HomeMy WebLinkAbout057-03
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: ~'J:'e~~(Q, 2003
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
fol.lowing:
Application No.:
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Owner ApplIcant: H"TI~<-C, I. ')~""l n 'jc'\{': f .II"U,> lee
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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.
\j()~I(<A \. ~~q[!7\92-----
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cc: Town Clerk
Planning Board
Building Commissioner
PLEASE NOTE: MOST SPECIAL PERMITS AND V~RIANCES 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.
NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
13 Pleasant Street, Nantucket
Assessor's Map 42.3.3, Parcel 122
Residential Old Historic
Plan File 44-C
Deed Book 433, page 35
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals, on
Friday, August 8, 2003, 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 (057-03) of ALFRED F. SANFORD,
TRUSTEE OF THIRTEEN PLEASANT NOMINEE TRUST, of 13 Pleasant Street,
Nantucket, MA 02554, in connection with property known as 13 Pleasant Street,
Nantucket, Massachusetts.
2. Applicant is seeking relief by SPECIAL PERMIT under Nantucket
Zoning By-law Section 139-33A (alteration/ expansion of a pre-existing
nonconforming structure/use). Applicant proposes to alter the said to be pre-
existing, non-conforming primary dwelling by raising the rear portion of the
structure about 24 inches so as to create a uniform first floor level within the
house and construct a new foundation under this portion of the structure. The
portion of the structure that is being raised is the one-story, 30-foot section at the
rear of the building, which portion is sited as close as about 2.6 feet from the
northerly lot line along Starbuck Court Other portions of the structure are sited
as close as about 0.5 feet from the northerly lot line and as close as about 3.8 feet
from the southerly lot line in a district that requires a side and rear yard setback
of five feet The Locus also contains a nonconforming secondary dwelling that is
sited as close as about 1.3 feet from the southerly lot line and as close as about
1.9 feet from the westerly lot line. The Premises is located at 13 PLEASANT
STREET, Assessor's Map 42.3.3, Parcel 122, Plan File 44-C. The property is
zoned Residential-Old Historic.
3. Our decision is based upon the application and accompanying
materials, and representations and testimony received at our public hearing on
August 8, 2003. The Planning Board made no recommendation finding that the
application did not present issues of planning concern. There were no letters on
file.
4. The plot plan prepared by Nantucket Surveyors, Ine. dated
November 1,2001, a reduced copy of which is attached as Exhibit A, shows the
existing structures on the Premises. The Lot is conforming in size and the
structures conform to the ground cover requirements. The primary dwelling,
which pre-dates zoning, intrudes into the side yard setback areas, as close as
approximately 0.5 ~ feet. That portion of the structure, which the Applicant
proposes to raise is a one-story portion at the rear of the dwelling that is
currently approximately 2.6 feet from the northerly property line (adjacent to
Starbuck Court) at its closest point. The Applicant proposes to increase the
height of an approximately 30-foot section so as to construct a new foundation
under this portion of the dwelling and create a uniform first floor elevation in
this part of the dwelling. The proposed ridge would be no more than about two
feet higher than the existing ridge, and the structure will not be any closer to the
property line than the existing structure. As part of the renovation, the Applicant
is modifying portions of the addition outside the setback areas.
5. The Board finds that the approximately 2-foot increase in height of
the rear portion of the building for which relief is requested will not be
substantially more detrimental to the neighborhood than the existing non-
conforming building, provided that the renovated structure does not extend any
closer to the northerly property line than the existing building. Given the
congestion of the ROH district in the summer season, the Board made this
finding based on the Applicant's representation that no exterior construction
work on this project would occur between June 15th and September 15th.
6. Therefore, the Board of Appeals voted UNANIMOUSLY to grant
the requested SPECIAL PERMIT relief under Nantucket Zoning By-law Section
139-33A to raise the rear, one-story portion of the primary dwelling
approximately 24 inches so as to permit the construction of a new foundation
with a level floor height on the following conditions:
Dated:
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No exterior construction activity in connection with the project
shall be permitted hereby between June 15th and September 15th.
b)
The renovated structure shall be no closer to the northerly property
line (Starbuck Court) than the existing structure, as shown on the
plot plan attached hereto as Exhibit A.
c)
The ridge of the renovated structure shall be no more than 24
inches higher than the ridge of the existing struc e.
Septem ber A, 2003
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David Wiley
Michael O'Mara
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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, AUGUST 8, 2003, IN THE CONFERENCE ROOM,
TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the
Application of the following:
THIRTEEN PLEASANT NOMINEE TRUST, ALFRED F. SANFORD, III,
TRUSTEE
BOARD OF APPEALS FILE NO. 057-03
Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
Law Section 139-33A (alteration/expansion ofa pre-existing, non-conforming
use/structure). Applicant proposes to alter the said to be pre-existing, non-conforming
primary dwelling by raising the rear portion of the structure about 24 inches so as to
create a uniform fIrst floor level within the house and construct a new foundation under
this portion of the structure. The portion of the structure that is being raised is the one-
story, 30-foot section at the rear of the building, which portion is sited as close as about
2.6 feet from the northerly lot line along Starbuck Court. Other portions of the structure
are sited as close as about 0.5 feet from the northerly lot line and as close as about 3.8
feet from the southerly lot line in a district that requires a side and rear yard setback of
fIve feet. The Locus also contains a nonconforming secondary dwelling that is sited as
close as about 1.3 feet from the southerly lot line and as close as about 1.9 feet from the
westerly lot line.
The Premises is located at 13 PLEASANT STREET, Assessor's Map 42.3.3,
Parcel 122, Plan File 44-C. The property is zoned Residential-Old-Historic.
~
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THIS NOTICE IS A V AILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
CASE NO. 6 s"'7@
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s): Sanford, Alfred F. III Trustee of Thirteen Pleasant Nominee Trust
Mailing address: PO Box 187, Nantucket, MA 02554
Applicant's name(s): Sanford, Alfred F. III
Mailing address: PO Box 187, Nantucket, MA 02554
Locus address: 13 Pleasant St.
Assessor's MapIParcel: 4233/122
Land Court PlanlPlan Book & PageIPlan File No.: Plan Book File 44-C
Date lot acquired:JlI-111 93 Deed Ref./Cert. of Title: Book 433 pg. 35
Lot No.: N/A
Zoning District: ROH
Uses on Lot - Commercial: None~ Yes (describe)
Residential: Number of dwellings-L- Duplex_ Apartments
Rental Rooms
Building Date(s): All pre-date 7/72? X
or
C of O(s)? YES
Building Permit Nos: 1313-01, 10697-94, 10549-93, 7400-90
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 nonconformities:
See attached addendum.
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I certify that the information contained herein is substantially complete and true to the besiRf my OJ
knowledge, under the pains and penalties of perjury. 0
~ed F. Sanford, III, Trustee~ by his attorney
SIGNAT~~..u~ Applicant Attorney/Agent X
(If not owner or owner's attorney, please enclose proof of agency to bring this matt efore the Board)
FO FFICE USE
Application received on:2J11<l2..- By: Complete: Need copies?:
Filed with Town Clerk:.:21 &.cb Planning Board: y~ Bnilding Dept.: 1 r(Qtt:f!:, By: ~)
Fee deposited with Town Treasurer:2;Jjpjci!::> By: Waiver requested?: Granted:~_I_
Hearing notice posted with Town Clerk:-=:2I.&aMailed:-2t!)/6 I&M:::;'I2(!~&:21 3)/~
Hearing(s) held on:_I_I_ Opened on:_I_I_ Continued to:~_I_ Withdrawn?:_I_I_
DECISION DUE BY: 1 1 Made: 1 1 Filed w/Town Clerk: 1 1
--- --- ---
Mailed: 1 1
---
DECISION APPEALED?:_I_I_ SUPERIOR COURT:
LAND COURT
Form 4/03/03
Addendum A
13 Pleasant Street
The applicant seeks relief by Special Permit under Section 139-33 to raise
the rear portion of his home at 13 Pleasant Street approximately 24 inches so as to
create a uniform first floor level within the house, and construct a foundation
under this portion of the structure. A first floor plan and the northerly elevation
plan are attached to this application. The portion of the building being raised is
the one-story, 3D-foot section at the rear of the building, which portion is situated
2.6~ feet at its closest point from the northerly property line along Starbuck
Court. Other portions of the building are situated as close as 0.5~ feet from the
northerly property line along Starbuck Court, as shown on the attached plot
plan. The dwelling pre-dates the Nantucket Zoning By-law and is validly
grandfathered as to setback. The lot is conforming and the structures on the
property comply with the ground cover requirements. The proposed increase in
height will not be substantially more detrimental to the neighborhood than the
existing building.
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148 FEDERAL ST., NANTUC~ET, MASS. .
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I CURRENT ZONING: R.O.H
j MINIMUM LOT SIZE: 5000 S:F. '.
: MINIMUM FRONTAGE: '5q~ FT.. '
;, FRGNTY ARDSETBACK: NO'NE'~
i SIDE AND REAR SETBACK: 5 FT.
I ALLOWABLE G.C. R,J. 50%
!EXISTING C,C.R,: 37% :t:
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! FOR PROPERTY LINE DETERMINATION THIS PLOT PLAN
i RELIES ON CURREt;H D~EDS AND PLAN.S. OF RECORD. " ~.
~ 'vrR I FIE 0 BY FIELD' MEA'SUREMENTS AS SHO'M-l HEREON..
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;1 HEREBY CERTIfY TO' THE BEST OF MY KNOWLEDGE
" THA T D-iE PREl.IlSES SHOWN ON THIS PLAN ARE
. LOCATED WITHIN THE C ZONE AS DELINEATED
; ON THE ~FIRM' MAP OF COMl.lUNITY NO. 250230;
;MASS. EF"FECTIvt:: 7-2-92 BY THE FEDERAL
;EMERGENCY MANAGEMENT AGENCY.
i N,B, 153- 58
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MORTGAGE INSPECTION PLAN
IN
NANTUCKET, MASSACHU SETTS
SCALE: 1"=30' DATE: NOY. 1, 2001
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Gf"EED REFERENCE: Od,Bk.433Pg,35
PLAN REFERENCE: PI.FL. 44-C '
'. ASSESSOR'S REFERENCE:
MAP: 42,3.3 PARCEL: 122
PREPARED FOR:
WASHINGTON MUTUAL. F.A. &
ALFRED F. SANFORD, III TRUSTEE
NANTUCKET SURVt:YORS INC.
5 YflNDY WAY
NANTUCKET, MA. 02554
N- 6746
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1 CURRENT ZONING:
i MINIMUM LOT SIZE:
,MINIMUM FRONTAGE:
i FRGNTY ARD SETBACK:
I SIDE AND REAR SETBACK:
) ALLOWABLE G.C, R.J.
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!EXISTING G,C,R,; 37% :I:
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i RElIES ON CURRE~T D~EDS AND PLAN.S OF' RECO'RD, '. \~
~ VERIFIED BY FIELD' MEASUREMENTS AS SHO''NN HEREON:
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FILE NO. 111-93. DD.BK.43<l,PG.84,
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MORTGAGE INSPECTION PLAN
IN
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SCALE: 1 "=30' DATE: NOY, 1, 2001
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l)"EED REFERENCE: Dd, Bk.433Pg, 35
PLAN REFERENCE: PI.FL, 44- C
" ASSESSOR'S REFERENCE:
MAP: 42.3,3 PARCEL: 122
PREPARED FOR:
WASHINGTON MUTUAL, F,A, &
ALFRED F. SANFORD. III TRUSTEE
NANTUCKET SURVEYORS INC.
5 Vv1NDY WAY
NANTUCKET, MA. 02554
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II HEREBY CERTifY TO' THE BEST OF MY KNOWLEDGE
n1A T THE PREMISES SHO'ViN ON THIS PLAN ARE
' LOCATED WITHIN THE C ZONE AS DELINEATED
ON THE ~FIRM' MAP Of COMMUNITY NO'. 250230;
~MASS. Er:FECTI'IC:: 7-2-92 BY THE FEDERAL
· EMERGENCY MANAGEMEN T AGENCY.
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: N,B. 153- 58
N- 6746
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Town of Nantucket
ZONING BOARD OF APPEALS RECEIVED
BOARD OF ASSESSORS
JUN 2 4 2003
TOWN OF
NANTUCKET, MA
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF
PROPERTY OWNER.~Jd r."':,4.r.. .s:~~..............,
MAl LING ADDRESS..".l 3: ,F,(~ ,~t ~.",.,..........,..,...,......
PROPERTY LOCATION,..I.~..f~;:;'~';\.'7~;~
ASSESSORS MAP/PAR EL............ ,....... ......,...,.....,.....,.............".....
APPLlCANT...0l. &L- -fh; \ \otlc..let'
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 II Zoning Code Chapter 139,
Section 139-290 (2)
r.2.?;61!~
DATE
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ASSESSOR'S OFFICE
Town of Nantucket
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