HomeMy WebLinkAbout083-08 53 Orange Street Partners LLC
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
FEE: $300.00
CASE NO.
D~~-D~
APPLICATION FOR RELIEF
Owner's name(s): 53 ORANGE STREET PARTNERS. LLC
Mailing address: 2815 Buchanan Street. San Francisco. CA 94123
Applicant's name(s): 53 Orange Street Partners, LLC n
:_)
Mailing address: 2815 Buchanan Street. San Francisco. CA 94123_
Locus address: 53 Orange Street Assessor's MaplParcel: 42.3.2 1 153
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Land Court PlanlPlan Book & PagelPlan File No.: Plan No. 2008-51 Lot No.: ! _1
Date lot acquired: 6/27/08 Deed Ref.lCert. of Title: Book 1143. Pa2:e 242 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? YES or C of O(s)? NONE
Building Permit Nos: NONE
" "
Previous Zoning Board Application Nos.:
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
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: Applicant Attorney/Agent
(If not owner or owner's attorney, please enclose proof of agency to bring this matter before the Board)
FOR ZBA OFFICE USE
Application received on:_I_I_ By: Complete: Need copies?:
Filed with Town Clerk:_I_I_ Planning Board:_I_I_ Building Dept.:_I-'_ By:
Fee deposited with Town Treasurer:_I_I_ By: Waiver requested?:_Granted:_I_I_
Hearing notice posted with Town Clerk:-'_I_ Mailed:-'_I_ I&M:_I_I_ & _1-'_
Hearing(s) held on:_I_I_ Opened on:-,_I_ Continued to:-,-'_ Withdrawn?:_I_I_
DECISION DUE BY:-'_I_ Made:_I_I_Filed wtrown Clerk:_I-,_Mailed:-'-'_
DECISION APPEALED?: 1 1 SUPERIOR COURT: LAND COURT Form 4/03/03
ADDENDUM
ZONING BOARD OF APPEALS APPLICATION
LOCUS: 53 Orange Street
MAP 42.3.2 / PARCEL 153
OWNER: 53 Orange Street Partners, LLC
Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning Bylaw Section 139-33A
(alteration/extension of a pre-existing nonconforming structure/use). The Locus is currently nonconforming as to
(i) side yard setback, with the existing dwelling being sited, at its closest point, 0.21 feet from the northerly side
lot line, where a minimum of 5 feet is required; (ii) lot size, with a total area of 3,566 square feet, where a
minimum of 5,000 square feet is required, and (iii) ground cover, with a current ground cover of 1,420 square feet
(aggregate ground cover of main house and cottage), where 1,069.8 square feet is allowed. The ridge height of
the existing dwelling is 27 feet, and therefore conforms to the height limitations set forth in 139-17.
Applicant proposes to alter the pre-existing dwelling, by lifting the existing dwelling, adding a basement
thereunder, and returning the existing dwelling to its original location on the lot. As a result of the proposed
renovation, the ridge height will be increased, but will not exceed 30 feet; and the ground cover and side yard set-
back of the dwelling will not change.
Town of Nantucket Web GIS - Map Page
Additional Info
Town of Nantucket Web GIS
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Zoom In
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Label Parcels with
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Map
Property ID 42.3.2 153
Location 53 ORANGE ST
Owner PALACHE JOHN G JR & SALLY B
Co-Owner C/O 53 ORANGE STREET PARTNERS LLC
Owner Address 2815 BUCHANAN ST
SAN FRANCISCO, CA 94123
Last Sale Date 12/01/1983
Last Sale Price $0
Book/Page 00208/ 096
Lot Size 0.09 acres
Land Use 1 Code 1090
Land Use 1 Desc MULTI HSES MOl
Land Use 1 % 100
Land Use 2 Code
Land Use 2 Desc
Land Use 2 010 0
Out Building $0
Value
Ex. Feature Value $4,100
Improvement $819,000
Value
Total Exempt $0
Total Value $2,222,900
Utility Public Sewer
Land Class R
Zone ROH
Usa of this facility is dependent upon acceptance and understanding of Use Conditions and Data Caveats contained on the Home & AddltlonallnfonnaUon pages,
http://host.appgeo .comlnantucketma/Map. aspx
11/17/2008
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Town of Nantucket
Zoning Board of Appeals
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
PROPERTY OWNER........ ~ .9.~\~.........~. ~.\-.~. .S.'?:..~.... ,.).~......
~ S ~. \ '\) ~c_ '0\.. ",~ \=\ ~ () ,'" e I..AJ .VV \ C ~ --\. C"\
MAILING ADDRESS.................................................. ..,..................
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PROPERTY LOCATION................................................... ..l..,.......... oC <6 '"\ '
ASSESSOR MAP/PARCEL....... .~.~. ..'.:~:. ,'?:.,.... .-:... ..\. S .~,...........
SUBMITTED BY...........0., ~.... ~......................,.............,......,.....
SEE ATTACHED PAGES
I certify that the foregoing is a list of all 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, as they appear on the most recent applicable tax
list (M.G.L. c. 40A, Section 11 and Zoning Code Chapter 40A, Section 139-29B
(2),
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DATE
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ASSESSOR'S OFFIC .
TOWN OF NANTUCKET
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
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Date: January 23,2009
To: Parties in Interest and. Others concerned with the Decision of
the BOARD OF APPEALS in the Application of the following:
Applica tion No. :
083-08
Owner/Applicant:
53 Orange Street, LLC
Enclosed is the Decision of the BOARD OF APPEALS which has this
day been filed with 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 a
complaint in Land 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.
ill <: ~(I '
/bl/ ~) ()/~ tJP6)
Michael J. O'Mara, Chairman
cc: Town Clerk
Planning Board
Building Commissioner/Zoning Enforcement Officer
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME LIMIT
AND WILL EXPIRE IF NOT ACTED UPON ACCORDING TO NANTUCKET ZONING
BY-LAW SECTION 139-30 (SPECIAL PERMITS); SECTION 139-32
(VARIANCES). ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD
OF APPEALS OFFICE AT 508-228-7215.
NANTUCKET ZONING BOARD OF APPEALS
2 Fairgrounds Road
Nantucket, Massachusetts 02554
Assessor's Map 42.3.2
Parcel 153
ROH
53 Orange Street
Book 1143/ Page 242
At Public Hearings of the Nantucket Zoning Board of Appeals held at 1 :00 PM,
Thursday, December 11,2008, 1 :OOPM, and Thursday, January 15,2008, at 2 Fairgrounds Road,
Nantucket, Massachusetts, on the Application of 53 Orange Street, LLC, for itself as Owner,
with a mailing address of2815 Buchanan Street, San Francisco, CA 94123, Board of Appeals
File No. 083-08, the Board made the following Decision:
1. The Applicant is requesting Special Permit relief pursuant to Nantucket Zoning Bylaw
Section 139-33A (alteration of pre-existing, nonconforming structure/use) by lifting the existing
dwelling, adding a basement, and returning the existing dwelling to its original location on the
lot. As a result of the proposed renovation, the ridge height will be increased, but will not
exceed thirty (30) feet. The locus is currently nonconforming as to side yard setback, with the
existing dwelling being sited, at its closest point, 0.21 feet from the northerly side lot line in a
zoning district that requires a five (5) foot side yard setback. The locus is also nonconforming as
to lot size, having a total lot size of 3,556 square feet in a zoning district that requires a minimum
lot size of 5,000 square feet. The locus is nonconforming as to groundcover, having a present
groundcover ratio of about 39.9% in a zoning district that allows a maximum groundcover ratio
of30%. The present groundcover and side yard setback will not change as a result of the
upwards and downwards expansion.
The site is located at 53 Orange Street, is shown on Nantucket Tax Assessor's Map
42.3.2 as Parcel 158, and is recorded at the Nantucket County Registry of Deeds in Book 1143,
Page 242. The property is zoned Residential-Old-Historic.
2. The Decision is based upon the Application and materials submitted with it and
testimony and evidence presented at the hearings. The Planning Board made no
recommendation as the matter presented no issues of planning concern.
3. At the December 11, 2008 meeting, Applicant, through counsel, stated that Locus is
currently nonconforming as to (i) side yard setback, with the existing dwelling being sited, at its
closest point, 0.21 feet from the northerly side lot line, where a minimum of 5 feet is required;
(ii) lot size, with a total area of 3,566 square feet, where a minimum of 5,000 square feet is
required, and (iii) ground cover, with a current ground cover of 1,420 square feet (aggregate
ground cover of main house and cottage), where 1,069.8 square feet is allowed. The ridge height
of the existing dwelling is 27 feet, and therefore conforms to the height limitations set forth in
Nantucket Zoning Bylaw Section 139-17.
4. Applicant through counsel, then indicated that it proposes to alter the pre-existing
dwelling, by lifting the existing dwelling, adding a basement thereunder, and returning the
existing dwelling to its original location on the lot. As a result of the proposed renovation, the
ridge height will be increased, but will not exceed 30 feet; and the ground cover and side yard
set-back of the dwelling will not change.
5. Public comment, both for and against the Special Permit followed and the Board
suggested that the Applicant and the abutters convene to discuss possible resolutions to abutter
concerns.
6. At the January 15, 2009 meeting, Applicant, through counsel, stated that Applicant had
met with the abutters since the December 11, 2008 meeting, and as a result, Applicant has
created a construction methodology (attached hereto as Exhibit A) in an effort to alleviate any
impact on the abutters, and to define the use of the Way during the renovation, which Applicant
shares with the abutters. Applicant, through counsel, also indicated that the Historic District
Commission has issued a Certificate of Appropriateness (Certificate No. 53303) for the
renovation proposed by Applicant; said Certificate of Appropriateness allows for an increase in
the height of the building not to exceed eight (8) inches.
7. Therefore, based upon the foregoing, the Board finds that a grant of the requested special
permit relief to allow the proposed alteration of lifting the existing dwelling, adding a basement
thereunder, and returning the existing dwelling to its original location on the lot, resulting in a
ridge height increase of not more than eight (8) inches (for a maximum ridge height of 27'8"), in
conformity with Historic Districts Commission Certificate of Appropriateness No. 53303.
In addition, the Board finds that said alteration is not substantially more detrimental to the
neighborhood than the pre-existing non-conforming use, pursuant to the Zoning By-Law.
8. Accordingly, by Four to Zero (4-0) vote, the Board GRANTS the requested SPECIAL
PERMIT pursuant to Nantucket Zoning By-law Section 139-33A (alteration/extension of a pre-
existing nonconforming structure/use) to allow the alteration of the pre-existing dwelling, by
lifting the existing dwelling, adding a basement thereunder, and returning the existing dwelling
to its original location on the lot, based upon the following conditions:
a. The renovation shall be done substantially in conformance with Historic Districts
Commission Certificate of Appropriateness No. 53303, not to exceed a maximum ridge height of
27'8"; and
b. The renovation shall be done in compliance with the construction methodology
set forth in Exhibit A attached hereto and incorporated herein.
Signature Page Follows
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COMMONWEALTH OF MASSACHUSETTS
Nantucket, SS
On the 15th day of January, 2009, before me, the undersigned notary public,
personally appeared :~~\. ~~..r , one of the above-named members of
the Zoning Board of Nantucket, Massachusetts, personally known to me to be the person whose
name is signed on the preceding document, and acknowledged that@she signed the foregoing
instrument voluntarily for the purposes therein expressed.
~/f:1.
Notary Publicy/ ~) k. 8. &('UeJ.-.
My Commission Expires: 1)1 ~ IltJ I q..
Notes re: Construction Methodology for project at 53 Orange Street - effect on 10' Way
· Bricks in 10' Way will be taken up and stored on pallets on-site at 53 Orange
Street. Any bricks damaged or lost during the removal or replacing of the brick
driveway in the Way shall be replaced in kind at the sole cost and expense of 53
Orange.
· 53 Orange acknowledges that 51 Orange has installed an irrigation system and has
utilities located in the Way, including but not limited to sewer and water lines
(infrastructure) and has improved its property abutting the Way with lawn, fence,
flower beds and landscaping (the "Yard Improvements"). Prior to replacing and
repairing the Way at the completion of the Works / Construction Activities, 53
Orange will consult with the caretaker for 51 Orange to confirm that all of the
irrigation system and infrastructure located in the Way is in good and
workmanlike order. Subsequent to replacing and repairing the Way 53 Orange
shall repair any damage to the Yard Improvements of 51 Orange. To the extent
any of said infrastructure or any of the Yard Improvements have been damaged or
rendered inoperable by the Works / Construction Activities, 53 Orange shall
repair and/or replace said infrastructure and Yard Improvements to the reasonable
satisfaction ofthe caretaker for 51 Orange all at the sole cost and expense of 53
Orange.
· 53 Orange shall place survey markers along the property line of 51 Orange that
abuts the Way to ensure against inadvertent encroachment onto the property of 51
Orange by men, materials and equipment working on the Works / Construction
Activities.
· No sheathing will be driven into the Way to protect against erosion ofthe
proposed cellar hole. However 5-6' of Way will be excavated in order to dig a
hole for basement under the residence on 53 Orange only for that portion of the
residence that is on property line. Please see the exhibit attached hereto.
· An excavator may be located in Way in order to place beams under the residence
on 53 Orange for lifting it so as to enable the dig-out ofthe foundation however,
such excavator shall be of a size and dimension that allows it to work safely in the
confines of the Way without encroaching onto 51 Orange.
· There shall be no materials or construction equipment stored on the 51 Orange
side of the Way.
· 53 Orange may not use exterior water spigots or electrical outlets located at 51
Orange without the express consent of Craig Baker, caretaker for 51 Orange.
· An excavator (9' wide) may be located in Way in order to excavate under that
side of residence on 53 Orange- plan is to excavate from backyard and then use
smaller excavator under house to dig out and store dirt in backyard
· It is estimated that the Way will be inaccessible for up to 10-12 weeks from the
start of the works / Construction Activities but, without creating unrealistic
expectations, it is hoped that this period may be more like 6-8 weeks. In any
event, for the period between the dates of May 15, 2009 and October 1, 2009 the
Way will be returned to the same condition as it is as of the date of this
Agreement and completely accessible by the occupants of 51 Orange.
. Will drive sheathing on Orange Street side and will take up brick sidewalk on
Orange Street and will return same upon completion.
. There shall be no exterior construction (including roofing and sidewall shingling,
demolition, excavation, preparations), or any other work that causes noise in
violation of Nantucket Noise Bylaw, Section 101 of the General Code, between
May 15 and October 1 of any year, or during Daffodil Festival, Christmas Stroll,
or Thanksgiving Week and during these weekends the Way shall be in same
condition it is as of the date of this agreement.
· Prior to demolition, 53 Orange shall notify neighboring structures as required by
the 780 CMR 33 of the Massachusetts Building Code. In addition, 53 Orange (or
its representative) shall meet with Craig Baker, caretaker for 51 Orange Street,
prior to the demolition to structurally survey 51 Orange Street, interior and
exterior, and to photograph same at the discretion of Craig Baker. 53 Orange (or
its representative) shall meet with Craig Baker not more than three (3) weeks after
the commencement of the demolition, and again upon completion of the work in
the way (and its return to its prior condition as set forth in this Agreement) to
structurally survey 51 Orange Street, interior and exterior, to be sure that no
damage was done to 51 Orange Street during the course of the work..
Exttt 8lT A
SITE-PLAN
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