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Home My WebLink About066-02 TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: ~e'em ber- L3, 20 To: Parties in Interest and. Others concerned with the Decision of the BOARD OF APPEALS in the Application of the fo.l-lowing: Application N~.: OCiG -OZ- 'Owner/Applicant: ,S'(Q(ph~Yl ~Y1&or a V16{ A-^() e Lei /\0 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. ~ :;JJ --1- tJI~* N I . ehair~~n c:::J CJ ~fl --- w -0 cc: Town Clerk Planning Board Building Commissioner N 0\ 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. TOWN OF NANTUCKET ZONING BOARD OF APPEALS 1 EAST CHESTNUT STREET NANTUCKET, MASSACHUSETTS 02554 Assessors Map 55.4.1 Parcel 168 ROH 73 ORANGE STREET Plan Book 17, Page 50, Lot 3 Deed Ref. 449/1 0 1 At a Public Hearing ofthe Nantucket Zoning Board of Appeals, held at 1 :00 P.M., Friday, October 18,2002, in the Conference Room, Town Annex Building, 37 Washington Street, Nantucket, Massachusetts, on the Application of the STEPHEN BENDER AND ANNE LYNN, with an address of73 Orange Street, Nantucket, Massachusetts 02554, Board of Appeals File No. 066-02, the Board made the following Decision: 1. Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-Law Section 139-33A (alteration/extension of a pre-existing nonconforming structure/use), and a VARIANCE under Section 139-17 (Height Limitations). Applicants propose to construct a new foundation under their existing two-family dwelling structure without expanding the footprint, other than new exterior stairs. The roof ridge height would be raised from about 28.5 to about 31 feet, when a maximum of 30 feet is allowed under the By-law, in order to allow for code compliant headroom in the new basement. The Locus is nonconforming as to use as duplexes are not allowed in the ROH district; as to lot size with the Lot containing about 4,425 square feet of area, in a district that requires a minimum lot size of 5,000 square feet; as to setback with the structure being sited as close as about 2.65 feet from the southeasterly side yard lot line, in a district that requires a minimum of five feet. . The Premises is located at 73 ORANGE STREET, Assessor's Map 55.4.1, Parcel 168, Deed Ref. 449/101. The property is zoned Residential-Old-Historic. 2. The Decision is based upon the Application and the materials submitted with it and the testimony and evidence presented at the Hearing. The Planning Board made no recommendation. There were no letters on file in favor of or in opposition to the Application. 3. The Applicants represented that they acquired the Locus in 1970, which conta~ned the present nonconforming duplex, thus validating a claim of grandfathered status. The original structure was shown to date back to 1796 and the conforming ancillary structure located to the rear was constructed in 1974. Applicants stated that they had applied to the Historic District Commission (HDC) for approval to raise the basement level and the overall height of the structure to a maximum of 30 feet. After they had received a Certificate of Appropriateness from said Commission, they realized that to make the basement level compliant for full residential use they had to raise the height of that level approximately one additional foot, putting it over the maximum of 30 feet allowed under the By-law. Applicants were proposing no expansion of the structure beyond the addition of a new foundation with raised basement level. Under the original plans approved by the HDC there were to be shorter windows, which Applicants stated did not provide enough light or ventilation for an artist's studio. The HDC restricted the use of window wells on the Orange Street side ofthe structure, also requiring the shorter windows. If the basement was raised the additional height then full size windows could be added without necessitating window wells. Applicants represented that their structure was one of the few structures that was sited at grade without a usable basement level. The existing foundation area did not have headroom and was characterized as a "root cellar". Applicants submitted substantial photographic evidence, and alleged heights of area structures, in support of their assertions that many historic homes in the area have the same configuration that they are proposing, i.e., raised basement area with large windows facing the street and an overall height of over 30 feet. As a result, Applicants felt that the result would be in harmony with the neighborhood. Mrs. Bender wished to use the basement space for her weaving studio and needed larger window to allow more light into the area and to enable adequate air circulation with cross ventilation. Applicants operate a catering kitchen out of the ancillary structure to the rear of the main building. Applicants added that if they were going to go to the expense and trouble of picking the structure up and constructing a basement under it then they should make it entirely usable space. 4. Based upon the foregoing, the Board considered the equities in the case, with substantial discussion concerning the issues of hardship, precedent, uniqueness and impact on the neighborhood. A majority of Board Members found that there was uniqueness within this particular historic area, specifically the immediate Orange Street neighborhood, and that the proposed project would have little impact on said neighborhood due to the fact that the structure would be brought more in harmony with the surrounding structures. The Board also found that the Locus was unique in that the main structure was not consistent with the other historic structures in the area and a grant of Variance relief would be appropriate in this particular situation and that owing to circumstances relating to the topography of the structure and especially affecting such structure but not affecting generally the zoning district in which it is located, a literal enforcement of the provisions ofthe Zoning By-law would involve substantial hardship, financial or otherwise, to the Applicants, and the desirable relief may be granted without substantial detriment to the public good and without nullifying or substantially derogating from the intent or purpose of such By-law. 5. Accordingly, by a vote of four in favor (Sevrens, Loftin, Sanford and Murphy) and one opposed (Wiley), the Board GRANTS the requested relief by VARIANCE from the height restrictions in Nantucket Zoning By-law Section 139-17, to allow the construction of a new full basement level under the existing structure, raising the roof ridge height upon the following conditions: a. The maximum height of the structure shall be 31 feet at its highest point; and b. Exterior construction related to the proposed project shall be limited to the period between October 15 and May 15 of any given year. L--- ;; //' ~CY~::~ ~~~ ,/ n lO.9o'\/ Edward Sanford C. Richard Loft. Edw5hY David Wiley 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 18, 2002, IN THE CONFERENCE ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the Application of the following: STEPHEN BENDER AND ANNE LYNN BOARD OF APPEALS FILE NO. 066-02 Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By- Law Section 139-33A (alteration/extension of a pre-existing nonconforming structure/use), and a VARIANCE under Section 139-17 (Height Limitations). Applicants propose to construct a new foundation under their existing two-family dwelling structure without expanding the footprint, other than new stairs. The roof ridge height would be raised from about 28.5 to about 31 feet, when a maximum of 30 feet is allowed under the By-law, in order to allow for code compliant headroom in the new basement. The Locus is nonconforming as to lot size with the Lot containing about 4,425 square feet of area, in a district that requires a minimum lot size of 5,000 square feet; as to setback with the structure being sited as close as about 2.65 feet from the southeasterly side yard lot line, in a district that requires a minimum of five feet. The Premises is located at 73 ORANGE STREET, Assessor's Map 55.4.1, Parcel 168, Deed Ref 449/1 0 1. The property is zoned Residential-Old-Historic. 2{~~ THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR FURTHER INFORMATION. ~/';'BoA 10);1:1 1-8~ /", . :, '. ..... .. ~~OClCf)~ ZO~;WG BOAJU) OY U.,EALS Date :OWU AHD. COttN~~ BO~LP~~G NJW'l'I1Cn:~, HJ\ 02554 CASE ~o.~ fl2--.. ~??LIC~~ION YOR RELIEF ;f::;::=~:~: ~hd~~~:~~!~2i~~d2JJ'f ~:,.=:.:::. ~~ . . . .t- '. Lo~tion ot lot ~ Ass ~pr' \J ll1l!.p anI:! paroel nWllher ~ Lj. j -16 8t><<t ~u.. 7~' <<O~R $. ~1atr:f JAnl1 'ct 'Plan, fJ,.~ ~ ,,~ or Pl rile, A Jrl- t.ot ~ta 1.o'G acquirel1; '.2; -I2tJ Oe~l1 'aef. 'ttJ. l? zoning' c:liJJtrict ~. . TJ~u on 'lot w' .c'o.eroial;' None':'" or n HCD?_' , ~ n~er of.; .~wellin9s___ l1UPleX~apl!.r~ ts___. rental rooll1s_ 8uUcUnlJ'c:late(a); all pre-S/72? Lor. /7lftJ''1-Qh~/!/.-197'ic of O?~ , Bu1ll:!1nlJ Permit appl'n. Nos. CUe Noa, all. SoA l\~plications, lawau1ts~ '- .-M'(]!)1 (J ,state tully all ~oninq ~eliat aouqbt anl1 re.peotive coc:le seotions and aub.eotions, apeoif.ically what you propose oOlllPl!.rpd to pre~eint . and what ~Q~ you urq. to~ SoA tQ lll.a~e eaQh tindinq per Seo... on . .' ~ew~ZA __ 1~ V~lanCle, 13iw~OA 1: a Speo1al P~t '1and 139w33A tt to alt.~ o~ extenl1 a nonooe!orm1nq use). It appeal per 13g-32A , 'rB ~ ' attaoh deoiaion o~ o~c:l,.,. ,a~pealec:l. pK to att~aadd.ndU~ ' r.3C(t1- ~(I COn1:S '~seertf51_.~/{ ef, b~f1J!10f)ee U() r Jf;l;.~CJ1 CI'K ~ Yi?~~cf q l7~aJ ')7!!lt),~'h~ O/~~~ ~t &cvp{{t/j' ~WJrd<)'F RJ~i$.A:r wcdf1 {~~lI1:! 'WI:rm ~.f'.~ '@:3'~Qfl~re~U~L~1~~~. O%~~ ~ ~~'H,W~ a"'~l~~ cA~ eM -rev 7-fIM* tfliv2r 'rn~ ~ n.rJdt ~ nn y,- ,\P<aAe8.. . :t~ .nolO.,d aa pa~ of. ~11. 'App11oat1on. o~da~l adl:!endu1l12____ , toOUl =a~ stte Pl~n show1nq p~esent +planned struotures . . nOf' Pl~tP~8a.nt--:.: ~opo.e~ 8l8vat.on. ~(Ht)C app~oved?__), L11~~;llot '~,a - -~onta~e GetbaakJ G pa~~nlJ data___ ~1"IOt-08tt1t1.a-id4~eaa'. lIit . .et. ---~ 1 n~ labe18 2 8et8__ . t300 :.. P&Y&ble to ':own of" Nantuok.t l55:0qt T cap' Qov.nant . .en an al'pnl, ...~ ':own Oh~~ .to ..ncr-nai oo=!Ti ~.oo~CS to BoA ~ : 08ftf1:Y that the ~e ested 1ntormat10n 8ub~1tt8d 1s substant1ally ,~t' · &n~ ttue to ~81t 0: ~y knowledqe, under the pa1ns and .>>tna.t .. of p.~u : S:cmATUU. Appl10ant ~ AttorneY/Aqent ___ : ~C:t no~ own8~ 0 ~n8~'. a~to~n.y, 'eno~oae p~oot ot authority) . . , FOR BoA O~'l1.CE' USE loll ..... ~. lppl1ClAt1on oop.tes reo I d: 4_~or.l. to 0>. on..:}.J 0:; 'I / Qn~ QO~ tUed w1th Town CJ.Gr~ on 'i oOll1ple.ti _ ~ , 0.. ..p~ ..... to Phnn1no .. .... .UU:i.~ g ( f? Ji) .- '" noo:.. ob8~ q1Y.n/~o:i1 T~easure~ 0 0 wdv.c\?___ . .K.u~; not1oe po~te~118d@~& ~tt21:22--.. :...K.~tn;(I) 'on-l-l_ oont',j to-l-l_, -1-1__ w1thl1rawn?J-I_ ...' DiOLl1on due bY-I-I__ mll.l:!e-l-l_ tU.c1 WC-I-.J_ ~all.d-';/-I~ all nh;,\J .Q~nz;. ' ~~Wllu~t' .~_ or. . other I (-:. . ---........... G;i ............---..... ....... ...... ............... ........... .. ~ ::0 rn c:::I .:") CJ --l I \.1 - .- " -0 ~;. --- ,:J U1 - '" I f- ~ o z . x.. ,-,,':::l' 1.t>,::> ~G t>,' G<:J't>, .\, \ 'oJ. t ~ '-.. \' LOT 4,425 SF, ~ o. ~ ~ '0:> 0'_ '" v:> v_ ~- i{.... I,' NOTE: LOT AND HOUSE PREDA TES ZONING, , I CERTIFY THAT AS A RESULT OF A SURVEY MADE ON THE GROUN~ THAT THE STRUCTURE IS LOCATED ON THE LOT AS SHOVN VITH NO VISIBLE ENCROACHMENTS, AND DID COMPLY VITH THE ZONING SETBACKS IN EFFECT AT THE TIME OF CONST- RUCTION, THE SITE IS SITUATED IN ZONE ' C ' OF THE F.E,M,A, MAP SHEET # 0011 D COMMUNITY #250230: -- ASSESSQRS MAP 55.4.1 <)<}b I 9,'_ L \ Ie) I ~ "\' ^l// _ "; fo - V(:;; (' 01/, , 'f0A'- ,,;lpt>. \ (' /' cV -()' ~ U'_ ./:,.. ~ '0' cV ,-,'~ ..p \;l_ '-9 ''C.-'' . ()'- .'C.-?) c&_ S"J1 ~..1 .\ i{.... .C. \ 1'.)- ZONING: R-oH MINIMUM LOT SIZE' 5,000 S,F, MINIMUM FRONT AGE' 50 FT FRONT YARD SETBACK: NONE REAR &, SIDE SETBACK' 5 FT GROUND COVER RA TIo: 50% PLOT PLAN OF LAND IN NANTUCKET, MA SCALE: 1'= 15' DA TE' APRIL 12, 2002 JOHN J. SHUGRUE, INC, 57 OLD SOUTH ROAD NANTUCKE~ MA 02554 FOR: STEPHEN-:BENDER PARCEL NO.' 168 #5168MPP. , , \oICn Itf""-", Ie,"""" OA lit ttaiSv6rO: ---.,,- AflIllIcatlon 10 lhlt HISTORIC OI$Tf'ICT OOMMtSSIOtl. 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I , 6 I ! 60100 ~ 'm 0000 - %OS 'UI1Id~ ~3^[]J aNnO~~ 1.J S '>l:lV813S 3<IIS 1 ~VJ~ 3NON 1>l~~a13S a~~A INO~j 1..:1 OS '3~ 1NO~U HnHINIW '..:I'S OOO'S '3Z1S 10-, WnHINIH HO-~ '~INOZ - -: --.... -- ...... ........ -II tooL .... v ..L""~~~J 1~1 S>lJV~13S ~NINOZ 3Hl H1I~ AldWOJ ala aN~ ~lN3WHJ~O~JN3 ]18ISI^ ON HJ.II"\ N.....OHS S'I 101 3Hl NO a31VJO-' SI 3~n13n~lS 3H1 IVHl taNno~ 3H.1 NO 3avw A3^~ns \f .;fO I1nS3~ ~ SV IVHl A~Il~3J I . -< ,,' ~v "o,~ ''4 (j;' <~ -v><'\ . '-../.~ .,' ,~ . ",0, Dv' 00 '!)NINDZ S]! ~a]~d 3snmi (INV 101 1310N !i.c,' t-. .....~s :1," tO~ t-~ tiJt::J~ ~ ,. 'o't -, -~ ...0 ~ <P. ~ "1 "0. ~ 'o:I'S sat'.. 101 "Of:l' , 'f r.;~'" ~"" ,,<;,~ -;- z CJ ;;0 ~ :r: 7(;1 -:lC'lW...I ::xIH U9L9lE809 gl:El l00l/El/80 1/ / 7, 00 Town of Nantucket RECEIVED BOARD OF ASSESSORS AUG 2 6 2002 TOWN OF NANTUCKET, MA ZONING BOARD OF APPEALS LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF PROPERTY OWNER..~~~..~~/~LYtJ rJ " T~ ~ ~. . MAILING ADDRESS.....,......",..,.....,......."......,.."...,...,..,.......",.,.... . "T-3 ~ ~. PROPERTY LOCATION......,..........,.,.......,.........,......,...."..........",.,. ASSESSORS MAPIPARCEL.......~~. .1.~,~..,...,.,....~.".J. ~,g...,... APPLICANT.."~..,..L.~..,~.".,"',..,,..,..,',. 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) . ..e(,~.7{~~..,...." /) -. /J~ j::a~..L/~.,...". DATE - ASSESSOR'S OFFICE Town of Nantucket S>>8 ~ 9041- "\. \ \ .. tn ~ ~~ lQ -ri ~ E-4 rz1 lQ ~ l-IU Q) P ~~ ~Z I: O. .... 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