HomeMy WebLinkAbout071-10 Nineteen Orange St. Nominee Trst
VAUGHAN, DALE, HUNTER, STETINA AND BEAUDETTE
PROFESSIONAL CORPORATION
EnWABD FOLEY V AUGlIAN
KEvIN F. DALE
WILLI.A.M F. HUNTER
MARTIN JEFFREY STETINA
RIClWID P. BEAUDET'iB
LORID'ELIA.
ATTORNEYS AT LAw
WHALER'S lANE
P.O. Box 659
NANTUCKET, MAsSACHUSETTS 02554
TEL: (508) 228-4455
PAX: (508) 228-3070
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BY HAND DELIVERY
John Brescher, Zoning Administrator
Nantucket Zoning Board of Appeals
2 Fairgrounds Road
Nantucket, Massachusetts 02554
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RE: 19 Orange Street Nominee Trust, u/d/t dated October 1,2010, Barbara E.
Jones, Trustee;
19 Orange Street, Town; Map 42.3.2, Parcel 11;
Lot 3, Plan Book 31;
Nantucket, Massachusetts 02554
Dear John:
Barbara J. Jones, Trustee of 19 Orange Street Nominee Trust, u/d/t dated
October 1,2010, (hereinafter "Applicant") owner of the above referenced property, seeks the
SPECIAL PERMIT and FINDING pursuant to Section 139-33 (4) (a) and (b) of the
Nantucket Zoning By-law to extend the second story of the pre-existing non-conforming
dwelling out and over the first story dining room and kitchen thereby allowing the
enlargement of a second story bathroom. Applicant also proposes to construct a second
story balcony to be accessed from an existing set of French doors and overlooking the
kitchen garden area below and also proposes to improve the first floor kitchen by
constructing a bay window in its north wall looking out over the garden area. None of
proposed improvements described hereinabove (the enlarged bathroom, the balcony and
the bay window) will result in an increase in ground cover.
Applicant seeks the same relief to allow the existing first floor roofed patio to be
completely enclosed resulting in a in additional ground cover in the amount of ninety
(90'+/-). The Premises is presently nonconforming as to ground cover having a ground
cover ratio of approximately 57% +/- in a Zoning District with a maximum allowable
ground cover ratio of fifty (50 %) percent.
Page 2
November 17,2010
John Brescher, Zoning Administrator
RE: 19 Orange Street Nominee Trust, u/d/t dated October 1, 2010, Barbara E.
Jones, Trustee;
19 Orange Street, Town; Map 42.3.2, Parcel 11;
Lot 3, Plan Book 31;
Nantucket, Massachusetts 02554
Applicant also requests a SPECIAL PERMIT pursuant to Section 139-33(5) to
allow the side yard encroachment of the balcony. The proposed balcony encroachment
will not be more nonconforming than the already existing side yard nonconformity.
In the alternative and to the extent one may be necessary or required, the Applicant
requests a VARIANCE for the proposed work.
Enclosed herewith please fmd an application for zoning relief with supporting
documentation attached including two sets of mailing labels. I have also enclosed 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 0 Meeting.
Thank you for your help in these matters. PIe feel free to call me should you have
questions.
WFH/
Enclosures
FEE: $300.00
NANTUCKET ZONING BOARD OF APPEALS
2 FAIRGROUNDS ROAD
NANTUCKET, MA 02554
APPLICATION FOR RELIEF
CASE NO.
Owner's name(s): 19 Orane:e Street Nominee Trust. UID" dated 10/112010. Barbara J. Jones. Trustee
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Mailing address: C/O Vaue:han. Dale. Hunter. Stetina and Beaudette. PC. POB 659. Nantucket 02554
Applicant's name(s): Owner. above
Mailing address: C/O Vaue:han. Dale. Hunter. Stetina and Beaudette. PC. POB 659. Nantucket 02554
Locus address: 19 Orane:e Street. Town Assessor's Map/Parcel: 42.3.2/11
Plan Book & Page: Plan Book 31 Lot No.: ~
Date lot acquired: 9/27/10 Deed Ref.: Book 1248 Pae:e 167 Zoning District: ROH
Uses on Lot - Commercial: None X Yes (describe)
Residential: Number of dwellings! Duplex_ Apartments Rental Rooms
Building Date(s): All pre-date 7/72? Yes or
Building Permit Nos:
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:
C ofO(s)? Yes
Please see addendum attached hereto
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SIGNATURE:
(If not owner 0
""'"' ~ ~ Applicant Attorney X
ttorne)', please enclose proof of agency to bring this matter before the Board)
FOR ZBA OFFICE USE
1_1'- By: Complete: Need copies?:
Filed with Town Cler :--1--1_PlanningBoard:--1--1_BuildingDept.:--1--1_By:
Fee deposited with Town Treasurer:_I_I_ By: Waiver requested?:_Granted:--1--1_
n contained herein is substantially complete and true to the best of my
. s and penalties of perjury.
Hearing notice posted with Town Clerk:-'_I_ Mailed:_I_I_ I&M:-'_I_ & -'-'_
Hearing(s) held on:-'_I_ Opened on:-'_I_ Continued to:-'_I_ Withdrawn?:-'-,_
DECISION DUE BY:_I_I_ Made:_I_I_ Filed wffown Clerk:-'-'_ Mailed:-'_I_
DECISION APPEALED?:_I_I_ SUPERIOR COURT: LAND COURT Form 4/03/03
ADDENDUM
19 Orange Street Nominee Trust, u/d/t dated October 1, 2010, Barbara E.
Jones, Trustee (hereinafter "Applicant") seeks SPECIAL PERMITS and
FINDINGS pursuant to Section 139-33(4)(a) and (b) of the Nantucket Zoning By-
Law (that "By-Law") and a SPECIAL PERMIT pursuant to Section 139-33(5) of
said By-law and Massachusetts General Laws, Chapter 40A; Section 6. The
property is located at 19 Orange Street, Nantucket (the "Premises") and is
improved with a two (2) story wood frame Dwelling.
Applicant is requesting the SPECIAL PERMIT and FINDING pursuant to
Section 139-33 (4) (a) and (b) of the Nantucket Zoning By-law to extend the
second story of the pre-existing non-conforming dwelling out and over the fIrst
story dining room and kitchen thereby allowing the enlargement of a second story
bathroom. Applicant also proposes to construct a second story balcony to be
accessed from an existing set of French doors and overlooking the kitchen garden
area below and also proposes to improve the first floor kitchen by constructing a
bay window in its north wall looking out over the garden area. None of proposed
improvements described hereinabove (the enlarged bathroom, the balcony and the
bay window) will result in an increase in ground cover.
However, as a portion of the proposed balcony will encroach into the
north side yard setback by 3'+/- thereby being sited 2'+/- from the north property
line'in a Zoning District having a 5' side yard requirement, Applicant requests a
SPECIAL PERMIT pursuant to Section 139-33(5) to allow the side yard
encroachment of the balcony. The proposed balcony encroachment will not be
more nonconforming than the already existing side yard nonconformity.
Applicant is also requesting a SPECIAL PERMIT and FINDING pursuant to
Section 139-33 (4) (a) and (b) to allow the existing fIrst floor roofed patio to be
completely enclosed. The existing patio is currently enclosed on its east, west and
south sides with the north side open to the garden area. Applicant proposes to add
a wall on the north side thereby entirely enclosing the patio space. If permitted
this will result in additional ground cover in the amount of ninety (90'+/-) square
feet. The Premises is located in the Residential Old Historic (ROH) zoning
district.
The Premises consists of a single lot (Locus) approximately 2,129 +/_
square feet in size situated in a Zoning District with a minimum lot size of 5,000
square feet. Locus is non-conforming as to frontage having frontage of23.25 +/_
feet +/- on Orange Street in a Zoning District with a minimum frontage
requirement of fifty (50') feet. Locus is non-conforming as to ground cover ratio
having a ground cover ratio of approximately 57% +/- in a Zoning District with a
maximum allowable ground cover ratio of fifty (50 %) percent. Locus is
conforming as to front and rear yard setbacks however non-conforming with
respect to side setbacks having side setbacks of 0.00+/- feet in a Zoning District
with a side yard setback requirement of five (5') feet.
The proposed renovation of the Dwelling is entirely within the footprint of
the already existing Dwelling with the exception of the proposed balcony and bay
window neither of which constitute ground cover and each of which are elevated
above grade. The renovation of the dwelling as proposed is in keeping with other
similar renovations in the Residential Old Historic District and therefore is not
substantially more detrimental than the existing non-conforming dwelling nor is it
substantially more detrimental to the neighborhood.
By granting the SPECIAL PERMITS, the Board will be acting in a
manner consistent with the spirit and intent of Section 139-33A of the By-Law.
In the alternative and to the extent one may be necessary or required, the
Applicant requests a V ARIANCE for the proposed work.
The Applicants respectfully request that the Board vote in favor of the
requested SPECIAL PERMIT.
JONES/ Addendum/II.II.I 0
Town of Nantucket Web GIS - Printable Map
Page 1 of 1
Town of Nantucket Web GIS
~
42.3.2 11
19 ORANGE ST
HALSTEAD WILUAM B &
MARTHA J
415 SUNSET DR
GREENSBORO, NC 27408
08/17/1993
$400,000
00422/0315
0.05 acres
NOT A LEGAL DOCUMENT
For general reference only: Important
caveats which must be considered when
using this data are available from the
Nantucket GIS Coordinator.
Dlsdaimer The Information displayed on this or
any other map produced by The Town of
Nantucket Is for reference purposes only. The
Town of Nantucl<et does not guarantee the
aCOJracy of the data. Users are responsible for
detennlning the suitability for Individual needs.
All Information Is from the Town of Nantucket
Geographic Infonnatlon System (GIS) database.
Sale Date
Sale Price
Book/Page
Lot Size
Map Composed
11/17/2010
Copyright 2005 Town of Nantucket. MA. All rights reserved. Developed by AppGeo
http://host.appgeo.com/nantucketma/PrintableMap.aspx?Preserve=Width&Map Width=86... 11/17/2010
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GROUND~ ~S Sf;lPWN HE;~~~N.
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.ZONIN,G CLASSIFICATioN: ..1<.011. EXISTING:
MIN..AREA~,. .".., "!.s:o.oo~,1f' ;:Z/-ZO :l..s,,tf"
MIN. FRONTAGE: . . " .-; . .5'(J/1: .. .. $~ ;o~
FRONT YARD, S.B.: . " ~;"{"~ " " - . /1. . . .
REAR &: SIDE S.B. : . . . . .S;:::/. //
GROUND COVER {%): . . .' .SO. % ", '. '. '. i~'. '. " '.
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BUILDING LOCATION PLAN
OF LAND IN
THIS PLOT PLAN WAS PREPARED FOR 'THE TOWN
. OF NANTtJCKET BUILDING DEPARTMENT ONLY ANI)
''!:HOULD NOt BE CONSIDERED /Ii PROPERTY UNE
SURVEY, THIS PLAN'SHOULD HOT BE USED TO .
ESTABUSH PROPERTY UNES, FENCES. .HEDGES OR
ANY. ANClu,ARY STRUCTURES' ON THE' PREMISES;
THE PROPERTY UNES SHOWN REI. Y 'ON CURRENT
DEEDS AND PLAnS OF RECORD.
D:llS PLOT PLAN J5 ,NOT A. CERDElCADON. AS TO
TITLE OR OWNERSHIP OF THE PROPERTY ~HOWN,
OWNERS OF ADJOININC PROPERnES ARE SHOWN
A-GCORD/NG TO CURRENT ASSESSOR RECORDS.
ASSESSOR MAP: .7':~: :.r~.~ P ARCE;L: ./~, . .
NANTUCKETt MA.
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SCALE: 1"= /0 DATE:,M:7v'" ~ ZOIO
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Locus: /.'1. ,Q~/vG;~ .ST/(,I?:~T. . . . .
CHARLES Jr.' HART and ASSOCIATES. Inc.
PROFESSIONAL LAND SURVEYORS
8 WILLIAMS LANE
NANTUCKET..MA. 02554-'
,. ., (50B) 228-8910
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BoA Form.
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NANTUCKET ZONING BOARD OF APPEALS
TOWN AND COUNTY BUILDING
NA.NTUCKET, MA 02554
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I~G"i I}.; 2010
ASSESSOR'S LIST OF PARTIES IN INTEREST
PROPERTY OllNER: ~~ ~. ~~ I "\1h.~
APPLICANT FOR RELI.EF (SAME? .; ):
ADDRESS OF PROPERTY: ~ (.J~~'~,'e. ~
ASSESSOR'S MAP - PARCEL: j2~~.2. l\
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*
*
LIST OF PARTIES INCLUDING ADDRESSES
* (OR SEE ATTACHED ~):
I certify that the foregoing (or the attached ) lists allpersonB,
.na~ural or legal, who are owners of abutting property, owners of land
directly oPP9site on any public or private street or waYi and ab~tters of
the abutters and all other land owners within three hundred feet.of the
~roperty line of Owner's property, as they (and their addre.ss) appear on
. the most recent applicable tax list [per M.G.L. C.40A, ~11 and Zoning Code
Chapter 139, ~139-29D (2)] . ~ ._' . _ .
~lf1Y? :20ID~~~LA() a &~A)
"Da: e /' A sessor's Office
Town of Nantucket
'*NOTE: Applicant (Petitioner) should include with the lot for which zoning
relief is sought, any commonly-owned abutting lots which might become
involved in the zoning matter. List map and parcels for each abutter.
i .th/JOl"'... 1M.
SUbmitted~.VaUghan and Dale, P. C.
Date: _ _A II fJ. _~
Client:. ~\"'~\~~
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Max N. Berry Trst
Berry Revocable Realty Trust
2716 Chesapeake Street NW
Washington, DC 20008
Mark R. & JoyceB. & David A.
Goldweitz
7 Harcourt Street
Boston, MA 02116
St. Pauls Episcopal Church
PO Box 278
Nantucket, MA 02554
Elizabeth B. Sibley Trustee
Sibley Nominee Trust
15 Teasdale Circle
Nantucket, MA 02554
George E. & Barbara P. Andrews
PO Box 1182
Nantucket, MA 02554
Randy A. Fifield Trst
C/O Giovine Thomas Trst
14984 Corona Del Mar
Pacinc Palidade,CA 90272
St. Mary's Rectory
6 Orange Street
Nantucket, MA 02554
Ara Charder
6 Fair Street
Nantucket, MA 02554
Marie Anne Wemer
1 C Gardners CT
Nantucket, MA 02554
Harrison S. Fraker
1 Gardner Court
Nantucket, MA 02554
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Robert D. and Lucinda B. Garrison
11 Union Street
Nantucket, MA 02554
John A. & Marianne E. Ehinger
5 Hartley Farms Road
Morristown, NJ 07960
Nantucket Historical Assn
PO Box 1016
Nantucket, MA 02554
Andrienne Downey & Stevens Trst
319 Arlington Street # 1 04
Watertown, MA 02472
Unitarian Church
PO Box 1023
Nantucket, MA 02554
Waterfall Enterprises Inc.
7 Union Street
Nnatucket, MA 02554
5 Orange LLC
5803 Orion RD
LOUIsville, KY 40222
Gary A. Winn
35 Main Street
Nantucket, MA 02554
Helga P. Watson
1 D Gardners CT
Nantucket, MA 02554
John F. & Judith R.T. Lochtefeld
4 Fair Street
Nantucket, MA 02554
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Hamatha Realty Trust
David G. and Nina King Trs
53 Round Hill
Greenwich, CT 06831
Marie Louise J. H. Palandjian
1270 Soldiers Field RDQ
Boston, MA 0213 5
Harvey and Barbara Jones Trsts
Rays Court Realty Trust
2121 Waverly Street
Palo Alto, California 94301
Charies Tapper
3'425 South Ocean Blvd #2
Highland Beach, FL 33487
Kelly M. Williams & Andrew
Forsyth
1088 Park Ave. #10A
New York, NY 10128
Virginia Andrews
PO Box 1182
Nantucket, MA 02554
Charles D. & Sandra J. Doyle Etal
PO Box 401
Nantucket, MA 02554
Jeremy L. & Patricia A. David
1 Gardner CT
~'!lltucket, MA 02554
Helga Watson
116 Overton Place
Keyser, WV 26726
Michael F. Schwed & Diane England
56 Main Street
Nantucket, MA 02554
www.avery.mm
1-8OO-Go-AVERY
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Easy Peele Labels
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David R. Cox
60 Main Street
Nantucket, MA 02554
58 East Main Street LLC
8 Driftwood Landing Rd
Gulfstream, FL 33483
Mayberry Nominee Trust
Whitney A. Gifford
20 Weatherfield Drive
Newton, MA 18940
Todd E. & Amanda D. Rapp
32 Grove Lane
Bronxville< NY 10708
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Almond George Goduti
1818 Lagoon View Dr.
Tiburon, CA 94920
Ruth Ann & Elizabeth MT Flanagan
Credit Shelter Trust
PO Box 214
Nantucket, MA 02554
The Ships Inn Nantucket
Limited Partnership
13 Fair Street
Nantucket, MA 02554
Patricia D. Stephanoff
. 6 Coopertown RD
Haverford, PA 19041
Michael Reiterman
2501 North Barrington Rd
Hoffman Estates, IL 60195
fhomas C. & Catherine A. Piemonte
194 Center Street
Dover, MA 02030
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JP Morgan Chase Bank NA
C/O James Bennett
1557 33rd StreetNW
Washington, DC 20007
Philip C. & Elizabeth Murray Tr
The Unit 6 Folger Block Nominee
PO Box 839
Nantucket, MA 02554
William A. & Marjorie Holodnak
62 Temple Rd
Wellesley, MA 02482
George Panarielio
880 5th Ave. #7C
New York, NY 10021
Althea L. Duersten
30 Sutton Place #2B
New York, NY 10022
Daniel T. & Thomas E. Dunham
14 Union Street
Nantucket, MA 02554
Caroline B. Stellmann
11 Devon Hill Road B-9
Baltimore, MD 21210
FGK LLC
C/O Jeffrey Greenberg
950 Park Av Apt lIB
New York, NY 10028
Catherine Ebert
89101 Old Highway
Tavernier, FL 33070
Edward F. & Pamela R. Vaughan
PO Box 659
Nantucket, MA 02554
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Folger Block LLC
7837 North 47th St
Paradise Valley, AZ 85253
Linda Loring
PO Box 1359
Nantucket, MA 02554
ThomaS B.LeWis Jr.
887 Weed Street
New Canaan, CT 06840
I.Manning Parsons III Eta!
1701 Western Run Rd
Cockeysville, MD 21030
Edward V. & Joan Lahey Jr
457 Harbor Road
Southport, CT 06890
Philip R. & Audiey O. Kiendl Trust
1168 ,German Flats Rd
Waitsfield, VT 05673
Elizabeth Ann Polster
, 7 Grace Lane
Huntington, NY 11743
Seymour G. & Miriam G. Mandell
1818 Market St Suite 3220
Philadelphia, P A 19103
Judith A. Biggs, Trst
Biggs Nantucket Realty Trust
7 Strawberry Hill Lane
Tyngsboro, MA -01879
Jacqueline F. Peterson
22 Fair Street
Nantucket, MA 02554
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Michelle C. Langlois
24 Fair Street
Nantucket, MA 02554
MarkN. Kozak Trst
Kozak Nominee Trst
212 Indian RockRoad
, New Canaan, CT 06840
Ethel & Jonathan Anastos Trs.
EA Nominee Trust
17 Fair Street
Nantucket, MA 02554
William Harrison Higgins IV ET
1700 Altamont Ave.
Richmond, VA 23230
Robert E. & Ann P. Torray
7501 Wisconsin Ave. Ste 1100
Bethesda, MD 20814
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Sara S. Crosby
5 Martins Lane
Nantucket, MA 02554
Michael & Ana Ericksen
26 Orange Street
Nantucket, MA 02554
Shirley M. Peters T~stee
The Peters Nominee Trust
17 Fair Street
Nantucket, MA 02554
Turner & Martins LLC
Junkerngasse 37
. Bern, Switzerland 3011
Johnston & Abby Northrop
105 White Oak Lane
Bedminister, NJ 07921
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Three Martins Lane LLC
120 Water Street
Boston, MA 02109
Carolyn B. Halsey
19':J Dans Highway
New Canaan, CT 06840
Candeloro J. Maggio
29 Cal;itle Hill Road
Windham, NH 03087
Two Martins Lane LLC
3512 Rittenhouse StreetNW
Washington, DC 20015
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Easy Peel- Labels
Use Averye Template 51~
Max N. Berry Trst
Berry Revocable Realty Trust
2716 Chesapeake Street NW
Washington, DC 20008
Mark R. & Joyce B. & David A.
Goldweitz
7 Harcourt Street
Boston, MA 02116
St. Pauls Episcopa~ Church
PO Box 278
Nantucket, MA 02554
Elizabeth B. Sibley Trustee
Sibley Nommee Trust
15 Teasdale Circle
Nantucket, MA 02554
George E. & Barbara P. Andrews
PO Box 1182
Nantucket, MA 02554
Randy A. Fifield Trst
C/O Giovine Thomas Trst
14984 Corona Del Mar
Pacific Palidade,CA 90272
St. Mary's Rectory
6 Orange Street
Nantucket, MA 02554
Ara Charder
6 Fair Street
Nantucket, MA 02554
Marie Anne Wemer
1 C Gardners CT
Nantucket, MA 02554
Harrison S. Fraker
1 Gardner Court
Nantucket, MA 02554
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Robert D. and Lucinda B. Garrison
11 Union Street
Nantucket, MA 02554
John A. & Marianne E. Ehinger
5 Hartley Farms Road
Morristown, NJ 07960
Nantucket Historical Assn
PO Box 1016
Nantucket, MA 02554
Andrienne Downey & Stevens Trst
319 Arlington Street # 1 04
Watertown, MA 02472
Unitarian Church
PO Box 1023
Nantucket, MA 02554
Waterfall Enterprises Inc.
7 Union Street
Nnatucket, MA 02554
5 Orange LLC
5803 Orion RD
Louisville, KY 40222
Gary A. Winn
35 Main Street
Nantucket, MA 02554
Helga P . Watson
1 D Gardners CT
Nantucket, MA 02554
John F. & Judith R.T. Lochtefeld
4 Fair Street
Nantucket, MA 02554
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Hamatha Realty Trust
David G. and Nina King Trs
53 Round Hin
Greenwich, CT 06831
Marie Louise J. H. Palandjian
1270 Soldiers FieldRDQ
Boston, MA 02135
Harvey and Barbara Jones Trsts
Rays Court Realty Trust
2121 Waverly Street
Palo Alto, California 94301
Charles Tapper
3425 South Ocean Blvd #2
Highland Beach, FL 33487
Kelly M. Williams & Andrew
Forsyth
1088 Park Ave. #10A
New York, NY 10128
Virginia Andrews
PO Box 1182
Nantucket, MA 02554
Charles D. & Sandra J. Doyle Etal
PO Box 401
Nantucket, MA 02554
Jeremy L. & Patricia A. David
1 Gardner CT
Nantucket, MA 02554
Helga Watson
116 Overton Place
Keyser, WV 26726
Michael F. Schwed & Diane England
56 Main Street
Nantucket, MA 02554
www.avery.com
1-8OO-Go-AVERY
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Easy Peel. labels
Use Averye Template 51~
David R. Cox
60 Main Street
Nantucket, MA 02554
58 East Main Street LLC
8 Driftwood Landing Rd
Gulfstream, FL 33483
Mayberry Nominee Trust
Whitney A. Gifford
20 Weatherfield Drive
Newton, MA 18940
Todd E. & Amanda D. Rapp
32 Grove Lane
Bronxville< NY 10708
Almond George Goduti
1818 Lagoon View Dr.
Tiburon, CA 94920
Ruth Ann & Elizabeth MT Flanagan
Credit Shelter Trust
PO Box 214
Nantucket, MA 02554
The Ships Inn Nantucket
Limited Partnership
13 Fair Street
Nantucket, MA 02554
Patricia D. Stephanoff
6 Coopertown RD
Haverford, P A 19041 '
Michael Reiterman
2501 North Barrington Rd
Hoffman Estates, IL 60195
fhomas C. & Catherine A. Piemoote
194 Center Street
Dover, MA 02030
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JP Morgan Chase Bank NA
C/O James Bennett
1557 33rd Street NW
Washington, DC 20007
Philip C. & Elizabeth Murray Tr
The Unit 6 Folger Block Nominee
PO Box 839
Nantucket, MA 02554'
William A. & Marjorie Holodnak
62 Temple Rd
Wellesley,"MA 02482
George Panarielio
880 5th' Ave. #7C
New York, NY 10021
Althea L. Duersten
30 Sutton Place #2B
New York, NY 10022
Daniel T. & Thomas E. Dunham
14 Union Street
Nantucket, MA 02554
Caroline B. Stellmann
11 Devon Hill Road B-9
Baltimore, MD 21210
FGK LLC
C/O Jeffrey Greenberg
950 Park Av Apt lIB
. New York, NY 10028
Catherine Ebert
89101 Old Highway
Tavernier, FL 33070
Edward F. & Pamela R. Vaughan
PO Box 659
Nantucket, MA 02554
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Folger Block LLC
7837 North 4ih St
Paradise Valley, AZ 85253
Linda Loring
PO Box 1359
Nantucket, MA 02554
Thomas B.Lewis Jr.
887 Weed Street
New Canaan, CT 06840
I.Manning Parsons III Etal
1701 WestemRunRd
Cockeysville, MD 21030
Edward V. & Joan Lahey Jr
457 Harbor Road
Southport, CT 06890
Philip R. & Audrey O. Kiend1 Trust
1168 German Flats Rd
Waitsfield, VT 05673
Elizabeth Ann Polster
7 Grace Lane
Huntington, NY 11743
Seymour G. & Miriam G. Mandell
1818 Market St Suite 3220
Philadelphia, P A 19103
Judith A. Biggs, Trst
Biggs Nantucket Realty Trust
7 Strawberry Hill Lane
Tyngsboro, MA 01879
Jacqueline F. Peterson
22 Fair Street
Nantucket, MA 02554
www.avery.com
1-8OO-Go-AVERY
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Easy Peele Labels
Use Averye Template 5160-
Michelle C. Langlois
24 Fair Street
Nantucket, MA 02554
MarkN. Kozak Trst
Kozak Nominee Trst
212 Indian Rock Road
New Canaan, CT 06840
Ethel & Jonathan Anastos Trs.
EA Nominee Trust
17 Fair Street
Nantucket, MA 02554
William Harrison Higgins IV ET
1700 Altamont Ave.
Richmond, VA 23230
Robert E. & Ann P. Torray
7501 Wisconsin Ave. Ste 1100
Bethesda, MD 208 J 4
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Sara S. Crosby
5 Martins Lane
Nantucket,"MA 02554
Michael & Ana Ericksen
26 Orange Street
Nantucket,MA 02554
Shirley M. Peters Trustee
The Peters Nominee Trust
17 Fair Street
Nantucket, MA 02554
Turner & Martins LLC
Junkerngasse 37
Bern, Switzerland 3011
Johnston & Abby Northrop
105 White Oak Lane
Bedminister, NJ 07921
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Three Martins Lane LLC
120 Water Street
Boston, MA 02109
Carolyn B. Halsey
197 Dans Highway
New Canaan, CT 06840
Cande1oro J. Maggio
29 Castle Hill Road
Windham, NH 03087
Two Martins Lane LLC
3512 Rittenhouse StreetNW
Washington, DC 20015
www.avery.mm
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
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December 27, 2010
Date:
To: Parties in Interest and Others concerned with the Decision of
The BOARD OF APPEALS in the Application of the following:
Application No:
071-10
Owner/Applicant:
19 ORANGE STREET NOMINEE TRUST,
BARBARA J. JONES, TRUSTEE
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 0 ys.
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 11
19 Orange Street
Residential Old Historic
Book 1248, Page 167
Plan Book 31, Lot 3
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 19 ORANGE STREET NOMINEE
TRUST, BARBARA J. JONES, TRUSTEE, c/o Vaughan, Dale, Hunter,
Stetina, and Beaudette, PC, PO Box 659, Nantucket, MA 02554, File
No. 071-10:
2. Applicant is requesting Special Permit relief pursuant to
Nantucket Zoning Bylaw Sections 139-33. A. (4) (a) and (b)
(alteration of preexisting nonconforming structures) and 139-
33.A. (5) in order to extend the second story of the preexisting
nonconforming dwelling. The Applicant also proposes to construct
a second story balcony. A portion of the proposed balcony will
encroach into the north side yard setback by 3 feet thereby being
sited 2 feet from the north property line in a Zoning District
having a 5 foot side yard setback requirement. The Applicant is
also requesting a Special Permit and a Finding in order to allow
the existing first floor roofed patio to be completely enclosed.
This will result in an increased ground cover of about 90 feet.
In the alternative, the Applicant is requesting Variance relief
pursuant to Nantucket Zoning Bylaw Section 139-32 (variances)
from the intensity regulations in Section 139-16 (intensity
regulations - setbacks) to perform the work requested. The Locus
is situated at 19 Orange Street, is shown on Nantucket Tax
Assessor's Map 42.3.2 as Parcel 11, and title is recorded at the
Nantucket County Registry of Deeds in Book 1248, Page 162. The
property is zoned Residential Old Historic.
1
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. There were no letters received in favor of or in
opposition to the application.
4. Attorney Bill Hunter represented the Applicant at the
hearing. Attorney Hunter explained to the Board that the
Applicant is requesting Special Permit relief pursuant to
Nantucket Zoning Bylaw Sections 139-33.A. (4) (a) and (b)
(al teration of preexisting nonconforming structures) to extend
the second story of the preexisting nonconforming structure out
and over the first story dining room and kitchen thereby allowing
the enlargement of a second story bathroom.
Attorney Hunter stated that the Applicant also proposes to
construct a second story balcony. This proposed second story
balcony will not increase the ground cover in any way.
However, as a portion of the proposed balcony will encroach into
the north side yard setback by 3' +/- thereby being sited 2' +/-
from the north property line in a zoning district that requires a
5 foot side yard setback. The proposed balcony encroachment will
not be more nonconforming than the already existing side yard
setback nonconformity.
Additionally, the Applicant is requesting Special Permit relief
and a Finding to allow the existing first floor roofed patio to
be completely enclosed. If permitted, this will result in
addi tional ground cover in the amount of 90 square feet. This
patio was originally enclosed and was later opened.
The Locus is nonconforming as to lot size (2,129 +/- square feet
in a zoning district with a minimum lot size of 5,000 square
feet), frontage (23.25 +/- feet on Orange Street in a zoning
district with a minimum frontage requirement of 50 feet), ground
cover ratio (57% in a zoning district with a maximum ground cover
ratio of 50%), and side yard setback (0 feet in a zoning district
that requires a 5 foot side yard setback).
In the alternative, the Applicant is requesting Variance relief
for the work requested.
5. Therefore, after a discussion with the Agent for the
Applicant, the Board finds that such a Special Permit may be
granted to approve the alteration of the preexisting
nonconforming structure as the alteration will not intrude into
the setback any further than what presently exists and as the
2
preexisting nonconforming ground cover ratio on the Locus is
already over the allowable ground cover ratio, the slight
increase in ground cover ratio can be granted by Special Permit
relief. The Board determined that this type of alteration would
not be 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 would not
be substantially more detrimental to the neighborhood than the
existing nonconformity and allowed the proposed alteration to the
structure to be done in substantial conformity with the plan
enti tIed "Building Location Plan," prepared by Charles W. Hart
and Associates, Inc., dated November 9, 2010, attached hereto as
"Exhibit A," with the following condition:
a. There shall be no exterior work between Memorial Day and
Labor Day of any year and there shall be no exterior work
on Sundays.
SIGNATURE PAGE TO FOLLOW
3
, 2011
M~l
Kerim
Dated:
COMMONWEALTH OF MASSACHUSETTS
Jut. (, ,2011
,/ _ OIl this day 0~tU\, 2011, before me, the undersigned Notary Public, personally appeared
~rlJ\'\ Sftt M , 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.
Nantucket, ss.
~4!~Moor~
My commission expires: MtUz.~ J;) I ~ J'!J
4
ZONING CLASSIFICATioN: .J?oJl. EXISTING:
MIN. AREA: , , . . . . jro.Qo;5,1f' ;:</2 9 :ts.~
MIN. FRONTAGE: . . . .:, . .50/1: ,. .. $~ ;o~.N
FRONT YARD.S.B.: . . ~q...y~ /1
REAR &: SIDE S.B, : . .. . .5 rr. . . . . /1. . . .
GROUND COVER (%): . . .. .S.O. % '. '. '. .. i~'. '. '. '.
J.;-...
"'{.
.).....
,~
.~.
07
1".,
Q lr
~J
~v \ '
t~r
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O P
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i~~Y
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o
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_,~..~~~.;~;,t~~~ !~!;;~~":\ \
1.9ERTJFY}'~AS'OF,.,:i.~'}~~..-I""GJ ., ., THAT
THE BtJtbD/NG(S). ISIA~E>:;,:LOCATED ON THE
GROUND, AS S/:jPWN HEI1~qN.
. ... ". N~.. .:.Z41)~) . 1 J.~
, (J~tJ~tiJ/ifjrJ)i
'PROITSSION'A1flAND SURvEYOR
BA./<BA/ZA- "t"~ .TONES) TROST,€',(::'
.zON/N"0 E OARO Or APF.K:.r<LS
BUILDING LOCATION PLAN
OF lAND IN
NANTUCKET, MA.
I
SCALE: 1"= /0 DA1E: kO//' ~ ;(;J/O
Owner: /f.O;e!./(~;;: $f,~'#?-: ~qrrl:k'~ ~~
LJ~O RArP.:
Deed: Q"f" (;ff'fl !fi-(hlpran: s5.1:"","3./. .';::G, .7':1/.0. .
Locus: /9. .Q~A#:c;;& .ST~~;:rT. . . . .
CHARLES W.' HART and ASSOCIATES. Inc.
PROFESSIONAL LAND SURVEYORS
8 WILLIAMS LANE
NANTUCKET. MA. 0,2554'
.' .. (SOB) 228-8910'
H-7Jf32
THIS PLOT PLAN WAS PREPARED FOR THE TOWN
OF NANTUCKET BUILDING DEPARTMENT ONLY ANI)
SHOULD NO; BE CONSIDERED A PROPERTY LINE
SURVEY. THIS PLAN .SHOlJl 0 NOT BE -USED TO .
ESTABLISH PROPERTY LINES, FENCES. .HEDGES OR
ANY. ANCI!cLARY STRUCTURES ON THE: PREMISES;
THE PROPERTY LINES SHOWN REI.. YON CURRENT
DEEDS AND 'PLANS OF RECORD,
JHIS PLOT .PLAN ./S N.OT A CERJ/FlCA.lJON. AS TO
TITlE OR OWNERSHIP OF THE PROPERTY ?HOWN,
OWNERS OF AD.JOIN./NG PROPERTIES ARE SHOWN
ACCORDING TO CURRENT ASSESSOR RECORDS.
ASSESSOR MAP: :f~: ~,.:<: PARCEL: ./...t. . .
l'ivk~J A'.