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Home My WebLink About104-99TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: December 8 ~ 199g To: Parties in Interest~and.Others concerned with the Decision of the BOARD OF APPEALS in the Application of the following: Application No.: 104-99 Owner/Applicant: JOHN K. SPEER AND DEBORAH D. SPEER, TRUSTEES OF BRINKERHOFF•REALTY TRUST 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 betaken pursuant to Section 17 of Chapter 40A, Massachusetts General Laws. Any action appealing the Decision must be brought by iEiling an complaint in court within TWENTY (20) days after ,this days 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. William P. Hourihar~ Chairman cc: Town Clerk Planning Board Building Commissioner PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME LIMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDING~TO NANTUCKET ZONING BY-LAW §139-301 (SPECIAL PERMITS); §139-32I (VARIANCES) ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS. ZONING BOARD OF APPEALS 37 Washington Street Nantucket, Massachusetts 02554 Map 42.3.4, 22A Liberty Street (aka 2 Liberty Lane) Parcels 75 Plan Book 16, Page 64 Zoned Residential Old Historic Book 133, Page 626 At a Public Hearing of the Nantucket Board of Appeals held at 12:00 noon, Friday, November 12, 1998, in the Conference Room of the Town of Nantucket Annex Building, 37 Washington Street, Nantucket, Massachusetts 02554, on the Application of JOHN K. SPEER AND DEBORAH D. SPEER, TRUSTEES OF BRINKERHOFF REALTY TRUST, u/d/t dated September 21, 1998 and recorded with the Nantucket Registry of Deeds in Book 590, Page 19, of 22 Bennington Lane, Morristown, New Jersey 07960P, for themselves as owners and applicant, (Board of Appeals File No. 104-99), the Board made the following decision: 1. Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-law § 139-33A(4)(alteration and expansion of a preexisting nonconforming use/structure). Applicants propose to expand a preexisting single-family dwelling by raising the roof ridge height from 16 feet to 22 feet within the northerly and southerly side yard setback areas without coming any closer to those lot line than existing dwelling. There will be no increase in the ground cover ratio. The Locus is non-conforming as to lot size, with the Lot containing 2,120 + square feet in a district that contains a minimum lot size requirement of 5,000 square feet; and as to side yard setback with the structure located 2.4 + feet from the northerly side lot line and 1.4 + feet from the southerly side lot line in district that requires a minimum side yard of five (5) feet. The Premises is located at 22A Liberty Street (a/k/a 2 Liberty Lane), Assessor's Map 42.3.4, Parcel 75, Plan Book 16, Page 64. The property is zoned Residential Old Historic. 2. This decision is based upon the Application and materials submitted with it, along with the testimony and evidence presented at the hearing. The Planning Board found this application to be not of planning concern. The Applicant, through his attorney, presented plans showing the proposed upward expansion of the preexisting single family home within its existing footprint. As part of substantial renovation of the house, the Applicants are planning to expand the second floor the structure. This necessitates a raising of the roof ridge height from 16 feet to 22 feet and a change in the pitch of the roof. No increase in the ground cover of the home is planned and the proposed structure a will not come any closer to the northerly and southerly side lot lines than the existing home. 4. The Board found that the proposed upward expansion of those portions of the home lying within the required setback areas, without coming any closer to the side lot lines, intensifies nonconforming nature of the structure. However, said intensification will not substantially more detrimental to the neighborhood than the existing nonconforming structure. - 5. Accordingly by a UNANIMOUS vote, the Board hereby GRANTS the requested SPECIAL PERMIT relief pursuant to § 139-33A(4), to allow the proposed upward expansion, provided said work is done in substantial conformance with Historic District Commission's Certificate of Appropriateness No. 34,569, as it may be amended. Dated ~ Z g' ~e_ ~osZ` William P. Hourihan, Jr. ~~~ ~~~ ~EG~Itl~Cy rowr~ C~_E~fcse NANTUCKET, EVIA 02554 DEC 0 8 1999 ASS ~, -----~ Dale Waine Michael J. O'Mara 37. WASHINCTOI~` STREET NANTUCKET, MASSACHUSETTS 02554 PHONE 508-228-7215 FAX 50&228-7205 NOTICE . A Public Hearing of the NANTIICRET ZONING BOARD OF APPEALS will be held at 12:00 P.M., FRIDAY, AOVEMBER 12, 1999, 2N THE CONFERENCE ROOM, TO~I'N ANNEX BIIILDING, 37 Washington Street, Nantucket, Massachusetts, on the Application of the following: (NOTE THE EARLIER TIME OF 12:00 P.M. DIIE TO-THE LARGE NO1~ER OF CASES BEING HEARD AND LIP~ITED 1KEETING SPACE, PLEXSE CALL ~ OFFICE AHEAD TO RECEIVE AN APPROXIMATE TIME A PARTICDLAR CASE NAY BE HEARD.) JOHN K. SPEER, JR. AND DEBORAH D. SPEER, TRUSTEES, BRINRERHOFF REALTY TRUST BOARD OF APPEALS FILE N0. 10~{- 99 Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning Bylaw §139-33A(~{) (alteration/expansion of a pre-existing nonconforming structure/use). Applicants propose to expand a single-family dwelling by raising the roof ridge height from about 16 feet to about 22 feet within the northerly and southerly side yard setback area without coming any closer to those lot lines than the existing dwelling. There w-ill be no increase in the ground cover ratio. The Locus is~nonconforming as to lot size, with the Lot containing about 2,100 square feet in a district that requires a minimum lot size of 5,000 square feet; as to ground cover ratio, with the Lot having a ratio of about 32% in a district that allows a maximum ground cover ratio of 30% for undersized lots; and as to side yard setbacks with the structure being sited about two (2) feet at its closest point from the northerly side yard lot line and about one (1) foot at its closest point from the southerly side yard lot line in a district that requires a minimum side yard setback of five (5) feet. The Premises is located at 22A LIBERTY STREET (A/R/A 2 LIBERTY STREET), Assessor's Map ~2.3.~, Parcel 75, Plan Book 16, Page 6~. The property is zoned Residential-Old-Historic. , ~~ ~.. Wi liam P. Houri n, Jr., Chair ~- - >..` . THIS_ ATOTICE IS AVAILABLE IN LARGE PRINT. OR OTHER ALTERNATIVE FORMATS. FOR ASSISTANCE- PLEASE CALL (508) 228-7215. Date (~ Case No. ~- `i'1 NANTUCKET ZONING BOARD OF APPEALS 39 WASHINGTON STREET NANTUCKET, MA 02554 APPLICATION FOR RELIEF Owner's name(s): John K. Speer, Jr. and Deborah D. Speer, Trustees Brinkerhoff Realty Trust Mailing address: 23 Bennington Lane, Morristown, NJ 07960 Applicant's name(s): Same Mailing address: c/o Paul S. Jensen, P.C., Box 3097, Nantucket, MA 02584 Location of lot: Assessor's Map and Parcel 42.3.4 - 75 Street address: 22A Liberty Street (aka 2 Liberty Lane) Registry LCPL, Plan Book or Plan File #: PLBK 16, PG 64 Lots: Date lot.acquired: 1969 Deed Ref.: 133/626 Zoning District: ROH Uses on lot: Commercial: None X or MCD?: Residential: None or 1 #dwellings duplex apartments rental rms Building Dates: All pre-8/72? X or C or O? Case Nos. Building Permit Applications. Lawsuits State fully all zoning relief sought and respective Code sections and subsections, specifically what you propose as 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 X (and 139-33A X , if nonconforming use). If appeal per 139-31 A & B _, attach decision or order appealed. Ok to attach addendum. See Addendum Items enclosed as part of this Application: order addendum X Locus map X Site plan showing present X and planned X structures, Floor plans present and proposed X elevations X (HDC approved? No) Listings lot area X frontage X setbacks X GCR X parking data X Assessor Certified addressee list 4 sets mailing labels 2 sets $200 fee payable to Town of Nantucket X proof cap covenant (If an appeal, ask Town Clerk to send Bldg Comr's record to BoA) I certify that the request information submitted is substantially complete and true to the best of my knowledge, under the pains and penalties of perjury, Applicant Attorney/agent l~ Signature (if not owner or owner's attorney, enclose proof of authority) i Application copies recd: 4 ~ or for BoA on Q ~ alb vl~~ p Y One copy filed with Town Clerk on T~~ C ~y mplete? C~/~~--~ One copy each to Planning Board and Building Dept on ~ y $200 fee check given to Town Treasurer on~/~p~9by Hearing Notice posted on ~ /2 / mailed ~ /( I&M Q / , ~ /~ Decision due by / / made / / filed TC / / mailed / / See related cases lawsuits other x .. ~ ~~ ,~ 1 -= "') ..,, - ; ~, ~; Addendum The Applicant is. seeking relief by SPECIAL PERMIT under Nantucket Zoning By= law §139-33A(4)(alteration and expansion of a preexisting nonconforming use/structure). Applicant proposes to expand asingle-family dwelling by raising the roof height from 16 feet to 22 feet within the northerly side yard setback area and within the southerly side yard setback area. There will be no change in the ground cover of the dwelling. The Locus is non-conforming as to lot size, with the Lot containing approximately 2,100 square feet in a district that contains a minimum lot size requirement of 5,000 square feet; as to ground cover ratio with the Lot having a ground cover ratio of approximately 32% in a district that allows a maximum ground cover ratio for undersized lots of 30%; and as to side yard setback with the structure located approximately two (2) feet from the northerly side lot line and approximately one (1) foot from the southerly side lot line in district that requires a minimum side yard of five (5) feet. The Premises is located at 22A Liberty Street (a/k/a 2 Liberty Lane), Assessor's Map 42.3.4, Parce175, Plan Book 16, Page 64. The property is zoned Residential Old Historic. i. 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APPROYdI ArOTR£QU/R p ~Z ~ ~ ~ ~ ° ~ P a ~ ~,~P~9~ ~ ~ Gf ~ 1'0.00' ~ n 47-75' P o A A C.xCeoi' . ~ • c. i 90• ~ ~ ~ . a f o v D ~ o h d ~ ~ a ~ ~ ~ .`Z - Z Q y Z ~ A PRIVATE WAY .~O a •' F•" ~ ~ Iae. A ---~ .. -l^ v E.R. COFFIN , •~ - PATRICK H. ELLIOTT h . E T 1/1c - J -~~ ~ ~ -~ ~-.-~ I { _~ 1C I Gj -j I t~l C~ ~~a12 EL,E~A ir~r ~ ..yE ~j= i I j i I' I ~ - _~i I I Ali i li i- I l ~l i Dili - - - ~ ~. I X1.1 I ~._ _~__ -- ~--- I , ~~«T E5[.i ~T ELI ~7 i i ~ `~ ~~ ~ ~ ~ ~N ~~~/ I c~ ~.l - ~ COPYRIGHT NOTICE These designs and drawings are property of the designer, D. Neil Parent, and may not be used without his express written g ~ authorizatbn. All applicable copyright laws can and will bs enforced. 0 ~~~ i 10 ~_. ,,~ '_ Igo 2 L t~~-rY I,.n.~~ P N ~N-~U~I~-~~ ~ I..~. ~//~"1.....1 Cif ~.~ POST O~~IC~ BOX ~ scral.~: ~,~.`~ _ ~'-o~~ DA ~: ~~ ~. ~ 5~~~~ ~5b T N~4NTUCI~~,T ~ I SLAND DJZ'AWN $Y: G~-.J ~Ev: ^ o /-~ - ~. 1`~ S S O ~v ~ DR~~XIIIVC~ s r~ I 12 r-- - I ~ C) l~ ~ it~c ~t~v i oF-t- ~ oc ~-~' - --~T--==-- -- - .. _ S \\/ ~~ V ~4~ ~' ~' RECEIVED BOARD OF ASSESSORS TOWN, OF NANTUCKET OCT 7 1999 ZONING BOARD OF APPEALS TbWN OF - NANTUCKET, MA ~ ~` . LIST OF PARTIES IN MTEREST IN THE MATTER OF THE PETITION OF PROPERTY OWNER:.......c~..~~~ ....~.O.~.n....~...~.r...~....~~.~.~.r~-h ors ,, MA1LfNG ADDRESS :.........................~nh,~h.~.~Z7Y1 LCJ~/1'~~ ~~~~,(,,D ~~ ~ C~' PROPERTY LOCATION:..........~~A.,........1.~.~'!::.'~h-~...~-~-~:e--~- ``~~ • ASSESSORS MAP/PARCEL:..........~.23..-1..-.....~..7.~ ....................... SUBi~tITTED BY :.............. ................................................................................. 2~~ SEE ATTACHED PAGES l certifj• that the foregoing is a list of persons who are o~mers of abutting property, o~~ners of land directl~• opposite on any public or private street or ~vay; and abutters of the abutters and all other land o~~ncrs ~~•ithin three hundred feet of the property line of owner's property, ail as the~• appear on the most recent applicable tai; list. (M.G.L. c. 40A, Section 1 l Zoning Code Chapter 139. Section 139-29D (2) ). .....!.o ~.a.~..9..9.......... DATE ASSESSOR'S OFFICE TOWN OF NANTUCKET ~~ • 10/12/99 TOWN OF NANTUCKET 15:50:04. OWNER'S MAILING ADDRESS LIST Map Block Lot Owner's/Co=Owner's Name Mailing Address/City State Zip Property Location 4234 0082 KAGAN VLADIMIR 1185 PARK-AVE 0034 LIBERTY ST NEW YORK NY 10028 4234 0081 MADDEN TIMOTHY R PO BOX 144 0018 GARDNER ST NANTUCKET MA 02554 4234 0116 WELD FRANCIS M & HELENE M ONE EAST END AVE APT 10C 0016 GARDNER ST NEW YORK td`! 10021 4234 0077 COLLEY MARJORIE A 0117 PLEASANT ST 0014 GARDNER ST NANTUCKET MA 02554 4234 0119 39 LIBERTY LLC 321 WALTHAM ST 0039 LIBERTY ST C/0 JARED TAUSIG W NEWTON MA 02165-1730 4234 0118 HALE JAMES H TRUSTEE 3944 SHAWNEE MISSION PKWY 0037 LIBERTY ST FAIRWAY KS 66205-2715 4 0148 33 LIBERTY LLC 321 WALTHAM ST 0033 LIBERTY ST C/0 JARED TAUSIG W NEWTON MJ1 02165-1730 4234 0149 *OSTERGREN DAVID & JACKSON RITA PO BOX 91 0042 INDIA ST MIDDLE HR~1)AM CT 06456 4234 0150 TAUSIG HANS E TRUSTEE 112-01 QUEENS B!Vp 0038 INDIA ST FOREST HI~I_S NY 11375 4234 0153 TAUSIG EVA MARIA 112-01 QUEENS B'_VD 0005 THURSTONS CT FOREST HILLS NY 11375 4234 0147 MCLEOD WILLIAM H TR 420 BRIER ST 0031 LIBERTY ST KENILWORTH IL 60043 4234 0151 CROSS DENNIS 0025 E 86 ST 0034 INDIA ST NEW YORK NY 10028 4234 0152 ASHER NORMAN J & ANN B 5417 FALMOUTH RD 0032 INDIA ST BETHESDA MD 20816 4234 01441 LAUNDRY TERRENCE H 0003 THURSTONS CT 0003 THURSTONS CT NANTUCKET ItA 02554 4234 0146 ELMER WILLIAM R & MARJORIE TRS 0415 N FIRST ST 0029 LIBERTY ST & HOLLIFIELD KATHERINE E TR CHARLOTTESVILLE VA 22901 4234 0145 KAHN ALEXANDRA J 2801 ALLENDALE PLACE NW 0027 LIBERTY ST WASHINGTON DC 20008 4234 0138 BARRETT ROBERT & ALDA 0 0146 BOLTON Rai 0001 THURSTONS CT HARVARD MA 01451 4234 0140 BRESNICK NINA TAGER TR ETAL 12 STONEWELL RD 0023 LIBERTY ST C/0 BARBARA BERNSTEIN ROCKVILLE CENTRE NY 11570 4234 0139 LOWRY RICHARD W & CAROL E 0007 WINTER Sr 0021 LIBERTY ST NANTUCKET MA 02554 4234 0111 BEILMAN MARY LOUISE, KILGORE 0492 PRETTY 8ic0:)K RD 0019 LIBERTY ST KATHRYN & JAMES B ETAL TRS PRINCETON NJ 08540 4234 0068 NANTUCKET HISTORICAL ASSN PO BOX 1016 0012 LIBERTY ST NANTUCKET ~1A 02554 4234 0112 RIESS LINDA A 82 ANSON STREET 0014 LIBERTY ST CHARLESTON SC 29401 4234 0113 LOWRY RICHARD W & CAROL E 0007 WINTER ST 0007 WINTER ST NANTUCKET MA 02554 4234 0073 STEIN PETER K & CHRISTINE TR 1340 FAIRWAY DR 0003 WINTER ST STEIN FAMILY TRUST LOS AL7os r,A 94022 4234 0071 BROWNLEE DAVID A & SUSAN H 6831 EDGERTON AV:: 0081 MAIN ST PITTSBURS PA 15208 4234 0070 F, TAYLOR C HAROLD JR & WILLARD 8 _ 33 QUAISE RD 0006 WALNUT LN ~ & WALSH JULIET S ~~ NANTUCKET HA 02554-4201 PAGE 1 MUAS750 9.2 ram„ 10/12/99 TOWN OF NANTUCKET 15:50.04 OWNER'S MAILING ADDRESS LIST 'Map Block Lot Owner's/Co-Owner's Name Mailing Address/City State Zip Property Location 4234 0072 KUESTER GERRI B 5885 CHRISTMAS LAKE ROAD 0083 MAIN ST SHOREWOOD HN 55331 4234 0028 SUSSEK MARIE 10 EAST 70TH ST 0085 MAIN ST NEW YORK N`f 10021 4234 0074 *ISSAC COFFIN LANCASTRIAN C/0 19 NEWTOWN ROAD 0004 WINTER ST SCHOOL NANTUCKET t1A 02554 4234 0142 HENDERSON CASSANDRA H 0120 BEACON ST 0006 WINTER ST BOSTON MA 02116-1534 4234 0143 SANGUINETTI LUCILLE 0020 LIBERTY ST 0020 LIBERTY ST NANTUCKET MA 02554 4234 0114 HOLMES PETER B & ANN J TRS 15 EAST BEECHCROFT ROAD 0022 LIBERTY ST 22 LIBERTY STREET TRUST SHORT HILLS NJ 07078 4234 0115 PURIS BEVERLY 1112 PARK AVE 16-A 0026 LIBERTY ST NEW YORK NY 10128 4234 0117 VANZANDT VIRGINIA L 0019 GARDNER ST 0019 GARDNER ST NANTUCKET MA 02554 4234 0076 LARGE FRANK W & JOYCE B 3 ATLANTIC AVE 0015 GARDNER ST NANTUCKET MA 02554 4234 0034 DWYER MARY JEAN WELCHS POINT RD 0013 GARDNER ST PO BOX 75 E WINTHROP ME 04343 4 0031 RICH GEORGE M JR & REGINA M 0231 BEDFORD RD 0024 LIBERTY ST GREENWICH CT 06830 4 ~4 0031 RICH GEORGE M JR & REGINA M 0231 BEDFORD RD 0024 LIBERTY ST GREENWICH CT 06830 4 3 0012 DUPONTE CHARLES H & JOHANNA PO BOX 375 0012 GARDNER ST MATTAPOISEiT MA 02739 4233 0013 SAYER JOHN D & RUTH P 0101 LIBRARY PL 0010 GARDNER ST PRINCETON NJ 08540 4233 0014 HIRSCHTRITT RICHARD ETAL TRS 2813 SPALDING DRIVE 0011 GARDNER ST JORDAN GOODMAN TRUST LAS VEGAS NV 89134 4233 0057 BROCK ALBERT G & AMY D PO BOX 1500 0009 GARDNER ST NANTUCKET MA 02554 4233 0016 NORTHERN TRUST COMPANY & 121 MT VERNON ST 0095 MAIN ST C/0 FREEMAN JOSEPH BOSTON MA 02108 4233 0017 NOCH MICHAEL A 1978 GULFSHORE BLVD SOUTH 0093 MAIN ST NAPLES FL 34102 4233 0018 *BIRCHWOOD HOLDINGS LTD 65 LOCUST AVENUE - 2ND FLR 0091 MAIN ST NEW CANAkN CT 06840 4233 0019 MACK NORMAN E II 0089 MAIN ST 0089 MAIN ST NANTUCKET HA 02554 4233 0060 KNOPF JEAN SATLER 3600 MELLON BANK CNTR 0097 MAIN ST C/0 MELLON BANK PITTSBURGH PA 15258 4233 0058 *WOOD DAVID H & JAMES A & PO BOX 322 0007 GARDNER ST EDITH HOWARTH NANTUCKET t1A 02554 423 0110 *NANTUCKET HISTORICAL ASSN PO BOX 1016 0099 MAIN ST NANTUCKET t1A 02554 4233 0030 WHITNEY JOHN K & MARILYN J 10 CENTRE DR 0019 PLEASANT ST ORCHARD PARK NY 14127 4233 0110 NANTUCKET HISTORICAL ASSN PO BOX 10ib 0099 MAIN ST NANTUCKET ."fA 02554 4 4 0137 KIRK KARL D JR & ANDREW R 0030 INDIA ST 0030 INDIA ST NANTUCKET r1A 02554 PAGE 2 MUAS750 9.2 NUMBER OF RECORDS = 52