HomeMy WebLinkAbout11-17 6 Berkley StreetFee: $450.00
Owner's name(s
TOWN OF NANTUCKET
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BOARD OF APPEALS
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APPLICATION `=' �O
File No.�
Lauren M. Ard and Warren H. Ard, III
Mailing address: c/o Sarah F. Alger, P.C., 4 North Water Street, Nantucket, MA 02554
Phone Number: 508 - 228 -1118 E -Mail: sfa @sfapc.com
Applicant's name(s): Same as above
Mailing Address: Same as above
Phone Number: Same as above E -Mail: Same as above
Locus Address: 6 Berkley Street Assessor's Map /Parcel: 76.1.3 -43
Land Court Plan /Plan Book & Page /Plan File No.: Lot 13 and Lot 34 -43, Block No. 4. L.C. Plan 5004 -G
Deed Reference /Certificate of Title: 25355 Zoning District LUG -3
Uses on Lot- Commercial: None X Yes (describe)
Residential: Number of dwellings 1 Duplex.
Date of Structure(s): all pre -date 7/72 or
Building Permit Numbers: 10707 -94 and 1030 -11
Previous Zoning Board Application Numbers:
1994
Apartments
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 Addendum A attached hereto.
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*
Lauren M. Ard and Warren H. Ard, III
By:
SIGNATURE: _- ' Applicant /Attorney /Agent*
L, Sarah F. Alger, Attorney
*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:_ /_ /_ Planning Board:—/—/— Building Dept.:—/—/— By:
Fee deposited with Town Treasurer:_/_/_ 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Continued to:_ /_ /_ Withdrawn:_ /_ /_ Decision Due BY:—/—/—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
ADDENDUM
Nantucket Zoning Board of Appeals
Application for a Variance
Warren H. Ard, III and Lauren M. Ard
6 Berkeley Street, Tom Nevers
Lots 13, 34, 35, 36, 37, 38, 39, 40, 41, 42, & 43, Block No. 4,
Land Court Plan No. 5004 -G
Assessor's Map 76.1, Parcel 43
The Applicants seek a variance under Nantucket Zoning By -law
(the "By -law ") §139 -32 to construct an elevator shaft and access
porch on the front of the existing dwelling that will intrude no
more than fifteen (15) feet into the thirty -five (35) foot required
front yard setback. The Applicants intend to construct this
addition for an elevator, install an in- ground residential
swimming pool, convert their existing dwelling to two bedrooms,
construct a one - bedroom secondary dwelling, and erect a shed having
ground cover of no more than 200 square feet. As part of this
application, the Applicants request that a variance to exempt the
ground cover required for the elevator from their total allowable
ground cover of 1,500 square feet. The property is a pre- existing,
nonconforming lot of record, having about 22,000 square feet of
land area in a Limited Use General 3 ( "LUG -3 ") zone, where 120,000
square feet are required. The lot and the building on it are
otherwise conforming to the provisions of the By -law. The property
is located at 6 Berkeley Street, Tom Nevers, is shown on Nantucket
Tax Assessor's Map 76.1 as Parcel 43, consists of Lots 13, 34, 35,
36, 37, 38, 39, 40, 41, 42, and 43 in Block No. 4 on Land Court
Plan No. 5004 -G, and is zoned Limited Use General 3.
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Zoning Board of Appeals
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LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
PROPERTY OWNER. , Lauren M. Ard and Warren A. Ard, III
MAILING ADDRESS... c/o Sarah F: Alger_ P;C:, 2 S. Water Street: Nantucket, MA 02554
PROPERTY LOCATION.... 6 Berkeley Street
ASSESSOR MAP/PARCEL.... Map 76.1.3, Parcel 43
SUBMITTED BY... Same as above . . . . . ....... . . . ........ .
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).
gI -q,I
DATE
ASSESSOR'S OFFICE
TOWN OF NANTUCKET
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76 7613 7613
DRISCOLL CAROL JO BUTLER DAVID M CAVANAUGH KATHLEEN M
68 1/2 UNION STREET C/O ARIGO RONALD J TR ETAL 433 EAST 56TH ST APT 6E
NANTUCKET, MA 02554 41 IVY LANE NEW YORK, NY 10022
SHERBORN, MA 01770
76
WENGROVIUS JEFFREY H & BARBARA
822 CHARLES ST
SCOTIA, NY 12302
76
HUNTER WILLIAM F TRST
CHV NOMINEE TRUST
7510 HILLSIDE DR
LAJOLLA, CA 92037
76
BLAIR TERESA M
8 HERITAGE HILL DRIVE
RUTLAND, MA 01543
7613
PAUL JOSEPH R
PO BOX 822
NANTUCKET, MA 02554
7613
HARVEY EUGENE JOSEPH & ROBIN LEE
45 SPARKS AVE
NANTUCKET, MA 02554
7613
SEWARD STEPHEN A & CAROLYN S
PO BOX 3124
NANTUCKET, MA 02584
7613
LLOYD LESLIE S & LEE CHARLES
7444 OTTENBROOK TER
DERWOOD, MD 20855
7613
ROBBINS KENT E & ANNA M
5 OAKHURST RD
SIMMSBURY, CT 06070
7613
ARD WARREN H III & LAUREN M
PO BOX 2073
NANTUCKET, MA 02584
7613
ROBBINS KENT E & ANNA M
5 OAKHURST RD
SIMMSBURY, CT 06070
7613
MULDOON KEVIN TRUSTEE
K & P MULDOON FAMILY NOM TRUST
29 WALNUT STREET
SMITHTOWN, NY 11787
7613
LANES KERSTEN L
12 PALFREY RD
GLOUCESTER, MA 01930
7613
LACHUISA THOMAS J &
MOORE LAURA J
2 GREGLEN AVE PMB 212
NANTUCKET, MA 02554
7613
SCOTT THOMAS W TRST
2 GREGLEN AVE PMB 19
NANTUCKET, MA 02554
7613
BRIGGS RICHARD S & HAYES
BARBARA & COE JANET W
10 ARLINGTON ST
NANTUCKET, MA 02554
7613
KOLB INGRID A ETAL
8804 EDWARD GIBBS PLACE
ALEXANDRIA, VA 22314
7613
SMITH CHRISTINE E
P O BOX 5040
NANTUCKET, MA 02554
7613
RUSSELL GORDON C TRST
GRSR BERKELEY ST REALTY TRUST
62 BROOKSIDE RD
WELLESLEY, MA 02481
7614
NHA PROPERTIES INC
DBA NANTUCKET HOUSING OFFICE
15 TEASDALE Cl
NANTUCKET, MA 02554
7614
FANNING ANTHONY & SUSAN
317 N MULBERRY ST #502
LANCASTER, PA 17603
7614
NANTUCKET TOWN OF
16 BROAD STREET
NANTUCKET, MA 02554
7614
RO ISAAC
620 GREENFIELD HILL RD
FAIRFIELD, CT 06824
7614
FOLEY JOHN W & ANNA G
C/O FOLEY JOHN & SUSAN
350 SALISBURY ST
WORCESTER, MA 01609
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Property Information
Property 76.1.3 43
ID
Location 6 BERKLEY STS"'
Owner ARD WARREN H III & LAUREN M
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 04/13/2017
58
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NANTUCKE
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2017 JUN -9 PM T 04
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: June 8, 2017
To: Parties in Interest and Others concerned with the Decision of
The BOARD OF APPEALS in the Application of the following:
Application No.: 11 -17
Current Owner / Applicant: Lauren M. Ard & Warren H. Ard, III
Property Description 6 Berkley Street
Map 76.1.3 Parcel 43
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 Nantucket Superior Court or 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 76.1.3, Parcel 43
6 Berkley Street
Limited Use General 3 ( "LUG -3 ")
DECISION:
Certificate of Title No. 25355
Land Court Plan No. 5004 -G
Lots 13 and 34-43,
Block No. 4
1. At a public hearing of the Nantucket Zoning Board of Appeals, on Thursday, May 11,
2017, at 10:00 A.M., in the Training Room of the Public Safety Facility at Four Fairgrounds
Road, Nantucket, Massachusetts, the Board made the following decision on the application of
LAUREN M. ARD and WARREN H. ARD, III, in care of Sarah F. Alger, P.C., Four North
Water Street, Nantucket, Massachusetts 02554, File No. 11 -17:
2. The Applicants are seeking relief by VARIANCE under Nantucket Zoning By -law (the
"By- law ") §139-32 to construct an elevator shaft and access porch on the front of the existing
dwelling that will intrude no more than fifteen (15) feet into the thirty -five (35) foot required
front yard setback. The Applicants intend to construct this addition for an elevator, install an in-
ground residential swimming pool, convert their existing dwelling to two bedrooms, construct a
one - bedroom secondary dwelling, and erect a shed having ground cover of no more than 200
square feet. As part of this application, the Applicants request a variance to exempt the ground
cover required for the elevator from their total allowable ground cover of 1,500 square feet. The
locus is a pre- existing, nonconforming lot of record, having about 22,000 square feet of land area
in a Limited Use General 3 ( "LUG -3 ") zone, where 120,000 square feet are required. The lot
and the building on it are otherwise conforming to the provisions of the By -law.
The locus is situated at 6 Berkley Street, Tom Nevers, is shown on Nantucket Tax Assessor's
Map 76.1 as Parcel 43, consists of Lots 13, 34, 35, 36, 37, 38, 39, 40, 41, 42, and 43 in Block
No. 4 upon Land Court Plan No. 5004 -G, and is zoned Limited Use General 3.
3. Our decision is based upon the application and accompanying materials and
representations and testimony received at our public hearing. The Planning Board made no
recommendation as their meeting occurred after this Board's meeting. One abutter submitted
two letters of opposition that were provided to the Board, and one abutter spoke at the meeting to
address concerns. The Board also received a letter of support from an abutter, and several
neighbors appeared at the meeting to voice their support for the application.
4. The locus is a pre- existing, nonconforming lot of record, having about 22,000 square feet
of land area, in a LUG -3 zoning district where 120,000 square feet are required. The locus is
currently improved by one (1) structure, a single - family main dwelling constructed in 1994 that
has about 867 square feet, where 1,500 square feet of ground cover are allowed for lots of record
having less than 40,000 square feet of land area. The structure has the benefit of a Certificate of
Occupancy. The lot and the structure on it are otherwise conforming to the provisions of the By-
law.
5. The Applicants explained that due to a catastrophic skiing accident that left Mr. Ard
paralyzed, they must make modifications and additions to their existing dwelling, as well as
construct additional structures, to provide access to all aspects of the property and to
accommodate his on- going, long -term needs, including intensive physical therapy. The existing
dwelling is a so- called "upside- down" house, having the common living area on the second
story, exacerbating the need for access to that level of the home. Specifically, the Applicants
propose to add an elevator shaft and access porch on the front of the existing dwelling, put the
dwelling on a full foundation (to provide storage space needed to compensate for closets and
other storage space lost in altering the structure to accommodate wheelchair access), install an
in- ground residential swimming pool, convert the existing dwelling to two bedrooms, construct a
one - bedroom secondary dwelling, and erect a shed having ground cover of no more than 200
square feet. As part of this application, the Applicants request a variance to exempt the about
one hundred twenty (120) square feet of ground cover required for the addition to house the new
entry and elevator from the total allowable ground cover of 1,500 square feet, effectively
increasing the allowable ground cover for the locus to 1,620 square feet.
6. The Applicants withdrew their request for a variance for a front yard setback intrusion,
indicating their intention to raise the existing structure and move it on to a full foundation in a
location that will allow their proposed construction to meet all dimensional requirements of the
by -law except ground cover.
7. In making its decision, the Board discussed the provisions of Mass. Gen. Laws. c.40A, §3
that exempt handicapped access ramps on private property for egress of disabled persons from
certain zoning regulations and found that the relief requested by the Applicants is in the spirit of
the intent of that statute. The Board also found that the concerns of the abutters were primarily
addressed by the Applicants' withdrawal of the request for front yard setback relief.
8. Therefore, based upon the upon the particular facts of this case, the Board finds that
owing to the circumstances relating to the shape of the Applicants' land and existing and
proposed structures and additions, but not affecting generally the LUG -3 zoning district in which
the locus is situated (consisting of the size and shape of the structures, the fact that it is a so-
called "upside down house" and the Applicant's need for accessibility), a literal enforcement of
the provisions of the By -law and specifically § §139 -16 and 33.E(1)(b) would involve substantial
hardship, financial and otherwise, to the Applicants (given the Applicants' unique need for
accessibility, storage, and physical therapy resources), and that the desired relief may be granted
without substantial detriment to the public good and without nullifying or substantially
derogating from the intent or purpose of the By -law (the intent of the law generally being not to
create a hardship in such cases and, in general, to provide accommodations for accessibility in
such circumstances).
9. Accordingly, by a UNANIMOUS vote, the Board GRANTS the requested relief by
VARIANCE, from the requirements of Nantucket Zoning By -law § §139 -16.A and 33.E(1)(b) as
to ground cover ratio in order to allow the locus to be improved in such a way that it has
maximum ground cover of about 1,620 square feet where a maximum of 1,500 is ordinarily
permitted under the By -law.
Assessor's Map 76.1.3, Parcel 43
6 Berkley Street
Limited Use General 3 ( "LUG -3 ")
Dated:
Nantucket, ss
17
Certificate of Title No. 25355
Land Court Plan No. 5004 -G
Lots 13 and 34 -43,
Block No. 4
Michae ara
Kerim Koseatac
COMMONWEALTH OF MASSACHUSETTS
On the 8 day of 3UV),e -. , 2017, before me, the undersigned notary public,
personally appeared ZA ttaa 71)CA 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 /she
signed the foregoing instrument as their free act and deed and voluntarily for the purposes
therein expressed.
C DORIS C. STRANG
W
I Notary Public
f)jp,m V z� � Massachusetts
ffic' 1 Signature and Seal of Notary blic �rr�hr,•c Commission Expires Oct 9, 2020
My commission expires: �G,i'o�o21,. 20�