HomeMy WebLinkAbout060-12 38 Pine, Dian Pomeranz & John PomeranzFee: $300.00
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
APPLICATION
Owner's name(s): Dian M Pomeranz and James L Pomeranz
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File No.
D&d'M
Mailing address: c/o Reade, Gullicksen Hanley and Gifford, LLP
Phone Number: 508 - 228 -3128 E -Mail: SLC(�Dreadelaw.com
Applicant's name(s)
Mailing Address: (6 Youngs t1ayl Post Office BoY 2669 Nantucket, MA. 02584
Phone Number: 508 -228 -3128 E -Mail: SLC(cDreadelaw.com
Locus Address: 38 Pine Street Assessor's ?Map /Parcel: 55.4.1 — 69
Deed: Book 1240 Page 331 Plan.: Book 21, Page 48 Zoning District: ROH
Uses on Lot- Commercial:
Residential: Number of dwellings 1 Duplex 0 Apartments 0
Date of Structure(s): all pre -date 7/72 Yes or
Building Permit Numbers: 317 -02 (sill, foundation, brick repair) and 8577 -92 (shingle)
Previous Zoning Board Application Numbers:
2 Fairgrounds Road Nantucket Massachusetts 02554
508 - 228 -7215 telephone 508 - 228 -7298 facsimile
Special permits or variance relief applying for:
Locus is 2,996 +/- SF in the Residential Old Historic (ROH) zoning district, where 5,000
SF is the minimum required. The existing 1.5 story structure is a single family dwelling
with 1,208 + /- SF of ground cover, for a ground cover ratio of about 40.3% where 50% is
allowed. At its closest points to the lot lines, the dwelling is sited as close as 1.4 +/- feet from
the northern side lot line, as close as 2.5 +/- feet from the eastern rear lot line, and as close as
1.2 +/- feet from the western front lot line Additionally, there is a 44 +/- SF shed that at its
closest point is as close as 1.0 +/- feet at the eastern rear lot and the 1.8 +/- feet from the
southern side lot line. In the ROH district, the minimum side /rear yard setback is 5 feet and
the front yard setback is 0 feet. These nonconformities pre -date the 1972 adoption of the
Nantucket Zoning By -law. The locus and structures thereon are conforming in all other
dimensional respects.
Applicants propose to alter and expand the dwelling by adding a half -story addition
above a single story portion of the current rear section, consistent with the current height of
the structure, and also a single story addition of about 56 +/- SF, to the south, which would
create a proposed new ground cover of about 43 %, where up to 50% is allowed. The ground
cover of the new construction would be substantially outside the setbacks (only about 3.6 SF
+/- would be inside), and none of it would be closer to the lot line than the pre - existing
encroachment. Applicants also propose a new air conditioning unit next to the deck that
would be in the rear setback, but not closer than the pre- existing encroachment. Other
exterior work is planned outside the setback, including, pending HDC approval.
Accordingly, Applicant request relief by Special Permit under Nantucket Zoning Bylaw
Sections 139- 33.A(4) and 33.E(2)(a) for the alteration of a pre - existing nonconforming
structure and for expansion of ground cover that is not substantially more detrimental to the
neighborhood than the existing nonconformities.
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
SIGNATURE
Steven L. Cohen, as duly authorized attorney
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:_ /_ /_
Hearing(s) held on:—/—/— Opened on
Continued to:_ // Withdrawn:—/—/— Decision Due By:—//
I\Iade:_ //_ Filed w /Town Clerk:_ /_ /_ Mailed:_ /_ /_
2 Fairgrounds Road Nantucket' lassachusetts 02554
508 - 228 -7215 telephone 508 - 228 -7298 facsimile
i own ana County of NantucKet
September 1, 2U12
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Property Information
Property ID 5541 69
Location 38 PINE ST r
Owner POMERANZ DIAN M & JAMES L `
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.
Parcels updated January 1, 2011
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image Record
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Notes
image
An unknown woman and girl standing in front of 38 Pine Street
at the corner of Lyon Street. Partial view of the south side of
' Permission to use
Lyon Street.
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1979 October
1970s (circa)
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image
Notes
T-)
The house at 38 Pine Street with flowers blooming in the
Permission to use
window boxes. Partial view of 10 Lyon Street behind it.
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50 - McCleave Family Photographs
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Size
image
2 1/2" x 3 1/2"
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image Record
Photographer or Artist
Unknown
Date
1910s (circa)
Notes
38 Pine Street. Handwritten on photo: "Eliza and Willis owned it
once; where wife [Florence Sherman McCleave] was born."
Subjects
Houses
Pine Street
Credit Line
Courtesy of the Nantucket Historical Association.
Written to CD
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Town of Nantucket
Zoning Board of Appeals
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
PROPERTY OWNER........
r. T .. r.
c/o Reade, Gullicksen, Hanley & Gifford, LLP
MAILING ADDRESS.. _(Y yng's Wad{ Nantucket, MA 02554
PROPERTY LOCATION .........
; ��...: :,;y :..........................
ASSESSOR MAPTPARCEL....... J ' J o6r
SUBMITTED BY..Reade, Gullicksen, Hanley & Gifford
SEE ATTACHED PAGES
I certify that the foregoing is a list of all persons who are owners of abutting
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, as they appear on the most recent applicable tax
list {M.G.L, c. 40A, Section I I and Zoning Code Chapter 40A, Section 139 -29B
(2)
DA SSESSOR'S OFFI
TOWN OF NANTUCKET
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41�
Date: November 9, 2012
To: Parties in Interest and Others concerned with the Decision of
The BOARD OF APPEALS in the Application of the following:
Application No: 060 -12
Owner /Applicant:
DIAN M. POWERANZ AND JAMES L. POMERANZ
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.
� �, . U (SC)
Edward S. Tool 6, 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 - Parcel: 55.4.1 -69 Deeds: Book 1240 Page 331
38 Pine Street
Residentiat Old Hi$tdric ` x
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals, on Thurq&y;
October 11, 2012, at 1:00 P.M., 4 Fairgrounds Road, Nantucket, Massachusetts, the Board made
the following decision on the application of Dian M. Pomeranz and James L. Pomeranz, and
William F. O'Brien, Jr. c/o Reade, Gullicksen, Hanley and Gifford, LLLP, 6 Youngs Way,
Nantucket, Massachusetts 02554, File No. 060 -12:
2. The Locus at 38 Pine Street is 2,996 +/- SF in the Residential Old Historic (ROH) zoning
district, where 5,000 SF is the minimum required. The existing 1.5 story structure is a single family
dwelling with 1,208 + /- SF of ground cover, for a ground cover ratio of about 40.3% where 50% is
allowed. At its closest points to the lot lines, the dwelling is sited as close as 1.4 +/- feet from the
northern side lot line, as close as 2.5 +/- feet from the eastern rear lot line, and as close as 1.2 +/- feet from
the western front lot line Additionally, there is a 44 +/- SF shed that at its closest point is as close as
1.0 +/- feet at the eastern rear lot and the 1.8 +/- feet from the southern side lot line. In the ROH district,
the minimum side /rear yard setback is 5 feet and the front yard setback is 0 feet. These nonconformities
pre -date the 1972 adoption of the Nantucket Zoning By -law. The locus and structures thereon are
conforming in all other dimensional respects.
3. Applicant is requesting Special Permit relief pursuant to Nantucket Zoning Bylaw
Sections 139- 33.A.(4) (alteration of preexisting nonconforming structures) and 139- 33.E.(2)(a)
(ground cover ratio) in order to alter the preexisting nonconforming structure such that the
alterations will 1) not increase the nonconforming nature of the structure and 2) the ground cover
ratio will be increased to 43 + / - %. Applicant proposed to alter and expand the dwelling by adding a
half -story addition above a single story portion of the current rear section, consistent with the current
height of the structure, and also a single story addition of about 56+/- SF, to the south, which would
create a proposed new ground cover of about 43 %, where up to 50% is allowed by Special Permit.. The
ground cover of the new construction would be substantially outside the setbacks, and none of it would be
closer to the lot line than the pre - existing encroachment. Applicant also proposed a new air conditioning
unit next to the deck that would be in the rear setback, but not closer than the pre- existing encroachment.
Other exterior work was disclosed as planned outside the setback, including, pending approval by the
Historic District Commission.
4. Our decision is based upon the application and accompanying materials,
representations, and testimony received at our public hearing. There was no Planning Board
#° V
recommendation urn the basis that no matters of planning concern were presented. There was one
letter in favor of the application on file.
5. Attorney Steven Cohen represented the Applicant at the hearing. Attorney Cohen
explained to the Board that the Applicant is requesting Special Permit relief pursuant to
Nantucket Zoning Bylaw Sections 139- 33.A.(4) (alteration of preexisting nonconforming
structures) and 139- 33.E.(2)(a) (ground cover ratio) in order to alter the preexisting
nonconforming structure. Attorney Cohen explained to the Board that the Applicant proposes to
alter and expand the preexisting nonconforming dwelling, as above, such that the alterations will
not increase the nonconforming nature of the structure and the ground cover ratio will be
increased to 43 + / -% where a 54% ground cover ratio is allowed by Special Permit.
5. Therefore, after a discussion with the agent for the Applicant, the Board finds that
such a Special Permit for relief sought by the Applicant pursuant to Nantucket Zoning Bylaw
Sections 139- 33.A.(4) and 139- 33.E.(2) in order to alter the structure and add ground cover, as
proposed, would not be substantially more detrimental to the neighborhood because said
additions and alterations will be no closer to the lot lines than the existing structure and would be
in harmony with the general purpose and intent of the Zoning Bylaw.
6. Accordingly, by a UNANIMOUS vote of the sitting Board, the Board of Appeals
grants a Special Permit for the relief sought by the Applicant pursuant to Nantucket Zoning
Bylaw Sections 139- 33.A.(4) and 139- 33.E.(2) in order to alter and extend the preexisting
nonconforming single - family dwelling without increasing the nonconforming nature of the
structure with the following conditions:
a. That the structure shall not be constructed any closer to the lot lines than it its current
closest points, as provide above.
b. That the ground cover ratio shall not exceed 43 %.
c. That there shall be no exterior construction for the proposed work, including the
exterior use of power tools for interior work or for hardscaping, between Memorial
Day and Labor Day of any year.
d. That any new air conditioning units be located outside the 5' side and rear yard
zoning setbacks.
C
e. That, prior to the issuance of a Building Permit for the proposed work, the Applicant
shall present to the Building Commissioner a satisfactory proposal for protecting
abutting lands during and excavation within the setbacks or for work in the setbacks.
SIGNATURE PAGE TO FOLLOW
Dated: wm� 1 ,2012
Geoffrey Thayer
COMMONWEALTH OF MASSACHUSETTS
Nantucket, ss. 1 , 2012
On this I day o U , 2012, before me, the undersigned Notary Public, personally
appeared , 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 /she signed it voluntarily for its stated purpose.
N ry Public:
My commission expires: 101/a I't