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Home My WebLink About117-98TOWN OF NANTUCKET ZONING BOARD OF APPEALS 37 WASHINGTON 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, NOVEMBER 20, 1998, in the CONFERENCE ROOM, TOWN ANNEX BUILDING, 37 WASHINGTON STREET, Nantucket, Massachusetts, on the Application of the following: ARTHUR D. LEVINE AND LAUREN B. LEICHTMAN, TRUSTEES OF CAPITAL PARTNERS REALTY TRUST BOARD OF APPEALS FILE N0. 117-98 Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-Law §139-33A (alteration/expansion of a pre-existing nonconforming structure/use). Applicant propose to construct a dormer on the rear southerly side of the single-family dwelling and to convert a window to a door opening onto a balcony also on the southerly side of the dwelling. The the southernmost dormer, one (1) of two (2) planned, would encroach upon the required five-foot side yard setback area by approximately two (2) feet though come no closer to the southerly side yard lot line than the existing structure which is sited at zero feet from said lot line. The dormer would be located above the maximum allowed height of 30 feet at approximately 34.5 feet above the westerly elevation grade though come no higher than the existing roof ridge height. The construction of the balcony is alleged to not increase the nonconforming nature of the structure and would be less nonconforming than the existing structure. The Locus is also nonconforming as to lot size having a lot area of 4,404+ square feet in a district that requires a minimum lot size of 5,000 square feet; as to ground cover with the Lot containing 39+~ in a district that allows a maximum ground cover ratio of 30/ for undersized lots; as to frontage, having a frontage of 49.06+ feet in a district that requires a minimum frontage of 50 feet; and as to parking with there being no parking space provided on site and none planned. The Premises is located at 5 PLEASANT STREET, Assessor's Map 42.3.3, Parcel 156, Plan Book 19, Page 108. The property is zoned Residential-Old-Historic. Dale W. Waine, Chairman TITS NOTICE IS AVAILABLE IN LARGE PRINT OR Ct~THf~R ALTERNATIVE. FORMATS FOR _ ASS~ISTAN~~ %ALL _ ~_ __. (60~~_Z~8=721 ~ . ~ _ -- ..._ . _ _ - - - BoA Form 1-II9 NANTUCKET ZONING BOARD OF APPEALII ' TOWN AND COUNTY nIIILDINO~ `Date ~,~ NANTUCKET, MA 02554 ~~ E;r ~/ CASE No APPLICATION FOR RELIEF Owner's name(s): Arthur E. Levine and Lauren B. Leichtman, Trustees of Capital Partners Realty Trust Mailing address: c/o Vaughan and Dale P.C. P:O. Box 659, Nantucket, MA 02554 Applicant's name: same Mailing address: same Location oP lot: Assessor's map and parcel number 4~,-i56 Street address: 5 Pleasant Street Registry Land Ct Plan, Plan Bk & Pg or Plan File Book 19 Lot Page 108 Date lot acquired: ~11 98 Deed Ref 592,68 Zoning district RoH Uses on lot - commercial: None x or •MCD?_ - number of: dwellings 1 duplex- apartments- •rental rooms- Building date(s): all pre-8/72? _g or C of 0?,~ Building Permit appl'.n. Nos. Case Nos. all BoA applications, lawsuits: State fully all zoning relief sought and respective•Code sections and subsections, specifically what you propose compared to present and what grounds you urge for BoA to make each finding per Section 139-32A if Variance, 139-30A if a Special Permit .(:d}1d.. 139-33A g, iP .to alteror••extend •a nonconfiorming use) .~ If appeal per 139-3~A & B _ , attach decision or order appealed. OK to attach addendum . See. Addendum Attached hereto Items enclosed as part of this Application: orderl addendum2 Locus map- Site plan x showing present x +planned x 'structures Floor plans present proposed g elevations x (HDC-approved?_) . Listings lot area,frontage x setbacks X GCR~ parking data Assessor-certified addressee Iist 4 sets ma~ling label$$ 2 sets= 200 fee payabl.e...to_.~'own of Nantucket• x proof • 'cap' bbbenant (If an appeal, ask Town Clerk to senc~Bldg Comris record to BoA.r I certify that the requested information submitted is substantially complete and t ue,to t e best of my knowlecj~e, under the wins and peSalties of pe j`ury'. ' ~' " SIGNATURE: A plicant Attorney/agent x William F Hu er, Es4uire 3(If not owner or wne 's attorney, enclose proof of authority) FOR Bo OFFICE USE z~'~~" '~ Application copies/rec'd:•4 or_ for A~~n~.~_ by One copy filed with Town Clerk on~~~~.by omplete? ~ One copy each.to Planning.Bd and Buildinq,De t ~ ~ ~(>by $200 fee check given T wn Treasurer o v ~ y Gaived?_ Hearing notice posted,~(~/ mailed •,~/^ I & M ~•, ~/~'~ 'r:~ Hearing(s) on_/_/_ cont'd to,_/,_/_, ~_/_ withdrawn3~~_ Decision due by_/~_ made-/-/- filed. TC~~_ mailed~_/_ See related cases lawsuits other RECEIVED TC~'NN CLERK'S OFFICE NANTUCKET, MA 0254 NOV 04 1998 IME: CLti~K: _ 2-89 ti _ -, P7A Form _ ~- ~~~ ; a` ~~~ Np.I~TTUCKET ZONING BOARD OF APPEALS -: ~: TOWN AND COUNTY BUILDING '! NANTUCKET, MA 02554 ~' I SEP 2 4 ~~ ~~~.; ,' ~~ -_~'~' ASSESSOR' S LIST OF PARTIES IN INTEREST± ~ti;,_~--" + ~~ ~ a .1~ ~ ~tb.~ PROPERTY OWNER: t~ ~ ~[/ FOR RELIEF (S E? -)~ APPLICANT * A ADDRESS OF PROPERTY: ~ * ASSESSOR'S MAP - PARCEL: "'t'2''~7~~ LIST OF PARTIES INCLUDING ADDRESSES *(OR SEE ATTACHED )~ lists all persons, I certify that the foregoing (or the attached ro erty, owners of land natural or legal, who are owners of abutting p P irectl opposite on any public or private street or way; and abutters of e d Y the abutters and all other laedtowners within three hundred feet o in Code as they (and their address) appear on property line of Owner s prop Y• c.40A, §11 and Zon g the most recent applicable tax list [per M Chapter 139, §139'29D(2)l' Z~' ~~ Assessor's Office Date Town of Nantucket * p, licant (Petitioner) should include wots Which might becomezoning NOTE: PP commonly-owned abutting 1 relief is sought, any arcels for each abutter. involved in the zoning matter. List map and p P. C. Submitted b~ha~ al d~D le, Date: 1 Client: jah/PORMS/boa J 09/29f98 TOWN OF NANTUCKET 15:15:44 OWNER'S MAILING ADDRESS LIST Map Block Lot Owner's/Co-Owner's Name Mailing Address/City State Zip Property Location 4233 0064 CLAUSS ROY S & KATHRYN H 428 ROUND HILL RD 0090 MAIN ST GREENWICH CT 06831 4233 0063 *COOLEY ANDREW J & MARY B 260 CHEROKEE ROAD 0092 MAIN ST CHARLOTTE NC 28207 4233 0062 LODGE JOHN A & KATHERINE F J S 0094 MAIN ST 0094 MAIN S7 NANTUCKET MA 02554 4233 0061 NANTUCKET HISTORICAL ASSN PO BOX 1016 0096 MAIN ST NANTUCKET MA 02554 4233 0113 NANTUCKET HISTORICAL ASSN PO BOX 1016 0002 PLEASANT ST NANTUCKET MA 02554 4233 0114 SHARE ELIZABETH TR 12312 WEDGETON LN 0007 SUMMER ST C/0 MARGARET S MANGANARO ST LOUIS MO 63131 4233 0115 WILMOT CLIFFORD R 0040 W ELM ST 0003 SUMMER ST GRcENWICH CT 06830 4233 0116 MCCLUSKEY KATHERINE ANN 0034 TERRY RD 0003 TRADERS LN HARTFORD CT 06015 4233 0070 BAPTIST CHURCH 4 TROTT"c RS LANE 0001 SUMMER ST NANTUCKET MA 02554 4233 0157 TOLAND LITA WICKSER 0033 TURTLE BACK SOUTH 0004 PLEASANT ST NEW CANAAN CT 06840 4233 C071 *WEBB ELLEN J R ETAL TRUSTEES 44 HUSTED LANE 0004 SUMMER ST GREENWICH CT 06830 4233 0119 MARACHE NANCIE A ETAL TRUTS 94 BERCH LN 0006 PLEASANT ST C/0 BENTLEY MOSHER BABSON ETAL GREENWICH CT 06830 4233 0024 GREENEBAUM JOHN S & MARY 2233 DOUGLASS BLVD 0002 SUMMER ST LOUISVILLE KY 40205-1903 4233 0023 TOLL BRUCE E & ROBBI S 1477 RYDAL RD 0009 PINE ST RYDAL PA 19046 4233 00241 *GREENEBAUM JOHN S & MARY 2233 DOUGLASS BLVD 0011 PINE ST LOUISVILLE KY 40205-1903 4233 0072 *TYLER WAT H JR 55 PINCKNEY ST 0008 PLEASANT ST BOSTON MA 02114 4233 0073 SCHNEIDER THOMAS C & ALISON P 0064 HOWARD RD 0010 PLEASANT ST GREENWICH CT 06830 4233 0074 KENWARD DOUGLAS P 0012 PLEASANT ST 0012 PLEASANT ST NANTUCKET MA 02554 4233 0025 BADDER SUSAN & GRIFFITH SHARCN 0187 BARNEGAT RD 0015 PINE ST & STEVENSON LISA-MARGARET POUND RIDGE NY 10576 4233 0026 SMALL ARNOLD R TRUSTEE 17 PINE STREET 0017 PINE ST HOFiEPORT NOMINEE TRUST NANTUCKET MA 02554 4233 0123 SEAGER GEORGE BRADLEY JR 0508 ROSLYN PL 0015 PLEASANT ST PITTSBURGH PA 15232 4233 0122 SANFORD ALFRED F III TR PO BOX 268 0013 PLEASANT ST THIRTEEN PLEASANT ST TRUST NANTUCKET MA 02554 4233 C124 SANFORD ED'dARD J TRUSTEE 3 MILL ST 0004 STARBUCK CT STARBUCK COURT NOMINEE TR UST NANTUCKET MA 02554 4233 0080 FOWLKES MANAGEMENT INC 755 PARK AVE 0007 STARBUCK CT NEW YORK NY 10021 4233 0126 FOWLKES MANAGEMENT INC 424 WEST 33RD ST - 4TH FLOOR 0005 STARBUCK CT NEW YORK hY 10001 4233 0160 LARSEN CHRISTOPHER 41 WESTWOOD ROAD 0001 STARBUCK CT WEST HARTFORD CT C6117 PAGE 1 MUAS750 8.5 09/29J98 - TOWN OF NANTUCKET PAGE 2 15:15:44 OWNER'S MAILING ADDRESS LIST MUAS750 8.5 Map Block Lot Owner's/Co-Owner's Name Mailing Address/City State Zip Property Location 4233 0121 PHUNN LTD 06G0 N CASSADAY AVE 0011 PLEASANT ST COLUMBUS OH 42319 4233 0127 *ESPY MARY F & MISSETT NANCY TR 765 PARK AVENUE 0004 NEW DOLLAR LN NEW YORK NY 10021 4233 0162 BUTLER ARTHUR E & MARTHA L 0030 QUAISE RD 0002 NEW DOLLAR LN NANTUCKET MA 02554 4233 0180 BUTLER ARTHUR E & MARTHA L 0030 QUAISE RD 0002 MILK ST NANTUCKET MA 02554 4233 01591 *DELHORNE LORRAINE A TR 0104 MAIN ST 0104 MAIN ST 104 MAIN ST NOMINEE TRUST NANTUCKET MA 02554 4233 0120 WELCH JOSEPH F & MARCIA P HIGH RD 0009 PLEASANT ST WYOMISSING PA 19610 4233 0158 AKERS SUSAN D 0001 STURGES HGWY 0007 PLEASANT ST WESTPCRT CT 06880 4233 0159 GROTE RICHARD T & SUZY W 0014 PINE VALLEY DR 0102 MAIN ST ST LOUIS MO 63124 4233 0182 COFFIN ANN T 0008 MILK cT 0008 MILK ST NANTUCKET MA 02554 4233 G181 GREENBERG TOBY A 4 MILK ST 0004 MILK ST NANTUCKET MA 02554 4233 0179 MCAULEY THOMAS F TR 0070 CENTER ST 0106 MAIN ST MCAULEY NOMINEE TRUST NANTUCKET MA 02554 4233 0154 CARPENTER JOSEPHINE B ETAL PO BOX 1357 0100 MAIN ST C/0 BEGG INC,CHAMBERLAIN POINT ROBERTS WA 98281-1357 4233 0155 PALMER PATRICIA S TRUSTEE 2960 POST ROAD 0003 PLEASANT ST Y TAKNAS NOMINEE TRUST SOUTHPORT CT 06490 4233 0112 *WINEBRENNER ROBERT & SALLY JO 30633 HUNT CLUB DRIVE 0001 PLEASANT ST SAN JUAN CAPISTRANO CA 9267 5 4233 0111 ALGER SARAH F TRUSTEE PO BOX 2669 0098 MAIN ST 98 MAIN STREET REALTY TRUST NANTUCKET MA 02584 4233 0152 KILVERT CHARLES A 0021 BARNES ST 0105 MAIN ST PROVIDENCE RI 02906-1516 4233 0153 KILVERT CHARLES A 0021 BARNES ST 0103 MAIN ST PROVIDENCE RI 02906-1516 4233 0110 *NANTUCKET HISTORICAL ASSN PO BOX 1016 0099 MAIN ST NANTUCKET MA 02554 4233 C060 KNOPF JEAN SATLER 3600 MELLON BANK CNTR G097 MAIN ST C/0 MELLON BANK PITTSBURGH PA 15258 :UMBER OF RECORDS = 45 ADDENDUM The Applicants, Arthur E. Levine and Lauren B. Leichtman, Trustees of the Capital Partners Realty Trust, seek a SPECIAL PERMIT pursuant to Section 139-33(4)(a) and (b) of the Nantucket Zoning By-Law (the "By-law") and Massachusetts General Laws Chapter 40A, Section 6. The Applicants are requesting the SPECIAL PERMIT to construct a roof dormer on the rear south side of the single family dwelling and to convert a window to a door opening onto a small balcony on the south side of the dwelling. The dwelling is located at 5 Pleasant Street (the "Premises"). The Premises is located in the Residential Old Historic District. The Premises consists of a lot of land approximately 4,404 square feet in size as improved by a three-story single-family-dwelling. The lot of land is non- conforming as to lot size being situated in a Zoning District with a minimum lot size of 5,000 square feet. The Premises is non-conforming as to side yard setback being 0.07 feet, at its closest point, from the southernmost property line in a Zoning District with a minimum side yard setback requirement of five (5) feet. The Premises is non-conforming as to ground cover ratio having a ground cover of approximately 39% in a Zoning District that allows 30% ground cover for lots containing less than 5,000 square feet. The Premises is non-conforming as to frontage having a frontage of 49.06 feet on Pleasant Street in a Zoning District with a minimum frontage requirement of fifty (50) feet. The Premises is non- conforming as to front yard setback with a stoop encroaching, at its greatest point, 0.16 feet on to Pleasant Street in a Zoning District with a front yard setback requirement of zero (0.) feet. The Premises is non-conforming as to height, being higher than thirty (30) feet in excess of the height limitations of By-law Section 139-17. The Applicants propose to build a new dormer, as one of two new dormers at the rear, third story of the structure. The southernmost dormer would encroach the 5 foot side yard setback on the southerly side of the Premises by approximately two (2) feet. Additionally, this dormer would have a finished .~ height of approximately 34.5 feet above the west elevation grade. The Applicants also wish to convert apre-existing non-conforming window on the south elevation to a single french door opening onto a balcony approximately four (4) feet in width by three and one half (3.5') feet deep. The new dormer does not increase the non-conformity in height or set back encroachments as it is lower in height and less non-conforming as to set back requirements (see the Plan attached as Exhibit "A") than the existing structure. The proposed conversion of a window to a door and construction of a small balcony does not increase the non-conforming nature of the structure and will be less non-conforming than the existing structure. Furthermore, the proposed new dormer(s) and balcony are minor renovations to the structure, are consistent with the historic nature of the structure and surrounding dwellings, and as a result, are not substantially more detrimental to the neighborhood. By granting the SPECIAL PERMIT the Board would be acting in a manner consistent with the spirit and intent of Section 139-33A of the By-law. The Applicant respectfully requests that the Board vote in favor of the requested SPECIAL PERMIT. LEVINE\spxialp OCT-01-98 FRI 17:10 ~~ P. 02 OCT-01-98 FRI 17:11 r .~ o i OCT-01-98 FRI 1?:11 LaT 1,iNE P.aa r~~~-r :. r- ~¢- k, ~ 9'+I l s J- '7 ii" d' 171 ~' A ~ ~ 1 ~ ~ n ~) . ~. ~. 11 3 3,11 1 ~ .L ;'N ~' b V M ~y;}r .J. r. •~ ~. ~l zi ~ rGS.. ~~.p g ~"':f~. } , ~ r . u ~ Ji:u .~ 1 ~r - ~ - (. ~ ~y ` ' ~,a K~~ ~ ' ,~p V ' ~ k ~ r. ~. - ~ Y `" .jy ~~ ~ ~.bN10~'1 IAq~ rj Nl WY~I d ' ~ '~~ ~ .. - .. .. GvaM "A'd 01S oMl h N114 i x9 O .. ~ .~ . :'t _ N ~ r ~' ' ~ ~ :~.:1..~ +. ~~ :{~. ~ ' 'j w ~~ ~ ej ~ ~ s l ;,'' ;( H v~1od ~ O~lIf M107 .Ir.r ~ S i i7. `~ R .. ~ ...~~.K: .... ~~'!'w ..y, A •Y "~ ~, X• t,• . , ~ 1 .,r,.~ , ~' ~.~ A { ~ ~,. s Y r y- ~, , Y„~~' ' ~ ,~ ~ h i, FL. . . 0 0 NORTH PLEASANT L . ,v ~~1 S08'S3'23'E di0 7, w aD ~ v ,o N tll '? Q~ 0 W Z LOT 4,404 S.F. 0.1 Ac. ' I CERTIFY THAT AS A RESULT ^F A SURVEY MADE ^N THE GROUND, THAT THE STRUCTURE IS LOCATED ^N THE LOT AS SHOWN WITH N^ VISIBLE ENCROACHMENTS, AND DID COMPLY WITH THE ZONING SETBACKS IN EFFECT AT THE TIME ^F CONST- RUCTION. THE SITE IS SITUATED IN ZONE C OF THE F.E.M.A, MAP SHEET t# 0011 D COMMUNITY #250230.' _.... J N SHUG E PLS DATE JULY, 2 , 1998 STREET ii ~~ 1 j~0 O1 O 49.06' ~~O 0.07' / ---- v m r~ 3 DWELLING ~ 1,709 S.F.°o W N _0_09' ' 1.95' N09'49'46'W deck N09'39'S4'W 46.69' 3 ~ ~ ~n ? ri ~ u~ u~ 0 m N ZONING: R-^H MINIMUM LOT SIZES 5,000 S.F. MINIMUM FR^NTAGE~ 50 FT FRONT YARD SETBACKS NDNE REAR & SIDE SETBACKS 5 FT GROUND COVER RATIO: 50% PLOT PLAN ^F LAND IN NANTUCKET, MA SCALE: 1'= 15' DATES JULY, 21, 1998 JOHN J. SHUGRUE, INC. 57 OLD SOUTH ROAD NANTUCKET, MA 02554 FOR: ARTHUR E. LEVINE / LAUREN B. LEICHTMAN, Co-TRUSTEES of CAPITAL PARTNERS REALTY TRUST CHASE MANHATTAN MORTGAGE, its sucessors and assigns ATIMA. PARCEL ND. 156 ,8 )MPF ASSESSORS MAP 42.3.3 N N 1 ~ 1 N b i i i v I t I i u_z~ I, m 0 i' :° N 0 0 • e:-~ :~ `r±ii~ ~:,, 9 S T ~ 'I~ ~2i~d £ ' £ ' Z ~1 d~I~i -~,.