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Home My WebLink About001-02 -- TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: Morr~ /~ ' 2~~ To: Parties in Interest and. Others concerned with the Decision of the BOARD OF APPEALS in the Application of the following: Owner/Applicant: C'Ol-O ).-- G~, 1.PJ.~(I~I7Jr 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 Decision must be given to the Town Clerk so as to be received within such TWENTY (20) days. d N :::0 m :=-) "n :=J: ;:J:o :::c N cc: Town Clerk Planning Board Building Commissioner ::g N N -.J ...- ...... ~n o PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME LIMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDING' TO NANTUCKET ZONING BY-LAW fi139-30I (SPECIAL PERMITS)# 6139-321 (VARIANCES) ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS. NANTUCKET WNING BOARD OF APPEALS 1 East Chestnut Street Nantucket, Massachusetts 02554 Assessor's Map 42.3.1 Parcel 23 R-C 10 Old North Wharf LC Plan10169-A, Lot A COT P86-0/007 At a Public Hearing ofthe Nantucket Zoning Board of Appeals held at 1 :00 P.M., Friday, February 8, 2002, originally noticed and opened on January 11,2002, in the Conference Room, Town Annex Building, 37 Washington Street, Nantucket, Massachusetts, on the Application of GEORGE W. PENNY, III., of3205 38th Street, NW, Washington DC 20016, Board of Appeals File No. 001-02, the Board made the following Decision: 1. Applicant is seeking relief by V ARIANCE under Nantucket Zoning Bylaw Section 139-17 A (height limitations). Applicant proposes to alter the pre-existing single- family dwelling by raising the height of the structure from about 30 feet to about 32 feet from existing grade. Applicant needs to replace rotting pilings under the main body of the house, which would then require that the structure meet current flood plain code requirements. There would be no expansion of the structure as a result of this project. To the extent necessary, Applicant further requests relief by VARIANCE under Nantucket Zoning Bylaw Section l39-16A to remove the structure from the Locus and replace it back on its new pilings and a SPECIAL PERMIT under Section 139-18 to validate the lack of a parking space. The Locus is nonconforming as to lot size, with the Lot containing about 788 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 23 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 in excess of the allowable maximum of50%; as to side and rear yard setbacks, with the structure being sited at zero feet from the easterly and westerly side yard lot line, in a district that requires a minimum side yard setback of five (5) feet; and as to parking, with there being no space provided on site. The Premises is located at 10 OLD NORTH WHARF, Assessor's Map 42.3.1, Parcel 23, Land Court Plan No. 10169-A, Lot A. The property is zoned Residential- Commercial. 2. The Decision is based upon the Application and materials submitted with it and the testimony and evidence presented at the hearings. The Planning Board made no recommendation. An attorney was present at the hearings representing three abutters, who were concerned about the window of time during which the project would be undertaken, asking the Board to prohibit construction during the summer months. They were also concerned about blocking of views and placement of the building after it was removed from the site to enable the placement of the new pilings. There was a letter on fIle from the Chief of the Nantucket Fire Department that stated that they had defined the -- area that the structure would have to be placed on the Wharf during construction to allow access for emergency apparatus. 3. Applicant is substantially renovating an existing single-family dwelling that is partially situated on pilings over the water and partially on dry land, Old North Wharf. As part of this renovation, Applicant is moving the house off of the Locus in order to replace the rotting pilings, after which the house will be placed partially back on the pilings and dry land in the same footprint as it currently is sited. The existing first floor height above mean low tide is about 5.7 feet, with an existing ridge height above mean low tide of about 34.2 feet. In order to bring the structure up to the flood plain requirements, Applicant needs to raise the structure to a height above mean low tide of about 8.2 and a proposed ridge height of about 36.7 feet. The existing ridge height from the existing grade on the dry land is about 28.5 feet and would be raised to about 31 feet, in excess of the maximum height of30 feet allowed under the Zoning By-Law. The overall height and ground cover ratio of the structure itself would not be increased as a result of this project. 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 the raising of the overall height of the single-family dwelling from about 28.5 feet to about 31 feet above mean grade, and allowing the moving off and replacement on the Locus to enable the replacement of the pilings and raising the house to meet the flood plain requirements would not be substantially detrimental to the public good and would not nullify or substantially derogate from the intent or purpose ofthe By-Law. The Board further finds that there would be little impact upon this thickly settled mixed-use neighborhood, especially as the structure would be sited in the same location as it presently exists. In addition, the Board specifically fmds that owing to circumstances relating to the topography of the structure, being partially over water on pilings and partially on dry land, soil, the lack thereof under a portion of the structure, and shape, and especially affecting the Locus and structures, but not affecting generally the zOning district in which it is located, a literal enforcement of the provisions of this Zoning By-Law would involve substantial hardship, financial or otherwise, to the Applicant. In addition, the Board finds that a waiver of the one required parking space would not be in harmony with the general purpose and intent of the Zoning By-Law. The Board further finds that a waiver of the requirement would not be contrary to sound traffic and safety concerns. There are practical difficulties that prevent the locating of the required off-street parking space on the site and it is actually physically impossible to provide on site. 5. Accordingly, by a unanimous vote, the Board GRANTS the requested relief by VARIANCE under Nantucket Zoning By-Law Section 139-17 A to allow the raising of the ridge height of the single-family dwelling to about 31 feet; above mean grade dry land, and under Section l39-l6A, to the extent necessary, to allow the Applicant to move and then replace the existing structure, without the expansion of the footprint, back on the site in substantially the same location in order to replace the pilings; and a SPECIAL PERMIT under Nantucket Zoning By-Law Section 139-18 to waive the one required parking space, upon the following conditions: a. The structure shall be sited with a maximum ridge height of about 31 feet above mean grade on dry land, and in substantial conformance with the plan done by John J. Shugrue, Inc., dated November 26,2001 and revised February 5,2002, marked as Exhibit A and attached hereto; and b. Any exterior work that relates to this proposed project should be done between November 1 and April 1 of any given year. Dated: March 102" 2002 ' (\ '. " \$fLl~.l~ ~~ &-) C ~me ~ ~ . EdW?urp~ ; 1.78' .. ? 0 ~ Q\ ~ M' OM II) ~? ~ 0 0 Z M 0 \/). ..;. o M Co Z LOT B 2 63 S . 'WALK'WAY vl..JOt. -..:!-{ ~ I V Go ~\tt .~ NANTUCKET HARBOR N71"S3'30'E 23.17' ~ DECK w o M \/) o Co ~ S70'0 10"" 2.42' # 10 to) LOT C ~ \0 ~ 10 S.t ~ 2.50' OLD NORTH 'WHARF ZONING. RC MINIMUM LOT SIZE. 5,000 SF. MINIMUM FRONT AGE. 40 FT FRONT YARD SETBACK. NONE REAR ~ SIDE SETBACK. 5 FT GROUND COVER RA TIOJ 50/. PLOT PLAN OF LAND IN NANTUCKET, MA SCALE. 1'=5' DA TE. NOVEMBER 26, 2001 JOHN J. SHUGRUE, INC. 57 OLD SOUTH ROAD NANTUCKE~ MA 02554 FORI GEORGE PENNY EXISTING FIRST FLOOR ELEV. = 5.7 EXISTING RIDGE ELEV. =34.2 PROPOSED FIRST FLOOR ELEV. = 8.2 PROPOSED RIDGE ELEV. = 36.7 PROPOSED RIDGE 31't FROM EXISTING GRADE. REVISED. FEBUARY S, 2002 THE STRUCTURES ARE LOCATED AS SHO~N ~ ~H . GRUE PLS DATE. NOVEMBER 26, 2001 ASSESSORS MAP 42.3.1 PARCEL NO. 23 #6511BOA2 TOWN OF NANTUCKET ZONING BOARD OF APPEALS 37 WASHINGTON STREET NANTUCKET, MASSACHUSETIS 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, JANUARY 11,2002, IN THE CONFERENCE ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the Application of the following: GEORGE W. PENNY, ID. BOARD OF APPEALS FILE NO. 001-02 Applicant is seeking relief by VARIANCE under Nantucket Zoning Bylaw Section 139-17 A (height limitations). Applicant proposes to alter the pre-existing single- family dwelling by raising the height of the structure from about 30 feet to about 32 feet from existing grade. Applicant needs to replace rotting pilings under the main body of the house, which would then require that the structure meet current flood plain code requirements. There would be no expansion of the structure as a result of this project. To the extent necessary, Applicant further requests relief by VARIANCE under Nantucket Zoning Bylaw Section 139-16A to remove the structure from the Locus and replace it back on its new pilings in the same location, and a SPECIAL PERMIT under Section 139-18 to validate the lack of a parking space. The Locus is nonconforming as to lot size with the Lot containing about 788 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 23 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 in excess of the allowable maximum of 50%; as to side yard setback distance, with the structure being sited at zero feet from the easterly and westerly side yard lot lines, in a district that requires a minimum side yard setback of five (5) feet; and as to parking, with there being no space provided on site. The Premises is located at 10 OLD NORTH WHARF, Assessor's Map 42.3.1, Parcel 23, Land Court Plan No. 10169-A, Lot A. The property is zoned Residential- 9 Commerci&. /~WM~ ~ Nancy I. S ns, Chait'frian N ~. i ~ THIS NOTICE IS A V AILABLE IN LARGE PRINT OR OmER ~ ALTERNATIVE FORMATS. PLEASE CALL 508-228-721g0R :g FURTHER INFORMATION A-- ~ -- '" rn CJ o ,,!~~ i'Oni l-a9 /". . :, . .,1" .. " NAN~OC~~ ZO~:UG aOAnD o~ A~~EALS ':OW lIllO COtnl~:e ~O:LP:~G N.All'rOCXE:t', HA O~5S' ~PPLrCATTON ?OR RELTE? Da"Ce CASE No.(t)/-~ :~~ Ownn'll name (s) : ~, 'HAU1n~ G.c1d.~ess: l: . \'! '~pJ.1ce.nt' a n~Q: Hdl1nq loc3.c3.ress; LoOl.tion ot lot; ,S~Gat ac3."-r~ss: / () 0 I d No r;-h tv h () yp ~1atr:f~nl:1'ct '~ fhn S~." PtJ or nan File /cJ/(P9'-1? Lot~ ..', ~t8 l.ot; loc~irel:1; -.J-.J_ oe~1:1 ~et El~"'o/a?10nin~'Qistdct R-~. ' Una on 'lot ..' ,c'o~ero1al :' None K or MeD? _ ' , . w n~er ot; I:1wellintJs-L- duplex___ ~pG.rt~ents___ rental rooms___ Bl.l1'1(;\1ntJ'Qlot.(S): a.ll pre-a/7~? L or , C ot O?_ 8uill:1inq Permit appl'n. Nos. CAao Nos. loll,SoA ~pplications, lawsuits; ,stat. tully all ;oninq reliet aou;ht and respeotive Code seotions Qd sub.eotions, speoitically what you PrOpose cQmpar~d to present Qd wbat ~rqunda YOU ur;. tor BoA t9 ~a~e ea.Qh tinl:1inq per Section . J,3S-3:ZA - 1t. Va~1anoe, 139"~OA :1.t a Speobl P~rmit '(and 139-33;\ , it to alter o~ extenl:1 a. noncon?ormintJ Use). It ~PPeal per 139-32A 'rB -: , attach decbion or ordei=~ a~pealel:1.. OK to ~~i;~ch addl(Jndu.)l,l 9' /7.1- ' "" er, (If! ~ b t/C(Y7!~ ()~ .ucn on f..:3 _ fY ~l:tg/J1;!;, ~ ';,t~~oI '/AI 30-#"~€f 9~ I d'J;1?;,: ~~\%;~ ~ /;' on~ OP1.~MM'A7JJ':::~-:J:::J f)?J! 1 (0 bao!c~ /7lUJ ~1f~b/) ./1c)'tn119 ((/ t/~. f!!q;:~xJ11. fOg;J/J jJ, 'C~i;:il?'f..s rpAICM CIJ/I! f'{Jlk 2'NJ l1e;'l 1-- frJ ~$!jr ~ ~ ~~ ~ ~~)L/lQ~.J~,{ fA ~ ~ i:(jI/G113 ~J?:",~, . ,,;~ ~af1Wtt!j!v,"fr:!~'fU~ 'curer ti4 J10 va}1 ~ t1A.- tJCP 'vuZ-Uttf-' CJL.. I (/'" L 'J I^-r- () %t~ .nolo..a aa pa~t ot this 'ApplioAtion; 0~d8r1 al:1dendum2 ' toOUI ma~ S1te plan showin9 p~esent +plannad structures ' , '~of:r Pbnapt'eaent___ propoaet;!_ el.vat::.ona (HO'a""ipproVed?_), ~'w1n;. ~ot a~eA - .ronta~e Getbao~ G~' pa~k1ntJ data AssaSSO~-08ttitiea-adq~esse~ !!it 4 let. ---~a1l~ labels 2 8$t~ ' taoo t.. paYable to ~own ot Nantuokat ~o~t3 loap' oovenant __ , .(;: In Ippn~, &'k ~O~ln C~nk .to ..nn~ai QOllliT'i t"Clo~c! to BoA 7') X o8ftity that the =.qu..t.~ 1nto=mat10n sUb~1ttel:1 is SUbstantially ,OQmp..tl In~ true to the D8Bt ot lll~ knowle~ge, under the pains and ,~tnl1t1e. o:~=:l 'l:"J:f : SIGlIA~Ulll:1 ' ,JI t~"-- ~ppl~o.nt _ Attorney /':g ent ~ ~C:: not own. 9~ o~nQ~I. ~ttorn.y, englo.. P~oot ot autho~1ty> .....,.,.....~~ u) ~r~~ 3~05}'c3~'1k S 1\ r< 'cljo, /119 ' ,~. ;:)cJO/~ (,r () mo ) , C,r~) A.sse~liprl\> map and paroel nmnher ~.:a. / - 23 o . , FOR SoA OFF:tct USE ..... ApPl1c.ticn copies .ec'd, 4.lL"or__ tor BoA o~illL by I-RJ ,\ ..~ OO~ tne. w1th ~own Cler~ on..J2.;JJlrJI.. lly co~plote7 $ c1,~ . On. cOP:f uoh to PJ.a.nninrp S~ a.n~ SUU~l:1ni c~ twi/ZQ/..\ l:J'I tf7 /J ~ ' , ',. 9;00:.. oh.ok 91Ven '1'OIfwn 'rt'easU~et' 0 I bY~ WdVed?___ .KI&~1ng nO~ice po~tel:1/2; Qj maileQJ]) ;c & ML2;Zl2IcJ.., .JJZz;QJ-. ... . :. ,H8&t'~ng(.) on-l-l_ cont"j to-l-l_, -1-1_ w1thl:1rawn?-.J-.J_ " , , . DeQ1s1on clUe b'l-l-/_ made-/-l_ U1GQ 'J:C-l-/ _ llldlec3.-.J -.J_ Bu ~.hticS .Q~je~ ' bWiU~t" L .'. .... ot:he~ I . 1a~~ ..---------.... ..,..... , ., ". '" ........-...... ... . ... ........ ........... NA1~TUv~l rl1t~ U~r.t\.l1..l1Vl.Dl'4.l 131 Pleasant Street Nantucket, Massachusetts 02554 October 6, 2000 Attn: Mr. Carl Jelleme TOSCANA CORP. 43 Nobadeer Farm Road Nantucket, Ma. 02554 Dear Carl, As Chief of the Nantucket Fire Department, I have reviewed the situation at Old North Wharf on the moving of the building at 10 Old North Wharf. I also brought Deputy Chief Rezendes there and we are of the opinion that this building must be put so that a fire truck or ambulance can get by this build- ing in an emergency. You and I taped off the area, Carl, and I believe that it will accomodate this. The Nantucket Fire Department would like to be kept abreast of this and we will also periodically check this area. Any other problems, please let me know in the interest of public safety. BLW/slb o m C") 00 ~ o <:::l Ln__ . , ': ,.' ," J\- ~ .:. >.~ _ <1#.;.. " ,.\ ~_:'. ;.: . ~t~~! :. . .~ I. ~~- N ~~ ~~ ~.~.. Y' \ i3"31:1 ~ s ~: ,{ \' -:!--;:\-. .'::~ . ..," ...._~.::_~_~. ...w~~.....,..,.".,... NANTUCKET HARBOR N71.53'30'E 1.78' 23.17' ~ 0 o ~ ~ .... a ("') M ci II) ("') ~ . , \D a 0 .... ("') a Z ~.,f- a ("') . en .... z LOT B 2 63 S. . "'ALK'WAY S70.0 '10'''' 2.42' ~ LOT C b ~ 10 S.F. ~ 2.50' DECK OLD NORTH wHARF EXISTING FIRST FLOOR ELEV. = 5.7 EXISTING RIDGE ELEV. =34.2 PROPOSED FIRST FLOOR ELEV. = 8.2 PROPOSED RIDGE ELEV. = 36.7 PROPOSED RIDGE 32':f: FROM EXISTING GRADE. THE STRUCTURES ARE LOCATED AS SHo~N Joj~~ DA TE: NOVEMBER 26, 2001 ASSESSORS MAP 42.3.1 .1_ ZONING: RC MINIMUM LOT SIZE: 5,000 S.F. MINIMUM FRONT AGE: 40 FT FRONT YARD SETBACK: NONE REAR 8c SIDE SETBACK: 5 FT GROUND COVER RATIO: 501. PLOT PLAN OF LAND IN NANTUCKET, MA SCALE: 1N= 5' DA TEl NOVEMBER 26, 2001 JOHN J. SHUGRUe INC. 57 OLD SOUTH ROAD NANTUCKE~ MA 02554 FOR: GEORGE PENNY PARCEL NO. 23 #6511BOAl ~)D Town of Nantucket RECElVED ZONING BOARD OF APPEALS BOARD OF ASSESSORS NOV 1 3 2001 TOWN OF NANTUCKET, MA LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF PROPERTY OWNER....... .4??tf.~~ ~.~..... W. ."..... .e~.~............. MAILING ADDRESS. ..W~~l J.~.~.... .~.C:............................... PROPERTY LOCATION....... JQ....... o.l,.!2..... .~.t?Q~.... .~..... ASSESSORS MAP/PARCEL.......~......~.~ J.............. .,?i:?........ ~~ PMJU1L~~ Co. APPLICANT................................................................................... . SEE ATTACHED PAGES I certify that the foregoing is a list of persons who are owners of abutting property, owners of land directly opposite on any public or private street or way; and abutters of the abutters and all other land owners within 300 feet of the property line of owner's property, all as they appear on the most recent applicable tax list (M.G.L. c. 40A, Section 11 Zoning Code Chapter 139. Section 139-29D (2) . _.....1.(/15).0.1.... ......... .. ~J?.C0:JkC?:.....O ~Jr DATE ASSESSOR'S OFFICE Town of Nantucket tn .j ~ 1Il 'M H .. 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