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086-11 Jock D. Lawrason
Fee: $300.00 1 V WIN "r INA.NTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Owners' names: Mailing address: Phone Number: Applicant's name Mailing Address: APPLICATION File No. O ft -11 Jock D. Lawrason 43 River Bend Drive, Woodbury, CT 06798 E -Mail: Jock D. Lawrason c/o Glidden & Glidden, P.C. — 37 Centre Street Nantucket, MA 02554 Phone Number: 508 - 228 -0771 E -Mail: Jessie @gliddenandglidden.com Locus Address: 14 Center Street, Sconset Assessor's Map /Parcel: Map 73.1.3, Parcel 104 Plan and Lot Reference: N/A Zoning District: Sconset Old Historic (SOH) Title Reference: Book 676, Page 280 and Book 877 Page 177 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: 2123 -84; 1130 -02 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: Jock D. Lawrason, Owner* By: Applie-a t /Attorney /AAgent* 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with Town Clerk:-/-/— Mailed:—/—/- I &M_ /_ /_ &_ /_ /_ Hearing(s) held on:—/—/— Opened on :_ /_ /_ Continued to:—/—/— Withdrawn:_ /_ /_ Decision Due By:_ /_ /_ Made:_ /_ /_ Filed w /Town Clerk:—/—/— Mailed:—/—/— 2 Fairgrounds Road Nantucket Massachusetts 02554 508 - 228 -7215 telephone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 14 Center Street, Sconset Map 73.1.3 / Parcel 104 ATTACHMENT The subject property consists of a 1 story dwelling known as "Heart's Ease" with a ground cover of 1,199+ s.£, as shown by As -Built Plan prepared by Blackwell and Associates, Inc., dated August 16, 2011, a copy of which is filed herewith as Exhibit A. The subject property is located in the Sconset 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% (30% for pre- existing nonconforming lots under 5,000 s.£). The subject property is nonconforming as to lot size as it has an area of 1,872+ s.£; nonconforming as to rear /sideline setback, as shown on the plan attached hereto As Exhibit A; nonconforming as to ground cover ratio with a current ratio of 64.05 %. Applicant proposes to lift the dwelling to place a full basement underneath and to return the building to its current location. No change in ridge height is requested. Applicant obtained a Certificate of Appropriateness from the Historic Districts Commission for the proposed work (Cert. No. 56993). The site plan attached as Exhibit A indicates a current threshold elevation of 37.2' and also indicates the location of a benchmark at 37.00' so that the elevation upon completion can be confirmed (as required by the HDC approval). Accordingly, Applicants request relief by Special Permit under By -law §139 -33.A, for the alteration of the existing dwelling, nonconforming as to ground cover and side /rear setbacks, as shown on Exhibit A attached hereto. 2 Fairgrounds Road Nantucket Massachusetts 02554 508 - 228 -7215 telephone 508 - 228 -7298 facsimile . tl lye! A5STJMF--D DATUM—- tiY kl B�K�xIMAfzi�� �3�nlc�IrV�' -- • � ���� ��f ���Q.!/ q, � � _ � . a1�1K>✓'. ru::UTft;.i1T'i'�oGir',' ='� � � ��, ,: 3, '�(� , j BL4CKWELL and ASSOMTES, Inc. 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LAWRASON 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. 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 73.3.1, Parcel 104 14 Centre Street, Sconset No Record Plan Sconset Old Historic Book 676, Page 280 and Book 877 Page 177 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 Jock D. Lawrason, with a mailing address 43 River Bend Drive, Woodbury, CT 06798, File No. 086-11: 2. The Locus is situated at 14 Center Street, Sconset, is shown on Nantucket Tax Assessor's Map 73.3.1 as Parcel 104, and title is recorded at the Nantucket County Registry of Deeds in Book 676, Page 280 and Book 877 Page 177. There is no record plan for Locus. Locus is zoned Sconset Old Historic. 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 by lifting the building to construct a full basement thereunder and to return the building to its current location. No change in ridge height is requested. Applicant obtained a Certificate of Appropriateness from the Historic Districts Commission for the proposed work (Cert. No. 56993). The site plan attached as Exhibit A indicates a current threshold elevation of 37.2' and also indicates the location of a benchmark at 37.00' so that the elevation upon completion can be confirmed (as required by the HDC approval). 4. The current location of the dwelling is shown on plan entitled "Plan of Land in Nantucket, MA," prepared by Blackwell & Associates, Inc., dated August 16, 2011, and is attached hereto as Exhibit A. 5. 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 few letters from abutters, primarily concerned with the imposition of certain time restrictions for exterior work at Locus, with protecting the roads and with minimizing the impact of the work on the neighbors. There was also one letter on file in support of the application. 6. 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 lifting the building to place a full basement underneath and to return the building to its current location. No increase in ridge height is requested as part of this 1 application. Applicant has obtained approval from the Historic Districts Commission for the proposed renovation(see Certificate of Appropriateness Number 56993) 7. Attorney Glidden stated that Locus consists of a 1 story dwelling known as "Heart's Ease" with a ground cover of 1,199+ s.f.,; is located in the Sconset 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% (30% for pre-existing nonconforming lots under 5,000 s.f.). Locus is nonconforming as to lot size as it has an area of 1,872+ s.f.; nonconforming as to rear/sideline setback, as shown on the plan; nonconforming as to ground cover ratio with a current ratio of 64.05%. 8. There was public comment from abutters at the hearing. These comments expressed concerns including construction noise, protection of the surrounding roads (Center Street and Shell Street), and storage of construction materials and tools during the renovation, parking of construction vehicles, and when the construction would take place. The Board echoed these concerns and noted that the Applicant should be held to the standards and relief similar applications were subject to. 10. Therefore, after 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 place a full basement foundation beneath the building, resulting in no ridge height increase, as the proposed alterations would not be substantially more detrimental to the neighborhood than the existing nonconformities on the Locus. 11 . 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 conditions: a. The renovation shall be done substantially in conformance with Historic Districts Commission Certificates of Appropriateness No. 56993, as the same may from time to time be amended; b. No exterior construction to be performed between May 15th and October 1st and there shall be no work performed on Sundays during any year. It is the intention of the Board that this restriction on exterior construction be interpreted to mean that exterior "work-stations" and exterior use of power tools shall also be prohibited; c. Applicant shall have the siting of the foundation surveyed once completed, prior to placing the dwelling on the foundation in order to confirm the siting of the dwelling and to alleviate the need for coming back to the Board to request further relief to address errors in siting. d. Applicant shall work with a licensed structural engineer to be sure that Applicant is taking the necessary precautions regarding safeguarding the roads surrounding Locus in the 2 course of construction; said engineer's report to be filed with the Building Department prior to the issuance of a Building Permit for such work; e. Applicant shall not use vibrated driven steel in the project, but shall use drilled, pile driven steel in order to lessen the impact on the surrounding roads and on the property of the surrounding neighbors. SIGNATURE PAGE TO FOLLOW 3 0 �Y r Dated: , 2011 ,�® D ale frame Kerim Koseatac Mark Poor n Susan cCarthy Michael Angelastro COMMONWEALTH OF MASSACHUSETTS Nantucket, ss � f On the (I day of �l , 2011, before me, the undersigned notary public, personally appeared Vim` " , 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 Public: 34, B My Commission Expires: ((e4 Z., �f 4 • v. • r9 • D _ _. 1t( zetD .Y✓0:ori '' . . korr/Pe.G S©.h _ h 44•1 I / 4' �- /j S • KIP G ELEYi "� Ar± PROPAuE • 4 -r '• T;4u!<S: • o4)_, . . .•_ a 9 h • .4/e CA . 4' Y' •. S` .' ki ). BKcNMAVzK neCkT✓ i' ( 9 P w�Q��• .S.f=JKE.. 1k(-.UTfL'J Ll"'PoLE ; - I3R;1CK ,- `�;. ' 9, •• x !PARKA-{G '?is: 4' ,G' 7,ELEV 3700; r - .4SB:1,IvtED D4Ttm_. 4 ` �' t o :. ,,.�1 \ I R • _:,!.Y. lt • • ' ✓:-,-. ):,4:-,Tf-k-.'0j,4146.4:- / •• • . . •f/. ••• •• .. . .. . P.,.L.:4.1C OF :�AN.�7 . • . : C. t;.1\C 7T' U C X E' -r,'✓ -.,,2 • . • • . _ ! BLACKWELL and ASSOCIATES, Inc. --=::;..: Professional Land Surveyors •• _ 20 TEASDALE CIRCLE• . : NANTUCKET, MASS. 02554 • (508) 228-9026 B 7456 JOCK 23.vi✓e4■ iLAWFAS614 DE'1`D SK. 877 PG. 177 ' ' • . • . . S 1 1r'= 10 4JGUST TAO.,. Zfll( ,.FG.S.S.ES.SOJT-':5. -P.:4�7L.C� - __73;1.3_=.4:04.... ... .