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HomeMy WebLinkAbout041-14 34 India StreetTOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MA 02554 APPLICATION Fee: $450.00 File No. *J�( Owner's name(s): Dennis Cross and Anne Cross. as Trustees of the Thirty -Four India Street Trust (U /D /T dated March 10 2006 recorded at Book 1016 Page 228 Mailing address: c/o Cohen & Cohen Law PC Phone Number: 508 - 228 -0337 E -Mail: Steven (c)Cohen legal. net Applicant's name(s): Same Mailing Address: 34 Main St. , 2nd Floor PO Box 786 Nantucket Mass. 02554 Phone Number: E -Mail: Locus Address: 34 India Street Assessor's Map /Parcel: 42.3.4 —151 Deed: Book 1016 Page 233 Plan.: Book 9, Page 39 Zoning District: _ROH Uses on Lot- Commercial: None Residential: Number of dwellings 1 Duplex 0 Apartments 0 Date of Structure(s): all pre -date 7/72 Yes or Building Permit Numbers: 587 -03 and 1069 -12 Previous Zoning Board Application Numbers: 54 -10 47 -11 8 -12 2 Fairgrounds Road Nantucket Massachusetts 02554 508 - 228 -7215 telephone 508 - 228 -7298 facsimile Special permits or variance relief applying for: The pre- existing, non - conforming two -story structure in question is a single family dwelling on a conforming lot of about 8,900 SF in the Residential Old Historic zoning district. The recently altered dwelling has a ground cover of about 1,868+/ - SF and an ancillary shed has a ground cover of about 259 + /- SF of, for a total ground cover ratio of about 23.89% where 50% is allowed in the ROH District. The dwelling was recently altered pursuant to relief granted by the Board of Appeals and the Zoning Administrator in File Nos. 54 -10, 47 -11, and 8 -12. This relief allowed for alterations of a pre- existing non - conforming structure within the setback and outside the setback. The second zoning permit was required because the owner changed the design of the alterations within the setback pre - construction to accommodate building code issues discovered during the permitting process. The third zoning permit was required because the plan attached to the second permit did not show all of the alterations to the structure that were outside of the setback. This fourth application seeks to validate the as -built structure, which has nominal differences from the setback calculations shown in the prior and current plans. The Applicant also seek confirmation that the other variations in the As -Built plan compared to the prior plans used for zoning relief do not need further relief because they are based solely on calculations and do not reflect physical alterations to the existing dwelling and shed structures. It appears that the differences of about 2 +/- inches in the approved and actual setback encroachment are caused by both variations in the methods between the prior surveyor (Charles W. Hart, now retired) and the current surveyor (Frank Holdgate) and also by minor deviations in the field work. That is, 1) the different plans show changes to physical objects have not moved or been altered, and 2) a site inspection shows that the framer centered the posts for the addition over the sono -tube where the foundation plans called for them to be slightly off center. These two issues appear to result in an as -built plan that now shows the structure as close as 0.24 feet from the lot line where it was previously shown as 0.4 feet from the lot line. Attached please find a copy of the Hart Building Location Plan, a detail of the existing conditions before construction done by Frank Holdgate, a copy of the foundation detail, and the As -Built by Frank Holdgate. The Applicant now seeks relief under Sections 139 -32 and 139 -33 for the alterations shown in the As -Built plan by Special Permit or Variance, to the extent necessary, to validate this nonconformity, and confirmation that no relief is needed for the variations that do not reflect any physical work. 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: Street Trust, owners, By: Steven L. Cohen, their 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:–LL By:_ Waiver requested: Granted:—/—/— Hearing notice posted with Town Clerk:_ /_ /_ Mailed:—/—/— I&M_ /_ /_ &_ /_ /_ Hearings) 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 erg p •> r WIa!�'� 1 +11' i bt Q: 424�3451 qoq ,�36 424336 �42...A!%5' 42.43 r1 t! 24332 424331 2 42 12 s7 42 -rr `�, 42.3 14234 t r 423414 ,G� 4d 3'4'19 4� a.t �11 43:1 3 4242.3A9� 42.3.411 !! 42.3.E 16 Q 1� 11,' 42.3:4 8 4213 4 13 42 3 a 18 = a2 sF1 42 3 1 42 3ia 5 ff ., 1 `''i 4113 4 61 42.3°462 �, t_ t42, 3.4 6 ^42 1.fi3'S 11 � 42 44 ,7 gp 34 S 4 12 7 4 59 42 34 60 i 42 3 162 42� s 0 Fi.: i s • 42 3 463 2!W 42C. r r42�3.4 45 .� .�i � e "� - � ■ S'j,. ?�' 1'���'"' �"� :,t'�� 7� 42.3a49;y t- 423164.1 42�43 ` .18 . yIi 3.4 103U 42.364 :4., ' y 311 66, 4 N e i 42 3.4 1,02 ` 1 42.3.1 67 � r a 42.3 488 5. 42 .43D " . �" : 42.3.4 64 1 42:3.1 6 - 1 413.444 " ' s, d �' gdL3458 -�3 42 .4 87 423 489 r` r ' a42, 3!4 55 1, . 1 42 3 4-104 42 3 1 120 _ 42 3.4 89 . ry 42 3 4 ,155 i• t'~ C" ` °a 4 ` 42 +3 1 119 to 42�3r4 ggy a23490 4234:54 f�-� 1` ' 4z3112r� v 42.3 443 y 42 3'4 132 42 3 4105' 4 3 1 c, + , r� j k 2 6G 42 -3 4 42 tiK ' 4\ r' .,y "" �,y ry� , i . 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A- RYPRIC 20120527 CL011ifREVIEYV 201206.11 CLIEMTRE> 2012.05.13 �gEyjEyy 201208.15 HDC St7S3A�SS�Cry 201207.10 CLIEMTI 2012A7.13 HOC - - - -ppi 2fl12fl7.16 IDASITESI�_ TCH 2DlZO7225 HDC STAFF - -- M120S -M pEF?le S T ZONr ,, ,POH MIN LOT 5 /Z: 5,000 FPONTit6,ffr 50 6 /G: 50% FPONTYDr0 5 /Djff YD r 5 INDIA 6RAN/TC GIJPB GONGP[TC BOUND PU6G+G 818' I N OPrtl 5TP,fffr UT11 gR' POLF P rK 51DCWALK x ,.. � �G01vCRET[BOUND 422 2 I 2 U APCA- B900 d 4, DWCCLING /8G8a/ 034 Q � O d1'4 GONGRETCBOUND WOOD 7253' �! FCNGC 3/4 /RON PIPE TAX MM 42,5 ,4 FMCM 144J , - 5URV[f OWNM DCNN /5 8 NJN[ F. GR055 r >4 IND IA 5TRCCT 1KOFwc�, d I GCRTIFY Tl1AT TfIC GOND/TION5 ONT!!C GROUND ARP A5 5YlOWN A5 OFT/iC DATC OF 77115 PLAN h W i 2.) 5/y[D 259/ 15.59' GONGR[TC BOUND TAX MAP 425.4 PAPGCL 135 /t5 -DUIL - PLOT PLAN # 34 INDIA SrPEL7 NINiUGKff r,Mft55, 5Gf{Ltf 1" - 20' 12 -19 -2013 ACKME SUPVEY LLG 95 WE5TG1 >ffSTjfP STP�C7 NAVrUGKL7, MA55. PEVI5CD:9182014 APCAOFSTP(�TURCS RNIS[D; 5-304014 PCLOGATION IN F/CLD OF GORNCRBOAM5 40 .� 2053 �Ape W 165 /�� � 5 v.o. eox ,o COHEN & COHEN LAW PC ORLEANS, MA 02653 P.O. BOX 786 NANTUCKET, MA 02554 53- 7107 -2113 (508) 228 -0337 7/18/2014 _ PAY TO THE o ORDER OF Town of Nantucket $ * *450.00 Four Hundred Fifty and 00/ 100*„* A****************************.*************************** * * * * * * *.. * * DOLLARS N Town of Nantucket 8 MEMO ZBA Application Fee Cross 34-India-St v0020530 1:2113710781: 86 7 7731811' COHEN & COHEN LAW PC Town of Nantucket ZBA Application Fee Cross 34 India St Operating - CC5 ZBA Application Fee Cross 34 India St COHEN & COHEN LAW PC Town of Nantucket ZBA Application Fee Cross 34 India St Operating - CC5 ZBA Application Fee Cross 34 India St PRODUCT DLT104 USE WITH 91663 ENVELOPE SIGNATURE 2053 7/18/2014 450.00 450.00 2053 7/18/2014 450.00 450.00 63 CCA7AE STXRX7 05/13/2014 07:42 P 1,5 0,00 Town of Nantucket Zoning Board of Appeals RECEIVED BOARD OF ASSESSORS LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF; JUL 0 8 2014 TOWN OF NANTUCKET, MA PROPERTY OWNER.R. .. S . S" " "' ADDRESS. as . �a� g� „s�-. :. .A` .7 -f ... ��.1� � q MAILING S� 1004 '. PROPERTY LOCATION ............... . ...... 01 • ......... , S ASSESSOR MAP/PARCEL...q- ., .',.... ........• "'" .......... �e SUBMITTED .. . 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 11 and Zoning Code Chapter 40A, Section 139 -29B (2) TE A —POW S OFFICE TOWN OF NANTUCKET N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N W w W W W w w W w W w W W W W W w W W W W W W W W W W W W w W w W W W W W w W W W W W W W W N O O N H H H N H H H H H H H H H H H H H H b b b b b b b b b b m m m m J J J 01 O� Oi O� m m m m m N H N N N N N H H H H H H O O O O O ChMO tMii ��xO0JJ H w Hm z O ryz 0� 'D N COOPi n fn H [H 'A O z n 7Pi P r q jyyZ� P y Pny! 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CROSS, TRUSTEES of the THIRTY -FOUR INDIA STREET TRUST (U/d/t dated MARCH 10, 2006 and recorded at BOOK 1016, PAGE 228) 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. Eleanor W. Antonietti, Zoning Administrator 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 - 325 -7587. (, NANTUCKET ZONING BOARD OF APPEALS 2 Fairgrounds Road Nantucket, Massachusetts 02554 Assessor's Map 42.3.4, Parcel 151 Book 1016, Page 233 34 India Street Plan Book 9, Page 39 Residential Old Historic (ROH) DECISION: 1. At a public hearing of the Nantucket Zoning Board of Appeals, on Thursday, August 14, 2014, at 1:00 P.M., 4 Fairgrounds Road, Nantucket, Massachusetts, the Board made the following decision on the application of Dennis Cross and Anne F. Cross, Trustees of the Thirty -Four India Street Trust (u/d/t dated March 10, 2006 and recorded at Book 1016, Page 228), c/o Cohen & Cohen Law PC, 34 Main Street, Post Office Box 786, Nantucket, MA 02554, File No. 41 -14: 2. Applicant requested relief by Special Permit pursuant to Section 139 -33 or by Variance pursuant to Section 139 -32, to the extent necessary, in order to validate the as -built structure, which has nominal differences from the setback calculations shown in the prior and current plans. The Applicant also sought confirmation that the other variations in the As -Built plan compared to the prior plans used for zoning relief do not require further relief because they are based solely on calculations and do not reflect physical alterations to the existing dwelling and shed structures. The dwelling has been granted prior relief allowing alterations of a pre- existing non - conforming structure both within and outside the setbacks. The Locus is situated at 34 India Street, is shown on Nantucket Assessor's Map 42.3.4 as Parcel 151, on Plan Book 9, Page 39. Evidence of owner's title is recorded at Book 1016, Page 233 on file at the Nantucket County Registry of Deeds. The property is zoned Residential Old Historic (ROH). 3. The pre- existing, non - conforming two -story structure at issue is a single family dwelling on a conforming lot of about 8,900 SF in the Residential Old Historic zoning district. The recently altered dwelling has a ground cover of approximately 1,868 square feet and an ancillary shed with a ground cover of approximately 259 square feet, for a total ground cover ratio of approximately 23.89% where 50% is allowed in the ROH District. The dwelling was recently altered pursuant to relief granted by the Zoning Board of Appeals and the Zoning Administrator in File Nos. 54 -10, 47 -11, and 8 -12. The initial relief granted allowed for alterations of a pre- existing non - conforming structure both within and outside the setback. The second zoning permit was required because the owner changed the design of the alterations within the setback prior to construction in order to accommodate building code issues discovered during the permitting process. The third zoning permit was required because the plan attached to the second permit did not show all of the alterations to the structure that were outside of the setback. 4. Our decision is based upon the application and accompanying materials, 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 opposition, written or oral, to the application. 5. Attorney Steven Cohen represented the Applicants at the hearing. Attorney Cohen explained to the Board that it appears that the differences of approximately two (2) inches in the approved and actual setback encroachment are caused by both variations in the methods between the prior surveyor (Charles W. Hart, now retired) and the current surveyor (Frank Holdgate) as well as by minor deviations in the field work. More specifically, the different plans show changes to physical objects which have in fact not moved or been altered, and a site inspection shows that the framer centered the posts for the addition over the sono -tube where the foundation plans called for them to be slightly off center. These two combined issues resulted in an as-built plan, entitled "As -Built Plot Plan, #34 India Street, Nantucket, Mass. ", prepared by Frank O. Holdgate, dated May 30, 2014 and revised July 18, 2014, a copy of which is attached hereto as "Exhibit A ", showing the structure as close as 0.24 feet from the lot line where it was previously shown as 0.4 feet from the lot line. 6. Therefore, after a discussion with the agent for the Applicant, the Board finds that in consideration of the Variance relief sought by the Applicant pursuant to Nantucket Zoning Bylaw Section 139 -32 and 139 -33, the differences of approximately two (2) inches in the approved and actual setback encroachment are indeed caused by both variations in the methods between the prior surveyor and the current surveyor and also by minor deviations in the field work and that a literal enforcement of the provisions of Chapter 139 -16.A would be a substantial hardship on the Applicant, but the relief may be granted without substantial detriment to the public good and without nullifying or substantially derogating from the intent or purpose of the bylaw, and that such relief is appropriate for the particular soil conditions and topography of this lot. 7. Accordingly, by a vote of FOUR in favor and ONE (Poor) opposed, the Board voted to grant the requested relief by VARIANCE pursuant to Sections 139 -32 and 139 -33 to validate the as-built structure, and confirm that the other variations in the As -Built plan compared to the prior plans used for zoning relief do not need further relief because they are based solely on calculations and do not reflect physical alterations to the existing dwelling and shed structures. SIGNATURE PAGE TO FOLLOW Assessor's Map 42.3.4, Parcel 151 Book1016, Page 233 34 India Street Plan: Book 9, Page 39 ROH Dated: 0 C WZ , 2014 Nantucket, ss COMMONWEALTH OF MASSACHUSETTS On the — day of pCfZbC. ' , 2014, before me, the undersigned notary public, personally appeared 1Ger i m j-p!j.e PJA G , one of the above -named members of the Zoning Board of Nantucket, Massachusetts, personally known to me to be the person whose name is signed on the preceding document, and acknowledged that he signed the foregoing instrument voluntarily for the purposes therein expressed. 0 Notary ublic: My Commissigh Expir D. Vblic * Notary Public Commonwealth of Massachusetts My Commission Expires December 28, 2018 ZONE: Rory MIN /-Or 5 /Z,: 5,000 FI:ONi/}GFr 50 C;/C,, 50/ rPONr YO; O 51ot YD r 5 GKAN/reGURH GONGRerrPOUND v 4 N n O INDIA PueLc Bler M, en- 89W d O N OK'Trl 5r1Z ,E,ffr Urtuff POLe >prx SIDEWALK �coNCnereeduND w # 34 r MMJUNG 1 18G8af � 4 7 h L wc�uu r- 51fCO 3/4 /RON PIPE FeNGe 259/ TAX HAP 429,4 PARGeL f 15.89' 5TeeL SU)n/rf MhR/Ke /R GONGRere BOUND TAX MAP 423.4 PARCEL 138 OWNfp DrNN /5 9 NJNC F. GRO55 # 34 /ND/A5TReer `M OF io o. i ON, SOW Haoonrr Geer /FYTl7AT rlle WNVXION5ON IMF GROUND ARC A5 5I1OWNA5 01' MC DATPOF'rM5 PLAN 1j5 -DUILr PLOT PL/N # 34 INDIA SrK'PEr N/NrUGKtf,Mit55, 5G/ LE P' - 20 ' 12 -19 -2013 /GKME 5UPVff LLG 95 WfS7-GhE5TFP STIPECT N/NrUGKEr, M/55, ReVl5eD:2- 184014 NFAOFSTRxTURe5 RCV15eDr S-50-2014 PMOGAT/ON IN FIMD OFWeNeRHOARD5 EXHIBIT A