HomeMy WebLinkAbout059-14 15 Meader StreetN
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554 ., s
APPLICATIO
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C:
G`�N
File No..f "_ /
Owner's name(s): Preserve ACK, LLC
c/o Sarah F. Alger, P.C.
Mailing address: Two South Water Street, Nantucket, Massachusetts 02554
Phone Number: (508) 228 -1119
Applicant's name(s): Same as above.
Mailing Address:
Phone
Same as above.
Same as above
Locus Address: 15 Meader Street
E -Mail: sfa @sfapc.com
E -Mail: Same as above.
Assessor's Map /Parcel: 42.2.3/45
Land Court Plan /Plan Book & Page /Plan File No.: Plan Book 24, Page 39
Book 1401,
Deed Reference/ Certificate of Tide: Page 340 Zoning District R -1
Uses on Lot- Commercial: None X Yes (describe)
Residential: Number of dwellings 4 Duplex.
Date of Structure(s): all pre -date 7/72 Y's or
Building Permit Numbers: 8415-94(Repair)
Previous Zoning Board Application Numbers: 083 -13
0 Apartments 0
2 Fairgrounds Road Nantucket Massachusetts 02554
508 - 228 -7215 telephone 508- 228 -7298 facsimile
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:
Owner*
SIGNATURE: Applicant /Attorney /Agent*
Sarah FOLlger, Attor e
*If an Agent is representing the Own or the Applicant, please provide a signed proof of agency.
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Continued to:_ /_ /_ Withdrawn:_ /_ /_ Decision Due By:_ /_ /_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
w
ADDENDUM
(Nantucket Zoning Board of Appeals Application
15 Meader Street, Nantucket, Massachusetts)
The Applicant seeks to modify and amend the previously granted
Special Permit in File No. 083 -13, by replacing the Site Plan
prepared by Bracken Engineering, Inc., dated October 24, 2013,
revised through February 21, 2014, a copy of which is attached to
the Decision dated March 27, 2014, recorded with Nantucket Deeds
in Book 1431, Page 222 (the "Decision "), with the Site Plan
prepared by Bracken Engineering, Inc., with a revision date of
September 10, 2014, a copy of which is attached (the "Revised Site
Plan ").
Since the Decision was made, the Locus has been rezoned from
Residential -1 ( "R1 ") to Residential Old Historic ( "ROH "). As a
result, as proposed, the Locus will now be conforming as to all
dimensional requirements of the By -law, including front yard
setback. The Locus will remain nonconforming as to use, containing
four (4) dwelling units and as to parking and curbcuts, with six
(6) on -site parking spaces being provided. The revised proposal
represents an increase in ground cover over what was approved in
the Decision, but still represents a decrease in ground cover from
what is existing. Allowable ground cover in the ROH zoning
district is 3,639 square feet or 50 %. Existing ground cover is
about 2,632 square feet or about 36.2 %. As permitted in the
Decision, the project would have ground cover of about 2,178 square
feet or 29.93 %. As now proposed, ground cover would be about 2,388
square feet or about 32.8 %. The applicant still proposes to alter
and extend the preexisting nonconforming use by demolishing and /or
renovating the five (5) existing structures and replacing them
with four (4) one and one -half story cottages as shown on the
Revised Site Plan.
The Locus is located at 15 Meader Street, is shown on Nantucket
Tax Assessor's Map 42.2.3 as Parcel 45, is shown on plan recorded
with Nantucket Deeds in Plan Book 24, Page 39, and is now located
in the ROH Zoning District.
RECEIVED
BOARD OF ASSESSORS
SEP 16 2014
TOWN OF
NANTUCKET, MA
Town of Nantucket
Zoning Board of A eals
/16.06
508 - 228 -1118
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
PROPERTY OWNER....., Preserve ACK: LLC
MAILING ADDRESS.: c/o Sarah F. Alger, P.C.
2 South Water Street, Nantucket, MA 02554
PROPERTY LOCATION,. 15. Meader Street , Nantucket , MA ,
ASSESSOR MAP /PARCEL....4.�� ,:4 . ................. ...............................
SUBMITTED BY.. §,- 4x;41.9,.. ........... ...............................
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 1 I and Zoning Code Chapter 40A, Section 139 -29B
(2),
ASS SSOR'S OFFIC
TOWN OF NANTUCKET
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TOWN OF NANTUCKET RECEIVED
BOARD OF APPEALS ('G 14 DFG 2 ' F1 J 16
NANTUCKET, MASSACHUSETTS 02554;,1 j,� i:,.;
Date: December 2, 2014
To: Parties in Interest and Others concerned with the Decision of
The BOARD OF APPEALS in the Application of the following:
Application No: 59 -14
Current Owner /Applicant: PRESERVE ACK, 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.
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
Two Fairgrounds Road
Nantucket, Massachusetts 02554
Assessor's Map 42.2.3, Parcel 45 Book 1401, Page 340
15 Meader Street Plan Book 24, Page 39
Residential Old Historic (ROH)
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals, on Thursday, November
13, 2014, at 12:00 noon, Four Fairgrounds Road, Nantucket, Massachusetts, the Board made the
following decision on the application of PRESERVE ACK, LLC, c/o Sarah F. Alger, P.C., Two
South Water Street, Nantucket, Massachusetts, 02554, File No. 59 -14.
2. The Applicant is requesting a modification of the prior Special Permit in File No. 83 -13,
which granted relief to alter and extend a pre- existing non - conforming use (multiple dwelling
units) and structures. Specifically, the Applicant seeks to submit a revised site plan that shows
an increase in ground cover ratio from the previously approved 29.9% to a revised 32.8 %. As a
result of a recent zoning change from Residential -1 ( "R1 ") to Residential Old Historic ( "ROH "),
approved at the 2014 Annual Town Meeting, the Locus will be conforming as to all dimensional
zoning requirements. The Locus remains pre- existing non - conforming as to use, with multiple
(4) dwelling units approved in the prior decision, and as to driveway access and parking
requirements, with two (2) curb cuts and six (6) on -site parking spaces approved in the prior
decision. The Locus is located at 15 Meader Street, is shown on Nantucket Tax Assessor's Map
42.2.3 as Parcel 45, is shown on plan recorded with Nantucket Deeds in Plan Book 24, Page 39,
and is now located in the ROH zoning district.
3. 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 were no letters in favor of,
or in opposition to, the application.
4. Attorney Sarah Alger represented the Applicant the hearing. Attorney Alger explained to
the Board that the Applicant seeks to modify and amend the previously granted Special Permit in
File No. 083 -13, by replacing the Site Plan prepared by Bracken Engineering, Inc., dated
October 24, 2013, revised through February 21, 2014, a copy of which was attached to the Prior
Decision dated March 27, 2014, recorded with Nantucket Deeds in Book 1431, Page 222 (the
PA
"Prior Decision "), with the Site Plan prepared by Bracken Engineering, Inc., with a revision date
of September 10, 2014, a copy of which is attached to this Decision (the "Revised Site Plan ").
Since the Prior Decision was entered, the Locus has been rezoned from R1 to ROH. As a
result, as proposed, the Locus will now be conforming as to all dimensional requirements of the
Nantucket Zoning By -law (the "By- law "), including front yard setback. The Locus will remain
nonconforming as to use, containing four (4) dwelling units and as to parking and curbcuts, with
six (6) on -site parking spaces being provided. The revised proposal represents an increase in
ground cover over what was approved in the Prior Decision, but still represents a decrease in
ground cover from what is existing. Allowable ground cover in the ROH zoning district is 3,639
square feet or 50 %. Existing ground cover is about 2,632 square feet or about 36.2 %. As
permitted in the Prior Decision, the project would have ground cover of about 2,178 square feet
or 29.93 %. As now proposed, ground cover would be about 2,388 square feet or about 32.8 %.
The Applicant still proposes to alter and extend the preexisting nonconforming use by
demolishing and /or renovating the five (5) existing structures and replacing them with four (4)
one and one -half story cottages as shown on the Revised Site Plan.
5. Therefore, after a discussion with the Applicant and taking testimony from the public, the
Board finds that modifying such Special Permit relief pursuant to By- Law § §139 -33.A to
substitute the Revised Site Plan for the Site Plan attached to the Prior Decision and to grant
Special Permit relief to allow construction of the project as shown on the Revised Site Plan,
would be consistent with the Prior Decision and in harmony with the general purposes and intent
of the By -law and would not be substantially more detrimental to the neighborhood than the
relief previous granted in the Prior Decision, particularly given the change in the zoning district
from R1 to ROH.
6. Accordingly, by a UNANIMOUS vote, pursuant to By -Law § §139 -33.A, the Board of
Appeals hereby grants the modification of the previously granted Special Permit relief to
substitute the Revised Site Plan for the Site Plan attached to the Prior Decision and grants
Special Permit relief to allow construction of the project as shown on the Revised Site Plan, upon
the following conditions:
(a) All work shall be done in substantial conformity with the Revised
Site Plan, a reduced copy of which is attached hereto as Exhibit A.
(b) There shall be no exterior construction between Memorial Day and
Labor Day of any year.
(c) Except as hereby modified the relief granted by this Board in the
Prior Decision remains in full force and effect.
SIGNATURE PAGE TO
.......... ................
3
Assessor's Map 42.2.3, Parcel 45
15 Meader Street
Residential Old Historic (ROH)
Dated: D{ C tOAbU ?r , 2014
County of Nantucket, ss
Book 1401, Page 340
Plan Book 24, Page 39
Lisa Botticelli
Michael Angelastro
COMMONWEALTH OF MASSACHUSETTS
On the day of _DQCf_Ml tA- , 2014, before me, the undersigned notary public, personally
appeared i C"e j S. V o a-V -00.— , one of the above -named members of the
Zoning Board of Appeals 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.
Offic'al Signature and Seal of Notary Public
My commission expires:
LYNELL D. VOLLANS
Notary Public
Commonwealth of Massachusetts
l s
My Commission Expires
December 28, 2018
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