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HomeMy WebLinkAbout043-13 13B Willard Street RECEIVED ?013 OCT 3 PI 11 90 NANTUCKET TOWN CLERK TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MA 02554 APPLICATION Fee: $300.00 File No. Dt8 -- 1,-) Owner's name(s): Douglas P.Traynor and Deirdre N.Traynor Mailing address: 160 Judson Road, Fairfield, CT 06824 Phone Number: 917-214-8097 E-Mail: dtraynor©aareal-capital.com Applicant's name(s): same Mailing Address: Phone Number: E-Mail: Locus Address: 13B Willard Street Assessor's Map/Parcel: 4241 -152 Land Court Plan/Plan Book&Page/Plan File No.: 55-V Deed Reference/Certificate of Title: 42049 Zoning District R-1 Uses on Lot-Commer i None Yes(describe) Residential:Number of dwellings 3 Duplex Apartments Date of Structure(s):all pre-date 7/72 yes or Building Permit Numbers: Previous Zoning Board Application Numbers: Special Permit No.029-92 2 Fairgrounds Road Nantucket Massachusetts 02554 508-228-7215 telephone 508-228-7298 facsimile I State below or attach a separate addendum of specific special permits or variance relief applying for: The Applicant seeks a Special Permit under Section 139-33A of the By-Law to relocate the existing cottage to cure setback non-conformities,to raise the cottage to comply with FEMA requirements, and to construct a second story to the cottage within the existing footprint. See Addendum"A". 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. Douglas P.Tray/an• -irdre N.Traynor By Their Attorney ci SIGNATURE: Kevin F. Dale, Esquire Applicant/Attorney/Agent* *If an Agent is representing the Owner or the Applicant,please provide a signed proof of agency. OFFICE USE ONLY Application received on:N1/WM ByflEcia5 CompleteM Need Copies: Filed with Town Clerk:J,J_Planning Board:J_/_Building Dept.:J_/_By: Fee deposited with Town Treasurer:_/J_By By.fil Waiver requested: Granted:X/Ern Hearing notice posted with Town Clerk:_/_/ Mailed / , I&M / / 8 / f sava"9 Hearing(s)held on:RI/44a Opened on: /E/ Continued tonfil/n WithdrawnMAN/21 Decision Due By /ra Made/" /A Filed w/Town Clerk / l/ Mailed:; • 2 Fairgrounds Road Nantucket Massachusetts 02554 508-228-7215 telephone 508-228-7298 facsimile • . i ADDENDUM"A" The Applicants,Douglas P. Traynor and Deirdre N. Traynor("Traynor")own Unit No. 2 of the DRIFTWOOD COTTAGE CONDOMINIUM located at 13B Willard Street,Nantucket, Massachusetts 02554 ("Premises"). During the winter of 2013,the Premises suffered severe water damage from the fierce northeast storms which pummeled the Island. The Premises are located in the 100 year flood plain and within land subject to coastal storm flow and must comply with current FEMA requirements. The Premises is located in the Residential-1 ("R-1, SR-1")Zoning District and is non-conforming as to side and rear set back requirements,with the rear of the structure being .55 feet from the rear property line,at its closest point, and the southerly side of the structure being .59 feet from the side line at its closest point. There are also three(3)dwellings on the lot. The three(3)cottages on the lot are pre-existing,non-conforming structures as confirmed in Board of Appeals Decision No. 029-92. A minimum five(5')foot rear and side set back distance is required in the R-1 District. No more than two (2) dwelling units are permitted as a matter of right in the R-1 District. The lot has an area of 10,748 square feet. The cottage on the Premises has a ground cover of 942 sq. ft. (.09%). All of the structures on the lot have an aggregate ground cover of 2,662+square feet(25%). A maximum ground cover ratio of 30%is permitted in the R-1 Zoning District. The Applicants request a Special permit to relocate the existing cottage on the lot to eliminate side and rear set back non-conformities and to raise the cottage to comply with current FEMA regulations. In addition,the Applicants propose to add a second story to the existing cottage with no increase in ground cover. The existing cottage has a height of approximately nineteen(19')feet. The proposed cottage will have a height of approximately twenty-nine and one-half(29.5+') feet. The existing cottage is approximately 5.4 feet above Base Flood Elevation and the new FEMA regulations require that the cottage be raised an additional three(3')feet to Base Flood Elevation 8.4 feet. The proposed renovation of the Traynor cottage will eliminate zoning set back non- conformities,bring the Premises into compliance with current FEMA regulation, and be an attractive addition to the neighborhood. The Traynors ask the Board to grant the requested Special Permit Relief pursuant to Section 139-33A of the By-Law. DRIFTWOOD COTTAGES CONDOMINIUM UNIT OWNER CONSENT We,Mark W.Howard and Kristina M.Howard,Trustees or Successor Trustees of the Howard Living Trust u/d/t dated December 14,2005 said Trust being held in Monterey, California do 3740 Via Mar Monte,Carmel,California 93923,("HOWARD"),being the owners of Unit No. 1 of the Driftwood Cottage Condominium located at 13A Willard Street,Nantucket, Massachusetts 02554 as described in Master Deed registered as Document No, 87146 at the Nantucket Registry District and as indicated on Plan No. 55-V at the Nantucket Registry of Deeds by virtue of Owner's Certificate of Title No.U42139 at said Registry District ("HOWARD PROPERTY")hereby consent to the Notices,Permits,Applications and Documents filed by Douglas P.Traynor and Deirdre N.Traynor,the owners of Unit No.2 of the Driftwood Cottages Condominium located at 13B Willard Street,Nantucket,Massachusetts 02554 as described in Master Deed registered as Document No. 87146 at the Nantucket Registry District and indicated on Condominium Plan No. 55-V at the Nantucket Registry District by virtue of Owner's Certificate of Title No.U42049 at said Registry District("TRAYNOR PROPERTY")for the renovation of the TRAYNOR PROPERTY by adding a second story and bringing it into compliance with current F.E.M.A. flood regulations,including but not limited to, the filing of Notices,Applications and Certificates for the project with the Nantucket Historic District Commission,Nantucket Conservation Commission,Nantucket Board of Appeals and/or Nantucket Building Department. WITNESS our hands and seals this day of 714 t ,2013. THE HOWARD LIVING TRUST u/d/t dated December 14,2005 a/ . Air IA ,g„ SS M W.HOWARD,TRUSTEE WITNESS • 14 1 `OWARD, STEE DRIFTWOOD COTTAGES CONDOMINIUM UNIT OWNER CONSENT We,J.Mitchell Bell and Cynthia F. Bell of 2200 Ross Avenue,Suite 2200,Dallas,Texas 75201 ("BELL"),the owners of Unit No. 3 of the Driftwood Cottage Condominium located at 13C Willard Street,Nantucket,Massachusetts 02554 as described in Master Condominium Certificate No. C-27 as described in Master Deed registered as Document No. 87146 at the Nantucket Registry District and as indicated on Plan No. 55-V at the Nantucket Registry of Deeds by virtue of Owner's Certificate of Title No.C27-5 at said Registry District("BELL PROPERTY")hereby consent to the Notices,Permits,Applications and Documents filed by Douglas P.Traynor and Deirdre N.Traynor,the owners of Unit No.2 of the Driftwood Cottages Condominium located at 13B Willard Street,Nantucket,Massachusetts 02554 as described in Master Deed registered as Document No. 87146 at the Nantucket Registry District and indicated on Condominium Plan No. 55-V at the Nantucket Registry District by virtue of Owner's Certificate of Title No.U42049 at said Registry District("TRAYNOR PROPERTY")for the renovation of the TRAYNOR PROPERTY by adding a second story and bringing it into compliance with current F.E.M.A.flood regulations,including but not limited to,the filing of Notices,Applications and Certificates for the project with the Nantucket Historic District Commission,Nantucket Conservation Commission,Nantucket Board of Appeals and/or Nantucket Building Department. • WITNESS our hands and seals this 1p day of 2013. A" 5' J.MITCHELL BELL C HIA F.BELL STATE OF TEXAS CO U 1k-{ti A-(11.((a c ,ss. J v (v ,2013 On this 10-4k day of 3 0( y ,2013,before me,the undersigned notary public, personally appeared J.Mitchell Bell and proved to me through satisfactory evidence of identification,which were a v i (;(6,vy59_ _ to be the person whose name is signed on the preceding or attached document,and acknowledged to me that he signed it voluntarily for its stated purpose. 814Ada 5,TlklM.o,i NOTARY PUBLIC Yurner ry PubNc, My Commission Expires: R;s3.6..4ccita‘S. state l Tbxas cum-ExP•08.30.13 • • 056399- `��4TUC/r4, TOWN OF NANTUCKET of,. APPEALS 17. E j: BOARD OF APPE ralii:, NANTUCKET, MASSACHUSETTS 02554 Date : U / , ' 19 92 CERTIFICATE OF GRANTING OF XXXXXXXKXXXNVN SPECIAL PERMIT (Massachusetts General Laws, Chapter 40A, Section 11 ) The BOARD OF APPEALS of the TOWN OF NANTUCKET, hereby certifies that a NWRXMMEEDEOMOWCSPECIAL PERMIT has been GRANTED: To: (Owner/Applicant) _ SHERBURNE ASSOCIATES REALTY TRUST (029-92) Address: c/o Reade and Alger, Box 2669, Nantucket, MA 02584 affecting' the rights of the Owner/Applicant with respect to land or . building at: 13 Willard Street, Assessor ' s Map 42.4. 1 , Parcel 15, as shown on Land Court Plan 36963-A, Lot 1 Cert. of Title 12,975 And the BOARD OF APPEALS further certifies that the attached Decision is a true and correct copy of its Decision GRANTING the XXlf1C1Q17 'SX SPECIAL PERMIT and that copies of the Decision and of all plans referred to in the Decision have been filed with the Planning Board and the Town Clerk. The BOARD OF APPEALS calls to the attention of the Owrierf -: Applicant that General Laws, Chapter 40A, Section 11 (last paragraph) provides .that no SPECIAL PERMIT, or any EXTENSION, MODIFICATION or RENEWAL thereof, shall take effect until (a) a copy of the Decision is certified by the Town Clerk that TWENTY (20) days have elapsed after the Decision has been filed in the office of the Town Clerk and no appeal has been filed (or, if such .appeal has been filed, that it has been dismissed or denied) and (b) . the certified copy is recorded in the Registry of 'Deeds for the County of Nantucket and indexed in the grantor index under the. name of the Owner of Record or is recorded and noted on the Owner 's Certificate of Title. The fee for such recor, ng or. registering shall be paid by the Owner/Applicant. e iltiii ‘ .1 Chair. a Robert J. Leichter Clerk Ann Balas 1 . • BOARD OF APPEALS TOWN OF NANTUCKET NANTUCKET, MASSACHUSETTS Decision: The Board of Appeals, at a public hearing held on Friday, March 6,1 992, at 1:00 P.M. , at the Town and Copnty Building, Nantucket, made the following decision upon the application of SHERBURNE ASSOCIATES REALTY TRUST, The subject property (the "Locus" ) is located at 13 WILLARD STREET (Assessor's Parcel 42.4.1-15) Land Court Plan 36963-A, Lot 1, and is zoned as RESIDENTIAL-1 (029,-92) . 1. This is an application for a Special Permit under Nantucket Zoning By-law Section 139-33.A (alteration of a pre-existing nonconforming structure) to allow the installation of kitchens in each of the three existing cottages located upon the subject property, or a finding that such alterations will not increase any existing nonconformities. • 2. The applicant proposes to alter the three existing cottages on the Locus by installing modest kitchen facilities in each cottage. The applicant informs us that the cottages have been located upon the Locus in their current configuration and have been used as single-family dwellings since a time prior to the inception of the Nantucket Zoning By-law_ Presently the cottages contain sleeping quarters, a small living room/sitting area, and bathrooms. The proposed kitchen alteration would require the elimination of a bedroom in two of the cottages. 3. Our decision is based upon the application and plans and representations presented at the public hearing. " No opposition to the application has been heard. 4. The installation of kitchens in these cottages does not constitute a change- of use. Each falls within the present definition of "dwelling" under the zoning by-law, as "a building used . for habitation, containing sanitation facilities" . The dwellings have historically - been used seasonally as cottages, generally for individual family units and the addition of kitchen facilities serves only to make the cottages more comfortable and convenient as dwellings. In fact, we find, that the elimination of some of the sleeping •space necessary to accommodate the kitchens will actually decrease the intensity of this residential use. 5., We have no difficulty in finding that the proposed alteration of the preexisting dwellings upon the Locus will not be substantially more detrimental to the neighborhood than the existing nonconformity, and will be in harmony with the general purpose and intent of the By-law. 6. Relief herein requested shall be granted subject to the condition that the lot shall not be sub-divided without further relief. 7. For the reasons herein stated, this Board grants a Special Permit under Section 139-33.A, as requested, by unanimous vote. Robert J. Leichter / - Dated: , 1992 rf Li da F.tail-- Ann ams An Ann G. Bales 17 Wain- i ` ichae F. . gelastro tee/ (G, /jam 1 CERTIFY}SAT 20 DAYSHAVf ELAPSED��#I:UC�.;.w1 THE TOWN CLERK WAS X HAS BEEN FILED, TIP ; • 40 A,A SECTION 11 A?s■I‘ *"..;/ • • -2- • 118073 , . ti J (e) Special Permit from the Nantucket Zoning Board of Appeals registered with Nantucket Registry District as • Document No. 56399. • For title please, see Master Certificate of Title No. C27-04, and Unit Certificate of Title No. U422008 at Nantucket Registry District. I hereby cert4.fy that I am the sole Trustee of the aforementioned Trust that the trust has not been amended, terminated or revoked and is in full force and effect; that all the beneficiaries of the trust are legally competent and by written direction have authorized the conveyance herein; and • that the property herein conveyed is not subject to any lien for estate tax or corporate excise tax. M HUSETTS EXCISE TAX } Nantu et County ROO#18 001 Executed and sealed on October 20, 2006. Date: 1 /2008 01:22 PM Ctr111 457804 138 Doc# 00118073 Fee: $7,752.00 ne:$1,700,000.00 NANTUCKET LAND BANK ( ----- ( ,SCERTIFICATE 'D�'OBR Donald D. Reefe Trustee ❑NorfappacaDla . _ /off►,: No, AtphortaHm �, , STATE OF CONNECTUCUT ; Wes, 14naYr4iau . ss October Lo , 2006 On this Z.C. day of October, 2006, before me, the undersigned notary public, personally appeared Donald D. Reefe, Trustee (a) x personally known to me, or (b) proved to me through satisfactory evidence of identification, which was (type of identification) , to be the person whose name is signed on the preceding or attached document, and acknowledged to me that he signed it voluntarily for its stated purpose. U,,,,,,,, G "� rfi Official signature and seal of Notary Public • Printed name: CRISTINA C. Cos-s r1E • r��• '�'� M� co �+SStcd EAPIQTcs 1(712.007 :T. • 118073 , J 1 C I 2 I I I R X31 p Fit m A $ 1 Cr C) Q --, N a can a r! 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E1 II -� • j � ....11 f i i Ali. ...w i_ 7 F l M.... iw.____mEl -'',1:_..gi...1 0.. as 111111, tj /it 1 a o a � cn C nmo �1 M m M m CJ � m TOWN OF NANTUCKET 3 0 BOARD OF APPEALS NANTUCKET, MASSACHUSETTS�b2554 Date: September 12, 2013 To: Parties in Interest and Others concerned with the Decision of The BOARD OF APPEALS in the Application of the following: Application No: 043 -13 Owner /Applicant: Douglas P. and Deidre N. Traynor 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 TWENa.ctzSl s. ole , 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 BOARD OF APPEALS 2 FAIRGROUNDS ROAD NANTUCKET, MASSACHUSETTS 02554 Assessor's Map 4241, Parcel 152 Certificate of Title No. 42049 13B Willard Street Plan File 55 -V Residential -1 DECISION: Unit No. 2 Driftwood Cottages Condominium 1. At a public hearing of the Nantucket Zoning Board of Appeals held on Thursday, August 08, 2013, at 12:00 p.m., at 4 Fairgrounds Road, Nantucket, Massachusetts 02554 on the Application of DOUGLAS P. TRAYNOR and DEIDRE N. TRAYNOR, BOA File No. 043 -13 with an address of 160 Judson Road, Fairfield, Connecticut 06824, the BOARD made the following DECISION: 2. The Applicants are requesting a SPECIAL PERMIT pursuant to Section 139 -33A (4) of the Nantucket Zoning By -Law to relocate their existing cottage on their lot so m to eliminate side and rear yard setback non - conformities, to raise their cottage to comply with FEMA flood regulations and to add a second story to their cottage with no increase in ground cover. The cottage is Unit No. 2 of the Driftwood Cottage Condominium ("Premises"). There are three (3) pre- existing and non - conforming cottages on the lot (Unit Nos. 1, 2 and 3 of the Driftwood Cottage Condominium) as confirmed by Board of Appeals Decision No. 029 -92. The lot has an area of 10,748 square feet and includes three (3) separate dwelling units. No more than two (2) dwelling units are permitted as a matter of right in the R -1 Zoning District. The Premises is non - conforming as to side and rear setback requirements, with the rear of the cottage being .55 feet from the property line, at its closest point, and the southerly side of the structure being .59 feet from the side line, at its closest point. The cottage has a ground cover of 942+ square feet (09 %). All of the structures on the lot have an aggregate ground cover of 2,662+ square feet (25 %). A maximum ground cover ratio of 30% is permitted in the R -1 Zoning District. The Premises is situated at 13B Willard Street, Assessor's Map 4241, Parcel 152, Plan File 55 -V, Unit No. 2 of the Driftwood Cottages Condominium, Certificate of title No. 42049 at the Nantucket Registry District. The Premises is zoned Residential -1. 3. Our decision is based upon the application, accompanying materials, representations and testimony at our public hearing. There was no Planning Board recommendation on the basis that no matters of public concern were presented. The Applicants filed letters from the owners of Unit Nos. 1 and 3 of the Condominium consenting to this application for Special Permit Relief. The Applicants' Attorney, Kevin F. Dale, stated that during the winter of 2013, the Premises suffered severe water damage from northeast storms. Attorney Dale stated that the Premises are located in the 100 year flood plain and within land subject to coastal storm flowage and is required to comply with FEMA flood requirements. He said the existing cottage has a height of approximately 19' feet and is 5.4' feet about the Base Flood Elevation. He stated further that the new FEMA regulations require the cottage to be raised to Base Flood Elevation 8.4 feet. The proposed cottage with the second story will have a roof ridge height of approximately 27' feet. Attorney Dale said the proposed renovation of the cottage will eliminate zoning setback non - conformities, bring the cottage into compliance with current FEMA regulations, and be an attractive addition to the neighborhood. 4. Accordingly, by UNANIMOUS VOTE of the sitting BOARD, the BOARD OF APPEALS hereby grants a SPECIAL PERMIT for the relief sought by the Applicants pursuant to Nantucket Zoning By -Law Section 139- 33A(4) of the Nantucket Zoning By -Law subject to the following condition: a. That no exterior construction work take place between Memorial Day and Labor Day. SIGNATURE PAGE TO FOLLOW Assessor's Map 4241, Parcel 152 13B Willard Street Residential -1 Dated: September t 1 , 2013 Certificate of Title No. 42049 Plan File 55 -V Unit No. 2 Driftwood Cottages Condominium Michael Angelastro L qv% ) usan McC Mark Poor / Geoffrey Thayer COMMONWEALTH OF MASSACHUSETTS Nantucket, ss. S ✓ I2-, 2013 On this day of SC/JFC�, 2013, before me, the undersigned notary public, personally appeared .N /WX and proved to me through satisfactory evidence of identification, which were puaoneAAA (6P1tAW1 b*& to be the person whose name is signed on the preceding or attached ocument, d acknowl ged to me that he /she signed it voluntarily for its stated purpose. tf7�f!' Lt& d (/x&vd-- NOTARY PUBLIC My Commission E Wires LYNELE D. VOLLANS .� Notary Public C.,.en ealth of Massochwetts My commission EaPires Dxember 28, 2018