HomeMy WebLinkAbout069-10 Big Hen I, LLC
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TOWN OF NANTUCKET
B:OARD OF APPEALS
NANTUCKET, MA 02554
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APPLICATION
Fee: $300.00
File No.:,:'>~~{~'~
Owner's name(s):tr;,;,ai!:t'H$it~GfOup J;(tLG-:.'.',;
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Mailing address:i.~A~~r:Y,~..nt:9.t;.#~47PaIPAI.tQj.Sf3lJta,Clara Coun\y,' GA@.:4g91
Phone Nwnber:W:1.;':~t-;,\~i:!?g~'iir'{~L:I:~g~~;i/'~:;?: ....:.<: 'f:'::; E-Mail: ~::./,X':'';:.::<; /;:;:-:........;..,'<~.' f::[':. ;':
. Applicant's name( s): ;~)S.€frn~;;,.;~(;~;\Wrp.);'.~.3\.r..>"$:':~.?~.';(;i~:::;r~>?7;:.;,}~: ':.>{'}:....'i(....io;:t.::
Mailing Address: ~;SamEf:{~2S:i~}:;:',-;i:::r: ..~' . X<. ::':.::"';:;;;'.; ./' .:.
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Phone Nwnbed~ijjf.g~'.:;;,~{(:;,::::!~~;\)~::>:;..:.,;~ ;':'J.:'. E-Mail: .:..'.
LocU!i Address: p;;;;.~~~~'l~.i'~m~-s:tin:{y.);-,:"~i.~'C{:~ Assessor's Map/Parcel::<':>~:i:3.)3i9fi;/;:.
L d C PI /Pla B k & P /Pl Fil N .::'.-:::.;-.:.~-'.o.:'..i....;.::,c;.:.:,....~.:,>..::?:.':'..:.:...,:.::......
an ourt an n 00 age an eo..:, ,.:f;":.',,<,:,,,c;,., :..".;.:..,c.......:.. '::"'c""'''':'''' .
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peed'Reference/Certificate ofTitle:=:'gj96S.7:).... Zoning District: ROH
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Uses onLot- Commercial: Noneir:.,;(~ Yes (describe) ;-;/;,;.;,',;.::.: . '."'; :.... ." ......
'Residential: Number of dw-ellings~~fJ;:.;:~t!~:;i~r~ ;'::::~.~'1'-~ Duplex ~;i:;\;-::;~'::;)~~T\;~~~.~.':~: Apartments '.-.:~' .~5~:~.'!~~:.:~~- ;~:L:?:.;~<
Date of Sttucture(s): all p~e-date 7/72 t3I':~:)' or<;1/.r::;:::g:::;r;<:<...o:....';:.:p1.;'.'>:..::i
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BJ;Iilding Permit Numbers: ,~;i'.\'P:/~::'C'~.:::::\:~..-_.:.::'.:~:
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. , p~evious Zoning Board Application Nwnbers::?<::,
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2 Fairgrounds Road Nantucket Massachusetts 02554
S08-228-7215 telephone ~08-228-7298 facsimile
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State below or attach a separate addend~ of specific speci~ permits or variance relief applying for.
See Addendum attached hereto
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:..:&"E'L;'};i\'/:);Y'Z~{:""i;i,;;:;"":-' ....; ':),~:/.' .....
Owner*
SIGNJiTURE";;:;:';'"--~'~'~''''' "'~' '. ""'-"":"'~-':""""",'-7"""'A li~A ~ t*
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*If an Agent is representing the Owner or the Applicant, please provide a signed proof of agency.
OFFICE USE ONLY
Application received on;"~~lY 16r;\' k.... By:'\ft:';;. Complete:',.;:; Need Copies:::::::;'--:
Filed with Town Clerk:.J.J _ Planning Board:.J J _ Building Dept.:_/ J _ By:}"',,;.
Fee deposited with Town Treasurer.J J _ BY;:<'l";i Waiver requested:;:~::.;~:
Granted~/illNi~:Hearing notice posted with Town Oerk:J ~k'.':' Mailed::'~I-"':F"\
I..,..../:' ""f .... '''.,. k""'/"""- H . () h Id ... /" .', /".,. 0 d ,. .. /. / <
&M."'-" .j::' .,.i..:j &..;~i,/,;;;:"" "1'i." eanng s eon." .,,';. r;"': ~ene on.: .... .....:. . ....
C~~:::~{~~f(},~{~(~e:~*;::'~l:~~:~(.,>.Dj~s~~~~_~j:'..:!j}:'/": ~
2-Fairgroimds Road Nantucket Maseachusett& 02554
508-228-7215 telephone 508-228-7298 facsimile
.
ADDENDUM TO ZONING APPLICATION
. BIG HEN GROUP I. LLC - 124 Main Street
The Applicant, Big Hen Group I, LLC (the "Applicant"), requests Special Permit relief
for its property located at 124 Main Street. (the "Locus"), Parcel 99 on Nantucket Town
Assessor's Map 42.3.3. The Applicant is seeking relief by Special Permit under Nantucket
Zoning By-law 139-33(A)(4) & 139-33 (E)(2)(a):' The Applicant has owned the Premises since
June 16, 1997.
The Applicant proposes to renovate the pre-existing, non-conforming single family
dwelling on the Property. Additionally, the Applicant proposes to remove a 12' x 12" screen
porch and build a 14' x 16' sun porch in its place on the south side of the dwelling conforming to
the side and rear yard setbacks. The Applicant also proposes to build a 5' x 18' addition on the
west side of the dwelling in conformance with the side and rear setbacks. The proposed
demolition and subsequent additions constitute a net addition of 170 square feet of ground cover
bringing the total ground cover on the dwelling to 35.6%. Work is also proposed to make the
existing basement deeper.
Additionally, adjacent to the 5' x 18' addition, the Applicant proposes to erect an
areaway containing stairs down to the basement of the dwelling. This work will be done within
the current required 5' side yard setback. This areaway will encroach upon the westerly side yard
setback by 4' and will be located approximately l' from the westerly lot line. The existi~g
dwelling is located 0' from the westerly lot line currently as evidenced on Exhibit C attached
hereto.
The proposed renovation and addition to the existing footprint of the dwelling is in
accordance with and pursuant to the Certificate of Appropriateness #55636 issued by the Historic
District Commission on October 19, 2010, and also by Certificate of Appropriateness #55583
issued by the Historic District Commission on October 12, 2010, copies of which are attached
hereto as Exhibits A and in accordance with the architectural plans prepared by BPC
Architecture, Exhibit B hereto.
The subject property is located in the Residential Old HistoricZoning District. The ROlf
zoning district has a minimum lot size of 5,000 square feet and a side yard setback requirement
of 5'. The dwelling on the Premises was erected well prior to 1971 as evidenced by the Sanbome
Maps from 1887, a copy of which is attached as Exhibit D hereto. The attached Plot Plan from
Nantucket Surveyors, Exhibit C hereto, shows that the Property contains 4,180 sf of lot area
where 5,000 sf is required. The existing dwelling consists of approximately 1,318 sf (31.5%)
where 1 ,254 sf (30%) is allowed. The proposed additions of 170 square feet bring the total
ground cover of the dwelling to 1,488sf(35.6%).
By way of background, at the time the Plot Plan prepared by Nantucket Surveyors, dated
January 3, 1994, Exhibit C hereto, was prepared for the Applicant's predecessor in title, Grace
Baredelis,the structure on the Premises totaled 29% ground cover. Subsequently, on or about
March 29, 1994, Ms. Baredelis obtained HDC Approval (Certificate of Appropriateness #25446)
for a screen porch. On July 22, 1994, the screen porch Building Permit Application was
submitted to the Building Department. On August 1, 1994, the Nantucket Building Department
released the Permit (No. 11156-94) and the scope of work thereon was changed to read "build
12'x12' unenclosed porch on rear of 1du." A copy of this Building Permit No. 11156-94 is
attached hereto as Exhibit E. As evidenced by Exhibit E, the Permit Card is stamped
"completed" but no date stamp from the Building Department accompanies this Permit and the
Building Dept. file does not contain an As-Built Survey showing the screen porch that exists
today. The Applicant subsequently purchased the Premises from Ms. Bardelis on June 16, 1997.
The attached plot plan from Nantucket Surveyors, Exhibit C hereto, shows that the
existing dwelling on the Property is located as close as zero feet (0') from the westerly lot line
and within the required five (5') foot side yard setback. Both the lot and the dwelling on the
Premises are considered pre-existing non-conforming and are grandfathered with respect to the
current requirements of the ROH Zoning District as they were created/erected prior to 1971, See
1887 Sanbome Maps, Exhibit D hereto.
The Applicant's predecessor in title, at some point, enclosed the porch with screens
pursuant to the HDC Certificate of Appropriateness (No. 25446). The Applicant presumes this
was done subsequent to Permit No. 1156-94 being stamped "completed" by the Nantucket
Building Department, but has no way of confirming this. .
Accordingly, the current ground cover ratio on the Premises is 31.5%. Because the lot is
undersized and pre-existing, non-conforming, the maximum ground cover ratio permitted for the
lot is limited to 30% pursuant to Nantucket Zoning By-law s. 139-33(E)(2)(a) as opposed to 50%
which is the maximum ground cover ratio for lots equal to or greater than 5,000 s.f. in the ROH
Zoning District.
As mentioned above, the Applicant proposes to regularize the non-conformity of ground
cover created by the Applicant's predecessor in title regarding the screen porch by demolishing
the existing 12' x 12' screen porch and therefore reducing the ground cover ratio, temporarily,
from 31.5% to 29%. The Applicant then wishes to replace the screen porch with a 14' x 16' sun
porch. While this work will be done in the builidable part of the yard and in compliance with the
intensity regulations of the ROH Zoning District, the proposed additions and renovations to the
structure will add 170 square feet of ground cover to the dwelling and bring the maximum
ground cover on the Premises to 35.6%. Pursuant to 139-33(E)(2)(a),
". . . the special permit granting authority may grant a special permit to
Allow ground cover not to exceed the permitted ground cover ratio in the
zoning district where such lot is situated [50%]. Said special permit shall
require a finding that such increase in permitted ground cover shall not be
substantially more detrimental to the neighborhood than the existing
nonconformity. "
Granting the proposed Special Permit allowing the Applicant to add 170 s.f. of
groundcover to the dwelling for a total ground cover ratio of 35.6% will not be substantially
more detrimental to the neighborhood than the existing, non-conforming dwelling on the
. '
Property. The proposed renovation and addition to the existing dwelling is moderate in size and,
. with the exception of the areaway on the westerly elevation, will be done entirely in the
buildable part of the yard. The renovated dwelling will be in harmony with other houses in this
area of town. 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.
In the alternative, the Applicant requests a Variance for the above-proposed work on the
Premises pursuant to Section 139-32 due to the shape and topography of the lot and the
structures thereon such that the literal enforcement of the current 5' side yard setback and 30%
maximum ground cover limitation would involve substantial hardship to the Applicant and
because granting this relief does not involve substantial detriment to the public good or a
derogation of the intent of the By-law.
Accordingly, the Applicant respectfully requests the Board to grant the requested relief.
CERTlACATE NO:
. '
~ 'r~~ ] c.~ \~H
DATE ISSUED:
Application to the HISTORIC DISTRICT COMMISSION, Nanlucket, Massaehusens, lor a
CERTIFICATE OF APPROPRIATENESS
tor struc1Ural.worl<.
All blanks must be fHlad in using BLUE OR BLACK INK (no pencil) or marked NJA. . .'
NOTE: It Is strongly racommended.that the applicant be familiar with the HOC guideline., Sulldlng wllh Nantucket In Mind, prior to submittal of appllcaUon.
. , Please see other slda for submittal requirements. Incomplete appllcaUons wilt not ba revl_ed by the HOC.
This Is a contractual agreem. enl end must be IIled ou1 in ink. M epplicallon Is hereby made for Issuanee 01 a Cerllflc8te of Approprlataoaas under Chapter 395 of the Acts and
Resolves 01 Mass.. 1970, for proposed work .s described herein end on plans. drawings and photographs accompanying this approcallon and made a part hereof by rel8!'enca.
Tha certJllcate Is valid for three years trom date oIlsslianee. No structure may allier from the approved application. VIolation maY inpede lss!Jllnce of CeJ1ifica1e of Occupancy.
PROPERTY DESCRIPTION
TAX MAP N": ~ :/.:.-.5 ?.., PARCEL NO. C'i
Streel & Number of Proposed Work: I Z. q.. ;t-t-'l/A) -'jT
.owner 01 record: p..\ (i~ tf F./v1 I LLI.....
Mailing Address: 2- 1')1l0i't., '::)T
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Contact Phone I/: "',~1 f. - 27ir- 7..:-) 7 /. E-man:
AGENT INFORMATION (if applicable)
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Name: [)rv ' 1",.., fl. I V 1. .:.-
Mailing A~dress: 1__ e, fl 1;'..-1:J .l:::~ T
AJ/'rtv'TviJ,:;'<1 W^A, i 1.-\-t;4,
ContaCt Phone t:. <;;1)"- '22..;" - ?,7?.di-mail:
FOR OFFICE USE ON\. Y
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Date application received: ...:-.) /;-,/ /.- ,/
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Must be acted on by: /. / ',' "
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Fee Paid: $ ..::: -;~ ~~
Extended to:
Approved:
Disapproved:
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Member: // i-7_';';~--':':;;;'--~r" :-:
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Membe!:' P,
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Notes - Com,!,~nts\)~estrictionS - Conditions
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Member:
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Q New Dwelling ~dd1tion
o Color Change 'u Fence
DRool L Other
Size 01 Structure or Addition: Length:
Width:
o Garage
o Gate
DESCRIPTION OF WORK TO BE PERFORMED
See reverse tor required documentation.
o Garage/Apartment !J Commercial = Historical Renovation U De""
Q Pa~lng 0 Move Building = Demol~ion 0 Revisions to previ~us Cerl No.
C Steps 0 Shed
Sq. Footage 1 st floor:
Sq, footage 2nd floor:
Sq. footage 3rd floor:
Diflere~ce between eXisting grade and proposed finish grade: North
Height of ridge above fmal tinlsh grade: North
Additional Remarks
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Decks:
Size:
Size:
II^' ':~i.
o 1st floor Ol:znd floor
c:; 1 st floor C 2nd floor
South
East
West
South
East
West
Historic Name:
'Original Date:
Origfnal .Bullder:
REVISIONS'
ldescribe)
1. East Elevetion ADO [..)II-,J()d -u 01-1 ') F (~".t:; F .._t/Pit."" g UILI) ? tJf0
fM.lH iJ.l PLI'tc:.i:-. ClP ;'C{lf;F._v PfJ(l.LH. I' f!-r;;-</tA'//z
2. Soulh Elevation ,
e'lJlLO S O'Jo.-' P,iP. H :1--' Pl;'jl.t.. of- SC,. ~,J(ln; ''''J'
, ,,' e.Sc.u n .,.
3. WestElevaUon 3,.'!'/{(.. V~'~"l' 11111.j 65';IT :J.,rt'/i!S r(,.LH
4. North 8evation /-';0 C' !.,~,..J'r$
Is lhere an HOC survey form for this building attached? D Ves C "'/A 'Cloud on drawings and subm~ photographs of existing elevalions.
DETAIL OF WORK TO. BE PERFORMED
Foundation: Height Exposed III L D Block' D Block Parl/ed ~"Brick (type) F~'I f, -iil.J (.. 0 Poured Concrete D Piers
. Masonry Chimney: D Block Parged 0 Brick (type) D Other ,
RooI'Pltch: Main Mass ~/12_ Secondary Mass ~12_ Dormer ----.112_ Other
ROOfing material: g......ph.lt. ra'3.Tab DArchltecturaJ Fence: Height
C Wood (Type: Red Ceder, White Cedar, Shakes, etc,) Type:
Length:
Size
Size
Location
Location
Skylights (flal only): Manufacturer
Manulaclurer
Gut1ers~ C Wood D Aluminum p Copper
Rough Opening
Rough Opening
o Leaders (material)
.....-
.-/
. Leaders (matarlal end size):
Sidewall: G White ceder shingles
~ Other
Trim: A. Wood
n Clapboard (exposure:
inches)
Front ~
SideD
i:J PIne [1 Redwood ~ellar C Other
e'Paint 0 Natural to weather D Other
C, Dimensions: Fascia 1'''< r'; Rake -I ',,-( e.
Window Casing '1.,,",: Door Frame
Windows': ~1louble Hung C Casemant LJ All Wood 0 Other
P"Trua Divided Lights(muntins), slrigle pane' 0 SOL's (Simulated DIvided Lights) Manufaclurer
Doors' (type and material): Front Rear 1.<: - ~.II~'
Garage Door(s): Type Material
Hardscapa matertals: Driveways Walkways
. Note: Complele door and window schedules are required.
B. Treatment
Solfll(Overhang) 7;''''p'
r _'i t/- Columns IPosts: Round _ Square _
Corner boards i'~;'-1t'2-
Frieze
;l-....-;:
Side
l:; - L.' 7ft
Walls
. -'.
COLORS
Sidewall JJ t"rT Clapboard (II apprlC8b1e) i.~ ~:11 ,IZ:.
Trim ~J H.I T"oi:. Sash L. Ji-\., 1'\.,'
DeCk Foundallon (:., rU", '1
,'Allach manufacturer's color samplas If color is not \rum HOC approval list
RooI
,Doors
Fence
hft ;+-1
~/r"'L:;/t J / l...:tJ Ire. . -.~-
I Shutters f)L 1-1t' L
I hereby authortze the agent named above to ael on my behall 10 make charigea In the sper;ffication$ or the plans contained In ~ls ~on in order to bl1ng the
appl1cation Info compliance with the HOC guidelnes. I hereby agree 10 abide by and com~ wI1h lhe terms and conditions of 1Ijs applicatIon. I hereby egree thet 1IIe
. ,"fsubmlsslon of.l\<ly.f'lvisi.ons 10 this a~pncation will initiate a new sixty-day review ~'o<xJl / I ~7 l.,~
Dale ,'1':;' {O Si nature of owner of record '>< i.,.."... /-!l.r '. SI under eJlaltIes 01
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CERTIFICATE NO: ~ L) "f., i DATE ISSUED:
Application 10 the HISTORIC DISTRICT COMMISSION, Nantueket, Massachusetts, for a
CERTIFICATE OF APPROPRIATENESS
, for structural work. '
, All blanks must be filled in using BLUE OR BLACK INK (no pencil) or marked NJA.
NOTE: Ills strongly recommended that the applicant be familiar with the HOC guidelines, Bul/dlng with Nantucket In Mind, prior to submittal of application.
. . Please see other side for submittal requirements. Incomplete applications will not be reviewed by the HOC.
This, is a contractual egre~n1 and must be fined out In ink. An application Is hereby made fOl' Issuance 01 a Certificate 01 Appropriateness under Chapter 395 of lhe Acts and
Resolves 'of Mass., t970, fllf. proposed work as described herein and on plans, drawings and pholographs accompanying lhis ap~lion and made a part hereof by refe!ence.
The certificate Is vend for 1hree years from date 01 Issuance. No structure may diller from the approved application. VIOlation may impede issuance 01 Certificate of Occupancy.
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FOR,OFFIC~ USE ON\. Y
._,i ,. : Fee 'Pald: $ rj. .:
PROPERTY DESCRIPTION Date application received: .r .'
TAX MAP NO: /.J , ) - PARCEL NO. i Must be ected on by. ,t.....'
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Street & Number 01 Proposed Work: " -.,., Extended to: .'
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I.,.,.. Li:': /
Owner of record: :..)!; Approved: - , .. DisapprOved:
..:' ~.~ C;" .. : .>, .. .-' ...;--.. " _...~.:- -- /"..t' .~.' \
Mallin!! Address: .....,. ':1'" ChalmlsJi: .. ----~-,.. .. .. j'
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..... " , ) ,,' ~.,;J Member: ,,/ .-,..
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" ";'j I' Memben {, '; ,
Contact Phone #: .. E-mail:
Memb~~ \ ' , , , "
.. AGENT 'NFC!~MATION (if applicable) \~.' .. '.
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Member: 'i. : - - "
Name: , '.." '. ..'
Mailing Address: .' .'{ : ~ Noles - Comments - Restrictions '~Cllfl!lili?"s ,,/'\
, ~ , i :
,- "
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Contact Phone 1/: ... E-mail:
Sq. Footage 1 sl floor:
Sq. footage 2nd floor:
Sq. footage 3rd floor. -," '.:
Diffilrence between existing grade and proposed finish grade: North.
,Height of ridge above flnal finish grade: North ..: ...,.f.... ,..~ South
Adi;lition,al Remarks ~' 1. East Elevation
(describe) .
2.. South EJewlion
[l Garage
o Gale
!'j,..",)
Length:
WIdth:
DESCRIPTION OF WORK TO BE PERFORMED
See reverse for required documentation.
o Garage/Apartment 0 Commercial C Historical Renovation 0 Deck
o Paving D Mo~e Building 0 Demolition [' Revisions to previous Cert No.
li I i 1:.V~1
D Steps
o Shed
tJ.N~W Dwelling D Addition
D Color Change 0 Fence
d Roof ~Other
Size of Structure or Addition:
,," .
.. t.;"
Decks:
Size:
Size: .
. ",,:',
D 1 st floor D 2nd floor
D 1 sl floor D 2nd floor
South
East
West
.'
East
West
,.. !
.. ,,', H L
''It /i
Historic Name:
Original Dale:
," 1 ~nginel Builder:
Is there en HOC' survey form lor this building allached? '$:,Yes D N/A
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3. West Elevation
.., i
,,' ".:', ,.-/.t:-
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,':):-':: Ll .'(
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4. North Elevation
'Cloud on drawings and submit photographs of exisUng elevations. '
DeTAIL OF WORK TO BE PERFORMED
, Foul)datlon: Heighl Exposed 0 Block D Block Parged [J Brick (type)
Meso~ry Chimney: D Block Pal1led 0 Brick (type) 0 Other
Roof .Pltch: Main "'ass --'12--.;- Secondary Mass --112_ Dormer --'12_ Other
Roollng meteriel: D AsphBlt 03- Tab 0 Architectural I Fene. e:
o Wood [Type: Red Cedar; While Cadar, &hakes, etc.) Type:
length:
fJ Poured Conci'ele
UPiers
Heigh!:
Skylights (llat only): Manufacturer
Manulacturer
Gutters: 0 Wood 0 Aluminum
Leaders (material and size):
Sidewall: D White cedar shingles
D Other
Rough Opening
Rough Opening
o Copper 0 Leaders (material)
Size
Size
Location
Location
:: Clapboard (exposure:
inches)
Front Q .
!iide :::J
TrIm: A. Wood
B. Treetment
D FlOe 0 Redwood 0 Cedar 0 Other
D Paint 0 Natural to weather D Other
Sollll (Overhang) Comer boards
Columns/PosIS: Round _ Square _
Frieze
C. Dimensions: Fascia Rake
WIndow Casing Door Frame
Windows': 0 Double Hung 0 Casement 0 All Wood 0 Other
DTrue Divided Lights(muntins), single pane [j SOL's (Simulated ~ivided Lights)
Doors' (type and material): Front Reer
Garage Door(s): ' Type Malerial
Hardscape meterlals: Driveways Walkways
'-Note: Complete door and window schedules are required.
ManufacbJrer
h
1-,."
Side
. , !-:,h (\j:
Walls
COLORS
Sidewall Clapboard (if eppllcable)
Trim ' Sash
Deck. Foundation :'f! !., "i i,
,. /
, AtIaph manufacture(s color samples II color Is not from HOC approval/1st /
J hereby atithorlzelhe egenl.named allOve to act on my behallto make changes In the s~c1flcations,ol'1tie plBJ;lS contained in this appflCBlion In order to bring the
application Into compliance with the HOC guidelines. I hereby agree \0 abide by and ?!Ply wIth.\hi! terms enlf concfJtlons of this appllcalion. I hereby agree that the
.submisslon ~ B']Y revisIons to this application .wIll initiate a new sixty-day re~ew ~1 . t-~..... -/.~ J---' . \.. .
,Date, Lt{. /0 . Si nature of own r of record i ""f-.," . /:N..r 51 nod under deS of
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11/ 2/20 lO:42:39AH
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EDWARD FOLEY VAUGHAN
KEvIN F. DALE
WILLIA.M F.Hmmm
MARTIN JEFFREY STETINA
RICHARD P. BEAUDETTB
VAUGHAN, DALE, HUNTER, STETINA AND BEAUDETTE
PROFESSIONAL CORPORATION
ATToRNEYS AT LAw
WHALER's LANE
P.O. Box 659
NANTUCKET, MAsSACHUSETl'S 02554
TEL: (508) 228-4455
FAX: (508) 228.3070
November 10,2010
BY HAND DELIVERY
John B. Brescher, Zoning Administrator
Nantucket Zoning Board of Appeals
2 Faregrounds Road
Nantucket, MA 02554
RE: Application for Special Permit Relief;
Applicant: Big Hen Group 1, LLe
Locus: 124 Main Street, Nantucket, MA
Dear John:
On behalf of my client, Big Hen Group I, LLC, owner of 124 Main Street,
Nantucket, MA 02554, enclosed please find an application for zoning relief with
supporting... documentation attached including two sets of mailing labels. I have also
enelosed the filing fee required by the Town of Nantucket in the amount of $300.00.
Please_mark this matter for hearing by the Nantucket Zoning Board of Appeals at
its December 20 I crnearing.
Thank you for your help. Please feel free to call me should you have questions.
Sincerely,
M.J. Stetina
MJS/
Enc!.
cc: Big Hen Group I, LLC
BPC Architecture
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
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Date:
January 10, 2011
To: Parties in Interest and Others concerned with the Decision of
The BOARD OF APPEALS in the Application of the following:
Application No:
069-10
Owner/Applicant:
BIG HEN GROUP I, 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 TWE~~Y _~20/ days.
'''/1 \,~
.~/ I 1/' i IN
E+ard/ J J Toole, Cha1:'rman
cc:
Town Clerk
Planning Board
Building Commissioner/Zoning Enforcement Officer
/
l
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 42.3.3, Parcel
99
124 Main Street
Residential Old Historic
Book 939, Page 257
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Thursday, December 9, 2010, at 1:00 P.M., at 2
Fairgrounds Road, Nantucket, Massachusetts, the Board made the
following decision on the application of BIG HEN GROUP I, LLC, of
555 Bryant Street, #347 Palo Alto, Santa Clara, CA 94301, File
No. 069-10:
2. Applicant is requesting Special Permit relief pursuant
to Nantucket Zoning Bylaw Sections 139-33. A, (4) (alteration of
preexisting nonconforming structure) and 139-33, (E) (2) (a)
(allowable ground cover for preexisting nonconforming lots under
5000 square feet) in order to renovate the existing single-family
dwelling on the property. The Applicants propose to construct an
addition to the dwelling that will conform to the setback
requirements. The Applicant further proposes to erect an areaway
that will be done within the required 5 foot setback; but, will
not be any closer to the westerly setback than the existing
dwelling. The proposed additions will bring the total ground
cover ratio to 35.6% in a zoning district that allows a maximum
ground cover of 30%, The Locus is nonconforming as to ground
cover ratio having a ground cover ratio of 31.5% and to the side
yard setback being sited as close as 0 feet from the westerly
side yard lot line in a zoning district that requires a 5 foot
side yard setback. In the alternative, the Applicant is
requesting Variance relief pursuant to Nantucket Zoning Bylaw
Section 139-32 from the intensity regulations in Section 139-16
(intensi ty regulations setbacks, ground cover) in order to
1
perform the work requested. The Locus is situated at 124 Main
Street, is shown on Nantucket Tax Assessor's Map 42.3,3 as Parcel
99, and title is recorded at the Nantucket County Registry of
Deeds in Book 939, Page 257. The property is zoned Residential
Old Historic,
3. Our decision is based upon the application and
accompanying materials, and representations and testimony
recei ved at our public hearing. There was no Planning Board
recommendation, on the basis that no matters of planning concern
were presented. No abutter comment was received in favor of or
in opposition to the application.
4. Attorney Jeff Stetina represented the Applicant.
Attorney Stetina stated that the Applicant is requesting Special
Permi t relief pursuant to Nantucket Zoning Bylaw Section 139-
33 ,A, 4 (alteration of preexisting nonconforming structures) and
139-33. E. (2) (a) (allowable ground cover for preexisting
nonconforming lots under 5000 square feet) in order to renovate
the existing single-family dwelling on the Locus.
Specifically, the Attorney Stetina informed the Board that the
Applicant proposes to remove a 12' x 12' screen porch and build a
14' x 16' sun porch in its place on the south side of the
dwelling conforming to the side and rear yard setbacks. The
Applicant also proposes to build a 5' x 18' addition on the west
side of the dwelling in conformance with the side and rear yard
setbacks. The proposed demolition and subsequent additions
consti tute a net addition of 170 square feet of ground cover.
This will bring the total ground cover on the dwelling to 35.6%
(the current ground cover ratio is 31.5% in a zoning district
that allows 30% ground cover by right; but, up to 50% ground
cover by Special Permit).
Adjacent to the 5' x 18' addition, the Applicant proposes to
erect an areaway containing stairs to the basement of the
dwelling. This work will be done within the current 5 foot side
yard setback and the areaway will encroach upon the westerly side
yard setback by 4' and will be located approximately l' from the
westerly lot line. The existing dwelling is located 0' from the
westerly side yard lot line,
Attorney Stetina stated that the increase in ground cover is
allowed pursuant to 139-33.E, (2) (a) with the finding that the
proposed increase will not be substantially more detrimental to
the neighborhood than the existing nonconformity,
2
5, Therefore, after a discussion with the Applicant and
Counsel for the Applicant, the Board finds that such a Special
Permi t may be granted to alter the preexisting nonconforming
structure because the alteration to the structure will not be
substantially more detrimental to the neighborhood than the
existing nonconformity as the alteration will not be any closer
to the setbacks than what presently exists, Further, the Board
found that the increase in ground cover is allowable as the 170
square feet is only an increase in 4.1% and is not substantially
more detrimental to the neighborhood than the existing
nonconformities on the Locus.
6, Accordingly, by a unanimous vote of the sitting Board,
the Board of Appeals made the finding that the proposed
alteration to the preexisting nonconforming structure will not be
substantially more detrimental to the neighborhood than the
existing nonconformity and subsequently allowed the alteration of
the structure as shown on the plan entitled "124 Main Street",
prepared by BPC Architecture, dated November 2, 2010 attached
hereto as "Exhibit B" with the following conditions:
a. There shall be no exterior construction between Memorial
Day and Labor Day of any year; and,
b. Prior to the start of any construction, the Zoning
Administrator shall be in receipt of a letter
permitting the Applicant's workers to access the
abutter's property at 126 Main Street. Staff received
said letter on December 27, 2010.
SIGNATURE PAGE TO FOLLOW
3
,
t
Da ted : cJllJ1utWj I '-l
, 2011
COMMONWEALTH OF MASSACHUSETTS
Nantucket, ss. JaJ1/~ ,2011
~9t't;!}i day of JaJ! , 20 II, befo,e me, the uod",;goed Notary Public, """ooally appeared
e:. DOl , 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: YI ~~5&{ ~. I t:>I)f'7'
My commission expires: ~ ,,2,;lJ ~J3
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