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HomeMy WebLinkAbout029-12 & Farmer St.NANTUCKET ZONING BOARD OF APPEALS 1 EAST CHESTNUT STREET NANTUCKET, MA 02554 FEE: $300.00 CASE NO.—At-AL APPLICATION FOR RELIEF Owner's name(s): Seven Farmer LLC Mailing address: c/o Sarah F. Alger, P.C., 2 South Water Street, Nantucket, MA 02554 Applicant's name(s): Same Mailing address: Same Locus address: 7 Farmer Street Assessor's Map/Parcel: 42 .3.2 - 108 Land Court Plan/Plan Book & Page/Plan File No.: L. C. Plan 25822-A Lot No.: N/A Date lot acquired: 3 /15 / 12 Deed Ref. /Cert. of Title: Zoning District: ROH Uses on Lot - Commercial: None_ Yes (describe) Residential: Number of dwellings 1 Duplex Apartments Rental Rooms Building Date(s): All pre -date 7/72? Yes or C of O(s)? Building Permit Nos: None Y Previous Zoning Board Application Nos.: None z State below or on a separate addendum specific relief sought (Special Permit, VariancgxApW), Section of the Zoning By -law, and supporting details, grounds for grant of relief, listing any exis4�g nefficoz�ities: rn M C> -< Z3 M � o r m ry I certify that the information contained herein is substantially complete and true to the best of my knowledge, un=atfor lties of perjury. SIGNATURE: ��3' Applicant Attorney /Agent X (If not owner oease enc proof of agency to b ring this matter before the Board) V FOR ZBA OFFICE USE 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posted with Town Clerk: / /_ Mailed: / / I &M: / / & —/—/ Hearing(s) held on: / / Opened on: / / Continued to: / / Withdrawn ?: DECISION DUE BY:—/—/— Made: / / Filed w/Town Clerk: / / Mailed:_/ / DECISION APPEALED?:—/—/— SUPERIOR COURT: LAND COURT Form 4/03/03 Addendum Seven Farmer, LLC Board of Appeals Application Seven Farmer Street, Nantucket, Massachusetts The Applicant seeks a Special Permit under Nantucket Zoning- By-law (the "By- law ") §§139 -30.A, 139 -33.A, and 139 -33.E to alter and extend a preexisting, nonconforming structure on a preexisting, nonconforming lot. The property is shown on Land Court Plan No. 25822 -A, is now known and numbered as Seven Farmer Street, is shown as Parcel 108 on Assessor's Map 42.3.2, and is located in the Residential Old Historic (ROH) zoning district (the "Locus "). The Locus is nonconforming as to lot area, having total lot area of about 4,131 square feet, with 5,000 square feet being the minimum lot area required. The existing single- family dwelling upon the Locus is nonconforming as to (a) ground cover, having ground cover of about 1,344 square feet or about 32.5 %, where a maximum ground cover of about 1,239 square feet or 30% is permitted by right, and (b) side and rear yard setbacks, having, at its closest points, no rear yard setback, and, in fact, encroaching on to adjacent property by about 0.3 feet, and side yard setback on the east of about 2.2 feet, where a minimum of five feet (51) side and rear setback is required. The Applicant proposes to alter and extend the existing single family dwelling by demolishing a portion of it and renovating and expanding the remaining structure in such a way that it will become less nonconforming by meeting all setback requirements of the By -law. In connection with such work, the Applicant proposes to add about 601 square feet of ground cover or about 14.6% to bring the total ground cover on the Locus up to about 1,945 square feet or about 47.1 %. Under By -law §139- 33.E.(2)(a), the Applicant could, by special permit, be allowed maximum ground cover of up to fifty percent (50 %) or about 2,065 square feet. The Locus will otherwise meet all dimensional requirements of the By -law, including perking. I/ Z8 Z E5 m grip UWWQ a0 cl aN _S �- P F- H IF Zbe oN9' ZN El, Lm" aZ °=oa O N j U� m Or N 8 0� d U 0 0 �1 f w cDz°N O7=-O Zo o <=�N QaaWWWUOZ 0 L� cc o G3 NU�� 2- Wi,j Lu 02 Oa a����0 0 LLIimS° u d° W z O N° .N N°° sip C QQ: U' -.L a� SA! 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Houghton and Alix C. Houghton MAILING ADDRESS: 36 West Chester Street, Nantucket, MA 02554 PROPERTY LOCATION: 7 Farmer Street ASSESSORS MAP/PARCEL: Map 42.3.2, Parcel 108 SUBMITTED BY: Sarah F. Alger, P.C. 508- 228 -1118 SEE ATTACHED PAGES RECEIVED BOARD OF ASSESSORS FEB 2 8 2012 TOWN OF NANTUCKET, MA I certify the foregoing is a list of persons who are owners of abutting the property, owners of land directly opposite on any public or private street or way; and abutters of the abutters and all other land owners within 300 feet of the property line of owner's property, all as they appear on the most recent applicable tax list (M.G.L. c. 40A, Section 11 Zoning Code Chapter 139. 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U' H z A H Fi a 15 a A H O0CC iitt pp [�yy iiGG FFii yp�� W�7 �iqy{ W �ty� WgW p �W7 y pp7 OWG o z J Q E J H H z- r�itamf7i ,{�y� � �+ pa7 ya/ �3yR o 14 W OC W 7� IA m H a W U H 7. £ H W .7 w ii F A m m U iC a 1 F W H e1 N m H N m N O H N m m m m H N m v .tn W m m m H H H H H H N m 0 o H m N W n m m O H N H H H H H H H H H N (V N N N N N N m H m Q m W r m m H H W W W W W W r r r H H H H H H N N N N N fV N N N u m .m.. li a s a a a N ro a Q 0 m m LO m ri 0 N Impression antibourrage et a sechage rapide IIIIINIIIIIIII Utillsez le gabarit 51600 Charles A. Walters, Jr. Susan Zises Green 50 Orange Street 31 East 7911, Street Nantucket, MA 02554 New York, NY 10021 Sharon A. Lefevre, Trustee 30 Pine Street Nominee Trust 310 Delacey Street Philadelphia, PA 19106 Regina M. Rich 231 Bedford Road Greenwich, CT 06831 Sandras Nantucket LLC P.O. Box 15101 Baltimore, MD 21282 Ann B. Muhlhauser 94 Library Place Princeton, NJ 08540 Judith G. Belash 6 Farmer Street Nantucket, MA 02554 Raymond Pohl Lisa M. Botticelli 24 Pine Street Nantucket, MA 02554 Glenda L. Wetzel 4931 East Lakek Road Cazenovia, NY 13035 Robert V. Fish II P.O. Box 97 Sharon, CT 06069 www.averycom 1- 800 -GO -AVERY Nicholas Ferrara, Jr. Lorraine Ferrara 6809 Lancaster Pike Hockessin, DE 19707 John M. Deciccio, Trustee Deciccio Realty Trust 37 Mount Vernon Street Boston, MA 02108 Diana R. Hayden, Trustee Eight Farmer Street Trust 3120 Casseekey Island Rd. Jupiter, FL 33477 Pamela M. Butler, Trustee Butler Realty Trust P.O. Box 2673 Nantucket, MA 02584 Fourteen Darling Street Nominee Tr. Timothy M. George Juliet Hunter, Trustee Cosby W. George 42 Sevens Bridges Road 209 Taconic Road Chappaqua, NY 10514 Greenwich, CT 06831 Robert F. R Ballard Lucinda C. Ballard 1112 Park Avenue, #14C New York, NY 10128 Peter Callahan Josephine Sasso Callahan 328 Grays Lane Haverford, PA 19041 Peter J. & Clara H. Barrett, Trustee Hillers Lane Realty Trust 1 Bare Cove Lane Hingham, MA 02043 -1046 i Richard E. Nopper P.O. Box 27 Chester Springs, PA 19425 AVERY0 5160® m Warren & Kathie Baa Allderige Mountain Lodge 1A 44 Mount Kellett Rd. The Peak, Hong Kong J. Andrew & Carol H. Cowherd 6 Pembroke Road Summit, NJ 07901 Gail E. Butler Courtney A. Grimes 22 Waydale Road Nantucket, MA 02554 Eleven Darling Street LP c/o Cornelia Bowen 80 Roaring Brook Rd. Chappaqua, NY 10514 Helen Joan Badie, Trustee 3310 Suesunland Dr. Chandler, AZ 85248 Edward Simonian 26 Pine Street Nantucket, MA 02554 Theo Hicken Paquin Hi Tana Bell cken et al 23 Pine Street Nantucket, MA 02554 Richard A. Drucker Jeanmarie Drucker 1192 Park Ave., #15A New York, NY 10128 Trustees Jane F. King, Trustee 236 Beacon Street Boston, MA 02116 Stephanie A. Blumenthal 120 Kellogg Road Sheffield, MA 01247 IWIAV -00 -008 -I, n091.S 31VIdW31 QfjaAV asn Impression antibourrage et a s6chage rapide www.avery.com Q AVERY@ 51600 Utilisez le gabarit 51600 ® 1- 800 -GO -AVERY Robeert J. Dowsett Susan E. Halley 4 Langley Park Farmington, CT 06032 John N. Curlett, Jr., Trustee c/o Darling Street LLC 6 Darling Street Nantucket, MA 02554 William A. Waller, Trustee Waller Fair Street Nominee Trust 42 Fair Street Nantucket, MA 02554 Louis Statzer Tracey Hoppe Statzer 2328 Massachusetts Avenue NW Washington, DC 20008 Dahlia Associates LLC c/o S. Manolis, Ste 316 138 Palm Coast Pkwy NE Palm Coast, FL 32137 Elizabeth Hubbell 100 Pecksland Road Greenwich, CT 06831 Henry B. & Karoly S. Gutman 13 Pineapple St. Brooklyn, NY 11201 Tutein Family LLC c/o Linda Holt 48 Union Street Camden, ME 04843 Franklin & Arline S. Bartlett P.O. Box 777 Nantucket, MA 02554 Joseph M. & Amanda H. Thibert 49 Norman Street Marblehead, MA 01945 Mary A. Gamba, Trustee 1 Franklin Pky, Blg 920 4T San Mateo, CA 94403 William F. Fordyce et al P.O. Box 326 Nantucket, MA 02554 George E. Roach Maria Roach P.O. Box 228 i Pound Ridge, NY 10516 Charles A. Kilvert III Emily H. Kilvert 4 Darling Street Nantucket, MA 02554 Christopher P. Karlson, Trustee c/o S. Manolis, Ste 316 138 Palm Court Pkwy NE Palm Coast, FL 32137 Jon & Patricia Schoen 174 Longneck Point Road Darien, CT 06820 Kenneth L. & Augusta Beaugrand 34A Fair Street Nantucket, MA 02554 S. Norris & Suzxanne H. Whelden P.O. Box 749 Nantucket, MA 02554 i' Janet S. Smith 398 Indies Drive Vero Beach, FL 32963 Irwin J. Smith III Marcia K. Smith 32 Pine Street Nantucket, MA 02554 Benjamin H. Griswold N Wendy Griswold 2838 Butler road Glyndon, MD 21071 Gerald R. & Pound Rebecca Pfnnd 131 Lakewood Ave. Hohokus, NJ 07423 i Barbara P. Grey, life estate c/o Hillary Myers 26 Mast Road Lee, NH 03861 Sheila F. Sullivan 741 - 105 Bishops :ark Dr. Raleigh, NC 27605 Kathy M. & Thomas A. Bologna, Trs. 148 Hodge Road Princeton, NJ 08540 John R. Nester II Robin S. Nester 10910 Lansdowne Ct Midlothian, VA 23113 Denise W. Spellmeyer 396 Loudon Road Loudonville, NY 12211 First Brick LLC c/o Rhoda Weinman P.O. Box 1365 Nantucket, MA 02554 David M. & Cynthia B. Crawford 7948 Caroth Court Dallas, TX 75225 Mary Elizabeth Nelson 40 Sherburne Commons #204 Nantucket, MA 02554 n09 1s 31t/1dwn many ash Impression antibourrage et a s6chage rapide www.averycom Utilisez le gabarit 51600 ® 1- 800 -GO -AVERY Mary Adair Macaire Jerome M. & Richard L. Tuck, Trs. 36 Pine Street 68 Harvard Street Nantucket, MA 02554 Brookline, MA 02146 Maryann G. Hedaa The Dunhill 401 East 84f St., Apt. 16B New York, NY 10028 Perry Root Taylor, Trustee, et al P.O. Box 6083 McLean, VA 22106 Benard A. & Helene M. Bartlett P.O. Box 1147 Nantucket, MA 02554 I Brock N. Allen Martha S. Allen, life estate 35 Pine Street Nantucket, MA 02554 © AERY® 51600 Georgia H. Silliman, Trustee 107 Argyle Avenue West Hartford, CT 06107 Thomas McCasland III & Monica McCasland, Trustees 2513 Wildwood Place Duncan, OK 73533 N N Danjou 37 Pine Street LLC c/o 155 Federal Street Boston, MA 02110 Diane M. & James L. Pomeranz Julie & Mark Strohmeier, Trustees James J. Hartmann 265 Farms Village Road 10 Lyon Street 346 Hobart Avenue West Hartford, CT 06107 Nantucket, MA 02554 Short Hills, NJ 07078 Linda A. Cassady et al Robert E. & Pamela D. Wehmueller Catherine C. Feinberg 4562 Benoni Point Road 27 County Squire Lane 30 Pleasant Street Royal Oak, MD 21662 St. Louis, MO 63146 Nantucket, MA 02554 Lisa A. Camalier Barbara Halsted Francis P. Hanlon 7 Chatfield Place Rd. 14 Lyon Street 34 Pleasant St. St. Louis, MO 63141 Nantucket, MA 02554 Nantucket, MA 02554 Chai Sophonwattana 41 Pine Street Nantucket, MA 02554 AH3AV-09-008-6 ®0965 31tl7dW31 ®ti9AV ash uc 6 N D N Z TOWN OF NANTUCKET 71, rn To: Parties in Interest and Others concerned with the Decision of The BOARD OF APPEALS in the Application of the following: Application No: 029 -12 Owner /Applicant: SEVEN FARMER, LLC 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. S fy�CJ�� 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 42.3.2, Parcel 108 L.C. Plan 25822 -A Certificate of Title No. 24,174 Seven Farmer Street Residential -Old Historic n7.rT .qTnN- 1. At a public hearing of the Nantucket Zoning Board of Appeals, on Thursday, June 14, 2012, at 12:00 P.M., at 4 Fairgrounds Road, Nantucket, Massachusetts, the Board made the following decision on the application of SEVEN FARMER, LLC, c/o Sarah F. Alger, P.C., Two South Water Street, Nantucket, Massachusetts 02554, File No. 029 -12: 2. Applicant is requesting Special Permit relief pursuant to Nantucket Zoning Bylaw Sections 139 -30.A. (Special Permits) , 139 -33.A (alteration of preexisting nonconforming structures and uses) and 139 -33.E (Special Permit to increase ground cover for undersized lots) in order to alter and extend the preexisting nonconforming structure on the Locus. The Locus is nonconforming as to lot size, having about 4,131 square feet of lot area in a zoning district that requires a minimum lot size of 5,000 square feet. The structure is nonconforming as to ground cover ratio, having a ground cover ratio of about 32.50 where a maximum ground cover ratio of 30% is permitted by right. The structure is also nonconforming as to side and rear yard setbacks, having a rear yard setback of -0.3 feet and a side yard setback of 2.2 feet, where a minimum side and rear yard setback of five (5) feet is required. The Applicant proposes to alter and extend the existing single- family dwelling by demolishing a portion of it and renovating and expanding the structure in such a way that it will become less nonconforming by meeting all setback requirements of the Bylaw. In connection with such work, the Applicant proposes to add about 601 square feet of ground cover to bring the total ground cover ratio up to about 47.10. Pursuant to Section 139-33.E. (2) (a) the Applicant could be allowed a maximum ground cover ratio of 50% by Special Permit. The Locus is situated at Seven Farmer Street, is shown on Nantucket Tax Assessors' Map 42.3.2 as Parcel 108, is shown on Land Court Plan 25822 -A, and title is registered as Certificate of Title No. 24,174 in the Nantucket County Registry District of the Land Court. 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 matters of planning concern were presented. There was no support nor opposition presented at the public hearing except for the presentation by the Applicant's representative. 4. As presented by Attorney Sarah F. Alger, the Applicant is requesting Special Permit relief pursuant to Nantucket Zoning Bylaw Sections 139 -30.A. (Special Permits) , 139 -33.A (alteration of preexisting nonconforming structures and uses) , and 139 -33.E (Special Permit to increase ground cover for undersized lots) in order to alter and extend the preexisting nonconforming structure on the Locus. The Locus is nonconforming as to lot size, having about 4,131 square feet of lot area in a zoning district that requires a minimum lot size of 5,000 square feet. The structure is nonconforming as to ground cover ratio, having a ground cover ratio of about 32.5% where a maximum ground cover ratio of 300 is permitted by right. The structure is also nonconforming as to side and rear yard setbacks, having no rear yard setback, and, in fact, encroaching on to adjacent property by about 0.3 feet, and a side yard setback of 2.2 feet, where a minimum side and rear yard setback of five (5) feet is required. The Applicant proposes to alter and extend the existing single- family dwelling by demolishing a portion of it and renovating and expanding the remaining structure in such a way that it will become less nonconforming by meeting all setback requirements of the Bylaw. In connection with such work, the Applicant proposes to add about 559 square feet of ground cover to bring the total ground cover ratio up to about 46.10. Pursuant to Section 139- 33.E.(2)(a) the Applicant may be allowed a maximum ground cover ratio of 50% by Special Permit. 2 5. The Locus is located on Farmer Street between Fair and Pine Streets, and the Board took note of the fact that many properties in the neighborhood are nonconforming with the requirements of the By -law, such as lot area, setbacks, and ground cover and have sought and obtained special permit relief from the Board, including the relief sought here. 6. Upon these facts, the Board of Appeals, by unanimous vote, made the finding that the proposed alterations and extensions would not be substantially more detrimental to the neighborhood than the existing nonconformities and would be in harmony with the general purpose and intent of the By -law and granted the requested relief by Special Permit to authorize these alterations and extensions, subject to the following conditions: (a) All work shall be done in substantial conformity with the plans approved by the Nantucket Historic District Commission under Certificate of Appropriateness No. 57,960 and with the site plan entitled, "Proposed Conditions Site Plan to Accompany Zoning Board of Appeals Application," prepared by Blackwell & Associates, Inc., dated May 24, 2012, attached hereto as `Exhibit A;" and (b) No material exterior place between Memorial Day and Labor Day SIGNATURE PAGE TO FOLLOW 3 construction shall take in any year. 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