HomeMy WebLinkAbout013-02
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
~
I () ,20 02-
To: Parties in Interest and, Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Owner/Applicant:
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Application No.:
Enclosed is the Decision of the BOARD OF APPEALS which has
this day been filed in 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 an complaint in 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.
cc: Town Clerk
Planning Board
Building Commissioner
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME
LIMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDING'TO NANTUCKET
ZONING BY-LAW 9139-301 (SPECIAL PERMITS); 9139-321 (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
Assessor's Map 55, Parcel 85
3 Waydale Road
Residential-l0
Plan File 25-1
Lot 25B
Deed, Book 712, Page 255
DECISION:
1. At a Public Hearing of the Nantucket Zoning Board of
Appeals, opened on Friday, February 8, 2002, at 1:00 P.M., and
continued to and concluded upon Friday, April 5, 2002, in the
Conference Room, in the Town Annex Building, 37 Washington
Street, Nantucket, Massachusetts, the Board made the following
Decision on the Application of DAVID D. GLOWACKI, as Trustee of
THREE WAYDALE ROAD REALTY TRUST, c/o Reade, Gullicksen, Hanley &
Gifford, LLP, Post Office Box 2669, Nantucket, Massachusetts
02584, File No. 013-02:
2. The Applicant is APPEALING, under Nantucket Zoning By-
law SI39-31.A, from a "Violation(s) Notice" issued by the Zoning
Enforcement Officer, dated December 6, 2001, alleging that the
Applicant was in violation of the Nantucket Zoning By-law in
connection with the commercial use of the subject property (the
"Locus") . The violation letter stated that relief from the
Zoning Board of Appeals was necessary to alter and extend a pre-
existing nonconforming commercial use and that the Applicant was
in violation as no such relief had been obtained. In the
alternative, the Applicant is seeking relief by SPECIAL PERMIT
under Nantucket Zoning By-law SI39-33.A(4) for the alteration of
the allegedly pre-existing, nonconforming commercial use of the
Locus to encompass the distribution and storage of tools and
equipment for construction and related activities; and under
S13 9-8. B (1) for a neighborhood service establishment, as a shop
for the distribution and storage of tools and equipment for
construction and related activities. The Locus is improved with
a single structure, containing one single-family dwelling unit
and existing shop space. The Locus is nonconforming as to
setback, with the structure being sited as close as 16 feet from
the front yard lot line in a district in which minimum front yard
setback is 20 feet, and as close as about 7.1 feet from the
northwesterly side yard lot line, with minimum side yard setback
in this district being 10 feet.
The Locus is situated at 3 WAYDALE ROAD, Assessor's Map 55,
Parcel 85, is shown upon a plan recorded with Nantucket Deeds in
Plan File 25-1 as Lot 25B, and is situated in a RESIDENTIAL-I0
zoning district.
1
3. Our Decision is based upon the Application and
accompanying materials, and representations and testimony
received at our Public Hearing. The Planning Board
recommendation was unfavorable as to the appeal, and did not make
a recommendation as the relief requested by Special Permit under
SI39-33.A(4), and left it to the Board of Appeals to impose
appropriate conditions if said Special Permit relief was granted.
As to the request for Special Permit relief for a neighborhood
service establishment, the Planning Board was not convinced that
the proposal meets that definition. There was both opposition
and support from neighbors presented in person and by
correspondence at the Public Hearing. At the continued hearing
on April 5, 2002, various neighboring property owners who had
initially opposed the Application were represented by counsel and
did not object to the alteration of the commercial use provided
there be substantial conditions imposed.
4. As presented by the Applicant, David D. Glowacki, and
through the Applicant's counsel, a tract of land, including the
Locus, was acquired by his grandparents, Donald L. MacDonald and
Louise B. MacDonald, in 1945. Donald MacDonald was a building
and masonry contractor, and constructed the building upon the
Locus over a period of time to contain both his family residence
and spaces used as a shop for his business activities, including
fabrication and assembly of building components, indoor and
outdoor storage, and various other activities relating to
construction and the construction trades. The building was fully
constructed in its present configuration prior to the 1972
effective date of the Nantucket Zoning By-law, and was used in
this manner by Mr. MacDonald from a time prior to 1972 until his
retirement in 1978, shortly after which he died. Upon Mr.
MacDonald's retirement, Louise MacDonald commenced the rental of
the shop space in the structure to multiple contractors and
tradesmen for use as shops for the fabrication and assembly of
materials in connection with construction and related activities.
In 1980, the Locus was conveyed by Mrs. MacDonald to her
daughter, the Applicant's mother, Anne Glowacki, who continued
the same use until 2001, when she conveyed the Locus to the
Applicant. A reduced copy of a site plan by John J. Shugrue,
Inc., dated January 24, 2002, revised February 8, 2002, which was
submitted to the Board of Appeals for minor site plan approval
and which depicts the present structures and improvements upon
the Locus, is attached hereto as Exhibit A. Site plan approval
was granted by the Board of Appeals to a marked-up version of
this plan indicating pavement location.
5. The
shop spaces
business in
construction
Applicant, upon acquiring the Locus, took over the
formerly occupied by tenants, and commenced a
the rental of tools and equipment, primarily for
and related activities by contractors, tradesmen and
2
homeowners. Soon thereafter, the Zoning Enforcement
issued the Violation Notice, which precipitated the
Application to the Board of Appeals.
Officer
present
6. The obj ections presented by certain neighbors at the
first public hearing centered upon the fact that the Locus is in
a residentially zoned neighborhood, and concerns were expressed
about noise, traffic, and hours of operation. Neighbors who
supported the Application cited the Applicant's efforts to screen
and clean up the Locus so that it had a less negative impact upon
the neighborhood than had been the case with the multiple
commercial tenants who had until recently occupied the Locus
wi thout conditions having been imposed to lessen said negative
impact.
7. At the continued public hearing, counsel for the
Applicant, Arthur I. Reade, Jr., Esquire, and counsel to the
obj ecting neighbors, William F. Hunter, Esquire, reported that
they had agreed upon appropriate conditions under which the
commercial activities of the Applicant could continue while
minimizing adverse impact upon the neighborhood. These
conditions are as follows:
(a) The commercial use of the Locus shall be limited
to a single business entity engaged in rental of equipment and
tools, with no retail sales except those ancillary to this
primary use. No change in this use shall be made without further
relief from the Board of Appeals.
materials
Appeals.
(b) There will be
in the absence of
no exterior storage of
further relief from the
goods or
Board of
(c) Doors and windows will be kept closed during
servicing of tools or equipment if the servicing involves
generation of noise, which would be audible outside the building.
(d) The area behind the existing building, beyond the
present gate, will not be used for any commercial activity other
than parking of personal vehicles for employees, staff and
occupants of the Locus.
(e) The maximum hours of operation of the business
upon the Locus shall be 7:30 A.M. to 5:30 P.M., Monday through
Friday, and 8:00 A.M. to 2:00 P.M. on Saturday; the business will
not be open on Sunday.
(f) The vegetative screening now existing around the
perimeter of the Locus shall be maintained by the property owner.
3
( g ) An y
accordance with all
state and local.
hazardous materials
applicable laws and
shall be stored in
regulations, Federal,
(h) Fuel deliveries shall be made at the front of the
building; fuel deli very trucks shall not drive into the area
behind the building past the gate.
(i) The property owner shall pave the portion of
Waydale Road between the end of the existing pavement, that
starts at Hooper Farm Road and runs in a southeasterly direction
on Waydale Road, and the southerly driveway upon the Locus, by
July 1, 2002.
(j) The layout of the property shall be in substantial
conformity with Exhibit A.
8. Based upon the presentations by the Applicant and the
neighbors, and the agreement by the neighbors upon the conditions
as set forth in Paragraph 7 of this Decision, the Board of
Appeals, by UNANIMOUS vote, made the finding that the proposed
alteration of the pre-existing, nonconforming commercial use of
the Locus, as proposed and outlined above, upon these conditions
would not be substantially more detrimental to the neighborhood
than the pre-existing nonconformities, and GRANTED relief by
SPECIAL PERMIT under Nantucket Zoning By-law SI39-33.A(4),
subject to the conditions as set forth in Paragraph 7, above.
9. At the continued Public Hearing, the Applicant withdrew
wi thout prej udice, with the unanimous consent of the Board of
Appeals, his request for Special Permit relief under Nantucket
Zoning By-law SI39-8.B(I) for a neighborhood service
establishment, and his appeal from the decision of the Zoning
Enforcement Officer.
10. By a unanimous vote, the Board approved the site plan
under Nantucket Zoning By-law SI39-23, as shown in Exhibit
A.
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(013-02)
Dated:
May 10 , 2002
F: \WpG\GLOWACKI\David\3 Waydale\ZBA DEC-doc
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LEGEND,
EXISTING CONDITIONS
PLAN OF LAND ;n
NANTUCKET, MASS.
SCALE: l' = 30'
DA TE: JANUARY 24, 2002
JOHN J. SHUGRUE INC.
POST OFFICE BOX 1811
57 OLD SOUTH ROAD
NANTUCKE~ MA. 02554
508-228-4480
FOR: DAVID GLO~ACKI
REVISED: FEBRUARY 8, 2002
I" "
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_ green space
I parking space
4 concrete
:' :1 gravel
o 30 60
~
scale in feet
ASSESSORS MAP 55
PARCEL NO.
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lOCUS MAP
SCALE ! I = .00'
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ZONING, R-I0
MINIMUM LOT SIZE, 10,000 SF.
MINIMUM FRmTAGE, 75 F-
FRONT YARD SETBAC~20 Fe
REAR 8. SIDE SEl BACK, 10 FT
GROUND COVER RATIO,20%
W
-1
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523.7
PROPOSED GREEN SPACE
5563.9:t S.F.
or 20.01%
PARKING REQUIRED:
APARTMENT
OFFICE
270sf @ 1/200
RENTAL AREA
450 sf @ 1/200
STORAGE
4,934 sf @ 1/900
EMPLOYEE
3 @ 1/3 eMps.
TOTAL
PARKING PROVIDED
1 SPACE
space
2 spaces
, 5 space'
= 1 space
= 10 spo.ce 5
12 space5
of APPEA_S
7
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DATE,
cj!~/uc
FILE NUMBER: Of 3---GL
85
1IE,785BOA
TOWN OF NANTUCKET
. BOARD OF APPEALS
NANTUCKET, MASSACHUSBTfS 02554
NOTICE
A Public Hearing of the NJ\NTUCKET WNING BOARD OF APPEALS will be held
at 1:00 P.M., FRIDAY, FE~~!!ARY 8, 2002, IN THE CONFERENCE ROOM,
TOWN ANNEX.BUlLl>lNG, 37 'Washington Street, Nantucket, Massachusetts, on the
Application of the following:
DAVID D. GLOWACKI, AS TRUST
TRUST
.-TY
BOARD OF APPEALS FILE NO. 013-
AtwAL
-'. ---- ---. --_.. .---
- Tlie Piemises is located at 3 WAYDALE ROAD, Assessor's Map 55, Parcel 85,
Lot 25 in Plan Book 20, Page 16. The property is zoned Residential-l0.
q
TIllS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER ~ .
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
BOA Form 1-89
NANTUCKET ZONING BOARD OF APPEALS
37 WASHINGTON STREET
NANTUCKET, MASSACHUSETTS 02554
December 28, 2001
Date
NO.@~
CASE
APPLICATION FOR RELIEF
Owner's name(s): David D. Glowacki, as Trustee of Three Wavdale Road
Realtv Trust
Mailing address: c/o Reade, Gullicksen, Hanlev & Gifford, LLP
Applicant's name: same
Mailing address: p, 0, Box 2669, Nantucket, Massachusetts 02584
Location of lot: Assessor's map and parcel number 22-85
Street address: 3 Wavdale Road
Registry Land Ct Plan, plan Bk & Pg or Plan File 20-16 Lot ~
Date lot acquired: ~/~/2001 Deed Ref 21l/~ Zoning district R-10
Uses on lot - commercial: Distribution and storaqe of construction supplies
_ number of: dwellings __ duplex __ apartments rental rooms
Building date(s): all pre-8/72? ~ or _____ C of O? MCD? No
Building Permit appl'n Nos, _____
Case Nos. all BoA applications, lawsuits:
State fully all zoning relief sought and respective Code sections
and subsections, specifically what you propose compared to present
and what grounds you urge for BoA to make each finding per Section
139-32A if Variance, 139-30A ~ if a Special Permit (and 139-33A
~ if to alter or extend a nonconforming use), If appeal per 139-31A
& B ~, attach decision or order' appealed, OK to attach addendum2
SEE ATTACHED ADDENDUM
Items enclosed as part of this Application: order'~ addendum2 ~
Locus map ~ Site plan ~ showing present ~ + planned __ structures
Floor plans present ~ proposed __ elevations __(HDC approved? __)
Listing lot area ~ frontage ~ setbacks ~ GCR __ parking data __
Assessor-certified addressee list 4 sets ~ mailing labels 2 sets ~
$200 fee payable to Town of Nantucket ~ proof' 'cap' covenant __
'(If an appeal, ask Town Clerk to send Bldg Comr's record to BOA.)
I certify that the requested information submitted is substantially
complete and true to the best of my knowledge, under the pains and
penalties of pe~r;~
SIGNATURE: ~/~~{ Applicant __ Attorney/agent ~
'(If not owner or owner's attorney, enclose proof of authority)
FOR BoA OFFICE USE 62 r :0
Application c'llPieS~C' ~~e foe BoA on / ~;.'.~cl t4-."'.'
One copy f i H)i>t erk on I I 3-.<2...- by ('") ';' comr:< ?"o ~
One copy each t ning ?t3/~ilding Dept I~ 15 ~.
$200 fee check iven TO'1'7 Tryj'surer on .( _L~ by . ai~d?~<":""
Hearing notice postedLq..2,u~iled L2.rtn..-J.~ M~_JZj/~i. I
Hearing (s) on __I __I __ cont' d to __I __I __, __I __I __ wi th~~1 _I ~
Decision due by __I __I __ made __I __I __ filed TC I I mail~ _/_/_
See related cases lawsuits other
F: \ WpG\GLOWACK I \David\} Waydille\ ZBf,Q1APP ,doc
ADDENDUM TO APPEAL AND APPLICATION
OF
DAVID D. GLOWACKI, TRUSTEE OF THREE WAYDALE ROAD REALTY TRUST
The applicant hereby appeals from a "VIOLATION(S) NOTICE" issued
by the Zoning Enforcement Officer, dated December 6, 2001,
alleging that the applicant was in violation of the Nantucket
Zoning By-law (the "By-law") in connection with the commercial
use of the subject property (the "Locus").
In the al ternati ve, the applicant applies for a Special Permit
pursuant to the following provisions of the By-law:
(a) Under ~139-33.A(4), for the alteration of the pre-
existing, nonconforming commercial use upon the Locus to
encompass the present use for distribution and storage of tools
and equipment for construction and related activities.
(b) Under ~139-8.B(1), for a neighborhood service
establishment, as a shop for the distribution and storage of
tools and equipment for construction and related activities.
The structure upon the Locus was constructed in its present
configuration prior to the 1972 effective date of the By-law, and
has been used for commercial purposes since it was constructed
shortly after the acquisition of the tract of land including the
Locus by the applicant's grandparents in 1945. The applicant's
grandfather, Donald L. MacDonald, was a building and masonry
contractor, and used the Locus as a shop for various activities
related to his business, including fabrication and assembly of
components of buildings, construction of boats, wharf
construction, indoor and outdoor storage, and various other
activities related to construction and the construction trades,
until his brief retirement and then death in 1978. Upon Mr.
MacDonald's retirement, the applicant's grandmother, Louise B.
MacDonald, and later the applicant's mother, Anne Glowacki, used
the building for rental of spaces to various contractors and
tradesmen for use as shops for fabrication and assembly of
materials in connection with construction and related projects,
and indoor and outdoor storage of materials in connection with
these activities.
F:\WpG\GLOWACKI\David\3 Waydale\ZBA01ADD.doc
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BoA Form
2-89
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NANTUCKET ZONING BOARD OF APPEALS
TOWN AND COUNTY BUILDING
NANTUCKET, MA 02554
ASSESSOR'S'LIST OF PARTIES IN INTEREST
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APPLICANT FOR RELIEF (SAME? ~
ADDRESS OF PROPERTY: ~ ~')a7 J..._ ~ ~C--c-Q
ASSESSOR'S MAP - PARCEL: S5 - 85
PROPERTY OWNER:
*
*
LIST OF PARTIES INCLUDING ADDRESSES*(OR SEE ATTACHED
) :
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I certify that the foregoing (or the attached ) lists
all persons, natural or legal, 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 three hundred feet of the
property line of Owner's property, as they (and their
address) appear on the most recent applicable tax list
[per M.G.L. c.40A, Section 11 and Zoning Code Chapter 139,
section 139-29D(2)].
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AssesJWr~Town of Narytucket
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*NOTE: Applicant (petitioner) should include with the lot
for which zoning relief is sought, any commonly-owned
abutting lots which might become involved in the zoning
matter. List map and parcels for each abutter.
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Town of Nantucket
Office of Zoning Enforcement
37 Washington St., Nantucket, MA 02554
Marcus Silverstein
Zoning Officer
Ph. 508-325-7578
Fax: 508-325-7579
VIOLATION(S) NOTICE
December 6, 2001
re: file #035-01
David Glowacki
3 Waydale Rd,
Nantucket, MA 02554
Dear Mr. Glowacki, and all persons having notice of this order:
As owner/occupant of the 101(s) known as 3 Waydale Rd. (Map#55, Parcel# 85), please
be advised that this office has filed a complaint regarding non-compliant commercial use
ofland in a residentially zoned (R-lO) area.
Use of3 Waydale Rd. for commercial-related workshops (carpentry et al.) had been
protected under ~139-33 of the Zoning Code, Pre-existing Nonconforming Uses,
Structures, and Lots. However, ~ 139-33A( 4) requires no extension, or alteration, of a
pre-existing nonconforming use be permitted unless both a) the Zoning Board of Appeals
(ZBA) finds that such a change is not more detrimental to the neighborhood than the
existing nonconforming use, and b) the ZBA issues a special permit based on said
finding.
You are hereby notified that you are in violation of~139-33A(4) of the Zoning Code of
the Town of Nantucket and are given five (5) business days of receipt of this letter to
me for special permit relief from the Zoning Board of Appeals.
If at the end of five (5) business days this order has not been complied with, further
enforcement action will be taken.
Respectfully,
Marcus Silverstein
Zoning Enforcement Officer
Town of Nantucket
IfYiN believe YiN have neeivell this Notkebaen'Ol', orifyoa 8ft agrievellby'" Order, you _y sIIow ~ _ to wily you
..... DOt he reqairell to comply. by tDInt: a Notke of AppelII (spedfJiq the gJ'WIlIIs theI'eof) 'IdtJUa tIdrty (30) U,.. oftbe
rempt of this Order.
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BOA Form 1-89
NANTUCKET ZONING BOARD OF APPEALS
37 WASHINGTON STREET
NANTUCKET, MASSACHUSETTS 02554
December 28, 2001
Date
CASE No,
APPLICATION FOR RELIEF
Owner's name(s): David D, Glowacki, as Trustee of Three Waydale Road
Realty Trust
Mailing address: c/o Reade, Gullicksen, Hanley & Gifford, LLP
Applicant's name: same
Mailing address: p, O. Box 2669, Nantucket, Massachusetts 02584
Location of lot: Assessor's map and parcel number 22-~
Street address: 3 Waydale Road
Registry Land Ct Plan, Plan Bk & Pg or Plan File 20-16 Lot ~
Date lot acquired: ~/~/2001 Deed Ref 712/~ Zoning district R-10
Uses on lot - commercial: Distribution and storaqe of construction supplies
_ number of: dwellings __ duplex __ apartments rental rooms
Building date(s): all pre-S/72? ~ or _____ C of O? MCD? No
Building Permit appl'n Nos. _____
Case Nos, all BoA applications, lawsuits:
State fully all zoning relief sought and respective Code sections
and subsections, specifically what you propose compared to present
and what grounds you urge for BoA to make each finding per Section
139-32A if Variance, 139-30A ~ if a Special Permit (and 139-33A
~ if to alter or extend a nonconforming use), If appeal per 139-31A
& B ~, attach decision or order' appealed, OK to attach addendum'
SEE ATTACHED ADDENDUM
Items enclosed as part of this Application: order'~ addendum' ~
Locus map ~ Site plan ~ showing present ~ + planned __ structures
Floor plans present ~ proposed __ elevations __(HDC approved? __)
Listing lot area ~ frontage ~ setbacks.~ GCR __ parking data __
Assessor-certified addressee list 4 sets ~ mailing labels 2 sets ~
$200 fee payable to Town of Nantucket ~ proof) 'cap' covenant __
'(If an appeal, ask Town Clerk to send Bldg Comr's record to BOA,)
I certify that the requested information submitted is substantially
complete and true to the best of my knowledge, under the pains and
penalties of per11:~;~
SIGNATURE: ~,~~ { Applicant __ Attorney/agent 2!;
)(If not owner or owner's attorney, enclose proof of authority)
d;
Application copies rec'd: 4 or for BoA on -4 /---i ~ ~
One copy filed with Town Clerk on ___I ___I ___ by ~" comp e4 ','
One copy each to Planning Bd and Building Dept ___/~7 ~ .
$200 fee check given Town Treasurer on ___/_____ by~~ wai d?~~
Hearing notice posted __I __I __ mailed __1__/__ I & M ~__/ __, _I _I _ ':':'
Hearing (s) on / / __ cont I d to / I / / tirf~drawn? I I ;-~
Decision due by __/__/__ made __/=1= filedTC __/~:mailejl,~~~j_/ ion
See related cases lawsuits o:5Ier J::;. CJ
V1
FOR BoA OFFICE USE
F: \WpG\GLOWACKl \David\) Waydale\ZBA01APP. doc
ADDENDUM TO APPEAL AND APPLICATION
OF
DAVID D. GLOWACKI, TRUSTEE OF THREE WAYDALE ROAD REALTY TRUST
The applicant hereby appeals from a "VIOLATION(S) NOTICE" issued
by the Zoning Enforcement Officer, dated December 6, 2001,
alleging that the applicant was in violation of the Nantucket
Zoning By-law (the "By-law") in connection with the commercial
use of the subject property (the "Locus").
In the alternative, the applicant applies for a Special Permit
pursuant to the following provisions of the By-law:
(a) Under ~139-33.A(4), for the alteration of the pre-
existing, nonconforming commercial use upon the Locus to
encompass the present use for distribution and storage of tools
and equipment for construction and related activities.
(b) Under ~l39-8.B(1), for a neighborhood service
establishment, as a shop for the distribution and storage of
tools and equipment for construction and related activities.
The structure upon the Locus was constructed in its present
configuration prior to the 1972 effective date of the By-law, and
has been used for commercial purposes since it was constructed
shortly after the acquisition of the tract of land including the
Locus by the applicant's grandparents in 1945. The applicant's
grandfather, Donald L. MacDonald, was a building and masonry
contractor, and used the Locus as a shop for various activities
related to his business, including fabrication and assembly of
components of buildings, construction of boats, wharf
construction, indoor and outdoor storage, and various other
activities related to construction and the construction trades,
until his brief retirement and then death in 1978. Upon Mr.
MacDonald's retirement, the applicant's grandmother, Louise B.
MacDonald, and later the applicant's mother, Anne Glowacki, used
the building for rental of spaces to various contractors and
tradesmen for use as shops for fabrication and assembly of
materials in connection with construction and related projects,
and indoor and outdoor storage of materials in connection with
these activities.
F,\WpG\GLOWACKl\David\3 Waydale\ZBA01ADD.doc
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2-89
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NANTUCKET ZONING BOARD OF APPEALS
TOWN AND COUNTY BUILDING
NANTUCKET, MA 02554
ASSESSOR'S'LIST OF PARTIES IN INTEREST
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APPLICANT FOR RELIEF (SAME? ~
ADDRESS OF PROPERTY: ~ War c:L_ & ~c--cQ
ASSESSOR'S VlAP - PARCEL: 55 - 85
PROPERTY OWNER:
*
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LIST OF PARTIES INCLUDING ADDRESSES*(OR SEE ATTACHED ~):
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I certify that the foregoing (or the attached ) lists
all persons, natural or legal, 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 three hundred feet of the
property line of Owner's property, as they (and their
address) appear on the most recent applicable tax list
[per M.G.L. c.40A, section 11 and Zoning Code Chapter 139,
section 139-29D(2)].
1d.},l}Ol
Date I I
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Asses~rpTown of Na~tucket
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*NOTE: Applicant (petitioner) should include with the lot
for which zoning relief is sought, any commonly-owned
abutting lots which might become involved in the zoning
matter. List map and parcels for each abutter.
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MORTGAGE INSPECTION PLAN
IN
NANTUCKET; MASS:
}(A'rES ENCIMERfNG. NC.
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PREPARElJ FOR (;t.OWACKI
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OEEJ) I?UflrENCE: BOOK 17-1 AoC~ 1M
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1M: ~ SllfUCllINES ME ~4W!I.Y ~OCAlEO ON THC r;N()()N(} AS SifOM'(. lHiY ETHt:H
~ W 71E SETB4CK ~ OF mE UKIJ.. ZCiNA'C ilrUWS IN EFFECT AT 1W T/AE OF .
CQN.S1R()C'J'1( OR ~ EXEJlPT ffl()I.I ~~ ~ I4C1Ui tJAaJr N.G.L 11M iC QW'lEN
~ SECTION;; A/(f) ~T 7/tf7if" Mlf NO ~ OF ~ ~ Dno IfHY A~
. IWOPOfT'I' UNa D'C'tPT AS SHOHW ANf) NOlElJ /rIlRE()'I. . . ..
THIS 1$ NOT A. iJOIJN(J(Kr' OR TllU INStIItANCf." SCAMY. 1HIS!'(AN #AS PROWtED It' ~ ",
~ AID TECHNICAL .srAN~~ JI~ t(W( ~ AS AfX)i'TEIJ l1't 11E
~ ~ OF /6;'"'G(Sl1fAT1ON OF 1"IfOFCSS1ONII L'h'C1Nl"DtS N<I() l;W1) ~ 1M QoIf
I.~ AND USE fOR ..wr OTHDf I"UfP()Sl" 1$ I'I('(H!1fll7). MS PlAN 1$ NOT TO K lJ5!l) FC1If ~
~ !JEEr} DCSCHfPl1Q4IS, CIi' CCW$l1l(JC.'lKW. ., ,
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I CDmn' mq lHS PROI'fRTY DOt""S NOT /Jl" MTHN A fLOO() H41'ARf) M'eC (ZONE A
Otf v.J AS SHOIIN ON nooo ~ /i'AlF MAP COItO.w.nr 1loWfZ. Nf/JI8["/r
1$02J() 0011 a ~'M' LWE' NOIIEJi8E7lI; I~
~~-~~--~-------
~ JANO~
/MTE: _~_?.3.L~L_____
Town of Nantucket
Office of Zoning Enforcement
37 Washington St., Nantucket, MA 02554
Marcus Silverstein
Zoning Officer
Ph. 508-325-7578
Fax: 508-325-7579
VIOLATION(S) NOTICE
December 6, 2001
re: file #035-01
David Glowacki
3 Waydale Rd.
Nantucket, MA 02554
Dear Mr, Glowacki, and all persons having notice of this order:
As owner/occupant of the lot(s) known as 3 Waydale Rd. (Map#55, Parcel# 85), please
be advised that this office has filed a complaint regarding non-compliant commercial use
ofland in a residentially zoned (R-I0) area.
Use of3 Waydale Rd. for commercial-related workshops (carpentry et al.) had been
protected under ~ 139-33 of the Zoning Code, Pre-existing Nonconforming Uses,
Structures, and Lots. However, ~ 139-33A( 4) requires no extension, or alteration, of a
pre-existing nonconforming use be permitted unless both a) the Zoning Board of Appeals
(ZBA) finds that such a change is not more detrimental to the neighborhood than the
existing nonconforming use, and b) the ZBA issues a special permit based on said
finding.
You are hereby notified that you are in violation of ~139-33A(4) of the Zoning Code of
the Town of Nantucket and are given five (5) business days of receipt of this letter to
fde for special permit relief from the Zoning Board of Appeals.
If at the end of five (5) business days this order has not been complied with, further
enforcement action will be taken.
Respectfully,
Marcus Silverstein
Zoning Enforcement Officer
Town of Nantucket
If,-- believe Y- have ftCdved tbis NoUce Ia eITOI", or ifY-1Ift aarieve41Jy dUll Order, Y- _y show ea.- _ to wily ~
IIIIoaIlI DOt be relIairelI to CGIIIpIy. by IIIIDc a NoCb of Appeal (spedlyiBl the IJ"4MDMIs thereof) w1tIdn tIdriy (30) flays of the
rempt efthis 0rlIer.
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BOA Form 1-89
NANTUCKET ZONING BOARD OF APPEALS
37 WASHINGTON STREET
NANTUCKET, MASSACHUSETTS 02554
December 28. 2001
Date
CASE No,
APPLICATION FO? RELIEF
Owner's name(s}: David D, Glowacki, as Trustee of Three Wavdale Road
Realtv Trust
Mailing address: c/o Reade, Gullickspn. Hanley & Gifford, LLP
~pplicant's name: same
Mailing address: P. 0, Box 2669. ~a~cucket. Massachusetts 02584
Location of lot: Assessor's map a~c parcel number 55-85
Street address: 3 Waydale Road
Registry Land Ct Plan, Plan Bk & Pg or Plan File 20-16 Lot 25
Date lot acquired: ~/ll/2001 Deed Kef 212/222 Zoning district R-IO
Uses on lot - commercial: Distribution and storaqe of construction SUDDlies
_ number of: dwellings _ dlJplex _ apartments rental rooms
Building date (s): all pre-8/72? :>:: or _ C of 0" [/OCD? No
Building Permit appl'n Nos, _
Case Nos, all BoA applications, la~suits:
State fully all zoning relief sought and respective Code sections
and subsections, specifically what you propose compared to present
and what grounds you urge for BoA to make each finding per Section
139-32A if Variance, 139-30A ~ if a Special Permit (and 139-33A
~ if to alter or extend a nonconforming use), If appeal per 139-31A
& B ~, attach decision or order' appealed, OK to attach addendum2
SEE ATTACHED ADDENDUM
Items enclosed as part of this Appl-=-cat~on: order'~ aOG'2ndum2 ~
Locus map ~ Site plan ~ showing present ~ + planned structures
Floor plans present ~ proposed _ elevations _(HOC approved? _)
Listing lot area ~ frontage ~ setbacks ~ GCR _ parking data _
Assessor-certified addressee list 4 sets ~ mailing labels 2 sets ~
$200 fee payable to Town of Nantucket ~ proof' 'cap' covenant _
'(If an appeal, ask Town Clerk to send Bldg Comr's record to BOA,)
I certify that the requested information submitted is substantially
complete and true to the best of my kno\olledge, under the pains and
penalties of per~r~;~
SIGNATURE: ~,~A[ Applicant _ Attorney/agent ~
/ /
'(If not owner or owner's attorney, enclose proof of authority)
FOR BoA OFFICE USE
_mm_~.
Application copies rec'd: 4 or for BoA on ___/___/___ by
One copy filed with Town Clerk on ___/___/___ by complete? ___
One copy each to Planning Bd and Building Dept ___/___/___ by
$200 fee check given Town Treasurer on / by waived?
Hearing notice posted _/ _/ _ mailed _/ _/ _ I & M _/ _/ _ / /
Hearing(s) on _/_/_ cont'd to _/_/ _/_/_ withdrawn? -/-/-
Decision due by / / made / / filed TC / / mailedd / /-
See related case;- - - lawsui ts ----;t~x.: I'V
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ADDENDUM TO APPEAL AND APPLICATION
OF
DAVID D. GLOWACKI, TRUSTEE OF THREE WAYDALE ROAD REALTY TRUST
The applicant hereby appeals from a "VIOLATION(S) NOTICE" issued
by the Zoning Enforcement Officer, dated December 6, 2001,
alleging that the applicant was in violation of the Nantucket
Zoning By-law (the "By-law") in connection with the commercial
use of the subject property (the "Locus").
In the alternative, the applicant applies for a Special Permit
pursuant to the following provisions of the By-law:
(a) Under 5139-33 .A(4), for the alteration of the pre-
existing, nonconforming commercial use upon the Locus to
encompass the present use for distribution and storage of tools
and equipment for construction and related activities.
(b) Under ~139-8.B(1), for a neighborhood service
establishment, as a shop for the distribution and storage of
tools and equipment for construction and related activities.
The structure upon the Locus was constructed in its present
configuration prior to the 1972 effective date of the By-law, and
has been used for commercial purposes since it was constructed
shortly after the acquisition of the tract of land including the
Locus by the applicant's grandparents in 1945. The applicant's
grandfather, Donald L. MacDonald, was a building and masonry
contractor, and used the Locus as a shop for various activities
related to his business, including fabrication and assembly of
components of buildings, construction of boats, wharf
construction, indoor and outdoor storage, and various other
activities related to construction and the construction trades,
until his brief retirement and then death in 1978. Upon Mr.
MacDonald's retirement, the applicant's grandmother, Louise B.
MacDonald[ and later the applicant's mother[ Anne Glowacki [ used
the building for rental of spaces to various contractors and
tradesmen for use as shops for fabrication and assembly of
materials in connection with construction and related projects[
and indoor and outdoor storage of materials in connection with
these activities.
F,\WpG\GLOWACKI\David\3 Waydale\ZBAOLADD,doc
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BoA Form
2-89
NANTUCKET ZONING BOARD OF APPEALS
TOWN AND COUNTY BUILDING
NANTUCKET, MA 02554
ASSESSOR'S'LIST OF PARTIES IN INTEREST
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APPLICM~T FOR RELIEF (SAME? ~
ADDRESS OF PROPERTY: .-:s Wa7 cL_ (y ~c-cQ
ASSESSOR'S YJAP - PARCEL: '55 - 85'
PROPERTY OWNER:
LIST OF PARTIES INCLUDING ADDRESSES*(OR SEE ATTACHED
) :
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I certify that the foregoing (or the attached ) lists
all persons, natural or legal, 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 three hundred feet of the
property line of Owner's property', as they (and their
address) appear on the most recent applicable tax list
[per M.G.L. c.40A, Section 11 and Zoning Code Chapter 139,
section 139-29D(2)].
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Date I /
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Asses;wr~Town of Na~tucket
Of~<J.
*NOTE: Applicant (petitioner) should include with the lot
for which zoning relief is sought, any commonly-owned
abutting lots which might become involved in the zoning
matter. List map and parcels for each abutter.
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lhJS 1$ NOT A ~ af T1lU HStJIW(CE ~. THIS !'(AN IfH.S' ~ IN ~ TO
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Town of Nantucket
Office of Zoning Enforcement
37 Washington St., Nantucket, MA 02554
Marcus Silverstein
Zoning Officer
Ph. 508-325-7578
Fax: 508-325-7579
VIOLATION(S) NOTICE
December 6, 2001
re: file #035-01
David Glowacki
3 Waydale Rd.
Nantucket, MA 02554
Dear Mr. Glowacki, and all persons having notice of this order:
As owner/occupant of the lot(s) known as 3 Waydale Rd. (Map#55, Parcel# 85), please
be advised that this office has filed a complaint regarding non-compliant commercial use
ofland in a residentially zoned (R-1O) area.
Use of3 Waydale Rd. for commercial-related workshops (carpentry et at.) had been
protected under ~ 139-33 of the Zoning Code, Pre-existing Nonconforming Uses,
Structures, and Lots. However, ~ 139-33A( 4) requires no extension, or alteration, of a
pre-existing nonconforming use be permitted unless both a) the Zoning Board of Appeals
(ZBA) finds that such a change is not more detrimental to the neighborhood than the
existing nonconforming use, and b) the ZBA issues a special permit based on said
finding.
You are hereby notified that you are in violation of ~139-33A(4) of the Zoning Code of
the Town of Nantucket and are given five (5) business days of reaipt of this letter to
me for special permit relief from the Zoning Board of Appeals.
If at the end of five (5) business days this order has not been complied with, further
enforcement action will be taken.
Respectfully,
Marcus Silverstein
Zoning Enforcement Officer
Town of Nantucket
If,..,. lIdIeYe yoa "'Ye recdw4 tills NoCke Ia ftT9r, or if you 8ft ~e4 1t1'" Order, )'8U -1 sItow ca_ - to wIa)' ,..
ahoaId ROt be mralml to comply, by fIIiRc a Nofk:e of Appe8I (spedf,yIq the c.-.ds theftof) wIdIia tIIIrt)' (30) u:ys of the
reeeipt eftlds OI'lIer.
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Form
6-89
--
NANTUCKET ZONING BOARD OF APPEALS
TOWN AND COUNTY BUILDING
NANTUCKET, MA 02554
File NO.CB.---02--
Assessor's Parcel ~/~-~s;-
THIS AGREEMENT TO EXTEND THE TIME
APPEALS TO MAKE A DECISION (or to
take oth~ action) concerns the
lX1J.n \ I),
R cf}.
Pursuant to th provisions of the Acts of 1987, Chapter
498, amending the State Zoning Act, Chapter 40A of the
Massachusetts General Laws, Applicant(s)jpetitioner(s) and
the Board of Appeals hereby agree to extend the time limit
- for a public hearing ~on the Application, or
- for a decision ~ of the Board, or
LIMIT FOR THE BOARD OF
hold a public hearing or
lication of:
- for any other action
by the Board,
(whether such Application is an appeal from the
decision of anr aqministrative official~ petition for
a Special Perm~t K-, or for a Variance , or for any
extension ___' modification ___' or renewal ___ thereof)
to the NEW TIME LIMIT of midnight on
but not earlier than a time limit set
2aJ~
bylaw.
The ~pplicant(s), or the attorney ___ or a~ent ___ for,
Appl~cant(s) represented to be duly author~zed to act ~n
this matter for Applicant(s), in executin~ this Agreement
waives any rights under the Nantucket zon~ng Bylaw and the
State Zoning Act, as amended, to the extent, but only to
the exten inconsistent with this Agreement.
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Planning Board
Building Commissioner
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Agreement filed in the office of the Town Clerk:
Date
Town Clerk
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: +1'( <?
, 2002-
To: Parties in Interest and, Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following: --.
Application No.:
Owner/Applicant:
I
this day been filed
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 an complaint in 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.
~(1~X~ ~~ 0 1. ~t--Y
. n~r ~ 'kl/liS ,- ehai-rman
cc: Town Clerk
Planning Board
Building Commissioner
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME
LIMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDING' TO NANTUCKET
ZONING BY-LAW fi139-30I (SPECIAL PERMITS); g139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
37 Washington Street
Nantucket, Massachusetts 02554
Assessor's Map 73.3.2, Parcel 74
11 Stone Post Way, Siasconset
Siasconset Residential-2
Plan File ll-E
Lot 12
Deed Book 678, Page 234
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, March 8, 2002 (opened on February 8, 2002,
and continued to March 8, 2002, at 1:00 P.M., in the Conference
Room, in the Town Annex Building, 37 Washington Street,
Nantucket, Massachusetts, the Board made the following decision
on the application of ANDREW SCHWARTZ and SHELLY SCHWARTZ, as
Trustees of the ANDREW SCHWARTZ REVOCABLE LIVING TRUST and of the
SHELLY SCHWARTZ REVOCABLE LIVING TRUST, c/o Reade, Gullicksen,
Hanley & Gifford, LLP, Post Office Box 2669, Nantucket,
Massachusetts 02584, File No. 014-02:
2. The Applicants are seeking relief by SPECIAL PERMIT
under Nantucket Zoning By-law S139-16.C(2) to validate a front
yard setback intrusion of about 3.36 feet, said to be
unintentional, not greater than five feet into the required 30-
foot front yard setback area in the zoning district in which the
subject property (the "Locus") is situated, and not closer than
four feet from a lot line, with the siting having been reasonably
based upon a licensed survey. The new principal single-family
dwelling is situated at about 26.64 feet from the front yard lot
line along Stone Post Way at its closest point. In the
alternative, the applicants are seeking relief by VARIANCE from
the provisions of By-law S139-16.A (Intensity Regulations) to
validate the structure as currently sited. The Locus is
conforming in all other respects.
The Locus is situated at 11 STONE POST WAY, Assessor's Map
73.3.2, Parcel 74, is shown upon plan recorded with Nantucket
Deeds in Plan File l1-E as Lot 12, and is situated in the
Siasconset Residential-2 zoning district.
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 matter of planning concern
was presented. There was neither support nor opposition
presented at the public hearing, except for the presentation by
the Applicants' representatives.
.,
4. As presented by the Applicants, their surveyor, their
builder, and by counsel, the Applicants are constructing a new
principal dwelling upon the Locus. In connection with this
project, plans were prepared by their designer, presented to the
Nantucket Historic District Commission ("HDC") for approval, and
given to their builder with instructions to commence work. The
builder engaged a Registered Professional Land Surveyor for the
purpose of placing pins for the footings for the poured-concrete
foundation. The surveyor placed the pins in accordance with the
understanding that he had as to the plans, and the foundation was
poured accordingly. The construction project proceeded
accordingly, with the structure being framed. When the builder
obtained an as-built plan from the same surveyor in connection
with requirements of the construction lender, the plan showed
that the structure was in violation of the required 3D-foot front
yard setback requirement, being sited about 26.64 feet from the
front lot line along Stone Post Way. The statements to the Board
of Appeals by the builder and by the surveyor as to the reason
for this discrepancy differed, but they agreed that the problem
was that the building plans, as approved by the HDC showed an
integrated front porch extending out toward the street line from
the poured foundation of the main part of the dwelling, while the
location established by the surveyor for the foundation did not
take this porch into account.
5. Under By-Law S139-16,C(2), the Board of Appeals is
empowered to grant a Special Permit to validate unintentional
setback intrusions not greater than five feet into a required
yard and not closer than four feet from a lot line, provided that
it finds that the burden of correcting the intrusion
substantially outweighs any benefit to an abutter of eliminating
the intrusion and the structure was sited based reasonably upon a
licensed survey. In the light of the fact that the intrusion is
upon front yard setback and no neighboring property owner has
objected, no benefit to an abutter from correction of the
intrusion is apparent. As noted above, the siting was based upon
a survey by a licensed surveyor, and the Applicant, Andrew
Schwartz, spoke before the Board convincingly as to the lack of
benefit to him from the siting violation and the fact that the
violation was unintentional. In addition, the structure was built
in accordance with the HDC Certificate of Appropriateness No.
37,679, which indicated that the plans were never changed from
original approval and the porch added later.
6. Therefore, by a UNANIMOUS vote, the Board of Appeals
made the finding that the burden of correcting the intrusion
substantially outweighs any benefit to an abutter of eliminating
the intrusion and the subject dwelling was sited based reasonably
upon a licensed survey, and GRANTS the requested relief by
SPECIAL PERMIT under Nantucket Zoning By-Law ~139-16,C(2),
"
--
validating the siting of the dwelling and attached porch as shown
upon the Plot Plan by John J. Shugrue, Inc., dated December 14,
2001, a reduced copy of which is attached hereto as Exhibit A.
7. The Applicants' request for Variance relief was
withdrawn without prejudice at the March 8, 2002 meeting.
Dated: April~, 2002
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( L/Y:;~"'- ~..+-- ~-~--- ,--~--
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c. Richard Loft
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EdwarQ!'C. Murphy 7
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THE STRUCTURES
ARE LOCATED AS SHO~N
JOHN J. SHUGRUE PLS
DA TEl DECEMBER 14, 2001
106.12'
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ZONINGI R-2
MINIMUM LOT SIZE. 20,000 S.F.
MINIMUM FRONTAGEI75 FT
FRONT YARD SETBACKI30 FT
REAR So SIDE SETBACK. 10 FT
GROUND COVER RA nOr 12.5:1.
PLOT PLAN OF LAND IN
NANTUCKET, MA
SCALEI 1'= 30'
DATE. DECEMBER 14, 2001
JOHN J. SHUGRUE, INC.
57 OLD SOUTH ROAD
NANTUCKE~ MA 02554
FORIANDRE~ SCH~ARTZ
ASSESSORS MAP 73.3.2 PARCEL NO. 74.
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