HomeMy WebLinkAbout50-17 115 Washington Street Extension 1 ti:3 3 1
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2017 DEC -5 h
�: NOV 212017
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
APPLICATION
Fee: $450.00 File No.
Owner's name(s):
115 Washington Street Extension LLC
Mailing address: c/o Sarah F. Alger, P.C.,Four South Water Street,Nantucket, MA 02554
Phone Number: (508) 228-1118 E-Mail: sfa@sfapc.com
Applicant's name(s): Same as above.
Mailing Address:
Phone Number: E-Mail:
115 Washington Street Extention 55.1.4/39
Locus Address: Assessor's Map/Parcel:
Land Court Plan/Plan Book&Page/Plan File No.:
Book 1572, Page 326 Residential Old Historic (ROH)
Deed Reference/Certificate of Title: Zoning District
Uses on Lot- Commercial: None X Yes (describe)
Residential: Number of dwellings 4 Duplex Apaihnents
Date of Structure(s): all pre-date 7/72 X or
Building Permit Numbers: 9205-92 Shingle and 1021-02 Shingle
Previous Zoning Board Application Numbers:
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*
4 SIGNATURE: ai ' Applicant/Attorney/Agent*
*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:
Hearingnoticeposted with Town Clerk:_/_/_Mailed:_/_/_
Granted:_/_/_
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
ADDENDUM
Nantucket Zoning Board of Appeals
115 Washington Street Extension LLC
115 Washington Street Extension
Assessor' s Map 55 . 1 . 4, Parcel 39
Applicant seeks to modify the Special Permit decision issued in
File #35-17 to reflect recently effective provisions of the State
Building Code, 9th edition (CMR 780) , that require two (2) feet of
freeboard for the three (3) dwellings to be constructed in the
coastal high hazard area (V Zone on Flood Insurance Rate Maps) on
the Locus . Prior relief issued in File No. 35-17 approved
demolition and replacement of 6 pre-existing nonconforming
structures with 4 new condominium dwelling units to be sited
outside of all setbacks .
Evidence of owner' s title recorded in Book 1572, Page 326 on file
at the Nantucket County Registry of Deeds . The Locus is located at
115 Washington Street Extension, is shown on Nantucket Tax
Assessor' s Map 55 . 1 . 4 as Parcel 39, and is located in the
Residential Old Historic ("ROH") Zoning District .
•
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Property tyInformation
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Property ID 55.1.4 39 y � .
Location 115 WASHINGTON ST t0gi,
Owner GULLEY LARRY&PRISCILLA ,ti-`,9A ,
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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 11/21/2017
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LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
115 Washington Street Extension LLC
PROPERTY OWNER
do Sarah F. Alger,P.C.,Four North Water Street,Nantucket,MA
MAILING ADDRESS
PROPERTY LOCATION 115 Washington Street Extension
ASSESSOR MAP/PARCEL 55.1.4/39
Sarah F.Alger, P.C.
SUBMITTED BY
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).
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55 5514 5514
HOFFMAN RONALD W& SAYLE KATHLEEN TR FREEMAN RANDAL G &NAN M
GAMPETRO ANTHONY J SAYLE 103 WASHINGTON TRUST 40 PALMER AVE
130 EAST 75TH ST APT 9C PO BOX 1062 WINTER PARK,FL 32789
NEW YORK,NY 10021 NANTUCKET,MA 02554
55 5514 5514
NANTUCKET ISLANDS LAND BANK NANTUCKET TOWN OF SALOTTO WILLIAM C&
22 BROAD ST 16 BROAD ST JOHNSON JEFFREY I
NANTUCKET,MA 02554 NANTUCKET,MA 02554 68A UNION ST
NANTUCKET,MA 02554
5514 5514 5514
GREAT HARBOR YACHT CLUB INC GULLEY LARRY&PRISCILLA GREAT HARBOR YACHT CLUB
96 WASHINGTON STREET 115 WASHINGTON ST 96 WASHINGTON STREET
NANTUCKET,MA 02554 NANTUCKET,MA 02554 NANTUCKET,MA 02554
5514 5514 5514
GREAT HARBOR YACHT CLUB LENIHAN ASHLEY T&ROBERT J III SANTOS JOSEPH M LIFE ESTATE
96 WASHINGTON STREET 39 HUNTSWORTH MEWS C/O PERRY NEMECHEK
NANTUCKET,MA 02554 LONDON ENGLAND,.NW1 6DB 135 GREGORY HILL ROAD
ROCHESTER,NY 14620
5514 5514 5514
NANTUCKET COUNTY OF KIRSCHLING ELIZABETH BAKER TRST NANTUCKET TOWN OF
16 BROAD ST KIRSCHLIING NOM TRUST 16 BROAD ST
NANTUCKET,MA 02554 2 BEAVER ST NANTUCKET,MA 02554
NANTUCKET,MA 02554
5514 5514 5514
SAYLE JUDITH A&WILLIAM R TRST LIEBERMAN CARL M&KARIN A CROWLEY DAVID L JR ETAL
PO BOX 1233 734 CENTRE STREET 25 MILFORD ST UNIT 1
NANTUCKET,MA 02554 NEWTON,MA 02458 BOSTON,MA 02118
5514 5514 5514
SAYLE KATHLEEN TR - FORMAN ROBERT VON SOOSTEN LINDA&JOHN
SAYLE 114 WASHINGTON TRUST 177 PLEASANT STREET 315 ELM STREET
PO BOX 1062 NORWELL,MA 02061 WEST HEMPSTEAD,NY 11552
NANTUCKET,MA 02554
5514 5514 5514
KERSHAW THOMAS A FORMAN ROBERT VON SOOSTEN LINDA&JOHN
84 BEACON STREET 177 PLEASANT ST 315 ELM ST
BOSTON,MA 02108 NORWELL,MA 02061 WEST HEMPSTEAD,NY 11552
5514 5514 5514
75 NANTUCKET LLC SCHOBEL SHERYL L TR HAMMOND JESSICA&JOSHUA
84 BEACON STREET THREE SPRING ST NOMINEE TRUST 87 PROSPECT STREET
BOSTON,MA 02108 6 DEMOTT DR FRAMINGHAM,MA 01701
WHITEHOUSE STATION,NJ 08889
5514 5514 5514
MACLEAN WILLIAM Q JR TRS STEFANSKI ANITA N TRST CHURCHILL DIANE
THE MACLEAN NOMINEE TRUST 64 UNION ST 39 EDGEWATER LANE
PO BOX 230 NANTUCKET,MA 02554 TAUNTON,MA 02780
FAIRHAVEN,MA 02719
5514
DAME LINWOOD&ELLEN
SPRING ST REALTY TRUST
12223 CLEGHORN RD
HUNT VALLEY,MD 21030
5514
IMAGINE NOEL LLC
CIO JOAN JONES
ONE CITY PLACE APT 902
WHITE PLAINS,NY 10601
5514
ANCHORAGE DEVELOPMENT LLC
914 EAST TERRACE ST APT 404
SEATTLE,WA 98182
5514
OCONNOR JOSEPH TR
JP OCONNOR REV LIVING TRUST
100 CYPRESS POND COURT
PONTE VEDRA BEACH,FL 32082
5514
GARBO LLC
555 BRYANT'ST #347
PALO ALTO,CA 94301
5514
BEAMISH JEFFREY C ETAL
332 POLPIS ROAD
NANTUCKET,MA 02554
5514
FRANKEL FRANK
198 CENTRAL AVENUE
WEST CALDWELL,NJ 07006
5514
NANTUCKET TOWN OF
16 BROAD ST
NANTUCKET,MA 02554
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� TOWN OF NANTUCKET c
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date : January 12 , 2018
To: Parties in Interest and Others concerned with the Decision of
The BOARD OF APPEALS in the Application of the following:
Application No . : 50-17
Owner/Applicant: 115 WASHINGSTON STREET EXTENSION, LLC
Property Description: 115 Washington Street
Map 55 . 1 . 4 Parcel 39
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 .
/e
Eleanor W. ietti,
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 55.1.4, Parcel 39 Deed Book 1572, Page 326
115 Washington Street Extension Lot 2 upon Plan Book 21, Page 118
Residential Old Historic (ROH) Land of Dunham upon LC Plan 10452A
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals, on Thursday, December
14, 2017, at 1:00 P.M., Four Fairgrounds Road, Nantucket, Massachusetts, the Board made the
following decision on the application of 115 WASHINGTON STREET EXTENSION LLC,
c/o Sarah F. Alger, P.C., Two South Water Street, Nantucket, Massachusetts, 02554, File No.
050-17.
2. The Applicant seeks to modify a prior Special Permit decision to reflect provisions of the
State Building Code, 9th edition (CMR 780), that require two (2) feet of freeboard for 3 of the 4
approved dwellings to be constructed in the coastal high hazard area(V Zone on Flood Insurance
Rate Maps) on the Locus. Prior relief issued in File No. 35-17 approved demolition and
replacement of 6 pre-existing nonconforming structures with 4 new condominium dwelling units
to be sited outside of all setbacks. The Locus is situated at 115 Washington Street and is shown
on Tax Assessor's Map 55.1.4 as Parcel 39. Evidence of owner's title recorded in Book 1572,
Page 326 on file at the Nantucket County Registry of Deeds. The Locus 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, although one abutter did appear at the public
hearing on File No. 35-17 and expressed concerns.
4. This Decision is intended to supersede and replace our decision in File No. 35-17. In that
file, the Applicant sought and received a Special Permit under Nantucket Zoning By-law (the
"By-law") §139-30 (Special Permits) and §139-33.A(1)(a) (Alteration and Extension of Pre-
existing Nonconforming Uses and Structures) to alter and extend a pre-existing use on a pre-
existing, nonconforming lot. The Applicant also sought and received a Special Permit under
Bylaw §139-18.B (Parking)to the extent necessary,
2
5. The Locus is conforming as to lot area, having lot area of about 11,034 square feet, where
a minimum of 5,000 square feet is required, but is nonconforming as to frontage, having frontage
of about 49.58 feet, where 50 feet is required.
The Locus is nonconforming as to use and parking, being currently improved by six (6)
structures, four of which contain single-family dwellings, one of which was historically used as a
dwelling but has been converted to use as a workshop, and a shed. No conforming parking
spaces are currently provided.
The existing structures on the Locus are nonconforming as to side yard setback, having varying
side yard setbacks of about 2.5 feet at the furthest point to about 0.1 feet over the property line,
where a minimum of five (5) feet is required. The structures otherwise conform to the
dimensional requirements of the By-law, including front and rear yard setbacks and ground
cover.
As documented in the research materials submitted with the Application, four of the existing
structures and their uses have been in existence since a time prior to 1972, and remaining
structure and its use have been in existence for well over ten (10) years and as such are protected
in accordance with the provisions of Mass. Gen. Laws c. 40A, §7.
The Applicant proposes to (a) demolish all six (6) of the structures on the Locus and replace
them with four (4) cottages, all of which will meet the dimensional requirements of the By-law,
and (b) convert the four cottages to a condominium. Four conforming parking spaces, one per
dwelling, will be provided on site.
As so altered and expanded, the Locus will be less nonconforming. The structures will meet all
dimensional requirements of the By-law, but their use as four separate dwelling units, now as
part of a condominium, will continue to be nonconforming.
6. An attachment to the prior relief issued in File No. 35-17 failed to take into account
amendments to the IRC (International Residential Code) that are specific to Massachusetts and
incorrectly stated minimum elevations for structures in a V zone. This misstatement affected the
three (3) proposed structures in the VE Zone (House A, House B, and House C). As a result, the
Applicant sought to modify and correct the relief granted in that file, and this decision is
intended to supersede and replace the decision in that file.
7. Therefore, after a discussion with the Applicant, the Board finds that one (1) parking
space per dwelling unit meets the requirements of By-law §139-18 in the ROH zoning district
and that such Special Permit relief pursuant to By-Law §139-30 and §139-33.A(1)(a) to allow
the project as proposed (demolition of all six (6) structures on the Locus and replacement of
them with four (4) new cottages, all of which will meet the dimensional requirements of the By-
3
law pursuant to§139-16 and §139-17.C(7), (b) provision of four (4) 9'x20' conforming parking
spaces as shown on the Site Plan, drawn by Blackwell & Associates, Inc., dated August 16,
2017, revised October 24, 2017, a copy of which is attached hereto as "Exhibit A" (the "Site
Plan"), and (c) conversion of the four new cottages to a condominium) would be in harmony
with the general purposes and intent of the By-law and would not be substantially more
detrimental to the neighborhood than the existing nonconformity, the concerns of abutters being
adequately addressed by the conditions imposed hereby.
8. Accordingly, by a UNANIMOUS vote, the Board of Appeals grants such SPECIAL
PERMIT relief pursuant to By-Law §139-30 and §139-33.A(1)(a) to allow the project as
proposed (demolition of all six (6) structures on the Locus and replacement of them with four(4)
new cottages, all of which will meet the dimensional requirements of the By-law, (b) provision
of four (4) 9'x20' conforming parking spaces as shown on the Site Plan, and (c) conversion of
the four new cottages to a condominium), upon the following conditions:
(a) All work shall be done in substantial conformity with the Site Plan.
(b) The four (4) new cottages shall be constructed substantially in
conformity with Certificates of Appropriateness Nos. 68534
(House A), 68535 (House B), 68386 (House C), and 68387 as
modified by 69309 (House D), duly issued by the Nantucket
Historic District Commission.
(c) The four (4) new cottages shall be constructed substantially in
conformity with the letter of AKF, dated December 5,2017, a copy
of which is attached hereto as "Exhibit B", as supplemented by the
letter of Richard J. Craddock, dated December 13, 2017, a copy of
which is attached hereto as "Exhibit C", such that the lowest
horizontal structural member of each cottage in the VE Zone
(House A, House B, and House C) is set at the minimum elevation
allowed by applicable code, subject to a tolerance of 0.3' (11'-
11.3'), resulting in a minimum finished floor elevation of 12.2',
subject to a tolerance of 0.3' (12.2'-12.5'), and such that the
finished first floor of the cottage in the AE Zone (House D) is set
at the minimum elevation allowed by applicable code, subject to a
tolerance of 0.3' (9'-9.3'), which is achieved through the use of
pressure-treated lumber.
(d) There shall be no exterior construction between Memorial Day and
Labor Day of any year.
I •_T ' __ _ 1 S _ SA
4
Assessor's Map 55.1.4, Parcel 39 Deed Book 1572, Page 326
115 Washington Street Extension Lot 2 upon Plan Book 21, Page 118
Residential Old Historic (ROH) Land of Dunham upon LC Plan 10452A
Dated: December 14, 2017
A
Ed ar . To• e
7-- 7 .../
erim o ac 40
Poor
A
Geoffrey W. hayer
i
A
Ji 1 '•ndani
COMMONWEALTH OF MASSACHUSETTS
County of Nantucket, ss
On the 11-‘ day of J a.Inua,Y v , 2018, before me, the undersigned notary public,
personally appeared ko if l YYl ka,se -k-ac , 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
signe'the foregoing in ment voluntarily for the purposes therein expressed.
Pt,oCl /0 /
c?"1
fficial Signature and Seal of Atary Public ) DORIS C. STRANG
My commission expires: t p loci i2020
Notary Public
�__ Commonwealth of Massachusetts
My Commission Expires October 9,2020
5
EXHIBIT A
Zoning Board of Appeals Decision
115 Washington Street Extension, LLC, 115 Washington Street Extension
File No. 035-17
Site Plan, drawn by Blackwell & Associates,Inc.,
dated August 16,2017, revised October 24,2017
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EXHIBIT B
Zoning Board of Appeals Decision
115 Washington Street Extension, LLC, 115 Washington Street Extension
File No. 035-17
Letter of AKF, dated December 5, 2017
7
A K F
December 5, 2017
Nantucket Zoning Board of Appeals
2 Fairgrounds Road
Nantucket, MA 02554
Att: Edward S. Toole, Chairman
Re: 1 WS 115 Washington St., Nantucket, MA
Flood Zone Requirements
Dear Mr. Toole,
The project known as 1 WS, located at 115 Washington St. in Nantucket, involves construction
of four single-family residential buildings. Three of these buildings are located in a VE-9 Zone as
described by the National Flood Insurance Program (NFIP) Flood Insurance Rate Map, and the
fourth building is in an AE-8 Zone. The following language from the Massachusetts 8th and 9th
editions of 780 CMR provides the relevant elevation requirements.
780 CMR 8th Ed. (2009 IRC with MA amendments)
R 322.2.1 Elevation requirements.
2. Buildings and structures in flood hazard areas designated as Coastal A Zones shall have
the lowest floors elevated to or above the base flood elevation plus 1 foot, or to the design
flood elevation,whichever is higher.
R322.3.2(MA Amendment)
1. All buildings and structures erected within coastal high hazard areas shall be elevated so
that the lowest portion of all structural members supporting the lowest floor, with the
exception of mat or raft foundations, piling, pile caps, columns,grade beams and
bracing, is located at or above the design flood elevation plus two feet.
780 CMR 9th Ed. (MA amendment to 2015 IRC)
R322.1.4 Establishing the Design Flood Elevation The design flood elevation in
Massachusetts shall be as follows :
2. For A Zones,the design flood elevation shall be the base flood elevation plus one foot.
See section R 322.2 for requirements.
3. For V Zones,the design flood elevation shall be the base flood elevation plus two feet.
See section R322.3 for requirements.
As these excerpts indicate, while the format has been altered the requirements have remained
the same between the 8th and 9th editions. In either case,whether this project is
99 BEDFORD STREET,2ND FLOOR,BOSTON,MA 02111 TEL 617.737.1111 FAX 617.737.4311 WWW.AKFGROUP.COM
ARLINGTON,VA•BOSTON,MA•COLUMBUS,OH•MINNEAPOLIS,MN•NEW YORK,NY•PHILADELPHIA,PA•PRINCETON,NJ•ROCHESTER MN•STAMFORD,CT•MEXICO OTY,MX
AKF
Re: 1. WS Nantucket Coastal Project
115 Washington St. Nantucket, MA
permitted under either the 8th or 9th edition of 780 CMR,the proposed structures located in
the VE-9 zone must be located a minimum of two feet above the base flood elevation, and the
structure located in the AE-8 zone must be located a minimum of one foot above the base flood
elevation. it should be emphasized that, in both editions of the code, elevation is measured to
the finished floor in a Coastal A zone whereas it is measured to the lowest portion of all
structural members supporting the lowest floor(with exceptions for supporting structural
elements) in a V zone.
Based on these requirements the minimum design elevations for the four proposed structures
at 115 Washington St. are as follows :
Houses A, B and C(Zone VE-9)
The lowest horizontal structural members of these buildings are required to be a minimum of
11' representing base flood elevation of 9' plus 2', resulting in a projected minimum finished
floor elevation of 12.2'.
House D (Zone AE-8)
The Base Flood Elevation in this zone is 8' above sea level,therefore the first finished floor
elevation is required to be a minimum of 9'.
Please let me know if you have any questions regarding this matter.
Very truly yours,
AKF Group LLC
iius&
Vernon Woodworth FAIA
99 BEDFORD STREET,2ND FLOOR,BOSTON,MA 02111 TEL 617.737.1111 FAX 617.737.4311 WWW.AKFGROUP.COM
ARLINGTON,VA•BOSTON,MA•COLUMBUS,OH•MINNEAPOLIS,MN•NEW YORK,NY•PHILADELPHIA,PA•PRINCETON,NJ•ROCHESTER MN•STAMFORD,CT•MEXICO CITY,MX
EXHIBIT C
Zoning Board of Appeals Decision
115 Washington Street Extension, LLC, 115 Washington Street Extension
File No. 035-17
Letter of Richard J. Craddock, dated December 13, 2017
8
December 13, 2017
Zoning Board of Appeals
2 Fairgrounds Road
Nantucket,MA 02554
Attention: Edward S.Toole,Chairman
1 WS, 115 Washington Street
Map 39-Parcel 55.1.4
Nantucket,MA 02554
To Whom It May Concern,
We are writing to supplement the letter to you from AKF, dated December 5, 2017,to establish
tolerances for the construction of the four cottages at the above property.
House A, House B, and House C,Zone VE-9
The lowest horizontal structural member of House A,House B, and House C,which will be
located in Zone VE-9, is to be between Elevation 11'and 11.3'. Projected finished first floor is to
be between Elevation 12.2'and 12.5'.
House D, Zone AE-8
The Finished First Floor Elevation of House D which is located in Zone AE-8 is to be between
Elevation 9' and 9.3'.
Kind Regards,
Richard J. Craddock
Ridgevale Development, LLC.
General Contractor