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HomeMy WebLinkAbout084-11Jessie M. Glidden, Trustee 77 Main street Nominee trustTOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 APPLICATION Fee: $300.00 File No. At -11 Owners' names: Jessie M. Glidden, Trustee — 77 Main Street Nominee Trust Mailing address: c/o Glidden & Glidden, P.C., 37 Centre Street, Nantucket, MA 02554 Phone Number: 508 - 228 -0771 E -Mail: Jessie @gliddenandglidden.com Applicant's name Jessie M. Glidden, Trustee — 77 Main Street Nominee Trust Mailing Address: c/o Glidden & Glidden, P.C. — 37 Centre Street Nantucket, MA 02554 Phone Number: 508 - 228 -0771 E -Mail: Jessie @gliddenandglidden.com Locus Address: 77 Main Street Assessor's Map /Parcel: Map 42.3.4, Parcel 25 Plan and Lot Reference: Plan Book 24, Page 4 Zoning District: Residential Old Historic (ROH) Title Reference: Book 1229, Page 138 Uses on Lot- Commercial ?: NO If yes, describe Residential: Number of dwellings on lot 1 Number of dwelling units: 1 Duplex? NO Accessory Apartments? NO Date of Structures: all pre -date 7/72? YES If not, when built? N/A Building Permit Numbers: 5224 -87, 5335 -87, 463 -11 Previous Zoning Board Application Numbers: N/A State below or attach a separate addendum of specific special permits or variance relief applying for: - see attached 2 Fairgrounds Road Nantucket Massachusetts 02554 508 - 228 -7215 telephone 508 - 228 -7298 facsimile 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: Jessie den, Trustee, 77 Main Street Nominee Trust Owner* By: Applicant /Attorney /Agext* OFFICE USE ONLY Application received on: /_ /_ By: Complete: Need Copies: Filed with Town Clerk:_ /_ /_ Planning Board:_ /_ /_ Building Dept.:—/—/— By:_ Fee deposited with Town Treasurer: _ /_ /_ By: Waiver requested: Granted:_ /_ /_ Hearing notice. posted with Town Clerk:_ /_ /_ Mailed:_ /_ /_ I &M_ /_ /_ &_ /_ /_ Hearing(s) held on:—/—/— Opened on :_ /_ /_ Continued to:_ /_ /_ Withdrawn:_ /_ /_ Decision Due By:_ /_ /_ Made:_ /_ /_ Filed w /Town Clerk:—/—/— Mailed:_ /_ /_ 2 Fairgrounds Road Nantucket Massachusetts 02554 508 - 228 -7215 telephone 508 - 228 -7298 facsimile 77 Main Street Map 42.3.4/ Parcel 25 ATTACHMENT The subject property consists of a dwelling which, at its highest point is two and one -half stories, with a total ground cover of 2,740+ s.f., as shown by As -Built Plan prepared by Earle & Sullivan, Inc., dated April 28, 2010, 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 50 %. The subject property is conforming as to lot size, ground cover, and front yard setback and rear yard setback; but is nonconforming as to side yard setback on the westerly side of the property, as shown on the plan attached hereto as Exhibit A. T e r c ono e ay an a aid ste s is proposed in connectin i= i-s-applicat on.- --W-- Applicant proposes to remove the exterior HVAC units on the property (including the one on the westerly side of the property which is currently 2.5' away from the property line, and to construct an addition to the building which, at its closest point on the westerly side is 1' away from the property line. Applicant also proposes to change the size of the current deck, and to renovate the back portion of the dwelling by shifting it to the east. The renovated dwelling will be conforming as to ground cover, front yard setback, rear yard setback, and side yard setback on the east; and nonconforming as to side yard setback on the west. The proposed improvements to the property are shown on the plan entitled "Plan to Accompany Zoning Board of Appeals Application ", dated November 3, 2011, prepared by Earle & Sullivan, Inc., attached hereto as Exhibit B. Applicant is in the process of obtaining Historic Districts Commission approval for the proposed renovations and it is anticipated that, by the time this matter is heard by the Board, Applicant will have a Certificate of Appropriateness for same. Accordingly, Applicants request relief by Special Permit under By -law §139-33.A, for the alteration of the existing dwelling, nonconforming as to side yard setback on the westerly side, as shown on Exhibit B attached hereto. 2 Fairgrounds Road Nantucket Massachusetts 02554 508 - 228 -7215 telephone 508 - 228 -7298 facsimile E 300.000. ESO O 0 0 2 �< � s I o :o �z m V Z L A T i AY _ W w I"/ HOwhhO. Go�M1r ^ SL � Tyy3en ° P F"! i 0 nt ^ _ GARJ NEP .' STREET y I a s• . ro "• • _ s N - . WEg7MIN VF.R NOATN RS COORDINATE • _ _ ° _ Z ° iTfZ ZONE ° a m a m y a + E 309.500. E309,500. 6XK ITD. a a z �a �i a C �y L I b v r �a �m w OVERLAY DISTRICTS: TOWN; NEIGHBORHOOD EMPLOYEE HOUSING; HARBOR WATERSHED PROTECTION CURRENT ZONING: R.O.H. MINIMUM LOT SIZE: 5,000 S.F. MINIMUM FRONTAGE 50 FT. FRONTYARD SETBACK: NONE SIDE AND REAR SETBACK: 5 FT. ALLOWABLE G.C.R.: 50% ExISTING G.C.R.: 30X t FOR PROPERTY LINE DETERMINATION THIS PLOT PLAN RELIES ON CURRENT DEEDS AND PLANS OF RECORD, VERIFIED BY FIELD MEASUREMENTS AS SHOWN HEREON. THIS PLAN IS NOT REPRESENTED TO BE A TITLE EXAMINATION OR A RECORDABLE SURVEY. I HEREBY CERTIFY TO THE BEST OF MY KNOWLEDGE THAT THE PREMISES SHOWN ON THIS PLAN ARE LOCATED W77HIN THE C ZONE AS DELINEATED ON THE 'FIRM' MAP OF COMMUNITY NO. 250230, MASS EFFECTIVE 08 -03 -08 BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY REVISED: 7 -02 -92 FXO -,�, i -r A BRICK STOENALK (ANC/ENT PUBUC WAY MAIN DD•BK.24,r -- ANCIVO PUBLIC WAY . 1799 ` r Y m J MORTGAGE INSPECRON PLAN ,77 MAIN STREET IN NAN7UCKET, MASSACHUSETTS SCALE. 1 " =20' DATE.•APR. 28, 2010 DEED REFERENCE..•DD.BK.569,PG.214 PLAN REFERENCE.•PL.BK.24, PG.4 ASSESSORS REFERENCE- MAP.- 42.3.4 PARCEL: 25 PREPARED FOR.- ✓ESSIE GLIDDEN, 7R. £ARLE & SULLIVAN, INC. PROFESSIONAL LAND SURVEYORS 6 YOUNGS WAY NA1V7UCK,E7 Yk 02554 503- 332 -4806 _ G IUD. I I �I I I �N I I I W 'I � I c C I o a � Z I I 1 u ORI.L t1APl - FN7. DRIVEWAY /PARKING ZONING BOARD of APPEALS APPUCA77ON (Concrete) Z SCALE. 1=20'1 DA 7E-NOV 3 2011 N O CURRENT ZONING: R.O.H. MINIMUM LOT SIZE: 5,000 S.F. MINIMUM FRONTAGE: 50 FT. FRONTYARD SETBACK: NONE SIDE AND REAR SETBACK: 5 FT. (A' TO BE REMOVEI s L 77 MA /N STREET NOM /NEE TRUST �ctCL� , OD.BK.24,Pr, l33 � > a - N N N J \ x V4i 0 AREA= 9,117*S F. 0 (PL8K.24,PG.4) PROPOSED 0 g -1 N N 1 s In U r� ZZCn get ��iT O o, # m c° ed � peck 'G.COv.— Sr. 77 MAIN i °1b ©OCy(�te 3 I � R4 P�33) pD. ■, �/ - 1799 ` � �j/BUC WAY CoDDLE57pN; ti N Rl m a PLAN 70 ACCOMPANY A ZONING BOARD of APPEALS APPUCA77ON OVERLAY DISTRICTS: TOWN; NEIGHBORHOOD EMPLOYEE HOUSING; HARBOR WATERSHED PROTECTION 477 MAIN STREET /N NANTUCKE T, MASSAGiIUSE77S SCALE. 1=20'1 DA 7E-NOV 3 2011 CURRENT ZONING: R.O.H. MINIMUM LOT SIZE: 5,000 S.F. MINIMUM FRONTAGE: 50 FT. FRONTYARD SETBACK: NONE SIDE AND REAR SETBACK: 5 FT. DEED REFERENCEDD.BK.1229,PG.138 PLAN REFERENCE.•PLBK.24, PG.4 ASSESSORS REFERENCE MAP.- 423.4 PARCEL• 25 PREPARED FOR.• ALLOWABLE G.C.R.: 50% EXISTING G.C.R.: 30% t 77 MA /N STREET NOM /NEE TRUST PROPOSED G.C.R.: 317. f EARLE t 5LWVAN, ING FOR PROPERTY LINE DETERMINATION THIS PLAT PLAN ROM ON CURRENT DEEDS AND PLANS OF RECORD, PRLiF=aVAL LAND SVRYEYORS VERIFIED BY FIELD MEASUREMENTS AS SHOWN HEREON. 6 }WINGS WAY 'THIS PLAN IS NOT REPRESENTED TO BE A RILE NAN7 CKEn MA. 02554 EXAMINATION OR A RECORDABLE SURVEY. 506 -M2 -4608 C'C-" . 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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 . Edward S. Toole, Chairman cc: Town Clerk Planning Board Building Commissioner/Zoning Enforcement Officer PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME LIMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDING TO NANTUCKET ZONING BY-LAW SECTION 139-30 (SPECIAL PERMITS) ; SECTION 139-32 (VARIANCES) . ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS OFFICE AT 508-228-7215 . NANTUCKET ZONING BOARD OF APPEALS 2 Fairgrounds Road Nantucket, Massachusetts 02554 Assessor's Map 42.3.4, Parcel 25 77 Main Street Plan Book 24, Page 4 Residential Old Historic Book 1229, Page 138 DECISION: 1. At a public hearing of the Nantucket Zoning Board of Appeals, on Thursday December 8, 2011, at 1:00 P.M., at 4 Fairgrounds Road, Nantucket, Massachusetts,the Board made the following decision on the application of Jessie M. Glidden, Trustee, 77 Main Street Nominee Trust, c/o Glidden& Glidden, P.C., 37 Centre Street,Nantucket, MA 02554, File No.84-11: 2. The Locus is situated at 77 Main Street, is shown on Nantucket Tax Assessor's Map 42.3.4 as Parcel 25, and title is recorded at the Nantucket County Registry of Deeds in Book 1229, Page 138. Locus is shown on Plan Book 24, Page 4 at the Nantucket Registry of Deeds. Locus is zoned Residential Old Historic. Locus consists of a dwelling which, at its highest point is two and one-half stories, with a total ground cover of 2,740+ s.f., as shown by As-Built Plan prepared by Earle & Sullivan, Inc., dated April 28, 2010, 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 50%. Locus is conforming as to lot size, ground cover, and front yard setback and rear yard setback; but is nonconforming as to side yard setback on the westerly side of the property, as shown on the plan attached hereto as Exhibit A. 3. Applicant is requesting Special Permit relief pursuant to Nantucket Zoning Bylaw Section 139-33.A.(4) (alteration of preexisting nonconforming structures) in order to renovate the existing dwelling. Applicant proposes to remove the exterior HVAC units on the property (including the one on the westerly side of the property which is currently 2.5' away from the property line, and to construct an addition to the building which, at its closest point on the westerly side is 1' away from the property line. Applicant also proposes to change the size of the current deck, and to renovate the back portion of the dwelling by shifting it to the east. The renovated dwelling will be conforming as to ground cover, front yard setback, rear yard setback, and side yard setback on the east; and will continue to be nonconforming as to side yard setback on the west. The proposed improvements to the property are shown on the plan entitled "Plan to Accompany a Zoning Board of Appeals Application #77 Main Street in Nantucket, Massachusetts," dated December 8, 2011, prepared by Earle & Sullivan, Inc.., attached hereto as Exhibit B. 4. Our decision is based upon the application and accompanying materials, and representations and testimony received at our public hearing. There was no Planning Board 1 recommendation, on the basis that no matter of planning concern was presented. The Board of Appeals did not receive any letters from abutters either in favor of or in opposition to this matter. 5. Attorney Jessie M. Glidden represented the Applicant. Attorney Glidden stated that the Applicant is requesting Special Permit relief pursuant to Nantucket Zoning Bylaw Section 139-33.A.(4) (alteration of preexisting nonconforming structures) in order to renovate the existing dwelling by making the improvements discussed above, which will be conforming as to ground cover and setbacks, with the exception of the westerly side yard setback (which nonconformity will continue to exist). Attorney Glidden stated that Applicant has obtained approval from the Historic Districts Commission for certain portions of the proposed renovation and is continuing to work with the HDC to obtain approval for the rest of the proposed improvements. In an effort to keep the project moving forward, Attorney Glidden requested that the Board approve the work as currently approved by the HDC, as well as to approve the proposed work not yet approved by the HDC so that, if the HDC is to approve said work, it will not be necessary to come back before the Board to amend this Special Permit. 6 Therefore, after discussion with Counsel for the Applicant, the Board finds that such a Special Permit may be granted to approve (i) the alteration of the preexisting nonconforming structure in order to make the improvements presently approved by the HDC and (ii) the alteration of the preexisting nonconforming structure in order to make the improvements as shown on the plan attached hereto as Exhibit B, as the proposed alterations would not be substantially more detrimental to the neighborhood than the existing nonconformities on the Locus. 7 . Accordingly, by a UNANIMOUS vote of the sitting board, the Board of Appeals made the finding that the proposed alterations would not be substantially more detrimental to the neighborhood than the existing nonconformities and allowed the proposed alterations, with the following condition: a. The renovation shall be done substantially in conformance with plans attached hereto and with the approval of the Historic Districts Commission. SIGNATURE PAGE TO FOLLOW 2 Dated: 4L11h"'' l? , 2011 t E . To1 Michael . . . Kerim s atac Mark oor 2() Michael Angelastro COMMONWEALTH OF MASSACHUSETTS Nantucket, ss On the Uf day of , 2011, before me, the undersigned notary public, personally appeared 4/1* 11IR , 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 signed the foregoing instrument voluntarily for the purposes therein expressed. Notary Pub 11„ 8 &adv. .0.07r7/1/4,0._ My Commission Expires: If is 6 /htlr,,. 3 X $ 11 4 BRICK SIDEILK PWC/ENT PUSLLIIC WAY t/BE�T! 1799 -00•5W24.p2..133) STREET PI 4 a •H g • J a •• I AREA=9,117±S.F. • (PL.BK.24,PG.4) • ^a al ml 2 N. DD rf\ to r 'I S IN N2 1 At% en 5,* • 2 s7,_,..., . 'rc,r N Sr At .i:.MAI II, 77 Hog W►�!N•i...*'i• O • `•16.90' o.g.10 vALK�..-•� r• .•T6 STON ST''/� %i���� STREET MAIN DD•BK•24, ,79 Pr T33) M 9 ` (ANCIENT PUBLIC WAY - OVERLAY DISTRICTS: MORTGAGE INSPECTION PLAN TOWN; NEIGHBORHOOD EMPLOYEE HOUSING; /77 MAIN STREET HARBOR WATERSHED PROTECTION IN NANTUCKET, MASSACHUSETTS CURRENT ZONING: R.O.H. SCALE:1"=20' 0.47E:APR. 28, 2010 MINIMUM LOT SIZE: 5,000 S.F. MINIMUM FRONTAGE: 50 FT. DEED REFERENCE.DD.BK.559,PG.214 ARD SETBACK: NONE SIDE AND REAR SETBACK: 5 FT. PLAN REFERENCE.PL.BK.24, PG.4 SIDE AND ALLOWABLE G.C.R.: 50% ASSESSORS REFERENCE: EXISTING G.C.R.: 30X± MAP: 42.3.4 PARCEL: 25 FOR PROPERTY LINE DETERMINATION 11415 PLOT PLAN RELIES ON CURRENT DEEDS AND PLANS OF RECORD, PREPARED FOR: VERIFIED BY FIELD MEASUREMENTS AS SHOWN HEREON. JESSIE GLIDDEN, TR. PLAN IS NOT REPRESENTED TO BE A mix EXUIINARON OR A RECORDABLE SURVEY. I HEREBY CERTIFY TO THE BEST OF MY KNOWTEDGE EARLE&SULLIVAN, INC. THAT THE PREMISES SHORN ON THIS PLAN ARE PROFESSIONAL LAND SURVEYORS LOCATED WITHIN THE C ZONE AS DEUNEATED ON THE'FIRM'MAP OF COMMUNITY NO.250230; 6 YOUNGS WAY MASS.EFFECTI,E05-03-88 BY THE FEDERAL NAN1UCKET MA. 02554 EMERGENCY MANAGEMENT AGENCY REVISED: 7-02-82 505-352-4808 N.B. ES-156 (ANC/ENT.yPUBLIC WAY- 1799-DO E,)(4■ 6■T 3 RED (11Et�'AU� r s�(�,4 'PC 1' I - ,. ?- '-S.Ike I �" „ -) of Found EL. csi aiH 11 / i m m C d 1 4 tt I1'i li \ k 4, T 1 ARE4=9,117±S.F. 4 : c?t (PL.BK.24,P0.4) 0 3 4 I i PROPOSED i ADDITION 0 I / ` V CA •PRLL FIGLEI .... _ ' ., „ rrn. z I I'J II VI DRE.AY/PARKING I / (Concrete) / ,, x. Oi y A 0 Lo U! I ZZw qD 1 m I s'foY a m z S 2 SDOR,,'' N 1� %%%"1 ' clo?o _ 0 ck sed _ li 1 eP$P E%STOR lir � APPROX. 13tS.F. OF 'INI PROPOSED ADDITION WITHIN SETBACK. Nom" �� Q1iypC 1 %. F MA" 0WEL*S F �+vpc Spike g WO )sj• G•G°V. °ST• U \Not Found •i 34.95 Meter w��1°'1�- N 1 5I.,"- .K, V Box ��^ 1690 0 910 E•.�oT ASE 51.•-i..-, I �� Bit.Pcve 1 Gp25 E.�, 14-0-:''''''-'-';-825 E.�;5� S 1." m obbteston N�g �w.. ,.- -n• s 1 i j u� - - l w-1__.. i n Cuff Gronte , SIR/(8.z pEFI33)- �/A 1799 (ANC UBL,C (COBBLESTONE) PLAN TO ACCOMPANY A ZONING BOARD of APPEALS APPLICATION OVERLAY DISTRICTS: /77 MAIN STREET /N TOWN; NEIGHBORHOOD EMPLOYEE HOUSING; HARBOR WATERSHED PROTECTION NANTUCKET, MASSACHUSETTS SCALE:1=-201 VA TE DEC. 4 2011 CURRENT ZONING: R.O.H. DEED REFERENCE.•DD.BK.1229,PG.138 MINIMUM LOT SIZE: 5,000 S.F. PLAN REFERENCEPLBK.24, P0.4 MINIMUM FRONTAGE: 50 FT. ASSESSORS REFERENCE: FRONTYARD SETBACK: NONE MAP: 423.4 PARCEL 25 SIDE AND REAR SETBACK: 5 FT. ALLOWABLE G.C.R.: 50% PREPARED FOR: EXISTING G.C.R.: 30% ± 77 MAIN STREET NOMINEE TRUST PROPOSED G.C.R.: 31% ± FOR PROPERTY LINE DETERMINATION THIS PLOT PLAN EARLE&SULLIVAN. INC REliES ON CURRENT DEEDS AND PLANS OF RECORD. PROCES OVAL LANO SttWVtWS VERIFIED BY FIELD MEASUREMENTS AS SHONN HEREON. 6 YOUNGS WAY THIS PLAN IS NOT REPRESENTED TO BE A TITLE NANYUCKIT, RNA. 02554 EXAMINATION OR A RECORDABLE SURVEY. - - ES-214