposed to demolish the existing
buildings on the site and to construct slightly larger replacement structures
containing three dwelling units and a total of six bedrooms, which replacement
structures would comply with the current setback and ground cover
requirements. Applicants stated that both structures were permeated with a form
of mold that was toxic and had made simple renovation of the structures
problematic if not impossible given the extent of the damage and the substantial
danger to the health of those inhabiting the structures. Demolition was proposed
as the best and most cost-effective way to ensure the eradication of the mold.
Plans for the project had not yet been submitted to the Nantucket Historic
District Commission, and therefore were not available for the Board to review.
In keeping with the Applicants' proposal to demolish the existing structures and
reconstruct and expand the dwelling units, the Applicants agreed that the
combined ground cover of the two buildings would not exceed 2,000 square feet,
and that the smaller single-family structure would be constructed on the
southerly portion of the site (on the Back Street side of the property to the south
2
of the main structure) and limited to one and one-half stories in height, without
further relief from this Board. The main building would continue to contain two
separate dwelling units, each with two bedrooms and the separate cottage would
contain two bedrooms, maintaining the current total of six bedrooms. No change
was proposed to the parking area, so it would remain adequate to park three cars
(one stacked space and two in tandem formation) without strict compliance with
the dimensional requirements of the current By-law and accessed from Orange
Street. Applicants stated that the three units were held in condominium
ownership and would remain so after reconstruction.
6. Therefore, based upon the foregoing, the Board finds that the
demolition and reconstruction of three dwelling units would not constitute an
abandonment of the nonconforming use of three dwelling units (also held in
condominium ownership) and would not be substantially more detrimental to
the neighborhood than the existing nonconformity. There are presently three
dwelling units and there would remain three dwelling units upon reconstruction
of two new structures, one cottage with one dwelling unit and one structure with
two dwelling units. There would be a public benefit as the side and rear yard
setback intrusion of the existing cottage would be eliminated and all parking
provided on site.
7. Accordingly, the Board of Appeals, by a UNANIMOUS vote,
GRANTS the requested SPECIAL PERMIT under Nantucket Zoning By-law
Section 139-33A to allow the demolition and reconstruction of two conforming
structures, one containing one dwelling unit and one structure containing two
dwelling units, upon the following conditions:
(a) The total ground cover of the structures to be constructed on the
property shall not exceed 2,000 square feet without further relief
from this Board;
(b) The cottage containing one dwelling unit shall be sited in the
southerly portion of the lot (near Back Street), rather in its existing
nonconforming location;
(c) All new structures on the lot shall comply with setback
requirements;
(d) The cottage containing one dwelling unit shall be limited to one
and one-half stories in height without further relief from this
Board;
(e) Three parking spaces shall be provided on site on the northerly
side of the main structure containing two dwelling units with
access to Orange Street, with the Board's acknowledgment that the
3
existing spaces are non-conforming and do not meet the
dimensional requirements and any reconfiguration of the parking
spaces may be similarly sized;
(f) There shall be no exterior construction allowed in connection with
the work approved hereby between July 1 and September 1 of any
given year.; and
(g) Each of the three units shall be limited to two bedrooms for a total
of six bedrooms on the site.
Dated: October.2-' 2005
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David Wiley
Kerim Kosetac
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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:
BETH N. BROOKS (OWNER OF UNITS 1 AND 3); MARK H. SCHARWENKA
AND ASHLEY H. BROOKS (OWNERS OF UNIT 2), AND THE 103 ORANGE
STREET CONDOMINIUM TRUST
BOARD OF APPEALS FILE NO. 076-05
Applicants are seeking reliefby SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33A (alteration/expansion of a pre-existing, non-conforming
use/structure). Applicants propose to demolish and reconstruct two separate structures,
one containing two dwelling units and one containing a single-family dwelling unit due
to a toxic mold situation affecting the structures. An existing shed would also be
demolished and not replaced. The lot is conforming as to all dimensional zoning
requirements and ground cover. The existing nonconforming setback intrusions would be
eliminated when the structures are demolished and reconstructed and three parking
spaces would be provided. There would continue to be three dwelling units on the
property all held in condominium ownership. The lot is nonconforming as to use, having
three dwelling units on one lot when a maximum of two are allowed in this zoning
district; and as to setbacks, with the separate cottage being sited as close as about zero
feet from the northerly side yard lot line and as close as about 1.3 feet from the westerly
rear yard lot line, and with the shed being sited as close as about 2.4 feet from the
westerly rear yard lot line, in a district that requires a minimum side and rear yard setback
of five feet.
The Premises is located at 103 ORANGE STREET, Assessor's Map 55, Parcel
426, Plan File 05-29. The property is zoned Residential-aid-Historic.
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Dale Waine, Chairman
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
AL TERNA TIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
CASE NO. O~ ~Gr
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s): Beth N. Brooks (as to Units 1 and 3), Mark H. Scharwenka and Ashley H. Brooks (as to
Unit 2) and the 103 Orange Street Condominium Trust
Mailing address: 6 Union Street, Nantucket, MA 02554
Applicant's name(s): same
Mailing address: same
Locus address: 103 Orange Street Assessor's MaplParcel: 55/426 Zoning District: ROH
Condominium Plans in Plan File 05-29; Master Deed recorded in Deed Book 953,page 225
Date lot acquired: as to Unit 2 - 6/13/03, Deed Book 829/62; as to Units 1 & 3 - 4/29/05, Deed Book 953/279
Uses on Lot - Commercial: None -X- Yes ( describe)
Residential: Number of dwellings2.- Duplex_ Apartments_Rental Rooms
Building Date(s): All pre-date 7/72? yes or C of O(s)? 2676-84
Building Permit Nos:
~;
Previous Zoning Board Application Nos.: none
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 nO.!lconformities:
See Addendum A attached hereto.
--J
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.
Beth N. Broo, k H. Scharwenk , Ashley H. Brooks & 103 Orange Street Condominium Trust
By:
SIGNATU Applicant Attorney/Agent X
(If not owner or owner's attorney, please enclose proo of agency to bring this matter before the Board)
Q )/ ~ --- FOR ICE USE
Application received on:--Lf-1..J~ By: Complete: Need copies?: _\
Filed with Town Clerk:5i.r21.P GlanBillg Ro~rcl' _1-1'_ Building Dept.:__J_1 JY"~
Fee deposited with Town Treasurer:8J]{O JJ;;: (f))./JJNaiver requested?:_Granted:_/_/_
Hearing notice posted with Town Clerk:~ lL.oOMailed:.1.J'2LOfI&M:lj2.. f ;OJ& I diG / ~
Hearing(s) held on:_/_/_ Opened on:~~_ Continued to:~_/_ Withdrawn?:_/_/_
DECISION DUE BY:_/~_ Made:_/_/_ Filed wffown Clerk:_/_/_ Mailed:_/_/_
DECISION APPEALED?: / / SUPERIOR COURT: LAND COURT Form 4/03/03
---
Addendum A
Application of Brooks, Scharwenka, Brooks &
103 Orange Street Condominium Trust
The Applicants request a Special Permit pursuant to Section 139-33A to permit
the demolition and reconstruction of the two existing houses on the property at
103 Orange Street, which structures contain three grandfathered dwelling units.
Both the cottage and the shed, which would also be demolished, do not comply
with setback requirements, the cottage being located 0 feet from the northerly
property line and 1.3 feet from the westerly property, and the shed 2.4 feet from
the westerly property line, according to the Mortgage Plot Plan dated June 12,
2003, prepared by Charles W. Hart & Associates, Inc., a copy of which is
attached. The reconstructed buildings would comply in all respects with current
setback and ground cover requirements as well as the State Building Code
requirements. The proposed buildings and the required three parking spaces are
shown on the site plan dated July 27, 2005, also prepared by Charles W. Hart &
Associates, Inc., a copy of which is attached. The three units on the propertyU):::'.U{&' rc.-f'r"o.rh
~ property is currently in condominium ownership and the existing buildings are
in need of significant and substantial repairs. In addition, the building
containing two of the units has a toxic mold which makes renovation impractical
and problematic, and therefore reconstruction is proposed.
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ZONING CLASSIFICATION: .~-: C?/-f .
MIN. AREA: . . .~~~C! :S..~. .
MIN. FRONTAGE: . ...!['Q. ~T. . . .
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REAR & SIDE 5.8.: . . '4'. F:T-: . .
GROUND COVER (,;): . . 49 ~/~ . .
EXISTING:
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TO: .0."'!-~.1<f- .Ii.. ':;r::-.Ii~;y..yy~I'{J;C..~. ~ . . . .
ASHJ...KY I-l. BF:.OOK.S
MORTGAGE PLOT PLAN
OF lAND IN
NANTUCKET, MASS.
SCALE: 1"= zo' DATE: <:; -/2- 03
I CERTIFY, TO THE BEST OF MY KNOWlEDGE. THAT THE PREMISES
SHOWN ARE LOCATED IN FLOOD HAZARD ZONE: :'.c:... . .,DEUNEAlED
ON . F.I.R.M. I COMMUN11Y PANEL NUMBER: 250230-00. I J . :0, BY
THE FEDERAL EMERGENCY MANAGEMENT AGENCY. EFFECTIVE DATE
OF I.IAPS: JUNE 3, 1986. AND AS--JlERIODICALLY Rf.VISED.
Owner: .~~Ff:I.~~ .~: 9:4-.~J'i:;:~~. . . . _
.NON~
Deed: . . fG~~_-.G9.. Plan: .~vt".p. . .
103 O,lleANGIS
Tax Map: .q-q'-:1'.:?f:i. Locus:.. .-s.T:....
THIS PLOT PLAN WAS PREPARED FOR MORTGAGE PURPOSES
ONLY AND IS NOT TO BE CONSJDEREDA FULL INSTRUMENT
SURVEY. THIS PLAN SHOULD NOT BE . USED TO ESTABUSH
PROPERlY LINES; fENCES. HEDGES OR ANY ANCILLARY
STRUCTURES ON THE PREMISES. THE PROPERTY UNEs SHOWN CHARLES W. HART & ASSOCIATES, Inc.
RELY ON CURRENT DEEDS AND PLANS Of" RECORD. SANFORD BOAT BUILDING
THIS PLOT PLAN IS NOT A CERTJACATJON AS TO THE TInE OR
OWNERSHIP OF THE PROPERlY SHOWN. OWNERS OF ADJOINING 49 SPARKS AVENUE
PROPERTIES ARE SHOWN ACCORIllNG TCrCURRENT ASSESSOR NANTUCKET, MASS. 02554
RECORDS OF THE TOWN OF NANTUCKET. ( )
NOT TO BE RECORDED. 508 228-8910 H- G1-G4
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INFORMATION SHOWN HREON w...~
COMPILED FItOM AERIAL I'H01'OGRAi'tts. tlHDS,
AND PlANS or RCORD AND IS NOT TO I!
CONSTRUED'AS HAVING: SUfftttENT ACCUI-
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Town of Nantucket
ZONING BOARD OF APPEALS
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C"
LIST.OF PARTIES "IN INTEREST IN THE MATIER OF THE PETITION OF'
PROPERTY OwN.ER:Ma.d{..~...S~.Q.-K.~.~D-~~..~v.~~t.~.~t~.H . Eru6ks
MAILING ~DDRESs...\~~.;o.~~~;:.?:tt.~.tJa-:f:\:t~~I'MA If?-S-s:i
PROPERTY ~dCA TrON....~.I. ~.)... .Q.'(;p,....~e;...~. ~..........
'ASSESSORS MAPIPARCEL.. ..1'1~.. ~ .~.o). ..P0:-.t-.s:~,:~1. ..y..~.~..
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APPLICANT.... II ......w.~... ... ." .... ............ 1.1 .......... ........ ... ...........
SEE A IT ACHED PAGES
I certify that the foregoing is a list of persons w~o are owners of abutting property, owners ~f
land directly opposite on any public or private street or way; and abutten of the abutters. and all
otner land owners within 300 feet ofth~ property lirie or owner's prop.erty, all as they a.ppear?n
the most recent applicable tax list (M.O.t. c. 40A, Section 11 Zoning Code Chapter 139.
Section 139.29D (2) . ~
,l:;1~:",;;,",.iR{p.~
DATE.
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ASSESSOR'S OFFICE
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Town of Nantucket
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