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Home My WebLink About33-16 3 Meader StZoning Board of Appeals h� 0 8 2016 E RECEIVED TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MA 02554 C7 3 m APPLICATION / Z" Fee: $450.00 File No. Owner's name(s): Susan A. Wager Mailing address: 225 Central Park West #1122, New York, NY 10024 Phone Number: 508 - 228 -0771 E -Mail: John @gliddenandglidden.com Applicant's name(s): Same Mailing Address: Phone Number: 508 - 228 -0771 E -Mail: John @gliddenandglidden.com 3 Locus Address: 3 Meader Street Assessor's Map /Parcel: 42.2.3/9 /Plan File No.: 2013 -15, Lot 1A Deed Reference /Gott Fe"`e of Title! Book 1389, Page 220 Zoning District: ROH Uses on Lot- Commercial: No Yes (describe) Residential: Number of dwellings: 1 Duplex Apartments Date of Structure(s): Pre -1972 Building Permit Numbers: Previous Zoning Board Application Numbers: N/A State below or attach a separate addendum of specific special permits or variance relief applying for: See Exhibit 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. SIGNATURE: Owner* SIGNATURE: Appheant /Atto 'y /Agent* *If an Attorney or other Agent s 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:—/—/— 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Town Clerk:_ /_ /_ Mailed:_ /_ /_ I &M_ /_ /_ &_ /_ /_ Hearing(s) held on:—/—/— Opened on :_ /_ /_ Continued to:_ /_ /_ Withdrawn:_ /_ /_ Decision Due By:—/—/— Made:—/—/— Filed w /Town Clerk:_ /_ /_ Mailed:_ /_ /_ Exhibit A The Owner /Applicant, Susan A. Wager (hereinafter referred to as "Wager ") is the owner of 3 Meader Street ( "the Premises ") by virtue of a Deed recorded in Book 1389, Page 220. Applicant is requesting Special Permit relief pursuant to Nantucket Zoning Bylaw Section 139- 33.A.(1)(a) to alter a preexisting nonconforming structure or, in the alternative, Variance relief per Section 139 -32 from the intensity regulations in Section 139 -16. The Premises, and pre- existing structure thereon, is nonconforming with respect to lot are and setbacks. The lot, a lot of record, is undersized for the Residential Old Historic ( "ROH ") zoning district, having a lot size of 2,652 +/- square feet in a zoning district that requires a minimum lot size of 5,000 square feet. Said lot was created pursuant to M.G.L. c. 41, Section 81L per the endorsed Approval Not Required plan filed as Plan No. 2013 -15 at the Nantucket Registry of Deeds. Pursuant to Nantucket Zoning Bylaw Section 139- 33.A.(3), said lot has the benefit of being a pre- existing nonconforming lot and said structure has the benefit of being a pre- existing nonconforming structure. The structure upon the Premises, a pre- existing nonconforming single - family dwelling with approximately 698 square feet of ground cover. Said structure is nonconforming with respect to side yard setbacks, being sited as close as 0.7 feet from the easterly side yard lot line in a zoning district that requires a five (5) foot side yard setback. The structure otherwise conforms to the intensity regulations of the ROH zoning district. The Applicant proposes to alter the structure by lifting the structure to place a new foundation beneath the existing footprint and by increasing the overall height of the structure by four (4) feet. The applicant also proposes to construct an addition surrounding the chimney, add a front deck and steps, construct an addition in the northwest corner of the structure, and construct an addition and deck towards the rear of the structure. As a result of said additions and the foundation, the height of the structure will increase from 13' - 1 3/4" to 17' — 1 3/4" at its highest point. The proposed additions and alterations will be no closer to the lot lines than the existing structure and will be outside all setbacks. Said alterations have been approved by virtue of Historic District Commission Certificate of Appropriateness No. 66240. Therefore, because the proposed alteration does not increase the nonconforming nature of the lot or structure because the lot area and setback intrusions are not affected as a result of the proposed alteration, the proposed alteration will not be substantially more detrimental to the neighborhood than the existing nonconforming structure and Special Permit relief may be granted relief may be granted to allow the Applicant to alter the preexisting nonconforming structure in accordance with Historic District Commission Certificate of Appropriateness No. 66240 by adding a foundation and constructing an addition surrounding the chimney, adding a front deck and steps, constructing an addition to the northwest corner of the structure, and constructing an addition and deck towards the rear of the structure . In the alternative, the Applicant is requesting Variance relief per Section 139 -32 from the intensity regulations in Section 139 -16 to allow said alteration. 'G •mChS�y i V e 4. 4 q o (1 U U co L. '°Ma s- LU uj P EnS U m J. m `� °Pm aim H L Ap w '° pt. �� 0 ..W.. K Ak�orrNt YS bill �m P€ S��R.�m <((6�¢�ii,,a w N .2 CURRENT ZONING CLASSIFICATION: Residential Old Historic (R —OH) ist n : HINIMUM LOT SIZE: 5000 S.F. 2,652 S.F.:k MINIMUM FRONTAGE: 50 FT. SEE PLAN FRONT YARD SETBACK: NONE SEE PLAN REAR /SIDE SETBACK: 5 FT. SEE PLAN 42.2.3 -39.1 GROUND COVER X : 50 7. 26.3 N/F WALTER J. GLOWACKI 9; DEED 8K. 1401, PG. 199 23' PLAN No. 2013 -15 LOT 1B 42.2.3 -40 N/F r WALTER J. GLOWACKI DEED BK. 1410, PG. 155 PLAN No. 2012 -45 LOT 2 h �• M O �p 6 � �• l FND. 1 ��, s EXIST. W/F SHED r� \ 47 S.F.f V I —PIPE FND. _ dhCB � �p GE 0 FND. T —BAR FND. THIS PLOT PLAN YlAS PREPARED FOR THE TOWN OF NANTUCKET BUILDING DEPARTMENT ONLY AND SHOULD NOT BE CONSIDERED A PROPERTY LINE SURVEY. THIS PLAN SHOULD NOT BE USED TO ESTABLISH PROPERTY LINES, FENCES, HEDGES OR ANY ANCILLARY STRUCTURES ON THE PREMISES. THE PROPERTY LINES SHOWN RELY ON CURRENT DEEDS AND PLANS OF RECORD. THIS PLOT PLAN IS NOT A CERTIFICATION AS TO TITLE OR OWNERSHIP OF THE PROPERTY SHOWN. OWNERS OF ADJOINING PROPERTIES ARE SHOWN ACCORDING TO CURRENT ASSESSOR RECORDS, ASSESSOR MAP: . 42:2:3. , PARCEL: . 39 T: CHRIS 1 JOB 61 V: \DRA \'TILES \BSD BUILDING LOCATION PLAN OF LAND IN NANTUCKET, MASS. SCALE: 1 "= 10' DATE: MAY 19, 2015 owner :. SUSAN, A. WAGER LOT to Deed Bk. /Pg.: 1389/220 Plan No.: 2013 -15 Locus: . . , 3 HEADER STREET , , , BLACKWELL & ASSOCIATES, Inc. 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Parcels updated December, 2014 Properties updated January, 2015 _ Ran K �lI3J ^I Jr lA,. �A4'� PIanA�aO U C ( 1 10415 YAP SCAIE 1'.SQY2 RFSEAVEO FQR AE66111Y USE OMLY RDENENCES OMNFA: HARBOR YWO COTTACE3, LLL D® RD.:OEED BOON 1238, PAGE 251 PUN R6_PUN FRE Na 3012 -I5 (1015 I k 2) A5g55Qt5 RD.: NAP:422.3 PIJICElS39 k 40 ZONING -II CAVM 7 0151NICi:RG � LOT 5� X5,000 5F. YMYUY MIOMTAGE mob' MIGHT YARD SETBACK NONE REAR k SIDE LOff SEBIAOf �5' MAX GRbJND COVEA RAIb .]Oi LO\£H RATIO �26.S1M (LOT 1A) -N.Ca0UN0 DOSnNG QWND COVER RAnO (l0i 10) IP MO B om BOQI OHCB DISLL HOLE /CONCRETE BO1dD OC FWND W1ER NA �YY 2C P maN MPE DOUQAS WIXX) Tf L D N/F NDW OR FORMERLY FAMILY• IlG S. Pp. PALE %. Bk PLIN BOON 06 IML 1102 P4 221 4223 -n O �. A SF. SWARE FEET // S' ��A15i3 �4 pn LOT 2 a y (2012 -45) o. A� L01.1 (2012 -45) �• 1* ' cF y9Y / i � •� ryA' GATE / y'].� D /d' sly + � * qd .J� \ 1 �. % GAIOG SHELL 1 \ � 4 ,BAR ✓� °� > M�pO FND NJ7.ZSS'_ 1. 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PLAHNMG BOAAO EMOltsmyf DOES NOt LON5111UIE A OElDk11AlIW OF cQ1FabIANCE IRIOFN ZQa1G NANTUCKET PLANNING BOARD PLAN OF LAND SUBQN9OII-CQEFr F,L /3A k M YEAOER sIREET IN ME PLANNING BOARD OEi NM, MAT: NOT REQIS® NANNafEf, uASSALXU5LT5 WT to AI8) LOT 1B m Lofts) Nor CONTANi AREAS su&EGr ro FAOIECiION _ SCNE:1' -ta DAIEYARGX t0. 2Q3 UNDER 11E YASSACFA19iT15 'AEn.VLS PROIECNQI ACT wNIW ARE REOU/✓m MA BE DICWDm FlRW LOT /.IIEA UNDER ME NAMnIOQT 2QRx/ B8- BUT SlE1 MAY BE ++ - PNEPARF➢ FOR: MANXII pEM5Ry5 10 Sl1BEGT ro 1.1 M I UNDER STALE ANO IMAL - E'M1ANO BriAR6 OETF ATMIIN c ulmmBIUtt MAY BE OBTAYIFD 1XRWCH APPUGnQI ro ME LWSF11VA1N1N couulmay. xANivao:T sxlrraRS, LLc S 'BILLY WAY HANNOQf, YA 02151 (SOB) 328 -024° 1 HDIFRY & A CE M T MIS PLAN XAS BED! PREPARE➢ CCQLANCE NM ME AIRES T' y uM wuMIC ANO REQ1LAlLNS OF IHE RE4151ER5 OF 0 ®5 N -OF M((EJ/C�bI/�MdIN£((A,�LMOF M/SSACHUSETIS.' OAIE APPROIEL GRAPMC SCALE 1• -IQ Y (M.I L/ ONMV / '� i LAND SURVETpt OAT- 9fAdD AWIIQAIS FME ND. -.4/1m D tD zo So w PROFE59 COPYRIGHT By NANNLKEf SURVE°URS, LLc. N -9545 i Town of Nantucket Zoning Board of Appeals RECEIVED BOARD OF ASSESSORS JUL 15 2016 TOWN OF NANTUCKET MA LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF: 1 PROPERTY OWNER............ .... Ouu . MAILING ADDRESS .................... ..... � ........��L .� %Y. „W %.. �.1 . PROPERTY LOCATION ..................... �.a.�.�...`5. �.�C,`U.C..................... ASSESSOR MAP/PARCEL.......... °� • �,3 J� I� 1 SUBMITTED BY............ ....... . :. ............................... 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WAGER 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. zC_ 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 42.2.3, Parcel 39 Book 1389, Page 220 3 Meader Street Shown as Lot 1 A Residential Old Historic (ROH) Plan File 2013 -15 DECISION: 1. At a public hearing of the Nantucket Zoning Board of Appeals held on September 20, 2016 at 1:00 P.M., in the Conference Room, at 4 Fairgrounds Road, Nantucket, Massachusetts, the Board made the following Decision on the application of SUSAN A. WAGER, 225 Central Park West, #1122, New York, New York 10024, File No. 33 -16: 2. The Applicant is requesting Special Permit relief pursuant to Zoning By -law Section 139 - 33.A(1) to allow the alteration and expansion of a pre- existing nonconforming dwelling on the pre- existing nonconforming lot. The proposed alterations and expansions will not increase the pre- existing nonconformities. In addition, a pre- existing nonconforming shed which is currently sited within the westerly side yard setback will be repositioned and relocated, thus eliminating said nonconformity. The Locus is nonconforming as to lot size and the dwelling is non- conforming with respect to the easterly side yard setback. The Locus, an undersized lot of record, created pursuant to M.G.L. Chapter 41 Section 81L, situated at 3 Meader Street, is shown on Assessor's Map 42.2.3 as Parcel 39, and as Lot lA in Plan File 2013 -15. Evidence of owner's title is registered in Book 1389, Page 220 on file at the Registry of Deeds. The site is zoned Residential Old Historic (ROH). 3. Our decision is based upon the application and accompanying materials, and 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. 4. The lot is a pre- existing nonconforming lot pursuant to Zoning By -law Section 139 - 33.A(3), having been created pursuant to Massachusetts General Laws ( "M.G.L. ") Chapter 41, Section 81P, based upon the exception in the clause of M.G.L. Chapter 41, Section 81L for lots containing two or more structures that predate the local adoption of subdivision control in the Town of Nantucket. The Locus is nonconforming as to lot area, containing approximately 2,652 square feet in the Residential Old Historic (ROH) zoning district which requires a minimum lot area of 5,000 square feet. The Locus is shown upon plan entitled, "Site Plan of Land to Accompany A Notice of Intent in Nantucket, MA.; Prepared for Susan A. Wager ", dated August 4, 2016, revised August 24, 2016, prepared by Blackwell & Associates, Inc., and attached herewith as "Exhibit A ". The lot contains a pre- existing nonconforming dwelling and shed. The dwelling contains 698 square feet of ground cover, has an approximate height of 13 feet 1 3/4 inches, and is pre- existing 2 nonconforming as to setback, being sited as close as .7 feet from the southeasterly side yard lot line, where five (5) foot side yard setbacks are required. The forty -seven (47) square foot shed, sited as close as 3.9 feet from the westerly side yard lot line, shall be repositioned and moved out of the setback. 5. As presented to the Board by the Applicant's representative, the Applicant seeks relief to alter and expand a pre- existing nonconforming structure. Specifically, the proposed work consists of lifting the structure to install a new foundation, thus placing it above the flood plain. As so altered, the first floor elevation will be approximately 9.25 feet, in accordance with the Federal Emergency Management Agency ( "FEMA ") regulations. The overall height increase of approximately four (4) feet will result in a maximum ridge elevation of 17 feet 1 3/4 inches. Other proposed additions will be sited outside of the setbacks and will add approximately 72 square feet of ground cover where the allowable ground cover ratio of 50% would permit up to 1,326 square feet of footprint on this lot. The proposal also consists of moving a zoning shed out of the setback, thus curing said nonconformity. 6. Therefore, based upon the foregoing, the Zoning Board of Appeals made a determination that the requested relief by SPECIAL PERMIT may be granted based upon the findings that the proposed work will not increase the nonconforming nature of the lot, will not bring the portion of the structure sited within the southeasterly setback any closer to the lot line, and will not be substantially more detrimental to the neighborhood than the existing nonconformities, and for that reason will be in harmony with the general purpose and intent of the Zoning By -law. Specifically, the Board grants the requested relief to allow the raising and repositioning of the pre- existing nonconforming dwelling upon a new foundation, the construction of a small conforming additions, and the relocation of the pre- existing nonconforming shed outside of the setback. 7. Accordingly, by a UNANIMOUS vote, the Board GRANTS the requested SPECIAL PERMIT relief to allow the raising of the dwelling on the Premises to be repositioned onto a new foundation and the construction of conforming additions to the dwelling, subject to the following conditions: a. The pre- existing nonconforming shed shall be moved out of the westerly side yard setback, thus eliminating said nonconformity. b. The proposed work shall be done in substantial accordance with Certificate of Appropriateness No. 66240 issued by the Nantucket Historic District Commission, as the same may be amended from time to time. C. There shall be no exterior construction between Memorial Day and Labor Day of any given year relative to the construction contemplated under this decision. SIGNATKRETAGE TO FQLLQW 3 Assessor's Map 42.2.3, Parcel 39 3 Meader Street Residential Old Historic (ROH) Dated: ,2016 Nantucket, ss Book 1389, Page 220 Shown as Lot 1 A Plan File 2013 -15 strsan McCart COMMONWEALTH OF MASSACHUSETTS On the k 3�' day of G o .e1' , 2016, before me, the undersigned notary public, personally appeared e_ , 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. r DORIS C. STRANG Offs ial Signature and Seal o N try Public Notary Public p My commission expires: Massachusetts I Z(�Z o` ; j / rr,M Commission Expires Oct 9, 2020 4 "EXHIBIT A" co O O gs e IN U m a a gin co aa o I � 01I N %SET P1 A5�INGT � �m � LL N Z LL f.) y P a� w NoWVY00 ti Ate" mg xrm HW •`a�og � ��'� W� Aa •� � �' �' yfQ \ y �r� tin \ / �wi H ooh\ �UmOa$ dy�� Gw