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HomeMy WebLinkAbout087-11 Michael T and Juliet B. Paitsalos-FoxPrint Form TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MA 02554 APPLICATION Fee: $300.00 File No. OT11 Owner's name(s): Michael T. and Juliet B.Pa4tsalos -Fox Mailing address: 64 Charles Road Bernardsville, NJ 07924 Phone Number: 908 -229 -5020 F--Mail: julietpfox @verizon.net Applicant's name(s): Botticelli and Pohl MailtngAddress: 82 Easton Street Nantucket, MA 02554 Phone Number: 508 .228 .5455 E -Mail: ray @botticelliandpohl . cb Locus Address: 52 Orange Street Assessor's Niap /Parce1:55 .4 .1 / 17 Land Court Plan /Plan Book & Page /Plan File No.: N/A Deed Reference /Certificate of Title: Bx865 PGOa Zoning District R -OH Uses on Lot- Commercial: None Yes (describe) Residential: Number of dwellings 1 Duplex Apartments Date of Structure(s): all pre -date 7/72 yes or Building Permit Numbers: N/A Previous Zoning Board Application Numbers: N/A 2 Fairgrounds Road Nantucket Massachusetts 02554 508 -228 -7215 telephone 508 -228 -7298 facsimile State below or attach a separate addendum of specific special permits or variance relief applying for: 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: Owner* SIGNATURE: �� Applicant/Attorney/Agent" \.Ad -- *If an Agent is representing the Owner or the Applicant, please provide a signed proof of agency. OFFICE USE ONLY Application received on: _/ /_ By: Complete: Need Copies: Filed with Town Clerk:—F—/ Planning Board:_/_/_ Building Dept.:_ /_ /_ By:_ Fee deposited with Town Treasurer:—/—/— By:_ Waiver requested: Granted:—/—/— Hearing notice posted with Town Clerk:—/—/— Mailed: / /_ I &ICI /—/— & / /_ Hearing(s) held on:_ /_/ Opened on: Continued to:_ _ V'ithdrawn: / /_ Decision Due By:_/_/ hfade: / / Filed w /Town Clerk:—/—/— h'Iailed:_ /_/ 2 Fairgrounds Road Nantucket Massachusetts 02554 508 -228 -7215 telephone 508 -228 -7298 facsimile --- - - - - -- - - -- Addendum -- The applicant is seeking relief from the Zoning Board of Appeals in the form of a Special Permit to be granted in cases where there is an existing undersized lot. (§ 139 -33E, Town of Nantucket Bylaw). / The existing lot at 52 Orange Street (Assessor's Map / Parcel 55.4.1 17) occupies 3963 +/- s.f. in th R -OH zone, where the minimum lot size is 5000 s.f. The applicant proposes a 151 s.f first floor addition to an existing 1167 s.f. structure, and a 74.67 s.f. expansion of the second floor over the existing first floor program (There is in addition an existing garage of 301 +/- s.f. See attached Shugrue site plane dated August 7, 2002). The aggregate build -out would therefore be over 30 %, but well under the 50% granted by Special Permit. The proposed addition will conform in all respects, including setbacks and height, with current zoning, with the exception of the ground coverage issue identified above. Additionally, the plans for the additions have been reviewed and approved by the Nantucket Historical Commission (Certificate 55,879). BOTTICELLI - -- n !)-p -p -H L - - -- — �;� A R C H I T E C T S 14 November 2011 Zorine 5oarcl of Appeals 2 Fairerourds %oad Nantucket, MA 02E�F4 Re: E�2 Orange Street To Members of The 5oard, We have authorization from Michael and Juliet Patsalos -Fox, owners of property located at 52 Orange Street, to represent their application as their architects. fit AIM WOF OF WN 50tticelli 4 Pohl, F.G. A PROS �S;IONAL CORPORATION -- _ -- --- - - - - -- 82 Easton Scree[ 1 Nannuker, lfassachuserrs 0:2554 1 rel goy 228 5 -155 1 %ax 508 228 3718 9 Easr Srreer I ?nd Floor I Busam, Mi ISSachuserrS 02 1 1 1 1 rel 6 r7 482 4543 1 fax 61 7 482 }562 Town of Nantucket Web GIS - Printable Map Town of Nantucket Web GIS r, i - `, .r' a M2�'>� u 11/29/10 11:10 AM G" f s< h t _ Lot Size 0.09 acres Town of Nantucket does not guarantee the accuracy of the data. Users are responsible for Town of Nantucket, Massachusetts '. determining the suitability for individual needs. All information is from the Tovm of Nantucket Map Composed '. Geographic Information System (GIS) database. 11/29/2010 Copyright 2005 Town of Nantucket, MA. All rights reserved. Developed by pp eo http:/ / host. appgeo. com lnantucketmalPrintab]eMap.aspx? Preserve = Scale &MapWidth = 864 &MapHeight = 546.328125 Page 1 of 1 Prop ID 55.4.1 17 Address 52 ORANGE ST i Owner PATSALOS -FOX MICHAEL & JULIET NOT A LEGAL DOCUMENT 64 CHARLES ROAD BERNARDSVILLE, NJ For general reference only: Important 7924 caveats which must be considered when using this data are available from the Sale Date 10/30/2003 Nantucket GIS Coordinator. Sale Price $2,250,000 Disclaimer The information displayed of this or Book /Page 00856/0270 - any other map produced by The Town of ay o Nantucket is for reference purposes only. The Lot Size 0.09 acres Town of Nantucket does not guarantee the accuracy of the data. Users are responsible for Town of Nantucket, Massachusetts '. determining the suitability for individual needs. All information is from the Tovm of Nantucket Map Composed '. Geographic Information System (GIS) database. 11/29/2010 Copyright 2005 Town of Nantucket, MA. All rights reserved. Developed by pp eo http:/ / host. appgeo. com lnantucketmalPrintab]eMap.aspx? Preserve = Scale &MapWidth = 864 &MapHeight = 546.328125 Page 1 of 1 LuI Nit Nl - j� -u" MINIMUM LOT SIZE: 5,000 S.F. ORANGE STREET MINIMUM FRONTAGE: 50 FT FRONT YARD SETBACK:NONE REAR & SIDE SETBACK!5 FT GROUND COVER RATIO: 50% 4,4— ZONING: R —OH MINIMUM LOT SIZE: 5,000 S.F. ORANGE STREET MINIMUM O T FRONT YARD REAR & SIDE SETBACK:5 FT GROUND COVER RATIO: 50% NOTE: LOT & STRUCTURES PREDATE ZONING. PLOT PLAN OF LAND IN NANTUCKET, MA . THE STRUCTURES ARE LOCATED AS SHOWN � F.'Sµ OF 4f4S� o =� JOHN J. SHUGRUE N .23529 po Rp o 6 c i S P�' N�,�pero SCALE: 1'= 10' DATE: AUGUST 7, 2002 JOHN J, SHUGRUE, INC. 57 OLD SOUTH ROAD NANTUCKET, MA 02554 FOR: RICHARD C. BROTHERS & JOHN .J, SHld RUE PLS DATE: AUGUST 7, 2002 A Jr� y JON LACAILLADE TRUSTEES FIFTY —TWO ORANGE STREET NOMINIEE TRUST ASSESSORS MAP 55.4.1 PARCEL NO, 17 46882ABS CERTIFICATE NO:J7 5 O / % DATE ISSUED: , / / I Application to the HISTORIC DISTRICT COMMISSION, Nantucket, Massachusetts, for a CERTIFICATE OF APPROPRIATENESS for structural work. All blanks must be filled in using BLUE OR BLACK INK (no pencil) or marked WA. NOTE: It is strongly recommended that the applicant be familiar with the HDC guidelines, Building with Nantucket in Mind, prior to submittal of app ication_- .- Please see other side for submittal requirements. Incomplete applications will not be reviewed by the HDC. This is a contractual agreement and must be filled out in ink. An application is hereby made for issuance of a Certificate of Appropriateness under cnapter sao or me Acts anu Resolves of Mass., 1970, for proposed work as described herein and on plans, drawings and photographs accompanying this application and made a part hereof by reference. The certificate is valid for three years from date of issuance. No structure may differ from the approved application. Violation may impede issuance of Certificate of 1`0 10 E USE ONLY � Occupancy. PROPERTY DESCRIPTION Date application received: �!/ U Fee Paid: $ / _ TAX MAP N °: . PARCEL N °. Must be acted on by: Street & Number of Proposed Work: �� CF1\A-k C7C 51 Extended to: Owner of record: IV \`l Y� G, TAI sA Los - FU)( Approved: — Disapproved: nwLt'Py Mailing Address: (CA C1 airman: `r ✓% r�� �1��� t��� �5� L(_t , I tJ C997 �! Member: Contact Phone #: E -mail: Member: AGENT INFORMATION (if applicable) Member,-- 1 I) L�X%f Ti F (1 �C (L Name: 1 Member: \I -� Mailing Address: Notes - Com nts - R wcti ns - n itions n D �C� UCK_ tit/ ��•, r�. — ` �`;�� ,, L F Contact Phone #: Zz 5� E -mail: n \ I (CF f BFI % rl P/ ') PA--4 G1 lJT El New Dwelling EAddition ❑ Color Change ❑ Fence ❑ Roof ❑ Other _ DESCRIPTION OF WORK TO BE PERFORMED r� `�� See reverse for required documentation. ❑ Garage ❑ Driveway /Apron ❑ Commercial ❑ Historical Renovation LJ Deck/Patio ❑ Steps ❑ Shed ❑ Gate ❑ Hardscaping ❑ Move Building ❑ Demolition ❑ Revisions to previous Cert. No. Size of Structure or Addition: Length: 10 �- Sq. Footage 1 st floor: Decks /Patio: Size: t ❑ 1st floor ❑�nd floor Width: C �— Sq. footage 2nd floor: E0 I Size: 4:4 ❑ 1st floor 11 2nd floor (S k n 1,A �> S Sq. footage 3rd floor: Difference between existing grade and proposed finish grade: North. . South East —Pest Height of ridge above final finish grade: North �— South East West Additional Remarks fJ Vtt I I C� REVISIONS 1. East Elevation Historic Name: r (desc_nbe) 2• South Elevation )��jy�j Original Dater _ / 3. West Elevation Original Builder: „ s 4. North Elevation , Is there an HOC survey form for this building attached? 0 Yes ❑ N/A - *Cloud on drawings and submit photographs of existing elevations, DETAIL OF WORK TO BE PERFORMED i�W to ��,3n rJ Foundation: Height Exposed ❑ Block ❑ Block Parried ❑ Brick (type) Poured Concrete YYJJ Piers Masonry Chimney: ❑ Block Parged ❑ Brick (type) ❑ Oth Roof Pitch: Main Mass /12 Secondary Mass MAT11Wk_Lk�J Dormer 7%t �Z /12 Other Roofing material: ❑Asphalt: E33-Tab ❑Architectural ❑ Wood (Type: Red Cedar, White Cedar, Shakes, etc.) Skylights (flat only): Manufacturer Manufacturer Gutters: ❑ Wood ❑Aluminum Leaders (ma rial and size):_ Sidewall: ( White cedar shingles _ ❑ Other Rough Opening Rough Opening ❑ Copper ❑ Leaders (material) Size Size Fence: Height: Type: Length: Location ❑ Clapboard (exposure: inches) Front ❑ Side ❑ Trim: A. Wood ,❑� me ❑ Redwood E Cedar ❑ Other B. Treatment J Paint ❑ Natural to weather ❑ Other C. Dimensions: Fascia � x , Rake 1X b Soffit (Overhang) Tj Corner boards � � 4' Frieze � X Window Casing Frame d Columns /Posts:, Round Square Windows': 0 Double Hung El Casement WAII Wood El Other Lt True Divided Lights(muntins), single pane ❑ SDL's (Simulated Divided Lights) Manufacturer M1 Doors' (type and material): Front Rear h" rO r tJ `� h f A S J Side Garage DOOr(S): Type Material Hardscape materials: Driveways Walkways Walls Note: Complete door and window schedules are required. I COLORS �1l l �o 1A1,H tXIS- I . Sidewall Clapboard (if applicable) Roof Trim Sash Doors Deck Foundation Fence Shutters Attach manufacturer's color samples if color is not from HDC approval list. I hereby authorize the agent named above to act on my behalf to make changes in the specifications or the plans contained in this application in order to bring the applica- tion into compliance with the HDC guidelines. I hereby agree to abide by and comply-with the terms and conditions of this application. I hereby agree that the submission of any revisions to this application will initiate a new sixty -day review period. Date b, Signature of owner of r@cem -->- -` -� I — Signed under penalties of perjury 1 O �a w 9 U� Ali 9 Q a 4 O �a w 9 U� Ali 4 O �a w 9 U� Ali ro a ME Fm m im I tu 9 0 Q NOI.L'VAa-la H.LZ!!ION J.-Hri a. ro a ME Fm m im I tu 9 0 Q T -7: ----------------------- ETA- tu lu VI LL "qi 31tl7k912ii7 �, _�� � Nd5A�f167Qi 4 yj j '..,r -la H.Lnog mY ;P:J � 1 � 3 Fcal i = Q 1 f T a - T-- I i rn lj jl F alI I all 11 OR O �1J IIIIL�i -,1111 --r i LU 11 m vI wouvne�3mnoc oon-w -w••o �c,•• =�,aw J Date: January 20. 2012 To: Parties in Interest and Others concerned with the Decision of The BOARD OF APPEALS in the Application of the following: Application No: 087 -11 Owner /Applicant: MICHAEL T. AND JULIET B. PATSALOS -FOX 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. Assessor's Map 17 52 Orange Street Residential Old DECISION: NANTUCKET ZONING BOARD OF 2 Fairgrounds Road Nantucket, Massachusetts 55.4.1, Parcel Historic APPEALS 02554 Deed Book 865, Page 270 1. At a public hearing of the Nantucket Zoning Board of Appeals, on Thursday, December 9, 2011 and January 12, 2012, at 4 Fairgrounds Road, Nantucket, Massachusetts, the Board made the following decision on the application of MICHAEL T. AND JULIET B. PATSALOS -FOX, 64 Charles Road, Bernardsville, NJ 07924, File No. 087 -11: 2. Applicants are requesting Special Permit relief pursuant to Nantucket Zoning Bylaw Sections 139- 33.A.(4) and (5) (alteration of preexisting nonconforming structures) and 139 - 33.E.(2)(a) (increasing ground cover ratio from 30% to 500) in order to alter the preexisting nonconforming single- family dwelling on the Locus without increasing the nonconforming nature of the structure. The Applicant proposes a 151 square foot first floor addition and a 74.67 square foot expansion of the second floor over the existing first floor for a ground cover ratio of 31.330. The allowable ground cover ratio on the Locus is 300, but can be up to 50% by virtue of a Special Permit pursuant to Section 139- 33.E.(2)(a). The Locus is nonconforming as to lot size, having 3,963 square feet in a zoning district that requires a minimum lot size of 5,000 square feet. The Locus is also nonconforming as to side yard setback, being sited as close as zero (0) feet from the side yard setback in a zoning district that requires a five (5) foot side yard setback. The Locus is situated at 52 Orange Street, is shown on Nantucket Tax Assessor's Map 55.4.1 as Parcel 17, and is recorded in the Nantucket County Registry of Deeds in Book 865, Page 270. The property is zoned Residential Old Historic. 3. Our decision is based upon the application and accompanying materials, representations, and testimony received 1 at our public hearing. There was no Planning Board recommendation on the basis that no matters of planning concern were presented. There were abutter comments either in favor of or in opposition to the application. 4. Ray Pohl represented the Applicant at the hearing. Mr. Pohl explained to the Board that the Applicants are requesting Special Permit relief pursuant to Nantucket Zoning Bylaw Sections 139- 33.A.(4) and (5) and 139- 33.E.(2)(a) in order to alter the preexisting nonconforming single- family dwelling on the Locus without increasing the nonconforming nature of the structure and to increase the allowable ground cover ratio to 31.330. The Applicants propose a 151 square foot first floor addition and a 74.67 square foot expansion of the second floor over the existing first floor for a ground cover ratio of 31.330. This number was later revised to 40.6% because the existing ground cover on the Locus was recalculated to be 37.2%. The allowable ground cover ratio on the Locus is 30%, but can be up to 50% by virtue of a Special Permit pursuant to Section 139- 33.E.(2)(a). Mr. Pohl further stated that the Locus is nonconforming as to lot size, having 3,963 square feet in a zoning district that requires a minimum lot size of 5,000 square feet. The Locus is also nonconforming as to side yard setback, being sited as close as zero (0) feet from the side yard setback in a zoning district that requires a five (5) foot side yard setback. The application was held over from the December Stn hearing in order to obtain a revised site plan showing the approximate ground cover calculations. 5. Therefore, after a discussion with the agent for the Applicant, the Board finds that such a Special Permit relief pursuant to Nantucket Zoning Bylaw Section 139- 33.A.(4) and (5) and 139- 33.E.(2)(a) in order to alter the preexisting nonconforming single- family dwelling on the Locus without increasing the nonconforming nature of the structure and to increase the allowable ground cover ratio to 40.6% would not increase the nonconforming nature of the structure and would not be any more detrimental to the neighborhood than the existing nonconformity because said addition will be outside the existing setbacks. The Board of Appeals so finds that this type of alteration would be in harmony with the general purpose and intent of the Zoning Bylaw. I 6. Accordingly, by a UNANIMOUS vote of the sitting Board, the Board of Appeals made the finding that such a Special Permit relief pursuant to Nantucket Zoning Bylaw Section 139- 33.A.4) and (5) and 139-33.E. (2) (a) in order to alter the preexisting nonconforming single- family dwelling on the Locus without increasing the nonconforming nature of the structure and to increase the allowable ground cover ratio to 40.6% would not be any more detrimental to the neighborhood than the existing nonconformity and would be in harmony with the general purpose and intent of the Zoning Bylaw subject to the following conditions: a. The alteration shall conform to the site plan entitled "Plot Plan to Accompany Application to the Zoning Board of Appeals," dated January 3, 2012, prepared by Emack Surveying, LLC, attached hereto as "Exhibit A "; and, b. There shall be no exterior construction between May 15th and September 15th of any year. SIGNATURE PAGE TO FOLLOW I I Dated: ,2012 Dale LW1 e Susa McCarthy Michael Angelastro i COMMONWEALTH OF MASSACHUSETTS Nantucket, ss. �'2012 On this dd d�y' of , 2012, before me, the undersigned Notary Public, personally appeared L ( , 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 signed it voluntarily for its stated purpose. 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SEE ATTACHED PAGM I 1 certify that the fore ping is a list of persons who are owners cf abutting property, a% crs of land dirictly opposite cc 4ny public or private s *eet or way, and abutters of the abutters and all othM land owners within, 3PQ feet of the propetty line of owner's property, all as they appear on the most recent applicab a tax list CM.G.L. c. 40A, Section 11 Zoning Code Chapter 44A Section 139 -298 (2) , I I DATE I/ ASE R'C OFFICE Town of Nantucket e F O y�j y F H H F F F F E H E H F H E E F N H 0 H F H H N N N N F N H N N N N N N H H F N W F F N N N N N F N N N N N U W 5 F H N O N W N N pYa�� F H H H N N a O O O O W W N e WOlL k� UZC a Z O H O H H H H OZ z O N W�� Ndao 7g� $p5 a a O O O O O N y pC r pzC rz pC O p z��y t� W g �O o o N e N m m O W r N Q VJ m 0 0 0 0 W Q d Q v m N e 10 m m m N m m m m Q d Q v v m m m m v m 10 e m m m m m m d Q m N m v H m m w N o e o f e Q o m .i o r m m Q N 0 L1 m m W m W d Q W m N O m O N 0 W m m O m A N N b O W b N b N N O N N v N m m N 0 m A N N N N . . 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