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HomeMy WebLinkAbout012-12 29 Liberty StreetTOWN OF • ♦ • , OF NANTUCKET. 1 ' I APPLICATION Fee: $300.00 File No. DtZ-12 Owner's name(s): Paula H. McLeod, Trustee of Down the Middle Realty Trust Mailing address: c/o Reade, Gullicksen, Hanley & Gifford, LLP 6 Young's Way, Post Office Box 2669, Nantucket, Massachusetts 02584 Phone Number: 508 - 228 -3128 E -Mail: air @readelaw.com Applicant's name(s): Same Mailing Address: Same Phone Number: Same E -Mail: Same Locus Address: 29 Liberty Street Plan No. 2011 -50 Assessor's Map /Parcel: 42.3.4 -146 Deed Reference/ r-,,igif ease of Tide: 1294 -7 Zoning District Uses on Lot- Commercial: None Yes (describe) Residential: Number of dwellings' One Duplex Apartments Date of Structure(s): all pre -date 7/72 Yes or Building Permit Numbers: Previous Zoning Board Application Numbers: Residential Old Historic 2 Fairgrounds Road Nantucket Massachusetts 02554 508 - 228 -7215 telephone 508 - 228 -7298 facsimile r: \.b.— d \ApNN -1 eod \P-1 \8B♦ ♦ppliuti.. far 3- 2012.do State below or attach a separate addendum of specific special permits or variance relief applying for: See attached addendum. 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: Paula McLeod, Trustee Owner* By / SIGNATURE: Appliean /Attorney /Agent Arthur I. Reade, Jr. 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Town Clerk:_ /_ /_ Mailed:_ /_ /_ I&M_ /_ /_ &_ /_ /_ Hearing(s) held on:_ /_ /_ Opened on :_ /_ /_ Continued to:_/_ /_ Withdrawn:_ /_ /_ Decision Due By:—/—/— Made:_ /_ /_ Filed w /Town Clerk:_ /_ /_ Mailed:_ /_ /_ 2 Fairgrounds Road Nantucket Massachusetts 02554 508 - 228 -7215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 P: \shared \ApM \McLeod \Pau1a \ZHA Application for 3- 2012.docr ADDENDUM TO APPLICATION OF DOWN THE MIDDLE REALTY TRUST The applicant proposes to alter the pre- existing, nonconforming dwelling upon her undersized lot of record. The lot is nonconforming as to area, containing about 3,022 square feet, with 5,000 square feet being the minimum in this Residential -Old Historic district; and as to frontage, having 42.20 feet on Liberty Street with 50 feet being the minimum required. The existing dwelling is nonconforming as to side and rear yard setback, being sited 3,73 feet from the westerly side lot line, zero setback from the easterly side lot line, and 0.90 foot from the northerly rear lot line, each at the closest point, with 5 feet being the minimum side and rear yard setback in this district; and as to ground cover ratio, having 1,141 square feet of ground cover for a ratio of 37.80, with 300 being the maximum ground cover ratio for a lot containing less than 5,000 square feet in area. The applicant proposes to construct additions which would add about 84 feet of ground cover, for a total of 1,225 square feet, or a ground cover ratio of 40.50, would extend the structure within the westerly side setback area and the rear setback area without coming closer to these lines than the existing structure, and extend portions of the building upward within these setback areas and the easterly side setback area, without increasing the overall height of the building. The applicant also proposes to alter an existing bulkhead, excluded from the definition of ground cover, to a deck cover over the exterior stairs which may be lifted in the manner of a bulkhead; if this were considered as constituting ground cover, an additional 32.5 square feet would be added, with the ground cover ratio becoming about 41.6%. Accordingly, the applicant requests relief by special permit under Nantucket Zoning By -law §139- E.2(a), to authorize the increase in ground cover not exceeding the 50% maximum in the ROH district, and under §139 - 33.A(1) and (5), for the alteration of the nonconforming structure without creating any new nonconformity. 2 Fairgrounds Road Nantucket Massachusetts 02554 508 - 228 -7215 telephone 508 - 228 -7298 facsimile r: \shared \wpN \Lc.1e d \Paula \ZH Application for 3- 2012.do= O 5 O O LLI O O lzaAls 4xaq!-7[ 6z ZIOZIOZAO :31yd jL,-d[ 9-1GGl q 311HLL K/hOG A3HG'J3AO3 :GNOIGIA3�1 LU w LU tc) LQ Fr) LJ T, ,z to < z Lu <LU C, ZZ :z < < z (D 57< [�z �D L13 (D (D DZ m N U- z < w LL w LL (S) LU LUTAn,O,IVN 1A -rd "W") 1� I lj V 'o -'I = 'V/I:glV3G [03/OZAO 91V4 � :GNOIGIAKI � NVIJ WOI IG�IU ,vw,j:;-jz>nlueN jo.j.11S Aix-49!-I 6z ' JL—d( ERICKIM 31HUL IqA4tOG rm� Easy peel Labels Holdings Ltd, LLC See instruction Sheet 1 �' � AV E Ely 05 %Eo`J ise Avet)r� YEM. LATE 5`tEOe Feed Paper Fear Easy peel FeatuE °e� & John Sussek, Jr., Trst Stamford, Richard Hirschtritt etal Trs Northern Trust Company & Far Horizon, LLC Jordan Goodman Trust 95 Main St 1501 Venera Av, Ste 200 2665 Grassy Spring Place Nantucket, MA 02554 Coral Cables, FL 33146 Las Vegas, NV 89135 Birchwood Holdings Ltd, LLC Hillary C. Hedges Marie Sussek 1290 East Main St & Jeffrey Rayport & John Sussek, Jr., Trst Stamford, CT 06902 247 Commonwealth Ave., Unit E 10 East 70th St #7 -A Boston, MA 02116 New York, NY 10021 Patricia A. Halsted Peter B. Hubbell & P. Mallon Trst Mary Jean & Daniel J. Dwyer 260 Park Ave S #11G Twenty Four Liberty St Nom Trust PO Box 75 New York, NY 10010 c/o Sandy Lewis East Winthrop, ME 04343 1290 East Main St Stamford, CT 06902 Nantucket Historical Assn PO Box 1016 Nantucket, MA 02554 Peter K. & Christine Stein, Tr Stein Family Trust 1340 Fairway Dr. Los Altos, CA 94022 Jeremy J. D. Bloomer, etal 309 Hollow Tree Ridge Rd Darien, CT 06820 Jessica Cushmane etal c/o Vladamir Kagan 1185 Park Ave, Apt. 146 New York, NY 10128 John Courtland & Mary Clay PO Box 11688 P_tlanta, GA 30355 28 India LLC 22151 N E 151 Lane Salt Springs, FL 32134 14 Liberty Street, LLC c/o Charles Camalier 1825 I St NW, Ste 300 Washington, DC 20006 Willard B. Taylor etal c/o Martien Halvorson - Taylor 214 Cameron Ln Charlottesville, VA 22903 Issac Coffin Lancastrian School 19 Newtown Road Nantucket, MA 02554 Mary V. Mochary & Alexandra M. Bergstein 26 Park Street Montclair, NJ 07042 Marsha Fader 36 Liberty St Nantucket, MA Pamela S. Martell, Trst PO Box 5437 Eldorado Hills, CA 95762 John K. Speer, Jr. & Deborah Speer, Trs Brinkerhoff Trust 2600 Gulf Shore Blvd N #5 Naples, FL 34103 Charlotte Kaback Trustee 6506 NW 37th Ave Coconut Creek, FL 33073 Samuel C. & Dorothy B. Baker The Claymore 02554 27 Claymore Rd Singapore 229544 K4, LLC c/o Glidden & Glidden 37 Center Street Nantucket, MA 02554 Peyson W. & Melinda R PO Box 15 Nantucket, MA Potter Trst 02554 Richard W. & Carol E. Lowry 10701 Charleston Drive Vero Beach, FL 32963 Matthew & Julie Richardson 1133 5th Ave #12 New York, NY 10128 John Harvey Kilgore 12 Circuit Rd Tuxedo Park, NY 10987 Peter B. & Ann J. Holmes, Trs 22 Liberty Street Trust 22 Liberty St Nantucket, MA 02554 Etiquettes faeiles a peter 4 24 k-L be, �1— Consultez la feuille wv%rw.aver)(xorn UtHisez le gallarit AVERY@ 51600 Serts de chargerrtent ,I ��.{�� T ( c � 3 Onstrvction 1- 800- GO-AVEPY Easy Feel Labels Use AweeJERrintxE 51600 Kathleen Cannon 334 Laurel Lane Haverford, PA 19041 Lucy S. Dillon PO Box 1078 Nantucket, MA 02554 Peter D. & Lucille G. Hicks 40 Liberty St Nantucket, MA 02554 Eleanor Constable Reade Fka Weller PO Box 2251 Nantucket, MA 02584 t e - -1 See Instruction Sheet 4 � � PILVERYd O:a';f Go Feed Eapes. for Easy reel featurei t, Francis L. & Helene M. Weld Vincent A. Maffeo Trst 16 Gardner St Maffeo Debra Rev Trust Nantucket, MA 02554 35 Logan Rd New Canaan, CT 06840 Ian R. & Carolyn B. MacKenzie Apt. 3C 580 Park Ave New York, NY 10021 Charles A. Camalier, III Trustee 7 Wharf St Revocable Trust 1825 I St NW Ste 300 Washington, DC 20006 James S. & Barbara Bernstein Trst Bernstein Family Trust 185 West End Av 428C New York, NY 10023 Jessie M. Glidden Trst 20 Liberty St Realty Trust 20 Liberty Street Nantucket, MA 02554 Denice M. Kronau 27 Liberty St Nantucket, MA 02554 Anne Davis Camalier 6500 Rock Spring Dr #5 Bethesda, MD 20817 Etiquettes fadles & peler Utilisez le gabarit AVERY& 5160-0 39 Liberty LLC 120 Garland Road Newton, MA 02459 Reva & Morton Schlesinger 45 India St Nantucket, MA 02554 Constance M. Anderson 5233 Partridge Ln Washington, DC 20016 Sondra C. Newhouse 1280 Palmetto Ct, Unit 107 Vero Beach, FL 32963 -4074 Barbara R. & Andrew R 30 India St Nantucket, MA 02554 Suzy W. Grote Trst 51B Centre Street Nominee Trust 460 S. Price Rd St. Louis, MO 63124 41 Liberty LLC 6500 Rock Spring Dr, Ste Five Bethesda, MD 20817 43 India LLC c/o Janice A. Williams 446 Inverary Rd Villanova, PA 19085 Kenneth J. & Kathleen C. Kies 6109 Franklin Park Rd McLean, VA 22101 Christopher P. Karlson, Trustee c/o S. Manolis, Ste 316 138 Palm Coast Pkwy NE Palm Coast, FL 32137 Kirk Jeffrey B. Barrett c/o Robert M. Barrett 146 Bolton St. Harvard, MA 01451 Terrence & Robert Laundry Trs 25 Liberty St Nantucket, MA 02554 McLeod LP 420 Brier Street Kenilworth, IL 60043 Cassandra H. Henderson 2 Commonwealth Av 9H Boston, MA 02116 Terrence H. Laundry 3 Thurstons Ct Nantucket, MA 02554 33 Liberty LLC 120 Garland Road Newton, MA 02459 Hans E. Tausig Trustee Dennis & Anne F. Cross 112 -01 Queens Blvd 25 East 86th St, Apt. 7P Forest Hills, NY 11375 New York, NY 10028 A. X9 L'fx � Consultez la feuille www.averyxom Sens de chargement q ,3q , I4�0 P )-L6 3 Onstruction 1- 800 -GO -AVERY E- y Peel LaWs ! � � , �� { :- See It@S [`�ICiFG'6� 31i�'e$ Easy €'eel Featured i P=tMER. -YO5 fSV`" [[i" F Use Avery @,TEfV PL TE 5'16 �ar�er car IL Anne B. Asher Trst etal Anne Justin Tausig Lisa Quattrocchi 5417 Falmouth Rd 112 -01 Queens Blvd Quattrocchi Nantucket Trust Bethesda, MD 20816 Forest Hills, NY 11375 941 Park Ave New York, NY 10028 Steven L. Cohen Reade, Gullicksen, Hanley & Gifford, LLP PO Box 2669 Nantucket, MA 02584 Anne B. Asher Trst etal 5417 Falmouth Rd Bethesda, MD 20816 29 Liberty Street Map 4234 - Parcel 146 Justin Tausig 112 -01 Queens Blvd Forest Hills, NY 11375 Steven L. Cohen Reade, Gullicksen, Hanley & Gifford, LLP PO Box 2669 Nantucket, MA 02584 Lisa Quattrocchi Quattrocchi Nantucket Trust 941 Park Ave New York, NY 10028 Etiquettes fatiles � peler A, Consultez la feuille www.avery.co Utilisez le aabarit AVERY© 5160@,,,,, < , Iens de chargernent f f� -, � fi �`'D ' d'instruction 1- 800 -GO -AVERY I own and county of NantuCKet idl lull y I V, LV 14 29 Liberty Street, Map 4234 - Parcel 146 z r i = s5b i r r 136 134 i .. o y a,. '1 1 1 2b 23 � 13' 121 .152 149 n 135 h , 5 3 _140 r i 139 1 ..148 - -1 ' ', ,_'- '� •_.-- .J r. 1 4u 146 — `147 , 68 _: 112 1• ` 117 i �-'. 114 j t143 4' p - r 0. .-4 } a t 34 a 31� a a; I a� 19 , - 1„ =100ft 1 e 14 i 7 MAP FOR REFERENCE ONLY NOT A LEGAL DOCUMENT The Town makes no claims and no warranties, expressed or implied, concerning the validity or accuracy of the GIS data presented on this map. 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Y 0'%'NER Q�' t�`.. ... ,C, L ..�.G fU VQ MAILINGADDRESS .................... ............ ................... ........ Pnul'rR'I Y I OCA T?ON �i.....�- .:.......................... .. ASStESSOP MAPi�P-ARCEi, . �--. , �",� ' ........................ ........ SUBMITTED BY ............................. . ............ SEEM ATTACHED PA.OES I certify that the foregoing is a list of all persnns Who are owners of abutting property, ov %ners of Jwid dir -ctly opposite on any public or private street or )vay; and abutters of the abutters and all otllar land ov�uers within 300 feet of the property line of owner`s property-, as they appear on the .lost recent applicable tax list (M-G.L. c. 40A, Section 11 and zoning Code Chapter 40A, Sc ction 139-219B �r. _'I `' ill '7 ; _ D T- SSESSOR'S OF ICE TOWN OF NANTUCKET 0 H H F H a W � E-1 z �Dz C O N a° u a" a .N N E. m m m ro a z U I z n, qttN O N .H C q N a° x 0 H m a F F F F CFO F H F E F H F E H F E F F F F H N N N N N N N N N E F E F m m N N m N N m N m m E F zz zz F H 'N m N N N F H F H F F F F N a E H H E F E F D. >+ N N N it a iI H D. 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W Pp�LpZq� P❑ W H O O F W 5❑ D D Za O a W fW9 a m H pa 0 I aFO a a a ao m a zm a 5 O W a Q7 (� C9 �] .] bG Z m E U Q F CO i C P H p I m m m O to Q Q V Q< Q v V' Q Q I(1 ul ul VI U O m N 0 m w r c m O N Date: April 2, 2012 To: Parties in Interest and Others concerned with the Decision of The BOARD OF APPEALS in the Application of the following: Application No 012 -12 Owner /Applicant: PAULA H. MCLEOD, AS TRUSTEE OF DOWN THE MIDDLE 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. 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. Edwarg 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 2 Fairgrounds Road Nantucket, Massachusetts Assessor's Map 42.3.4, Parcel 146 Deed, Book 1294, Page 7 Residential -Old Historic DECISION: APPEALS 02554 Plan No. 2011 -50 29 Liberty Street 1. At a public hearing of the Nantucket Zoning Board of Appeals, on Thursday, March 8, 2011, at 1:00 P.M., at 4 Fairgrounds Road, Nantucket, Massachusetts, the Board made the following decision on the application of PAULA H. McLEOD, as Trustee of DOWN THE MIDDLE REALTY TRUST, c/o Reade, Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669, Nantucket, Massachusetts 02584, File No. 012 -12: 2. The applicant is requesting Special Permit relief pursuant to Nantucket Zoning By -law §§139- 33.A(1) and (5) (alteration of pre- existing, nonconforming structures) and §139- 33.E.2(a) (increase of allowable ground cover ratio to 500), in order to alter the pre- existing, nonconforming structure upon the Locus. The Locus is nonconforming as to lot area, containing about 3,022 square feet in a zoning district in which the minimum area is 5,000 square feet. The single- family dwelling thereon is nonconforming as to side and rear yard setbacks, being sited as close as 3.73 feet to the westerly side lot line, zero setback from the easterly side lot line, and as close as 0.90 foot from the northerly rear lot line, with the minimum side and rear yard setback in this zoning district being five feet. The structure is also nonconforming as to ground cover, having ground cover of about 1,141 square feet (for a ground cover ratio of 37.8%); maximum ground cover ratio in this zoning district is 50%, but 30% for an undersized lot of record. The applicant proposes to construct additions which would add about 84'square feet of ground cover, for a new ground cover ratio of 40.50. These additions would extend the structure within the westerly side setback area and the rear setback area without coming closer to the lot lines, and would extend portions of the structure upward within these setback areas and the easterly side setback area, but would not increase the overall height of the structure. The Locus is situated at 29 LIBERTY STREET, is identified in Nantucket Assessor's records as Parcel 42.3.4 -146, is shown upon plan recorded with Nantucket Deeds as Plan No. 2011 -50, is described in deed recorded with Nantucket Deeds in Book 1294, Page 7, and is situated within the Residential -Old Historic zoning district. 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. Apart from the presentation by the applicant's representatives, there was no support nor opposition presented in person or by correspondence at the public hearing. 4. As presented by the applicant's counsel, the dwelling upon the Locus is a historic structure, attached to the dwelling at 27 Liberty Street; this condition, which results in both dwellings having no setback from the common boundary, pre- exists the 1972 adoption of the Zoning By -law. All nonconforming conditions now existing upon the Locus are pre- existing. The changes that the applicant proposes to make to the existing structure are shown upon a plan by Blackwell & Associates, Inc., dated January 25, 2012, a copy of which is attached hereto as "Exhibit A." These changes have been approved by the Nantucket Historic District Commission ( "HDC ") in Certificates of Appropriateness Nos. 57469, 57470 and 57523. No off - street parking is now provided upon the Locus, and this condition also pre- exists the adoption of the Zoning By -law; inasmuch as no change in use is proposed, no parking needs to be provided in connection with the proposed alterations. The applicant represents that the owner of 27 Liberty Street has orally expressed support for the present application. 5. Based upon the foregoing and subject to the condition that no exterior work shall be performed between Memorial Day and Labor Day in any year, the Board of Appeals voted, unanimously, to make the finding that the proposed alterations will not be substantially more detrimental to the neighborhood than the existing nonconforming conditions, and accordingly to grant the requested relief by Special proposed work as shown upon "Exhibit A" SIGNATURE PAGE TO FOLLOW Permit to perform the and approved by the HDC. Dated: Meqoeh 2012 Kerim Koseatac Lisa otticelli L t Susan ccarthy COMMONWEALTH OF MASSACHUSETTS Nantucket, ss. 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