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Home My WebLink About017-11 Glidden, Jessie(72 Center St. R.T.) ''" -i-:Tl~ o~~ :~72~ . - - ;1J ." t~ , r.-, CD --- ...... :g N N -..J ,:-"1 TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 APPLICATION Fee: $300.00 File No. on -11 Owners' names: Jessie M. Glidden, Trustee 72 Center Street Realty Trust 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 Jessie M. Glidden, Trustee 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 Locus Address: 72 Center Street, Nantucket Assessor's Map/Parcel: 4243 / 100 Plan and Lot Reference: Sketch in Bk.398 / Pg 17 Zoning District: Residential Old Historic Tide Reference: Book 1243, Page 320 Uses on Lot- Commercial?: No If yes, describe . Residential: Number of dwellings on lot One Number of dwelling units: One 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 ~~ \0 State below or attach a separate addendum of specific special permits or variance relief applying for: The subject property consists of a main house built before 1972. The total ground cover of the existing building is 1,405 :t s.f. as shown by Zoning Board of Appeals Site Plan prepared by Charles W. Hart & Associates, Inc., dated February 11, 2011, a copy of which is filed herewith as Exhibit A. The subject property is located in the Residential Old Historic District, which provides for a minimum lot size of 5,000 square feet, minimum frontage of 50 feet, front yard setback of zero feet, rear/sideline setback of 5 feet, and a ground cover ratio of 30% (since the Lot is pre-existing, nonconforming, and under 5,000 s.f.). The subject property is nonconforming as to lot size as it has an area of 3,343:t s.f.; nonconforming as to frontage as it has frontage of 30.11 feet; conforming as to rear setback and side setback on the southeast; nonconforming as to side setback on the northwest, as shown on the plan attached hereto As Exhibit A; and nonconforming as to ground cover ratio with a current ratio of 42.03%. Applicant proposes to renovate the main house by lifting the building to re-construct the foundation since the existing foundation is not structurally sounds and is in need of repair. Applicant proposes to alter the footprint of the main house as follows: (1) exterior chimney which currently encroaches onto the neighbor to the northwest will be moved so that it is an interior chimney in order to cure said encroachment, and (2) enclose an existing 1 st floor porch which currently has 2nd floor living space above. Enclosing said porch will result in an increase in ground cover of approximately 47 s.f. and will comply with side and rear setback requirements. Applicant has obtained approval from the Historic Districts Commission for such proposed renovations to Locus and (see Certificate of Appropriateness No.~ - attached hereto as Exhibit B with site plan and elevations). Applicant requests relief by Special Permit under By-law g139-33.A, for the alteration of the existing house, which is nonconforming as to ground cover and side setbacks, in accordance with the HDC approved plans attached hereto as Exhibit B. In the alternative, Applicant requests variance relief from the intensity regulations set forth in Nantucket Zoning By-Laws Section 139-16. 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. 2 Fairgrounds Road Nantucket Massachusetts 02554 508-228-7215 telephone 508-228-7298 facsimile .' .. - " SIGNATURE: By: Applicant/ }..tt-omey / Agefit* OFFICE USE ONLY Application received on:_/ _I _ By:_ Complete:_ Need Copies:_ Filed with Town Clerk:_1 _I _ Planning Board:_1 _I _ Building Dept.:_1 _I _ By:_ Fee deposited with Town Treasurer:_/ _I _ By:_ Waiver requested:_ Granted:_/ _/ _ Hearing notice posted with Town Clerk:_1 _I _ Mailed:_1 _I _ I&M_I _I _ &_1 _I _ Hearing(s) held on:_1 _/ _ Opened on :_1 ~_ Continued to:_1 _I _ Withdrawn:_1 _I _ Decision Due By:_1 _I _ Made:_1 _/ _ Filed w ITown Clerk:_1 _/ _ Mailed:_/ _/ _ 2 Fairgrounds Road Nantucket Massachusetts 02554 508-228-7215 telephone 508-228-7298 facsimile . . CUlRRENT ZCHNG ClASStflCAllON: Reeidentiot 0kJ Historic (R-OH) EXfSllNG: ~ LOT ~ZE: ....... 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'- - ---i -,,- ~:;;: ::z" -0 :::0 Xi m -:-) TOWN OF NANTUCKET :I::> BOARD OF APPEALS ~ co NANTUCKET, MASSACHUSETTS 02554 --4 - Date: March 22, 2011 To: Parties in Interest and Others concerned with the Decision of The BOARD OF APPEALS in the Application of the following: Application No: 017-11 Owner/Applicant: Jessie M. Glidden, Trustee of 72 Center Street Realty Trust Enclosed is the Decision of the BOARD OF APPEALS which has this day been filed with the office of the Nantucket Town Clerk. I 1 .~ 'r ~ ~ 1 "I 'i I 1 I ! I I 1 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) cc: Town Clerk Planning Board Building Commissioner/Zoning Enforcement Officer rman 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. ~'~.C_""",~.""''mW'~[o!tt,. NANTUCKET ZONING BOARD OF APPEALS 2 Fairgrounds Road Nantucket, Massachusetts 02554 Assessor's Map 42.4.3, Parcel 100 72 Centre Street Residential Old Historic Book 1243, Page 320 DECISION: 1. At a public hearing of the Nantucket Zoning Board of Appeals, on Thursday, March to, 2011, at 1:00 P.M., at 2 Fairgrounds Road, Nantucket, Massachusetts, the Board made the following decision on the application of JESSIE M. GLIDDEN, TRUSTEE OF 72 CENTER STREET REALTY TRUST, c/o Glidden & Glidden, P.C., 37 Center Street, Post Office Box 1079, Nantucket, Massachusetts 02554, File No. 017-11: 2. Applicant is requesting Special Permit relief pursuant to Nantucket Zoning Bylaw Section 139-33.A.(4) (alteration of preexisting nonconforming structure) in order to lift the main house to repair and/or reconstruct the foundation. The footprint of the foundation will not change, but the exterior chimney which currently encroaches onto the neighbor to the northwest will be moved to the interior of the building so that it cures said encroachment. The Applicant also proposes to enclose a fIrst floor porch which currently has second floor living space above. Enclosing said porch will increase the ground cover by approximately 47 square feet and, as proposed, will comply with the setback requirements. The Locus is nonconforming as to lot size, frontage, side yard setbacks, and ground cover. In the alternative, the Applicant is requested Variance relief pursuant to Nantucket Zoning Bylaw Section 139-32 (Variances) from the intensity regulations in 13 9-16 (intensity regulations) in order to complete the work proposed. The Locus is situated at 72 Centre Street, is shown on Nantucket Tax Assessor's Map 42.4.3 as Parcel 100, is shown on as a sketch in Plan Book 398, Page 320, and title is recorded at the Nantucket County Registry of Deeds in Book 1243, Page 320. The property 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 matter of planning concern was presented. The Board of Appeals received a letter from an abutter asking for clarification regarding the application. 4. Attorney Jessie M. Glidden represented the Applicants. Attorney Glidden stated that Applicant is requesting Special Permit relief pursuant to Nantucket Zoning Bylaw Section 139-33.A.(4) (alteration of preexisting nonconforming structure) in order to lift the main house to repair and/or reconstruct the foundation. The Applicant proposes to alter the footprint of the main house by moving an exterior chimney so that it no longer encroaches onto the neighbor's property and by enclosing an existing 1 st floor porch which currently has 2nd floor living space above it. Enclosing said porch will result in an increase in ground cover of approximately 47 square feet and will comply with rear and side yard setbacks. The Applicant has Historic District 1 Commission approval for the requested work, evidenced by Certificate of Appropriateness No. 55976. Attorney Glidden informed the Board that the subject property is nonconforming as to lot size, having approximately + 3,343 square feet in a zoning district that requires a minimum lot size of 5,000 square feet; nonconforming as to frontage, having only 30.11 feet of frontage in a zoning district that requires a minimum frontage of 50 feet; and, nonconforming as to side yard setback on the northwest being sited as close as zero feet from the side yard setback in a zoning district that requires a rear and side yard setback of five feet; and, nonconforming as to ground cover ratio, having a ground cover ratio of 42.03% in a zoning district with a maximum ground cover ratio of 50% (30% for undersized lots). Attorney Glidden noted that 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) for the work proposed. 5. There was public comment from an abutter at the hearing. These comments were focused on the timing of the renovation and that appropriate safety measures be taken to prevent injury to neighbor's children and grandchildren during the construction process. The Board was mindful of these concerns and took them into consideration when rendering their decision. 6. Therefore, after a discussion with Counsel for the Applicant, the Board finds that such a Special Permit may be granted to approve the alteration of the preexisting nonconforming structure in order to lift the main house to repair and/or reconstruct the foundation, to alter the footprint of the main house by moving an exterior chimney so that it no longer encroaches onto the neighbor's property, and to enclose the front porch and adding an additional 47 square feet of ground cover as the proposed alterations would not be substantially more detrimental to the neighborhood than the existing nonconformity on the Locus. 7. 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 entitled "Zoning Board of Appeals Site Plan of Land in Nantucket, Mass" prepared by Charles W. Hart and Associates, Inc., dated February 11, 2011, attached hereto as "Exhibit A" with the following conditions: a. The renovation shall be done substantially in conformance with Historic Districts Commission Certificate of Appropriateness No. 55976; b. No exterior construction to be performed between May 15th and October 1 st in any year; and, c. Applicant shall coordinate with neighbor to the northwest with regard to access inasmuch as certain portions of the renovation require Applicant to be on 2 ',"I':';"'~;''';''i\<'''''''''':'''''H~':l;f,;;;;;;, neighbor's property while making the renovations to Applicant's building. In the event said neighbor refuses to assent, Applicant may proceed with such renovation pursuant to M.G.L.c. 266 g 120B. SIGNATURE PAGE TO FOLLOW 3 < 1 Dared:~/L ,2011 Lisa Botticelli COMMONWEALm OF MASSACHUSETTS Nantucket, SS ~/I ,2011 On the ~ day of ~ ' 2011, before me, the undersigned notary public, personally appeared , one of the above-named members of the Zoning Board of Nantucket, Massachusetts, personally known to me to be the person whose name is signed on the preceding document, and acknowledged that he/she signed the foregoing instrument voluntarily for the purposes therein expresscd,~ ~ NotaryPublic: '{erwS,!>(L ~V{ My Commissioo Expires: )vl::U'm ;?t?/ ;;JtJ 1"3- 4 'I u~i~,f A" CURRENT ZONtNG CLASSlflCAllON: Residentiot Otd ~oric (R-OH) EXlSllNG: :wtJt: .~ :~~::~'!J(~ ~ .~.~.. ~a~~~ .~:;,p . ~C' 04-: 0+ ~ :. o Q 'y OF~= ~ O~+~:~ -<..f>: TO. BE I.ICNfD t::b CQ ~ ~ 42.4.3-99 ~"J"""c- ~ ~ CAPTAIN GNlfJHCR ~ C()N()(JUIHIIAI ? '.J ~ ?> ~ LOT S!ZE: Wl-NtMUM fRONTAGE: fRONT YARD SETBACK: .. REAR/SfOE SETBACK: GROUND COVER % : 5000 S.F. 50 FT. none 5 FT. SO% ROCK OUTCROP IN FOUNDATION OFF LOCUS ACCESS EASaENT DEED BOOK 41 PAGE 119 42.4.3-103 N/F WARY G. & JOHN C. WCST '.~~' 0- . N LLI foe ~ " qFtsP,\~*" . > ~.: .. THIS PLOT PLAN \I '. . f()INH OF NANlUCKET . CNt. Y p.ID SHWlO NOT BE ~. A PROPeRTY LINE .SORVEY. '. 'FHtS. PLAN ~..m.. 'f) &I....., .. t,f,$.~. D m . ESTASUSH PROPERTY UJiaES.. ..... Hm6ES OR ANY ANCIU.ARY slJiWC~ ON 1'HE ~ THE PROPERTY lINES ~ Ra 'f .ON ctlRRENT oems A;NI!) p~ OF Rf'C0Rf). 'fHJS PLOT ~ 'IS NOT A CER.11F1CA'RON AS TO rrn..E OR OWNBRSHSP OF lHE PAOPERTY SHOWN. ~ Of' ADJONNG ~ ARE SHOWN " ACCORDING TO .CfMENT A~ RECORDS. rt " ~ tae. TOBE~ EXI'ST1NG 1 1/2 STY WjF BtIl..DIHG 1,~ S.F. (FOUNDATION) PROPOSED ADomON 42.4.3-101 N/F 70 CEHTrR STRfET REAL 1Y TRUST ZONING BOARD OF APPEALS SITE PLAN OF LAND IN NANTUCKET, MASS. SCALE: 1". 20' DATE:: FE8RLMRY 11. 20 11 Qwfter: . . . !2: ~~ $~. ~TY .~!. ~ . Deed/Cert.:... .3.96-:-1.9. . - . PIon: ~. ~. ~717 . ~ . Tox Uop: -f~.~.~-.19Q Locus: J. 72. ~ $~ ClIARUS w. 1IA1tr a:n.d ASSOCUf'ES, IRe. Professitm.al Lc7u:l Sun1e!JtWS 8 IflLLWIS LANE NANTUCKET. IlASS. Q2554 (SlNJ) Z2fJ-8910 ~.:n-2 H-7~