HomeMy WebLinkAbout28-16 7 Gardner RoadTOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
APPLICATION
Fee: $450.00
Owner's name(s): Eric 1 Rosenberg and Michele Kolb
Mailing address:_ 226 E 79th Street, New YorL NY 10075
TOWn Clerk
Town & County Building
16 Broad St
Nantucket, MA 02654
juiv n f 2016
a�pM�
File No. - 1�2 4,*
Phone Number. 917 - 676 -4714 E -Mail: erosenberg@rosenbergkolb.com
Applicant's name(s): (same)
Mailing Address: jsamej
Phone Number: (same) E -Mail: (same)
Locus Address: 7 Gardner Street (northerly portion) Assessor's Map /Parcel• 42.3.3 -58
Containing the garage
Land Court Plan /Plan Book & Page /Plan File No.: Book 17, Page 56
Deed Reference /Certificate of Tide: 1282/80 Zoning District ROH
Uses on Lot- Commercial: None X Yes (describe)
Residential: Number of dwellings 0 ��araQe is sited on the newly created lot)
Date of Structure(s): all pre -date 7/72 X or
Building Permit Numbers:
Previous Zoning Board Application Numbers:
I
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
*If an Agent is representing the Owner or the Applicant, please provide a signed proof of agency.
OFFICE USE ONLY
Application received on:—/—/— By: Complete: Need Copies:
Filed with Town Clerk--LL planning Board.—/—/— Building Dept.: _/_/_ By:_
Fee deposited with Town Treasurer: _ /_ /_ By:_ Waiver requested:
Granted:—/—/— Hearing notice posted with Town Clerk:—L/_ Mailed:_ /_ /_
Sc /_/_ Hearing(s) held on:_/_/_ Opened on
Continued to:—/—/— Withdrawn: —/—/— Decision Due By:_/_ /_
Made:_/_ /_ Filed w /Town Clerk:_ /_/_ Mailed.—/—/—
t
ERIC J. ROSENBERG AND MICHELE KOLB
7 GARDNER STREET
Assessor's Map 42.3.3, Parcel 58, Lot 7A which is the northerly portion of Lot 7, with the
entire lot currently shown as one lot at 7 Gardner Street
Applicants are seeking relief by Special Permit pursuant to Nantucket Zoning By -law Section
139 -30 from the provisions of Nantucket Zoning By -law Section 139 -33A (Pre- existing,
nonconforming uses, structures, lots - yard setback). Applicants are seeking to demolish an
existing metal /wood garage and construct a new single - family dwelling. The existing garage is
sited as close as about 1.3 feet from the northerly side yard lot line in the Residential Old
Historic ( "ROH ") zoning district which requires a minimum side yard setback of five (5) feet.
The new dwelling would be sited at about three (3) feet from the northerly side yard lot line
and be conforming as to easterly rear, southerly side and front yard setback requirements. The
new dwelling would also conform as to groundcover requirements with about 35% groundcover
ratio in the ROH which allows a maximum groundcover of 50% and as to parking with a space
provided on site. The lot size of about 2,709 SF is grandfathered under the provisions of 139 -
33A(3) in a district that requires a minimum lot size of 5,000 SF.
In September 2012 the Applicants received endorsement of a 41 -81L division of land from the
Planning Board. This division of land was allowed based upon the existence of the single - family
dwelling and the subject garage having a date of construction prior to the Town of Nantucket's
adoption of the subdivision control law on February 16, 1955. Under the following Nantucket
Zoning By -law provision the new lots are granted grandfathered status as to dimensional
requirements (in part):
139- 33A(3)
... Lots created pursuant to MGL c. 41, § 81 P, based upon the exception in the clause of
MGL c. 41, § 81 L for lots containing two or more structures that predate the adoption of
subdivision control in the Town, shall have the same status as preexisting,
nonconforming lots, and any structures thereon, which predate the adoption of
subdivision control in the Town, shall have the status of preexisting nonconforming
structures.
[Amended 4 -6 -2015 ATM by Art. 64, AG approval 8 -5 -2015]
Based upon the foregoing the garage, with the setback intrusion of being sited as close as about
1.3 feet from the northerly side yard lot line, and the lot, with the subminimum lot size of about
2,709 SF in a district that requires a minimum lot size of 5,000 SF, is grandfathered. The use of
the garage, an ancillary structure on a lot by itself, without a dwelling on the lot, is also
nonconforming. The proposed demolition and construction of the single - family dwelling would
eliminate the use nonconformity. In addition, the new structure would be sited at about three
(3) feet from the northerly side yard lot line. The height of the new dwelling will exceed that of
the existing garage but will be in harmony with the other similarly scaled structures in the
immediate historic area.
The Historic District Commission ( "HDC") spent many months working with the Applicants on an
appropriate design for the setting. It was approved after several revisions on October 6, 2015 in
COA #64559, the demolition of the garage in COA #64560 and the hardscape in COA #64561.
The HDC determined that the placement, design features and relationship to the street were
appropriate given that it replaced a dilapidated garage structure. There was no negative public
comment from abutters throughout the public hearing process.
A grant of Special Permit relief is supported. While there would be a vertical expansion of the
new single - family dwelling within the northerly required 5 -foot setback area, the existing
greater nonconformity of the garage being sited as close as about 1.3 feet from that lot line
would be eliminated. Space, light and air would be gained by the reduction in that setback
intrusion, particularly as the remaining matching garage on the property to the north, held in
separate ownership, would remain sited at about one (1) foot from the intervening lot line if
not less. The noncomplying use of the garage being on a lot without a dwelling would be
eliminated as well. In all other respects the setback, parking and groundcover requirements will
be met. There would be no change in the now grandfathered subminimum lot size.
PROPOSED FINDINGS:
Section 139 -33A specifically allows for pre- existing nonconforming structures to be "extended,
altered or changed" based upon the appropriate findings. The ZBA can support a grant of
Special Permit relief by finding that said demolition and construction of the new single - family
dwelling as proposed would not be substantially more detrimental than the existing
nonconforming structure to the neighborhood. More specifically, the ZBA can find that where
there is an existing structure that violates the side yard setback distance, the ZBA may issue a
special permit to allow an extension, alteration or change to the garage, with the demolition
and construction of the new single - family dwelling, provided that the nonconforming setback
distance is not made more nonconforming and the extension, in this case a vertical extension to
a higher ridge height than the garage within the 5 -foot required setback area, would not be
substantially more detrimental to the neighborhood than the existing nonconformity. In fact,
no new nonconformities would be created with the demolition and construction of the new
single - family dwelling. A grant of Special Permit relief is necessary prior to demolition of a pre-
existing nonconforming structure and replacement of a new structure at the same setback
distance or less of an intrusion inside the required 5 -foot setback area. No Variance relief is
required for such an alteration, extension or change.
PROPOSED CONDITIONS:
- There shall be no further expansion of the structure within the required 5-foot northerly
side yard setback area without further relief from this Board; and
- The siting of the structure is substantially as shown on Exhibit A, a reduced copy of
which is attached hereto.
EXHIBIT A
Site plan shown as "Proposed Site Plan ", dated 06/08/16, done by Rosenberg Kolb, showing the
outline of the existing garage intrusion and the proposed single - family dwelling footprint
EXHIBIT B
Photographs of the existing conditions
EXHIBIT C
Planning Board 41 -81L application and site plan showing the division of land into Lot 7 and Lot
7A (the subject parcel)
EXHIBIT D
HDC approved plans
Town and County of Nantucket, MA
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Property Information
Property 42.3.3 58
ID
Location 7 GARDNER ST 7`
Owner ROSENBERG ERIC J & KOLB §`«Ra
MICHELE
MAP FOR REFERENCE ONLY
NOT A LEGAL DOCUMENT
Town and County of Nantucket, MA makes no
claims and no warranties, expressed or implied,
concerning the validity or accuracy of the GIS data
presented on this map.
Parcels updated December, 2014
Properties updated January, 2015
Town and County of Nantucket, MA
X11
0
Property Information
Property
42.3.3 58
ID
Location
7 GARDNER ST
Owner
ROSENBERG ERIC J 6 KOLB
MICHELE
t
MAP FOR REFERENCE ONLY
NOT A LEGAL DOCUMENT
Town and County of Nantucket, MA makes no
claims and no warranties, expressed or implied,
concerning the validity or accuracy of the GIS data
presented on this map.
Parcels updated December, 2014
Properties updated January, 2015
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RECEIVEp z ZR o
NTUCKET PLANNING BOARD r-
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Form A 7z
Application for Endorsement of a Plan Believed Not to Require Approval
(ANR)
*Name of Owners) /Applicant(s):_
*Owner's /Applicant's address: ? % 0�7'- 77 Y 7"��� r - f 7S-
r! y
State %ip Code: /o o 7S-
*(include all names and addresses of the principals of the owner entity such as principal officer of corporation,
trustees of the trust and partners of the partnership)
Location of Property (Street or Area):
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Name of Registered Land Surveyor: , � � ,
Surveyor's address:
The owner's title to the land derived under deed fro datei�c" /�
And recorded in Nantucket Registry of Deed, Book /218' z- Page !`0 or Land Court Certificate of
Title # , registered in Nantucket District Book 17 , Page Z2' and shown on
Assessor's Map# y L 3 .3 , Parcel #_5
To the Planning Board of the Town of Nantucket:
The undersigned wishes to record the accompanying plan and requests a determination and endorsement by said
Board that approval by it under the Subdivision Control Law is not required. The undersigned believes that such
approval is not required for the following reasons: (check all that apply)
■ The accompanying plan is not a subdivision because it does not show a division of land (perimeter plan).
The division of the tract of land shown on the accompanying plan is not a subdivision because every lot on the
plan has frontage of at least such distance as is presently required by the Nantwket Zoning By-Law
under Section 5 which requires feet for erection of a building on such lot; and every lot shown
on the plan has such frontage on:
A. a public way or a way which the City or Town Cleric certifies is maintained and used as a
Public way, namely : OR
B. a way shown on a plan theretofore approved and endorsed in accordance with the Subdivision
Control Law, namely on (date) and
Subject to the following conditions____- . OR
C. a way in existence on (date); the date when the Subdivision Control Law
became effective in the Town of Nantucket, having in the opinion of the Planning Board, sufficient
width, suitable grades, and adequate construction to provide for the need to vehicular traffic in
relation to the proposed use of the land abutting thereon or served thereby, and for the installation
of municipal services to serve -such land and the buildings erected or to be erected thereon, namely
Nantucket Planning Board • 2 Fairgrounds Road ■ Nantucket • MLA ° 02554 ■ (508) 228 -7233
■ The division of the tract of land shown on the accompanying plan is not a subdivision because it shows a
proposed conveyance or other instrument, namely , which adds to, takes away
from or changes the size and shape of lots in such a manner so that no lot affected is left without frontage
as required by the Naawk-et Zoning By-Law under Section 5, which requires feet.
The division of the tract of land shown on the accompanying plan is not a subdivision because two or
more buildings, specifically 7G-O (Z � buildings were standing on the land prior to 1955,
the date when the Subdivision Control Law went into effect in the Town of Nantucket, and one of such
building remains standing on each of the lots; said buildings as shown and located on the accompanying
plan.Evidence of the existence of such buildings prior to the effective date of the Subdivision Control
Law is submitted as follows: S5,4 � 0 o/C.-L", 5
■ Other reasons or comments: (see M.G.L., Chapter 41, Section 81 -L)
I hereby certify that the applicant(s) listed above have been authorized by me to file a plan with the Planning Board of
Nantucket on property that I own.
Owner's Signature
Planning Board File #,
Endorsement Date:
Nantucket Planning Board • 2 Fairgrounds Road ■ Nantucket • MA ■ 02554 ■ (508) 228 -7233
ZONE ' RON
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FREPARED FOR :
ERIC J. ROSENPER6 & mv"aE. K0.B
# 7 r.ORADNER STREET
TAX MAP 42.39 PARCEL 56
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PLAN OF LAND
# 7 OARDNER STREET
NANTUCKET NANTUCKET COUNTY MA55
SCALE 1" = to ' 5-21 -2012
FRANK O. Ha -POATE
95 Wff5T(,HE5TER STREET
NANTUCKET , MASS.
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Town of Nantucket
Zoning Board of Appeals
RECEIVED
BOARD OF ASSESSORS
MAY 1 1 2016
TOWN OF
NANTUCKET. MA
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
PROPERTY OWNER.......... .......... .... ..............................
MAILINGADDRESS ....................................... ...............................
PROPERTY LOCATION .......
.r�....... ....�... ��.......
ASSESSOR MAP /PARCEL ..............r .3.. 4T......................
SUBMITTEDBY ............................................ ...............................
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)•
DATE ASSE SOB'S OFFIC
TOWN OF NANTUCKET
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LOT: 7A
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TAX MAP: 42.3.3
PARCEL: 58
MUSTING SITE PLAN 12/19/14
Rosenberg Kolb
226 East 79 Street
New York NY 10075-1202
212 996 6099
Fax 212 996 3097
Nantucket, MA 02554
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