HomeMy WebLinkAbout042-10 Wetterau, Conrad & Marguerite
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TOWN OF NANTUCKET ~'
BOARD OF APPEALS
NANTUCKET, MA 02554
APPLICATION
Fee: $300.00
File No. ~~"~J
C+wner's name(s): Conrad Wetterau and Marguerite Wetterau
Mailing address: 174 Highland Street, Weston, MA 02493
Phone Number: (508) 822-6200 E-Mail:
Applicant's name(s): Same
Mailing Address: Same
Phone Number. 1rMai1:
-Locus Address:
58 Center St.
Assessor's Map/Parcel: 42.4.3/77
PI. Bk. 15, Page 109
Land Coutt Plan/Plan Book & Page/Plan File No.:
Deed Reference/Certificate of Tifle: 1204/247 Zoning District ROH
Uses on Lot- Commercial: None Yes (describe)
Residential: Number of dwellings 1 Duplex _
Date of Structure(s): all pre-date 7/72 YeS or
Building Permit Numbers:
Apartments
Previous Zoning Board Application Numbers:
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
State below or attach a separate addendum of specific special permits or variance relief applying for.
~ ~~~~
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: Owner*
SIGNATURE s/ ~~i/ `- Applicant/Attorney/Agent*
*If an Attorney or other gent is representing the Owner or the Applicant, please provide a signed
proof of agency.
OFFICE USE ONLY
Application received on:_/_/_ By: Complete: Need Copies:
Filed with Town Clerk:J,_ Planning Board:-/J_ Building Dept.:_/J_ By:_
Fee deposited with Town Treasuxes:JJ_ By:_ Waiver requested:
Granted:-/-/- Hearing notice posted with Town Clerk:_/,_ Mailed:-/_/_
I&M_/_/_ &_/_/_ Hearing(s) held on:_/_/_ Opened on :_/_/_
Continued to:,/_/_ Withdrawn:_/_/_Deeision Due By:_/_/_
Made:_/_/_ Filed w/Town Clerk:-/_/_ Mailed:_/_/_
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-721'5 telephone 508-228.7298 facsimile
ADDENDUM TO ZONING APPLICATION
CONRAD AND MARGUERITE WETTERAU - 58 CENTER ST.
The Applicants, Conrad Wetterau and Marguerite Wetterau, request Special Permit relief
pursuant to § 139-33 A (4) of the Nantucket Zoning By-Law for their property located at 58
Center Street (the "Premises"), Parce177 on Nantucket Tax Assessor's Map 42.4.3, shown upon
a plan by George W. Jones dated September 1961 and recorded with the Nantucket Registry of
Deeds in Plan Book 15, Page 109. This work will be conducted in accordance with the
Certificate of Appropriateness issued by the Nantucket Historic District Commission, a copy of
which is attached as Exhibit "A" and also in accordance with the architectural plans prepared by
Emeritus Development Ltd., a copy of which is attached hereto as Exhibit "B". The Applicants
propose to renovate the existing single family dwelling on the Property, as set forth below.
The Premises is located in the Residential Old Historic (ROH) Zoning District. The
minimum lot size in the ROH district is 5,000 s.f. The current front yard setback in the ROH
district is 10' and the side and rear yard setback is 5'. The maximum ground cover ratio is 50%.
The existing garage and shed on the Premises are pre-existing, non-conforming as to the current
intensity regulations for the R-1 district; see Zoning Affidavit of Richard J. Glidden, Esq.,
Exhibit "C" hereto. More specifically, the garage is located as close as 1.04' from the northerly
lot line and within the required 5' side yard setback and the existing shed is located as close as
1.15' from the northerly lot line as shown on a Site Plan prepared by Bracken Engineering, a
copy of which is attached hereto as Exhibit "D". The proposed work and specifically the
addition of a foundation under the existing shed and renovation/reconstruction of the shed as
needed, the renovation/reconstruction of the trim on the garage to match the main structure and
the raising of a portion of the existing shed eve height by approximately 6" will take place within
the required 5' side yard setback.
Currently, the dwelling, garage and shed on the Premises are connected by a breezeway.
The proposed addition work outlined herein will connect the buildings for residential living
space. The Applicants propose to construct an addition to the existing structures totaling
approximately 303 s.f. The changes include a 154 s.f. addition on the west elevation extending
off of the garage and a 149 s.f. addition between the existing garage and the main structure.
The existing dwelling is 1,655 s.f. The existing garage is 321 s.f. and attached to the garage is a
storage shed which is 64 s.f. As shown on the Plan prepared by Emeritus Development showing
the proposed construction/renovation work, Exhibit "E" hereto, the proposed 154 s.f. addition to
the shed and the proposed 149' s.f. addition to the dwelling/garage are located in the buildable
part of the yard and outside the 5' side yard setback. Only the proposed foundation under the
shed is located within the required 5' side yard setback. After construction of the foundation, the
shed will be located approximately 1.15' to the northerly side yard setback. All of the new
ground cover will be utilized as residential living space. The total proposed ground cover is
2,343 square feet. The maximum allowable ground cover is approximately 3,712 s.f.
The proposed new construction includes adding a new foundation underneath the storage
shed, renovating and reconstructing the walls and roof of the shed as needed and converting the
use of the existing area to residential living space. A portion of the existing storage shed
(approximately 12.6 s.f.) is located in the side yard setback and included in the renovation.
The existing garage is currently located in the side yard setback. The only proposed
change to the garage includes removing the existing exterior trim and replacing it with a
modified trim detail which will match the existing dwelling. The existing garage is located
approximately 1.04' to the northerly lot line. The existing soffit on the garage protrudes
approximately 2" and the new, proposed soffit will protrude approximately 7", extending
approximately 0.4' closer to the northerly lot line of the structure. The facia on the garage will,
after construction, be located approximately 3" from the lot line.
Granting the proposed Special Permit will not be substantially more detrimental to the
neighborhood than the existing, non-conforming dwelling and structures on the Premises. The
proposed renovation and addition to the existing dwelling is moderate in size. The renovated
dwelling will be in harmony with other houses in this area of the island. Also, by granting the
requested Special Permit, the Board would be acting in a manner consistent with the spirit and
intent of the Zoning By-Law. Alternatively, the Applicants request a Variance for the above-
requested work pursuant to Section 139-32 of the Nantucket Zoning By-law.
Accordingly, the Applicants respectfully request the Board to grant the above-requested
zoning relief.
EXHIBIT "A"
CERTIFICATE NO: ~ (~ DATE ISSUED: ~ O
Application to the HISTORIC DISTRICT COMMISSION, Nantucket, Massachusetts, for a
CERTIFICATE OF APPROPRIATENESS
for structural work.
All blanks must be filled in using BLUE OR BLACK INK (no penal) or marked N/A.
NOTE: k Is strongly recommended that the applicant be familiar with the HDC guidelines, Building wkh Nantucket in Mind, pNor to submittal of applicatton.
Please see other side Tor submktal requirements. Incomplete applications will not be reviewed by the HDC.
This Is a contractual agreement and must be filled out in ink An application is hereby made for issuance of a Certificate of Approprtateness under Chapter 395 of the Acts and
ResoWes of Mass., 1970, for proposed work as described herein and on plans, drawings and photographs accompanying this application and made a part hereof by refererK;e.
The certificate is valid for three years from date of issuance. No structure may differ from the approved application. V'rolation may impede issuance of Certificate of Ocwpancy.
PROPERTY ESCRIPTION
TAX MAP N°: ~ . . ~ PARCEL N°. ~~
Street & Number of Proposed Work: S~ CAl7i~K STK~T
Owner of record: ~~~~'R)tu
Mailing Address: ~4: ~~~ STRt~-
Contact Phone #: SOTS-~2~- 200 E-mail:
AGENT INFORMATION (if applicable)
Name: ~'~ j~'1.15 ~EU~1b'PI'~#-A~ li 1T-J
Mailing Address: IJ~-il}'f2LLK~l- ~t`t' ~75~~
Contact Phone #: ~~~-~~ E-mail:
DESCRIPTION OF WORK TO BE PERFORMED ~ v ~ { ~ `!
See reverse for required documentation. ` r
^ New Dwelling Addition Ci Garage ^ Garage/Apartment ^ Commercial ^ Historical Renovation ^ Deck
^ Color Change ^ Fence ^ Gate ^ Paving ^ Move Building ^ Demolition ~ Revisions to previous Cert. Nc
^ Root ^ Other
FOR OFFICE USE ONLY
/ ~3 l~_
Date application received: Y l ~v( ~d Fee Paid: s7
Must be acted on by: td ~ a- v
Extended to:
Approved: Disapproved:
Chairman:
M '-~
Member
Member:
Member 6
Notes - Comme -Rest coons - onditions
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^ Steps ^ Shed
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Size of Structure or Addition: Length: ~_ Sq. Footage t st floor: ~~ Decks: Size: ^ 1st floor ^ 2nd floor
Width: _~~ Sq. footage 2nd floor: ~~~~, Size: D 1st floor ! ~ 2nd floor
Sq. footage 3rd floor:
Difference between existing grade and proposed finish grade: North AJO CI- 1 Lz South ~• ~~ East ` ~ Wes[ " ~
Height of ridge above final finish grade: North ~~• i- South ~~~-4" = East ~~~t West ~ L~-~`t
Additional Remarks REVISIONS' 1. East Elevation
Historic Name: (describe)
2. South Elevation
i' Original Date: 3. West Elevation
Original Builder: 4. North Elevation
Is there an HDC survey form for this building attached? ~ Yes [, N/A •Cloud on drawings and submft photographs of existing elevations.
-)-G~(.iS((sT/•t~fn _ DETAIL OF WORK TO BE PERFORMED
Foundation:- eight Exposed ~ Block ^ Block PAAarged ^ Brick (type) C Poured Concrete ^ Piers
Masonry Chimney: ;~ Block Parged ^ Brick (type) -~~/T ^ Other
Roof Pitch: Main Mass ~/12 Secondary Mass q /t2 Dormer ~_/12 Other
Roofing material: ^ Asphalt: ^ 3-Tab ^ Architectural Fence: Height:
Wood (Type: €, White Cedar, Shakes, etc.) Type:
~t Length:
Skylights (flat only): Manufacturer ~//t" Rough Opening Size Location
Manufacturer Rough Opening Size Location
Gutters: Wood ^ Aluminum ^ Copper ^ Leaders (material)
Leaders (material and size):
Sidewall: White cedar shingles L Clapboard (exposure: inches) Front ^ Side D
^ Other
Trim: A. Wood ^ Pine ^ Redwood Cedar ^ Other
8. Treatment Paint ^ Natural to weather ^ Other
C. Dimerisions: Fascia ~_ Rake ~_ Soffit (Overhang) ~= Comer boards ~_ Frieze
Window Casing ~ Door Frame ~ ~ Columns/Posts: Round _ Square
Windows': Double Hung ^ Casement ^ All Wood ^ Other
True Divided Lights(muntins), single pane ^ SDL's (Simulated Divided Lights) Manufacturer
Doors' (type and material): Front Rear ~ L rT~- Side
Garage Door(s): Type Material
Hardscape materials: Driveways Walkways Walls
Note: Complete door and window schedules are required.
I COLORS
Sidewall I(I '~{~.... Clapboard (if applicable) Roof /VA-'CU rZ
Trim l A) N ~ Sash Doors ~~~ ~RS~~~
Deck Foundation Fence Shutters
Attach manufacturer's color samples if color is not from HDC approval list.
I hereby authorize the agent named above to act on my behalf to make changes in th ifi tin or the plans contained in this application in order to bring the
application into compliance with the HDC guidelines. I hereby agree to abide by and pl w h erms and conditions of this application. I hereby agree that the
submis~ion/6f an~revisions to this application will initiate a new sixty-day review peri
EXHIBIT "B"
H.D.C. Approval Through Staff -Not for Canstructfon 06.96.90
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H.D.C. Submission Only -Not for Construction 05.21.10
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E~:HIBIT "C"
COMMONWEALTH OF MASSACHUSETTS
TOWN AND COUNTY OF NANTUCKET
IN RE: 58 CENTER STREET
NANTUCKET, MASSACHUSETTS
02554
AFFIDAVIT OF ATTORNEY
RICHARD J. GLIDDEN
I, Richard J. Glidden, being duly sworn, depose and say:
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1. I am an attorney in good standing duly admitted to the practice of law in the
Commonwealth of Massachusetts and make this affidavit of my own personal knowledge and belief.
2. I am familiar with that certain parcel of land, together with the buildings thereon now
known and numbered as 58 Center Street, Nantucket, Massachusetts 02554-and shown as three
parcels, identified as respectively containing 645.70 square feet, 6411 square feet, and 6144E square
feet, upon a plan by George W. Jones dated September 1961 (copy attached), recorded with
Nantucket Deeds in Plan Book 15, Page 109 (the "Premises") since July 1, 1972.
3. The existing structures on the Premises as shown on the Site drawn by Bracken
Engineering for Conrad and Marguerite Wetterau and dated June 16, 20 , a copy of which is
attached hereto as Exhibit "A", have existed in their current location d configuration, with no
material alterations, since July 1, 1972.
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SIGNED UNDER THE PENALTIES OF PERJURY thi ~ ~ day of June 2010.
RICHARD J. EN, ESQUIRE
COMMONWEALTH OF MASSACHUSETTS
Nantucket, ss. June ~ ~ , 2010
On this ~ ~ day of June 2010, before me, the undersigned notary public, personally
appeared ~, ~ L. r. ~ ~ .S G ltid SQL. and proved to me through satisfactory evidence of identification,
which were personal knowledge to be the person whose name is signed on the preceding or attached
document, and acknowledged to me that he signed it voluntarily for its stated purpose.
~, ANNE M. LANMAN
Notary Public Notary Public
c~ititrtarw~urn of "~"SS~-c"us~rn My Commission Expires:
My Commission Expires
Maroh 29.201 J
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PARCEL 77
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EX PORCH
EX/SI?NG HOUSE
T.O.F.=26.8
F.F.E. =29.7
7855 s. /.
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CENTER STREET
N.
PROPOSED ADDITION
154 S.F.
(SEE ARCH. PLANS)
ADD FOUNDAl10N
UNDER E>aSITNG SHED
do REBUILD SHED AS NEEDED
REBUILD 1RIM 1'0 MAIOFl
MAIN STRUCTURE
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149 S.F.
(SEE ARCH. PLANS)
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Wetterau Residence ~~~~ BWBliamsLane Nanludcet,MA02554 °
P. 506.325.1995 ~ ~ S K 1
58 Center Street F. 506.325.6980 ~ o
emeritus ,w,,,,,,.~~~a,~~v~°ti~ W
Nantucket, MA 02554 ° " `' ° P m ` ° ' " °~ ~ o
~j~{.oo
Town of Nantucket
Zoning Board of Appeals
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~!s~4 Oi'-:~~EeOBS
~ur~ ~ ~ 200
Tc~'~~td ~?~-
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
PROPERTYOWNER.....~-onrad .Wette~au,,~n~,,M~Xgu~zj,t~.W~t~e~au...
c/o Vau han, Dale, Hunter, Stetina and Beaudette, P.C.
MAILING ADDRESS ............. g.......................................................
58 Center Street, Nantucket MA 02554
PROPERTY LOCATION ..................................................................
ASSESSOR MAP/PARCEL.. , , , 42.4 3/77 .............................................
SUBMITTED BY..., M.J :Stetina :Esq.
......................................................
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}.
~o/l~
TE A SESSOR'S OFFICE
TOWN OF NANTUCKET
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TOWN OF NANTUCKET ~_ ~ ~' ~ ~:
BOARD OF APPEALS . - ^~ ~ ;~
-+
NANTUCKET, MASSACHUSETTS 02554 ~°
Date: August 17, 2010
To: Parties in Interest and Others concerned with the Decision of
The BOARD OF APPEALS in the Application of the following:
Application No: 042-10
Owner/Applicant: Conrad Wetterau and Marguerite Wetterau
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.
G~~~ ~ ~i
Edward S. Toole, 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 42.4.3, Parcel Plan Book 15, Page 109
77
58 Center Street
Residential Old Historic Deed: Book 1024, Page 247
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Thursday, July 8, 2010, at 1:00 P.M., at 2
Fairgrounds Road, Nantucket, Massachusetts, the Board made the
following decision on the application of CONRAD WETTERAU AND
MARGUERITE WETTERAU, of 174 Highland Street, Weston, MA 02493,
File No. 042-10:
2. Applicants are requesting Special Permit relief
pursuant to Nantucket Zoning Bylaw Section 139-33.A.(4)
(alteration of preexisting nonconforming structure) in order to
construct an addition to the existing structures (primary
dwelling, garage, and shed) that will total approximately 303
square feet. The site is nonconforming as the existing garage on
the Locus is currently nonconforming as to side yard setback
being sited approximately 1.04 square feet from the side yard lot
line in a zoning district that requires a 5 foot side yard
setback. Currently, the dwelling, garage and shed on the Premises
are connected by a breezeway. The proposed addition work will
connect the buildings for residential living space. After the
proposed construction, the shed will be located approximately
1.15 square feet to the northerly side yard setback in a zoning
district that requires a 5 foot side yard setback and the facia
of the garage will be approximately 0.25 feet from the lot line.
In the alternative, the Applicants request Variance relief
pursuant to Nantucket Zoning Bylaw Section 139-32 (variances)
from the provisions of Section 139-16 (intensity regulations -
setbacks). The site is located at 58 Center Street, is shown on
1
Nantucket Tax Assessor's Map 42.4.3 as Parcel 77, is shown upon a
plan by George W. Jones dated September 1961 and recorded with
the Nantucket Registry of Deeds in Plan Book 15, Page 109, and
title is recorded at the Nantucket County Registry of Deeds in
Book 1204, Page 247. The site 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. There was no Planning Board
recommendation, on the basis that no matters of planning concern
were presented. There were no letters of support or in
opposition to the application.
4. At the hearing, Counsel for the Applicants stated that
the Applicants are requesting Special Permit relief pursuant to
Nantucket Zoning Bylaw Section 139-33.A.(4) (alteration of
preexisting nonconforming structure). The structure is presently
nonconforming as to setbacks having the garage sited as close as
1.04 feet from the northerly lot line and the existing shed is
located as close as 1.15 feet from the northerly lot line in a
zoning district that requires a 5 foot side yard setback.
The proposed work and specifically the addition of a foundation
under the existing shed and renovation/reconstruction of the shed
as needed, the renovation/reconstruction of the trim on the
garage to match the main structure, and the raising of a portion
of the existing shed eve height by approximately 6 inches will
take place within the required 5 foot setback.
Currently, the dwelling, garage, and shed on the locus are
connected by a breezeway. The proposed addition work outlined
will connect the buildings for residential space. The Applicants
propose to construct an addition to the existing structures
totaling approximately 303 square feet. The changes include a
154 square foot addition on the west elevation extending off the
garage and a 149 square foot addition between the existing garage
and the main structure. Only the proposed foundation under the
shed is located within the 5 foot setback.
After construction of the foundation, the shed will be
approximately 1.15 feet from the northerly side lot line.
The proposed new construction includes adding a new foundation
underneath the storage shed, renovating and reconstructing the
walls and roof of the shed as needed and converting the use of
the existing area to the residential living space. A portion of
the existing storage shed (approximately 12.6 square feet) is
located in the side yard setback and included in the renovation.
2
The existing garage is currently located in the side yard
setback. The only proposed change to the garage includes
removing the existing exterior trim and replacing it with a
modified trim detail which will match the existing dwelling. The
existing garage is located approximately 1.04 feet from the
northerly lot line. The existing soffit on the garage protrudes
approximately 2 inches and the new, proposed soffit will protrude
approximately 7 inches, extending approximately 0.4 feet closer
to the northerly lot line of the structure. The facia on the
garage will, after construction, be located approximately 3
inches from the lot line.
In the alternative, the Applicants request variance relief
pursuant to Nantucket Zoning Bylaw Section 139-32 (variances) to
complete the proposed work.
5. Accordingly, by unanimous vote of the sitting members,
the Board of Appeals made the finding that the alteration of the
pre-existing, nonconforming single-family dwelling upon the locus
as proposed would not be substantially more detrimental to the
neighborhood than the existing conditions, and granted the
requested relief by Special Permit, with the condition that the
work shall be done in substantial conformity to with the plan
titled "Wetterau Residence," prepared by Emeritus Development,
Ltd, dated June 16, 2010, attached hereto as "Exhibit A."
SIGNATURE PAGE TO FOLLOW
3
Dated: Q 2010
L
Dale Wai
Kerim K~se~tac
Mar Poor
G~G~ ~~Z~~'~ /
chael Angelas"tr
COMMONWEALTH OF MASSACHUSETTS
Nantucket, ss. ~I~~~f .~Y, 2010
,fin On this ~ ~ day of ~~010, before me, the undersigned Notary Public, personally appeared
~ "(GtY/C- D~l~ ,who is personally known to me, and who is the person whose
name is signed on the preceding or attached document, and who acknowledged to me that he/she signed it voluntarily
for its stated purpose.
Notary Public: ~/~.j~ysR- K• oDrf
My commission expires: ~l/ftL{'G~j Paz, o~D~3
4
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Wefterau Residence ~~~~~ Bw~iamslane Nanhroket,MA02554 _~~
P. 508.325.4995 ~ ~ S K 1
58 Center Street F. 508.325.8980 ~ o
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