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Home My WebLink About005-11 Ehart, Anne & Jeffrey(Hale Everets) . - o ;.0 r,"~'" ._. ~ ; c:::J rn CJ N \.Q TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 :::r::> co \.0 APPLICATION Fee: $300.00 File No. 01 ~ -11 Owners' names: Anne T. Ehart and D. Jeffrey Ehart, (Unit 1 Owners) 28 Willard Street LLC (Unit 2 Owner) Mailing address: c/o Glidden & Glidden, P.C. 37 Centre Street, Post Office Box 1079, Nantucket, Mass. 02554 Phone Number: 508-228-0771 E-Mail: jessie@gliddenandglidden.com Applicant's name (Unit 2) Hale Everets (Contract Purchaser) Mailing Address (Unit 2): c/o Reade, Gullicksen, Hanley & Gifford, LLP 6 Young's Way, Post Office Box 2669, Nantucket, Mass. 02584 Phone Number: 508-228-3128 E-Mail: air@readelaw.com Locus Address: 26 and 28 Willard Street Assessor's Map IParcel: 29-112 Plan and Lot Reference: Plan Book 19 Page 2, Lot 2 Zoning District Residential-1 Tide Reference: Unit Deeds: Unit 1, Book 1232, Page 33; Unit 2, Book 1232, Page 61 Uses on Lot- Commercial?: No If yes, describe Residential: Number of dwellings on lot Two Number of dwelling units Two Duplex? No Accessory Apartments? No Date of Structures: all pre-date 7/72? Yes If not, when built? Building Permit Numbers: Previous Zoning Board Application Numbers: 2 Fairgrounds Road Nantucket Massachusetts 02554 508-228-7215 telephone 508-228-7298 facsimile 1':\1fpE\BVERJ:'1'S\Rale\ZBA application for January 2011.docx State below or attach a separate addendum of specific special permits or variance relief applying for: The subject property is a two-unit condominium, with each unit being a free-standing single-family dwelling, and each of which pre-exists the 1972 adoption of the Nantucket Zoning By- law. The Unit 1 dwelling has ground cover of about 813 square feet; the Unit 2 dwelling has ground cover of about 847 square feet. Accordingly, the dwellings do not have the required 20% differential in ground cover as required under By-law ~139- 7.A(2) (e), the Unit 1 dwelling being about 4.0% smaller than the Unit 2 dwelling in ground cover. The Unit 1 owners propose to change the Unit 1 dwelling, by upward alteration to add a second floor, by outward additions with ground cover of about 100 square feet, and by removal of a deck which extends into the southerly side yard setback and construction of new decks. The Unit 1 dwelling, as so altered, will have ground cover of about 913 square feet and will comply with all setback requirements. The Unit 2 contract purchaser.proposes to change the Unit 2 dwelling, by upward alteration to add a second floor, by outward additions with ground co~er of about 182 square feet, and by construction of new decks. The Unit 2 dwelling, as so altered, will have ground cover of about 1,029 square feet. Thus, the Unit 1 dwelling will have ground cover about 11.3% less than the Unit 2 dwelling. Accordingly, the applicants request relief by Special Permit under By-law ~139- 33.A, for the alteration of their existing dwellings, nonconforming as to differential in ground cover, which will increase the differential without meeting the minimum 20% differential required under By-law ~139-7.A(2) (e). 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: By: Owner* Ui1~r~ I- ....^..pplieantl Attorney I Ageat* OFFICE USE ONLY Application received on:_1 _I _ By:_ Complete:_ Need Copies:_ Filed with Town Clerk_I _I _ Planning Board:_1 _I _ Building Dept.:-1' _I _ By:_ Fee deposited with Town Treasurer:-1' _I _ By:_ Waiver requested:_ Granted:_1 _I _ Hearing notice posted with Town Clerk_I _I _ Mailed:_1 _I _ I&M_I _I _ &_1 _I _ Hearing(s) held on:_1 _I _ Opened on :_1 --1' _ Continued to:_1 _I _ Withdrawn:_1 _I _ Decision Due By:_1 _I _ Made:_1 _I _ Filed w ITown Clerk_I _I _ Mailed:_1 _I _ 2 Fairgrounds Road Nantucket Massachusetts 02554 508-228-7215 telephone 508-228-7298 facsimile r:\1fpB\EVERETS\Rale\ZBA application :for January 2011.docx IIlffi~ ~~~ I-.... ... ~ ~ ... p~ .. . , ~~!:! ~ " N ~~iil8 ~~~~ ;::: U ~ ... ....:: Big! ~ ~ ~ i ~lll ~ ~ ,.; '" I.&J....I .o(<[j~ ~lj ~~wo " 5500.. .g ~V)~ ~ c:s ~~ ... cn~ Q cn~a: ~ <ili<<:> ~ ~ w 0 Ci ~ co.. ~8 . 0' N "I ...J~~ G ~ ~:;s ~ '" ~~~~~~ '" ::l~ if ~ ~~1!!5 ~ jl1l ~z~~ ...<0 QQ;;;:: !'5~<:)..~~~~~ I .... ~.... ~ ~~"'~ ~9IE~~8 ~ z< ~ It) ~ lIj ~1ll!,.J~!<j lil "t co~ ~ofl)O ~ ~ ::!Nl:j -.q;: CS ;<:~~c:s~;:::~'i~ I IE ~ .... ~:2 ~~::g: ~ j <<:>~N '-l ~ '" ~ In ... 0 ~~"'~ ~~~ ~~~ei~i!:1i5>-"~ <:> -' in cil ffi ~ ~ c~~~ ~ iii ~ t;; 1lJ~,"~~~k~ ~ g i ~ Z ~8~iil 0 0 ~ glt ~ ~G ~ ~ ~~ ~~~ 0 Z -' N t\f ~ ~ ~~ ~ V) ,.; .. ,,; I ~ Go, "t U ~ ~ l,J ~.. .;.; t\f ~~as ... ~ S 14.2' ~ '" N .. ;::bj ~~ ~ ~h~ ~" ~~iS~ ~ . ,,<\!~ ~ "-!l,i!\ "''''it o! ?S~tJ ~ rt.l ~~ ~ " ~ ill ." .. . ~ ~... ~ . ~j inZ ~ a:J 1:i~ c ~~~~ 14. .'" ~ti~" 1 ...::S i1 ~S~~ oF=!::~ a..<Z~ I-.. og~'" '1' If...J~~ ~ 1 I,.J~ ,oo';!; ~~ M.l.'J.6LlJ9S ~ .'" 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NNNNN n .., .., .., ocr .., n a-U;lY .- ~QI "Q"''CI~ Use Avery@ TEMPLATE 5160@ ~ David C. Wetherill, Tr A.C. Wetherill Income Tr 17 Governors Ln Princeton, NJ 08540 Fanette & Charles Sawyer, Trsts c/o Charles Sawyer 95 Oxford Ave Cambridge, MA 02138 Patriciai H. Schreiber Trst 25 Walsh St Nom Trust PO Box 3087 Nantucket, MA 02584 Marian C. Ellis Trustee c/o Dr. George Ellis 1185 Park Av Apt 6C New York, NY 10128 Harry T. & Susan D. Rein 174 Turtleback Rd New Canaan, CT 06840 Wynterwade Property LLC 16 Chestnut Street Rhinebeck, NY 12575 Sheron C. Lowe 22 Adenas Walk Glastonbury, CT 06033-1693 Sara S. O'Reilly Trst 13 East Lincoln Ave Realty Trst PO Box 1816 Nantucket, MA 02554 Robert & Esther Johnson Trsts 35 Stanley Way Centerville, MA 02632 D. Louis Coffin PO Box 277 Marion, MA 02738 Etiquettes fatiles it peJer Utilisez Ie gabarit AVERY@ 5160@ I _ lFeed Paper ::>>ee Instruction Sheet I I for Easy Peel Feature A - - Elizabeth W. Constable etal Trs c/o James W. Constable 100 North Charles St 16th FI Baltimore, MD 21201-3812 Lois G. Sager etal Trs c/o Kathr.yn Gibbons 183 Horton St City Island, NY 10464 Eric R. & Linda Johnson 64 Ferry Landing Circle Portsmouth, RI 02871 Robert Petrie, III Trustee Kodi Nominee Trust c/o Sally S. Lochner 699 Lake Avenue Greenwich, CT 06830 Elizabeth R. Freytag Trustee 7955 Riverside Dr Dublin,OH 43017 Joseph S. Freeman 346 Lee St Brookline, MA 02445 Hulbert Avenue Real Estate Tru c/o Christina Moore PO Box 689 Nantucket, MA 02554 Marie T. Jaxtimer 350 Main St Osterville, MA 02655 Lois T. Walker 24 Walsh St Nantucket, MA 02554 Lawrence F. & Sara L. Weiss 251 Richmond Hill Rd Staten Island, NY 10314 ... Sens de chargement ~ ~AVERY@5160@ 1 Jebel LLC c/o Theodore Cross 200 West 57th 5t, Ste 1304 New York, NY 10019 Sherley S. Newell 35 Pumpkin Cay Rd, Unit A Key Largo, FL 33037 Karen Julia Leske Life Estate c/o Matthew A. Gibbs 166 Beacon Street Boston, MA 02116 John W. Gerster Trst etal c/o John Keeshan 1 Hill Rd Greenwich, CT 06830 Lea Bolling Johnson 17 Forty Oaks Rd White Hse Statio, NJ 08889 H. Crowell Freeman, Jr etal 83 Academy Road North Andover, MA 01845 Joan P. Craig, Trst 2 Netherwood Rd Windham, NH 03087 Judith K. Rushmore c/o Homecoming Financial-Tax Dep 2711 N Haskell Ste 1300 Dallas, TX 75204 Leslie K. & Bart A. Grenier Trst Frog Manor Nom Trust 24 Comm Ave #3 Boston, MA 02116 Jane C. & John W. Mullen, Trs c/o James Mullen PO Box 605 Holland, PA 18966-0605 ConsultE!Z la feuille d'instruction www.avery.com 1-800-GO-AVERY Easy Peel Labels Use Avery.r~ TEMPlATE S16~ ~ Robert J. & Nancy B. McGovern c/o Gregory L. Geiser 319 Main Street Elsequndo, CA 90245 Richard H. Warburton Sr., Trustee c/o Kevin Najarian 41 Howard St Milford, MA 01757 M. Leighton Collis 47 Manns Harbor Drive Apollo Beach, FL 33572 Jeffrey L. & Carol E. Heller 4 Con net Ln Mendham, NJ 07945 Betty E. Butler 2 The Trillium Pittsburgh, PA 15238 Annette M. Hurd & Tracy Nancy Boyd 54 Baycrest Huntington Bay, NY 11743-1152 Arthur I. Reade, Jr. Reade, Gu/licksen, Hanley & Gifford, LLP Post Office Box 2669 Nantucket, MA 02584 ~tiquettes fadles a peter Utilisez Ie gabarit AVERyf) 5160@ i A 1 Feed Paper - See Instruction Sheet i I for Easy Peel Feature! - Polly S. Selkoe 166 Moss Hill Rd Jamaica Plain, MA 02130 Virginia A. Ripp, Trustee Bren-Dan Realty Trust 125 Cannon Road Wilton, CT 06897 Mark G. Burlingham Trst PO Box 1057 Corona Del Mar, CA 92625 Whiting R. Willauer PO Box 1106 Nantucket, MA 02554 One East Lincoln LLC 270 Madison Ave., 16th FI New York, NY 10016 Peter K. & Annette M. Hurd 54 Baycrest Huntington Bay, NY 11743-1152 28 Willard Street LLC Map 29-Parce1112 Set i of Two Two pages A Sens de chargement ~ @AVERY@5160@ 1 Philip T. Coffin, Jr. & Louise F. Coffin 179 Boxfield Rd Pittsburgh, PA 15241 Nantucket Islands Land Bark 22 Broad St Nantucket, MA 02554 Arthur I. Reade, Jr. Trst Walsh Trust PO Box 2669 Nantucket, MA 02584 Lawrence & Elsa Stratton Trs 7 Trotting Horse Drive Lexington, MA 02421 Amanda B. Briggs, Trustee Walsh St Nom Trust 21 Mead Street New Canaan, CT 06840 Lowell L. Bryan, Trustee Willard St Nominee Trust 21 Mead Street New Canaan, CT 06840 Consultez la feuille d'instruction www.avery.com 1-800-GO-AVERY TownofNantucket Web GIS - Printable Map Page I of I Town of Nantucket Web GIS 2il)Jc' / ! 2-;) 123 --\ ~...-l 2D 110 ,-..../ 37 2D 1"') 2972 32 I- i 7 --- _348 2'9-72:1- 2:J T7 2~ -"._'.'--~--ir-- D 113:j 08 i i -1 i. , ..., .- -----------r--~-d.-----" I .tl \ n}7 'I 29t.- '. ... C~ 2 ... \ 41ft I I ~ \, 'I, I! \, 29 ~..; 21 Prop ID Address Owner Sale Date Sale Price Book/Page Lot Size 29 112 26 WILLARD ST DAUNIS ALEXANDER B & DIANA L C/O ANGELL ST MANAGEMENT 11 S ANGELL ST SUITE 330 PROVIDENCE, RI 02906- 5206 05/02/1980 $0 00175/ 187 0.16 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, Disclaimer The information displayed on this or" any other map produced by The Town of Nantucket is tor reference purposes only. The Town of Nantucket does not guarantee the aCCLJI-acy of the data. Users arc for detennining suitability neeiJs. J\I! Information IS from the Town of NantucKet Geographic Information Systeni (C:iIS) database Town of Nantucket, Massachusetts Map Composed 12/15/2010 COPYright 2005 Town of Nantucket, MA All rights reserved. Developed by AppGeo http://host.appgeo.com/nantucketma/PrintableMap.aspx?Preserve= W idth&Map Width=43... 12/15120 I 0 - . ...... ...... 7.J ;T1 ') ~~ ::J: =- ::::0 \ (~-:~ ...... o 'Tl TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 -0 Lv (6 ~ '[ .', Date: March 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: 005-11 Owner/Applicant: Anne T. Ehart and D. Jeffrey Ehart 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. fj~ ~,~1 LJMJ 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 29, Parcel 112 26 and 28 Willard Street Residential-1 Plan Book 19, Page 2 Lot 2 Unit Deeds: 1232-33 and 1261-343 DECISION: 1. At a public hearing of the Nantucket Zoning Board of Appeals, on Thursday, February 10, 2011, at 1:00 P.M., at 2 Fairgrounds Road, Nantucket, Massachusetts, the Board made the following decision on the application of ANNE T. EHART and D. JEFFREY EHART, c/o Glidden & Glidden, P. C., 37 Center Street, Post Office Box 1079, Nantucket, Massachusetts 02554, and HALE EVERETS, c/o Reade, Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669, Nantucket, Massachusetts 02584, File No. 005- 11: 2. The locus consists of a conforming lot, which contains two single-family dwellings, each of which pre-existed the 1972 adoption of the Nantucket Zoning By-law. The dwellings are designated as Unit 1 and Unit 2 of the 26-28 Willard Street Condominium, and respectively have ground cover of 813 Square feet (Unit 1) and 847 Square feet (Unit 2). Accordingly, the dwellings do not have the required 20% differential in ground cover as required under By-law ~139-7.A(2) (e). The Unit 1 owners (Ann T. Ehart and D. Jeffrey Ehart) and the Unit 2 owner (Hale Everets) each wish to construct additions to their respective units, with the ground cover differential between the two dwellings to be increased from the present 4. O:f:%, without achieving the full 20% differential. Accordingly, the applicants seek relief by Special Permit under By-law ~139-33.A for the alteration of their pre-existing single-family dwellings, based upon a "Section 6 finding" that the proposed al terations will not increase the zoning nonconformity of the dwellings. The locus is situated at 26 and 28 WILLARD STREET, Nantucket Assessor's Map 29, Parcel 112, is shown on plan recorded with Nantucket Deeds in Plan Book 19, Page 2, as Lot 2, and is situated in the Residential-1 zoning district. 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 matter of planning concern was presented. The Board of Appeals received several written 1 - communications from neighboring property owners in opposition to the granting of relief, and several of these owners were represented at the public hearing by counsel in opposition to the granting of relief. 4. The Massachusetts Appeals Court has spelled out the requirements for the consideration by the special permit granting authority ("SPGA") (in this instance, the Board of Appeals) of applications for alteration of pre-existing, nonconforming single- and two-family dwellings, in the case of Goldhirsh v. McNear, 32 Mass. App. Ct. 455 (1991). First, the SPGA must identify the respect in which the existing structure does not conform to the requirements of the By-law, and then determine whether the proposed alteration or addition would intensify the existing nonconformities or result in additional ones. If the SPGA concludes that there will be no intensification or addition of nonconformities, the applicant is entitled to the issuance of a special permit. If the conclusion is otherwise, the applicant is required to show that the change will not be substantially more detrimental than the existing nonconforming structure or use to the neighborhood. 5. In this case, the only nonconformity of the existing structures (except for a side yard setback nonconformity of the Uni t 1 dwelling, which the applicants propose to eliminate) is the lack of a 20% differential in ground cover between the two dwellings. So long as the proposed alterations and additions to the dwellings increase that percentage differential, those alterations and additions will necessarily reduce, rather than intensify, the existing nonconformity, even though the ground cover of each structure is increased. So long as the al terations and additions to the structures do not create any new nonconformi ties, such as increase in total ground cover to exceed the maximum permitted under the By-law, or intrude upon required minimum setbacks from lot lines, the applicants would be entitled to the granting of the requested special permit, and the Board, as SPGA, would not reach the question as to whether the proposed changes would be substantially more detrimental to the neighborhood. 6. Based upon the foregoing analysis, the Board of Appeals, by a vote of four members in favor (O'Mara, Toole, Koseatac and Angelastro) and one (McCarthy) opposed, made the finding that the proposed alteration of the single-family dwellings upon the locus, such that the differential in ground cover ratio will be increased from the present 4.0t%, would not increase the existing nonconformity nor create any new nonconformi ties, and 2 - accordingly granted the requested Special Permit under By-law ~139-33.A for such alterations. 7. As a condition of the granting of the Special Permit, the applicants voluntarily agreed that no exterior construction would be performed between Memorial Day and Labor Day in any year. SIGNATURE PAGE TO FOLLOW 3 - ~ . ..:it',.~,~,-"""".".,, Dated: 3! 0//11 , 2011 ~Michael Angelastro Susan McCarthy COMMONWEALTH OF MASSACHUSETTS Nantucket, ss. ~ / ~ , 2011 il Oq this J: day of MIIOL, 2011, before me, the undersigned Notary Public, personally appeared z, "'~ S. , .. L..e , 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 tha~he signed it voluntarily for its stated purpose. /~ ~ Public: ~;~ 6. 8tt.~ y COmrnISSlOn expIres. ? 1"/ l' [If' ,\O\\\\\\~!mmWl!l"""'11 ",,'\~-. ;";" : '. . . ... I~:/. ",~/ ....... -'I'}. # - . \;/~~ ~'"'' ~~ ~ ' "~~ 8 ~ ~ ..... ... '=' Ii ..' ;: = E 'l:,",il~) . ~I!.j,.:'., " . : D ~ ~/;i'?;J:' _ ~;:. \~~\\\\\\~ . .IJ.Hi.~"Io' 4