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HomeMy WebLinkAbout025-02 TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSE'ITS 02554 Date: R-fILI L cj , 2002.. To: Parties in Interest and. Others concerned with the Decision of the BOARD OF APPEALS in the Application of the following: Application No.: () 2- S- -0 2... Owner/Applicant: fJoSEG-A ~ t lfrh TED (?fthN<' te. c')H ( f 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 U139-30I (SPECIAL PERMITS); 0139-321 (VARIANCES) ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS. NANTUCKET ZONING BOARD OF APPEALS One East Chestnut street Nantucket, Massachusetts 02554 Assessor's Map 73.1.4, Parcel 13 One Nosegay Lane Siasconset Residential-2 Plan Book 20, Page 49 Lot 2 Deed Ref. 648/119 and 709/158 DECISION: 1. At a public hearing of the Nantucket zoning Board of Appeals, on Friday, 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 NOSEGAY LIMITED PARTNERSHIP, c/o Sarah F. Alger, Two Union Street, Nantucket, Massachusetts 02584, File No. 025-02: 2. Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-Law Section 139-16C(2), or in the alternative, a VARIANCE under Section 139-16A (Intensity Regulations setback). Applicant is seeking to validate the said to be unintentional setback intrusion of a roof and support posts, which are sited about 2.4 inches into the 30-foot required front yard setback area. Applicant also seeks a finding from this Board that a stone patio is a landscaping detail, and not a structure within the meaning of the By-Law, as defined in By-Law Section 139-2, and that, therefore, no relief as to front yard setback requirements for such patio is required. In the alternative, the Applicant seeks further relief by VARIANCE under Section 139-16A to validate the intrusion of the patio of about 15 feet into the required 30-foot front yard setback area. The Applicant is requesting this relief because the Zoning Enforcement Officer took a position that such patio is a porch and thus a structure for setback purposes. The Locus is nonconforming as to lot size, containing about 9,680 square feet of area in a district that requires a minimum lot size of 20,000 square feet; as to setback, with the dwelling being sited as close as about 9. 7 feet from the rear yard lot line, in a district that requires a minimum rear yard setback of ten (10) feet; and as to ground cover, with the Locus containing about 1,733 square feet of ground cover (about 17.9%), where maximum permitted ground cover for a lot of record is 1,500 square feet or 12.5%, whichever is greater. The Premises is located at ONE NOSEGAY LANE, Assessor's Map 73.1.4, Parcel 13, Plan Book 20, Page 49, Lot 2. The property is zoned Siasconset Residential-2. 3. Our Decision is based upon the Application and accompanying materials, and representations and testimony received at our public hearing. The Planning Board recommendation stated that in its opinion at-grade patios are not generally considered part of a structure, but that because the Applicant has constructed a patio that is several steps above grade, it should be considered a "platform" and therefore a structure not exempt from setback requirements. As a result, the Planning Board supported the opinion of the Zoning Enforcement Officer that the patio needs relief from the front yard setback requirement. There was no opposition presented at the public hearing. The attorney for a prior owner of the Locus, as well as the Applicant's builder and legal representative, voiced support for the application. 4. The violations arise out of the renovation of a pre- existing nonconforming dwelling upon the Premises and involve the addition of a raised patio, a portion of which is covered by a roof supported by posts set in footings in the ground. The renovation was based upon a survey of the property prepared by a licensed surveyor. The posts were properly positioned and met the setback requirement of the By-Law, but their positioning did not allow for the decorative column work that was constructed to surround them. It is this column work that intrudes into the front yard setback by 2.4 inches. The roof overhang supported by these posts likewise intrudes into the front yard setback by 2.4 inches. As a result of past local practice, the patio was thought to be a landscape feature, and not a structure needing to conform to setback requirements within the meaning of the By- Law. It is raised two steps above grade and is constructed about 15 feet into the required front yard setback. All of the violations were unintentional, and the work was performed in good faith. 5. Under By-Law ~139-16C(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 the Board 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 said siting was unintentional due to the confusion about post details and roof overhang. 6. Under By-Law ~139-32A, the Board has the power to grant a variance upon the specific finding that owing to circumstances relating to the soil condi tions, shape or topography of such land or structures and especially affecting such land or structures but not affecting generally the zoning district in which it is located, a literal enforcement of the provisions of this Zoning By-Law would involve substantial hardship, financial or otherwise, to the Applicant, and the desirable relief may be granted without substantial detriment to the public good and without nullifying or substantially derogating from the intent or purpose of such By-Law. In this case, the Board agrees with the Zoning Enforcement Officer that the raised patio is a structure that must maintain front yard setback. Due to the extent of the intrusion, relief must be by Variance. Based upon the siting of the pre-existing, nonconforming structure on the Locus; the location of wetlands 2 -. near the Locus that placed the Locus within the jurisdiction of the Conservation Commission, which imposed restrictions upon the siting of additional improvements and the materials of such improvements as represented at the hearing; the uncertain status of the patio as a landscaping detail or a structure; the enormous cost that would be incurred by the Applicant if this patio, which was dry laid as required by the Conservation Commission, had to be rebuilt or removed; and the lack of opposition to the Application, the Board makes such specific findings. 7. Accordingly, by a UNANIMOUS vote, the Board of Appeals makes the finding that the burden of correcting the intrusion substantially outweighs any benefit to an abutter of eliminating the intrusion and that the subject columns and roof overhang were sited based reasonably upon a licensed survey, and GRANTS the requested relief by SPECIAL PERMIT under Nantucket Zoning By-Law ~139-16C(2), validating the siting of the porch columns and porch roof overhang about 2.4 inches into the required front yard setback; and by a vote of four (4) in favor (O'Mara, Sanford, Toole, and Waine) and one (1) opposed (Sevrens), the Board GRANTS relief by VARIANCE under Nantucket Zoning By-Law ~139-16A, validating the siting of the raised patio, based upon a finding that there was a uniqueness of the topography, soil conditions, and shape of the Locus, the pre-existing non- conforming structure, and the patio and confusion as to whether the patio was a landscape element or part of the structure; that a literal enforcement of the provisions of this Zoning By-Law would involve substantial financial hardship to the Applicant; and the desirable relief may be granted without substantial detriment to the public good and wi thout nullifying or substantially derogating from the intent or purpose of such By- Law. Relief is conditioned upon the following: a. The porch/raised patio area is substantially as shown upon the Plot Plan by Blackwell and Associates, Inc., dated January 4, 2002, a reduced copy of which is attached h~eto as Exhibit A. ~. Dated: April ~ , 2002 ~ ~ "~ - a:: 0- -w . ....J . cr ::::Q "'_"0- ~. ...J !.i..j. .;:% . . ~ -:"i3: 'l~_.l z~ \.}..l ex: ~ ~--------- EdwardJoo e Ed!;s~fJ ~~ 3 ZONING CLASSIFICA TION:R-2 EXISTING: 9680 S.F. :I: SEE' PLAN' . . :;~E: ~L~~ : : : SEE. P.L~N . . . n~ ro.:!; . . . MIN. AREA: . . . . . ~q.qO.O. S.-F: . MIN. FRONTAGE: . . . . . 7.5. n. . FRONT YARD S.B.: . . . .3P.FJ.. REAR & 'SIDE S. B. : . . 10. I;T. . GROUND COVER (,;): . . .12.5.';. 73.1.4-14 N/F KELLER 73.1.4-14 N/F KELLER " /"', / , / -....../ EXISTING SHELL !VOs. DRIVEWAY~ // ,~G~ Y j/ :---.. - j -.......; ~ V~j\ I . IVU~ 73.1.4-48 N/F N/F TOWN OF NANTUCKET BUILDING LOCATION PLAN OF LAND IN NANTUCKET, MASS. THIS PLOT PLAN WAS 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 CERTIFICA TION AS TO TITLE OR OWNERSHIP OF THE PROPERTY SHOWN. OWNERS OF' ADJOINING PROPERTIES ARE SHOWN ACCORDING TO CURRENT ASSESOR RECORDS. ASSESSOR MAP: n.\.~ . . PARCEL: . Qq. . SCALE: ,"= 20' DATE: JAN. 04, 2002 Owner: . .~y.~.p~~ . . . . . (LOT e) Deed: B.K'.7~9.P~'.1~8.Plon: . ~Kl.e? :u: ~9. . Locus: . . . ..! ~O~E9A! ~T~E~T. . . . . BLACICRLL and ASSOClAf'BS, Inc. ProlessionaJ. La:nd. Surueyors 20 TEASDALE CIRCLE NANTUCKET. MASS. 02554 (508) 228-9026 B - 551 0 C.\PRO.l'TCB\B5510\BLP.dwg 01115/02 10038.17 AM EST 'Cvl tfir TOWN OF NANTUCKET ZONING BOARD OF APPEALS 37 WASHINGTON STREET NANTUCKET, MASSACHUSETIS 02554 PHONE 508-228-7215 FAX 508-228-7205 NOTICE A Public Hearing of the NANTUCKET ZONING BOARD OF APPEALS will be held at 1:00 P.M., FRIDAY, MARCH 8, 2002, IN THE CONFERENCE ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the Application of the following: NOSEGAY LIMITED PARTNERSIDP BOARD OF APPEALS FILE NO. 025-02 Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-Law Section 139- 16C(2), or in the ahernative, a VARIANCE under Section 139-16A (Intensity Regulations - setback). Applicant is seeking to validate the said to be unintentional setback intrusion of a roof and support posts, which are sited about 2.4 inches into the 30-foot required front yard setback area. Applicant also seeks a rmding from this Board that a stone patio is a landscaping detaa and not a structure within the meaning of the By-Law, as defined in By-Law Section 139-2, and that, therefore, no relief as to front yard setback requirements for such patio is required. In the alternative, the Applicant seeks further relief by VARIANCE under Section 139-16A to validate the intrusion of the patio of about 15 feet into the required 30-foot front yard setback area. The Applicant is requesting this relief because the Zoning Enforcement Officer took a position that such patio is a porch and thus a structure for setback purposes. The Locus is nonconforming as to lot size with the Lot containing about 9,680 square feet of area in a district that requires a minimum lot size of20,000 square feet; and as to setback, with the dwelling being sited as close as about 9.7 feet from the rear yard lot line, in a district that requires a minimum rear yard setback often (10) feet; and as to ground cover, with the Locus containing about 1,733 square feet of ground cover (about 17.90.10), where maximum permitted ground cover for a lot of record is 1,500 square feet or 12.5%, whichever is greater. The Premises is located at 1 NOSEGAY LANE, Assessor's Map 73.1.4, Parcel 13, Plan Book 20, Page 49, Lot 2. The property is zoned Residential-2. fh TIllS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR FURTHER INFORMATION. __I;f<,.;~m..:..;~:..,; ^' p BOA Form 1-89 NANTUCKET ZONING BOARD OF APPEALS TOWN AND COUNTY BUILDING NANTUCKET, MA 02554 ~. CASE No. ~5~ -02 APPLICATION FOR RELIEF Owner's name(s): Noseqav Limited Partnershi? Mailing address: c/o Sarah F. A1qer, 2 Union Street, Nantucket, MA Applicant's name: Same Mailing address: Same Location of lot: Assessor's map and parcel number 73.1.4-~ Street address: 1 Noseqav Lane, Nantucket, Massachusetts Registry Land Ct Plan, Plan Bk & Pg or Lot 2, Plan Book 20, Paqe 49 Date lot acquired: 01/121QQ Deed Ref Book 648, Paqe 119 and Book 709, Paqe 158 Zoning district Sconset Residential-2 Uses on lot - commercial: None K or MCD? No - number of: dwell~ngs 1. duplex Q apartments Q rental rooms Q ,.- Building date(s): all pre-8/72? __ or C of O? Building Permit app1'n Nos. 340-00 Case Nos. all BoA applications, lawsuits: State fully all zoning relief sought and respective Code sections and ~ubsections, specifically what you propose compared to present and what grounds you urge for BoA to make each finding per Section 139-32A K if Variance, 139-30A K if a Special Permit (and 139-33A __ if to alter or extend a nonconforming use). If appeal per 139-31A & B __' attach decision or order1 appealed. OK to attach addendum2 Please refer to the attached addendum. Items enclosed as part of this Application: order1 addendum2 K~ Locus map K Site plan K showing present K + planned __ structures Floor plans present __ proposed __ elevations __(HDC approved? K) Listing lot area K frontage K setbacks K GCR K parking data __ Assessor-certified addressee list 4 sets __ mailing labels 2 sets $200 fee payable to Town of Nantucket __ proof3 'cap' covenant __ l(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 tpe pains and penalties of ~jur)1;1J,~ SIGNATURE, ~ ,/-ro- I~ Applicant _ Attorney/agent Z 3(If not owner or owner's attorney, enclose proof of authority) FOR BoA OFFICE USE Application copies rec'd: 4 V~r for BoA on L.IY<!J2- by ~ One copy filed with Town Clerk on ~j~C22- by ~ complete? C--J One copy each to Planning Bd and Building Dept ~ ~ by ~ $200 fee check given Town Treasurer on '~.iZll(~ b~ ~. waived? ~ Hearing notice posteoz-iZllC!2 mailed ZI71lt!t/I & M Z/Z/)(f2. 7.Jff~ Hearing (s) on __1__/__ cont' d to __1__/__ __I __I __ wi thdrawn? _/ _/ _ Decision due by __I __I __ made _I __I __ filed TC _I __I __ mailed _/ _/_ See related cases lawsuits ~~31J NMGJlher '.. \. I"~ ,. i. . IJ 'd., \.1 " ~. 'f ':.. ,^ ," 1"1 ~~ (d lZ 83.i ZOo U.,.; - """""""'~",'" Addendum .s. Nosegay Limited Partnership Board of Appeals Application One Nosegay Lane Siasconset, Massachusetts Applicant seeks a Special Permit under Nantucket Zoning By-Law (the "By-Law") Si139-16 (C) (2), or in the alternative, a Variance under By-~aw Si139-16A, to validate the unint~ntional, de minimus intrusion of the roof and support posts about 0.2 feet (2. 4:t inches) into the 30-foot front yard setback required in this Siasconset Residential-2 zoning district. The Applicant also seeks a finding that the patio is a landscaping detail, and not a structure within the meaning of the By-Law, as defined in By- Law Si139-2, and that, therefore, no relief as to front yard setback requirements for such patio is required. In the alternative, the Applicant seeks a Variance under By-Law Si139- 30A to validate the intrusion of the patio of about 15 feet into the required 30-foot front yard setback area. The, Applicant is requesting this relief, because the Zoning Enforcement Officer, in a letter dated October 22, 2001, took the position that such patio is a porch and thus a structure for setback purposes. The Locus is a pre-existing, nonconforming lot of record containing about 9680 square feet of land area in a zone that requires a minimum lot size of 20,000. The structure is also pre-existing, non-conforming, having been constructed in about 1978 when the property was zoned Residential-I, prior to the re-zoning of this area of Siasconset from Residential-1 to Residential-2 at the 1984 Annual Town Meeting. The structure is non-conforming as to rear yard setback having a rear yard setback of about 9.7 feet, where a minimum of 10 feet is required, and as to ground cover, having ground cover of about 1,733 square feet (17.9%), where maximum permitted ground cover for a lot record is 1,500 square feet or 12.5%, whichever is greater. The Locus and the structure are otherwise in conformity with the dimensional requirements of the By-Law. 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 .... October 22, 2001 Larry Pollock 18100 South Park Blvd. Shaker Heights, OH 44120 Mr. Pollock: Your request for a Certificate of Occupancy for Building Permit no. 340-00 has, for the following reason(s), been denied. Your property at 1 Nosegay Ln., Siasconset, MA (Map# 73.1.4, Parcel# 13) is within the Sconset Residential-2 (SR-2) Zone (formerly Residential-2). Per ~139-16, the required front yard setback is thirty (30) feet. Review of the as-built site plan submitted as part of your request, revealed a roof overhang that extends less-than-a-foot (O.6-feet) and a front porch that extends to approximately fifteen (15) feet into said setback. You will be required to obtain relief from the Zoning Board of Appeals prior to issuance of the Certificate of Occupancy. If you have any questions regarding this notice, please call or fax. Marc 1 V stein Zoning Enforcement Officer Town of Nantucket cc: on file ~\o'}., \. \ G:\O~ If you believe you have received this Notice lD error, or if you are 81grieved by this Notice. you may show cause as to why you should not be requlrecl to comply, by f'IIinI a Notke of Appeal (specifying the grouuds thereof) wIthiD thirty (30) days of the receipt of this letter. BoA Form @ 2-89 4. - " ,NANTUCKET ZONING BOA...~D OF APPEALS 'TOi>1N .1\..~D COUNTY BUILDING NF-.NTUCKET,' Hp.0255/1 ASSESSO~S ~lST OF Pk~TIES IN INTEREST ... PROPERTY OWNER: \lO:5PCi~ L,-..-.,; ..\-e.--d.. Pa.r-+n-e/ .s~:p l \ APPLICANT FOR RELIEF (S~~E? ~ ADDRESS OF PROPERTY: \ N<::>~CL'-1 Lc.u~ -,- \ ASSESSOB.S HAP (. PI-.RCEL: l\Y.Jy 13/4, ~eu-c~ \.~ LIST OF PA-~TIES INCLUDING ~~DRESSES*(OR SEE ATTACHED___) RECEIVFD BOARD OF ASSESSORS JAN 3 1 2002 . TOWN OF NANTUCKET, MA 1 certify that the Ioregoing (o~ the ~ttached ) ~i5tS ~" all persons natural or legal, who are owners oY-abutting property , owners of land directly opposite on any .public or private street or way; and ab~tters of the abutters a~d 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 zoning Code Chapter 139, ~ection ~39-29D (2)}. ' - ~Jo, J~' Da te I f . . .JlO4Jitt O.J- Assessors Off ce ?o~n of Nahtuck~t *NOTE: Applicant (petitioner) should include with the lot for 1,-lhich zoning relief is ~o\Jght, any cOTIU-nonly-ownea. abutting lQt~ which ~.i;ht beccc,c involved in the zonins ~atter. 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P:: ~ H H ~ H H Z Eo< ~ Eo< 0 ~ ~ ~ ~ 00 ~ E5 Pdl ~ :3: ~ Eo< :ij 0 >< P ~ 00 ~ ;:! 00 Z =:> Eo< ~ : ~ ~ ~ :s [e ~ iil &i 00 ~ ~ ~ Q 00 Q Eo< Eo< 00 H P:: Eo< III I I-l Q) ~ o ~ ....... N Smooth Feed Sheets™ Susan Koch SEmmon Post Office Box 1701 Schillhammer Road Jericho, VT 05465 .$. Susan Eliot Wyss etal, Trustee c! 0 Andrea B. Mayfield 841 Cheshire Drive Coppell, TX 75019 Suzanne Deheart Life Estate Post Office Box 341 Siasconset, MA 02564 T own of Nantucket 16 Broad Street Nantucket, MA 02554 Joanne S. Forkner 263 Adams Street Milton, MA 02186 Gail L. Butters 36 Summit Road Riverside, CT 06878 Richard W. Durkes Clementina Durkes 19 East nnd Street New York, New York 10021 ~ "",,,r-::D"(f') ~,...""...""..t..tO J\.,cidress LDcels John Maraganore 49 Constellation Wharf Boston, MA 02129 Thomas E. Meehan 61 Jane Street New York, New York 10014 Wade Greene, Trustee Wade Cottages Nominee Trust 35 Charles Street New York, New York 10014 Mark Roosevelt 109 Davis Avenue Brookline, MA 02445 Dennis J. Keller, Trustee David M. Keller, Trustee Keller Nominee Trust 324 E. 7th Street Hinsdale,IL 60521 James L. Hiers, Jr., Trustee 5 Nosegay Lane Realty Trust 533 Beachwalk Circle Naples, FL 33963 Mark Massey Elizabeth Massey 920 Highland Hamilton, MA 01982 Use template for 5160@ Siasconset Partnership Ltd. 2920 Orion Drive Colorado Springs, CO 80906 Ray W. Grubbs Elizabeth G. Grubbs 401 East Main Street Christiansburg, VA 24073 Nantucket Islands Land Bank 22 Broad Street Nantucket, MA 02554 Kermit Roosevelt, J r. Priscilla Roosevelt 5052 Macomb Street NW Washington, DC 20016-2673 Marjbrie Conley, Trustee Robert Conley, Trustee Hiers-Conley Realty Trust 24 Fair Wood Road Madison, NJ 07940 Ellene Winn Mobbs, Trus~e 636 East Capitol Street NE. Washington, DC 29923 !::'1ser 5 ~.6fJ0 ZONING CLASSIFICA TION:R- 2 EXISTING: 9680 S.F. :t SEE" PLAN ~~( ~L~~ : . SE.E. P.L~N . n.Q r..~ . . . " /""'....... / ....... / -....../ EXISTING SHELL 1\;0 DRIVEWAY\ // See I ~-)j Y / 73.1.4-14 N/F KELLER MIN. AREA: . . . . . fq.qo.o. S:F: . MIN. FRONTAGE: . . . . . Z5. O. . FRONT YARD S.B.: . . . .3.0.0., REAR & SIDE S. B. : . . 10. ~T. . GROUND COVER (%): . . .12.~ .%. 73.1.4-14 N/F KELLER ~ ZONING CLASSIFICATION: RESIDENTIAL 2 (R-2) MIN. AREA: . . . ; . . 4Q,P99fT: MIN. FRONTAGE: . . . 7~fT. . . . FRONT YARD 5.8.: . . J9F:T. . . . REAR & SIDE S.B.: . .1.oFT. . . GROUND COVER (%): .1.2:q~ . . EXISTING: .9 , ~8.o.:1:. $..1:. SEE PLAN . . . . . . . . SEE PLAN SEE' PLiN' . . . . . . . . .1 t.9%, . . . 73.1.4-14 N/F KELLER ..........:5~a' .'f..t ......,,~ 0)/ ................ 0)' / / ;' '- .,J .......... EXISTING SHELL DRI VEWA Y / I / -- . / ./ '- ./ " ./ / . ONLY ORIGINALLY STAMPED AND ENDORSED COPIES OF THIS PLAN SHALL BE ACKNOWLEDGED BY THE CERTIFYING LAND SURVEYOR. 73.1.4-14 N/F KELLER " / / .'f..t / OJ/ . bi 7000. REVISIONS eEl OAa p"ItCEl lE DATf 'AOCH GEND rON STRUT "I 40 " sa STREET --r-.. " . I ROSALY LANE 50 4- j' I, U A .... It oil ... ~ 'I II IJ 1>- /:!J II'J. J I II \. ID 't .~. \. i /I t'loC. , >- l- e ~ ~ It) '" .. t 'I n.t'.' 1.)- r r 1 rJ' . lP .0\\"11 a Ild C NANrrU( ~IHss(\('hl1~ DENOTES SECTION DIVISION LINE. III..:~ IOCHIS1U,N. l. ORMATION SHO FROM AERiAl P:O~ HEREON WAS 'S OF RECORD AND OGRAPHS. DEEDS IS NOT TO BE r--... 41! IR" ~o I : 6 -- ~~,=-=o_~""--:.