HomeMy WebLinkAbout059-03
TOWN OF NANTUCKET
BOARD OF APPEALS
WITHDRAWAL FORM
059--03
Map '-I:{.3 3 Parcel /'/
IN RE: THE APPLICATION OF~t o.v0 ~CO~ Go{cll ()~l
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File No.
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UPON THE REQUEST OF THE APPLICANT{S) MADE:
prior to
V-- after
PUBLICATION OF NOTICE OF A PUBLIC HEARING ON THE ABOVE CAPTIONED
APPLICATION, WE, THE NANTUCKET ZONING BOARD OF APPEALS:
~ acknowledge as a matter right and
without prejudice
approve without prejudice
approve, but with prejudice
THE WITHDRAWAL:
~
in full of the said application
of so much of said application as:
P(: Ed LL 180 (0.
DATED:A:rnJ NMll
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Town of Nantucket
MEMO
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TO:
FROM:
DATE:
RE:
Historic District Commission
Edward Woll, Esquire
Richard J. Glidden, Esquire
Nancy Oliver~ 5 d,-,-,-",-
Asst. To;~~trator
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September 17, 2003
Appeal of Joyce and Mark Goldweitz and David and Nina King, Jr. (as
Trustees of Hamaltha Realty trust) of HDC Appeal of Certificate of
Appropriateness # 41 ,821 for Partial Demolition and Alterations at 16
Orange Street
Please be advised that, at its meeting of September 10, 2003, the Board of
Selectmen heard the appeal of the above-referenced individuals to overturn the
issuance of Certificate of Appropriateness No. 41,821 which approved certain
structural changes and allowed the demolition of an ell located in the rear of the
structure. The Board voted (3-2) to uphold the appeal of Joyce and Mark Goldweitz
and David and Nina King, Jr., (as Trustees of Hamaltha Realty Trust).
Under the HDC guidelines, demolition can only occur if the building is not
"significant", the building does not contribute to the historical character of the
neighborhood and has no discernible public interest. The Board voted (3-2) to find
1 6 Broad Street
Nantucket, MA 02554
508-228-7203 voice
508-228-7272 fax
email: noliver@town.nantucket.net
Town of Nantucket
that the Historic District Commission (HDC) acted in an arbitrary and capricious
manner as it feels there was no disagreement with respect to the assertion that the
back ell was to be demolished and there was no disagreement that the building was
historically "significant" according to the HDC guidelines. Consequently there were
no grounds to grant the demolition.
PC: Melissa Philbrick, Esquire
Town Clerk ~
Board of Selectmen
1 6 Broad Street
Nantucket. MA 02554
508-228-7203 voice
508-228-7272 fax
email: noliver@town.nantucket.net
5@p 16 03 03:0?p
pHilbrick L aV~r~ lip
228 5155
llJ 002
p.2
09/16/03 16:01 FAX 6173382883
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6-89
Form
lQH'1"UCUT -zoNnfG BOAKD OF APPEALS
'1'O'ifN DO OOUH'fY BUX10PZlCG
NJUr.rUOp;or, NA O~S54
File No. ~--'l3
~~s&~sor's parcel
-
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THIS AGREEMENT TO EXTEND THE TIME LIMIT FOR THE BOARO OF
APPEALS TO - MAKE A DECISION (or to hold a pUblic heAring ot'
ta}ce other ac1:ion) concerns the Appllca ion of:
\t; ( (
Pursuant to the p~ isions of the Ac of 19B , Chapter
498, am.ending the State zoninq Act, CIlapter ~ 01'. of the
Ma5sachuset~s GeReral Law.., Applicant(s)IPctitione'r(s) and
the BOard of APPeals 'heJ;'e~y agree to e~end the tiJne limit
_ for a public hearing ~ on -the App~icatioh, or
_ for. a decision K... of the ~rd. or
. -0-
for any otber ~ctJ.on
~y the Boud,
(whether such Appl;i.cation. ili1 an appeal 'K froSll. the
decision of any -ad'i\in~$trative ,official, a pe.tition for
_ a special Pend\; ~ or for a variance , or for any
Q)C;t~:nsion _, DodIiioatioll _, or: renewal. _ thereof)
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~<]reel\ent filed in the office of the. Town Clerk:
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6-89
Form
NANTUCKET ZONING BOARD OF APPEALS
TOWN AND COUNTY BUILDING
NANTUCKET, MA 02554
File NO.c2I5?-~
Assessor I S Parcel Lf1,,1.b~ 4-
THIS AGREEMENT TO EXTEND THE TIME LIMIT FOR THE BOARD OF
APPEALS TO'MAKE A DECISION (or to hold a public hearing or
take other action) concerns he Application of:
l~
Pursuant to the provisions of the Acts of 1987, Chapte
498, amending the state zoning Act, Chapter 40A of the
Massachusetts General LaWS, Applicant{s)/petitioner{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
for any other action
by the Board,
, .
(whether such Application.is an appeal ~ from the
decision of an~'administrativeofficial, a petition for
a Special Perm1t , 'or for a Variance , or for any
extension ___, mOdification ___, or~renewal ___ thereof)
to the NEW TIME LIMIT of midnight on ()c:t;;? 5~ 2~
but not earlier than a time limit set by statut or bylaw.
The ~pplicant(s), or the attorney ~or a~ent ___ for..
Appl~cant(s) represented to be duly author1zed to act 1n
th~smatter ~or Applicant . , in executin~ this Agreement
wa~ves any r1ghts tin' he Nantucket zqn1ng Bylaw and the
state Zoning Act s amended, t extent, but only to
the extent, . onsistent wi th' Agreement.
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Effectiv~ate of Agreement
cc: Town Clerk
Planning Board
Building Commissioner
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Agreement filed in the office of the Town Clerk:
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Date Town Clerk
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 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, AUGUST 8, 2003, IN THE CONFERENCE ROOM,
TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the
Application of the following:
MARK R. GOLDWEITZ AND JOYCE B. GOLDWEITZ AS OWNERS OF THE
LEVI STARBUCK HOUSE AIKIA THE JAMES CODD HOUSE AT 14 ORANGE
STREET AND DAVID G. KING, JR. AND NINA M. KING, AS TRUSTEES OF
THE HAMATHA REALTY TRUST, OWNERS OF THE ISAAC CHASE HOUSE
A/K/A THE ABEL CHASE HOUSE AT 14 ~ ORANGE STREET, APPELLANTS;
JAMES L. DUNLAP AND RACHEL S. DUNLAP, PROPERTY OWNERS
BOARD OF APPEALS FILE NO. 059-03
Appellants (Goldweitz et al) are APPLEALI NG under Nantucket Zoning By-law
Section 139-31, the granting of Building Permit No. 069-03 to the property owners
(Dunlap), Appellants state that the granting of said Permit was premature as the
Certificate of Appropriateness (COA) No. 41,821 issued by the Historic District
Commission, was still subject to review and appeal and not final, thus preventing the
issuance of the Building Permit in question. Appellants also state that the Decision in
BOA File No. 012-03 conditioned relief upon Certificate of Appropriateness No. 41,091,
as may be amended, and the Building Permit was issued on the basis of CO A No, 41,821.
Appellants are asking the Board to revoke said Building Permit until such time as the
Certificate of Appropriateness that is contemplated to be issued or amended by the
Historic District Commission and contemplated by the Decision in BOA File No. 012-03
becomes fmal and not subject to review or appeal.
The Premises is located at 16 ORANGE STREET, Assessor's Map 42.3.2, Parcel
014, Land Court Plan 1 1438-B, Lot A. The property is zoned Residential-Old-Historic.
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THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
CASE NO. 0 Slr-(}3
FEE: $300,00
APPLICATION FOR RELIEF
Owner's name(s): James L. Dunlap and Rachel S. Dunlap
Mailing address: 1659 North Boulevard, Houston, Texas
Applicant's name(s): Mark R. Goldweitz and Joyce B. Goldweitz as the owners of the Levi Starbuck House
alkJa the James Codd House at 14 Orange Street and David G. King, Jr. and Nina M. King, as Trustees of the
Hamatha Realty Trust, owners of the Isaac Chase House alkJa the Abel Chase House at 14 1/2 Orange Street
David G. King, Jr.
NorthStar Capital Investment Corp.
527 Madison Avenue
New York, NY 10022
Assessor's MaplParcel: 42.3.2-014
Lot No.:
Mailing address: Mark R. Goldweitz
Garrison Square Management, Inc.
Seven Harcourt Street
Boston, MA 02116
Locus address: 16 Oran2:e Street
Land Court PlanIPlan Book & PagelPage File No.:
Date lot acquired:..ll/31102 Deed Ref./Cert. of Title: 20582
Uses on Lot - Commercial: NoneX Yes (describe)
Residential: Number of dwellings 1 Duplex
Zoning District: ROH
Apartment
Rental Rooms
Building Date(s): All pre-date 7/72 X or _ C of O(s)?
Building Permit Nos: 69.03(Januarv 28, 2003), and 69.03 as amended (June 19, 2003)
Previous Zoning Board Application Nos.: 012-03
State below or on a separate addendum specific relief sought (Special Permit, Variance, Appeal), Section of the
Zoning By-Law, and support details, grounds for grant ofrelief, listing any existing nonconformit~:
w
I certify that the informati n contained herein is substantially complete and true to the best of my ~wledgQ
under the pains and penalles of perjury. ~ /
SIGNATURE: Applicant Attorney/Agent V
(If not owner or owner's attorn, se enclose proofl of agency to bring this matter before the Board)
{~ OFFICE USE
Application received on:..J...; () I!!L- By: Complete: Need copies?: t
Filed with Town Clerk:::]; dz Planning Board: ~~BUildjng Dept.Q-l t/410- By: ( tJl J.iJ
Fee deposited with Town Treasurer:-+t{(p.JC!2.- By: Waiver requested?: Granted:_I_I_
Hearing notice posted with Town Clerk:-::]..J&t:!z Mailed:.::::2tlZa I&M::J.jZ!fl!!z &:.2jl1.~
Hearing(s) held on:_I_I_ Opened on:_I---1_ Continued to:_I_I_ Withdrawn?:_I_I_
DECISION DUE BY:_I_I_ Made:_I_I_ Filed wi Town Clerk:_I_I_ Mailed:-"_I_
DECISION APPEALED?:---1_I_ SUPERIOR COURT LAND COURT Form 4/03/03
SEE ADDENDUM A (attached hereto)
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Ap eal from Issuance of Building Permit
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{BOI94889; I}
ADDENDUM A TO APPLICATION FOR RELIEF
filed by Mark R. Goldweitz and Joyce B. Goldweitz as the owners
of the Levi Starbuck House a/kla the James Codd House
at 14 Orange Street and David G. King, Jr. and Nina M. King,
as Trustees of the Hamatha Realty Trust, owners of the Isaac Chase House
a/kla the Abel Chase House at 14 1/2 Orange Street regarding 16 Orange Street
13 9~31
This is an appeal from the issuance of Building Permit 69.03, as amended on June 19,2003, for
16 Orange Street.
The Building Permit should not have been issued for the following reasons:
1. The Certificate of Appropriateness, No. 41821 (or any amendment thereof) issued by the
Historic District Commission in which the Application for a Building Permit was based is not
the Certificate of Appropriateness, No. 41821, No. 41,091 identified in the decision of the
Zoning Board of Appeals dated March 21,2003, ZBA Decision No. 012-03, Therefore, the
conditions of Special Permit No. 12-03 have not been satisfied.
2. The Application for Building Permit is a representation to the Building Department that all of
the requirements for the issuance of a Building Permit have been met, including that there is
a final Certificate of Condition from the Historic District Commission that is not subject to
review or appeal. That was not true at the time that the Application for a Building Permit
was made. The decision of the Historic District Commission to issue Certificate of
Appropriateness, No, 41821 is still subject to review and appeal and is not final.
3. The relief requested is the revocation of the Building Permit until such time as the Certificate
of Appropriateness that is contemplated to be issued or amended by the Historic District
Commission and contemplated by ZBA Decision No. 012-03 becomes final and not subject
to review or appeal.
{B0193556; I}
16 ORANGE STREET
(Locus Map)
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FlIed with Cert, o~ Title No. 1596 Ro~18try Dlstrlct of Ban~ucket County
L.HD IN NANTUCKET
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MORTGAGE PLOT PLAN
OF LAND IN
NANTUCKET, MASS,
SCALE: r- zo OATE: 12-30-02
,cST'.ATE OF"
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SANFORD BOAT BUILDING
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RECEIVED Amendme tt' / ~ct-- 03
Appro:nsl r -... ~-/ Y-03 BUILDING PERMIT NUMBER
JUN 1 3 2003 Plan # '<<7-cx3
Type LI{1/: ~ ~. /Ae:c/.o/ /)"..PJ n 5~6 ft~ I;.. oj APPLICATION FOR
NANTUCKET Building 0 fflCia( BUILDING PERMIT
RI III nll\l~ I ,....1-1 I
.
IMPORTANT - Applicant to complete all items in Sections: 1, 2, 3, 4, and 5
. 1. OWNERS NAME (print): WNLA?) JA~ L.
LOCATION Last First Middle Initial
l0 0~ or -Rt::.8- ..
OF
BUILDING No. Street l4
Assessor's Map No. ~'~'Z~ Assessor's Parcel No.
2. TYPE AND COST OF BUILDING - All applicants complete Parts A-E
A. TYPE OF IMPROVEMENT B. OWNERSHIP D. DIMENSIONS
o New Building 'tit Private Dimensions of Structure
't(Addition o Public First Floor Area: ~ CfO ~
~Iteration Second Floor Area: ~ ~ rf:1-.
o Repair, replacement C.COST Third Floor Area:
o Demolitfon T~L COST OF IMPROVEMENT Total Floor Area:
o Moving Full Cellar Area:
18--?J, qrx)
E. PROPOSED USE
Residential Detail scope of work by floor & provide the
square footage.
~ One Family
Studio , NEW 61a) p:;e~ AT" ~
o Two or more family - Enter --.- - .. ----
number of units ~ Cl ~ IN \>F-?..\::::. AI ~C),.jD 11 t"Yf ~ Q ,j
o Hotel, Motel, Dormitory ~:=::; r;t;7~F'0~"-O"
enter number of units
o Second Dwelling
o Garage
o Pool
o Other - Specify
3. SELECTED CHARACTERISTICS OF BUILDING For new buildings and additions, complete Parts D-N
for Demolition, comolete onlv Part 1., for all others skiD to 4.
F. PRINCIPLE TYPE OF FRAME H. TYPE OF SEWAGE DISPOSAL K. ACCESSORY HEAT SOURCE
P-Wood frame CQyublic No, of fireplaces I ~51l~~
o Other - Specify o Private (septic tank, etc.) No, of Wood Stoves
.. ~. Other: { 10 f5~ ~\Jei>
I. TYPE OF WATER SUPPLY
G. PRINCIPLE TYPE OF HEATING ~ubliC
o Gas o Electricity o Private (well) L. RESIDENTIAL BUILDINGS f."Jf71J~
OOil o Heat Pump Number of Bedrooms '3
J. SMOKE DETECTORS
o Other - Specify Number of Bathrooms 3
No. of Detectors ~ ~
~ Full :3 Partial 0
See Plan for Location
~3OJ7 ~
3. Continued
M. ENERGY CONSERVATION
Type
~TC~~
~1T-
'EArl
Foundation or Floor insulation
Wall Insulation
.,..
Ceiling or Roof Insul~tion
Window Glazing: Insulated Glass
Doors: Insulated Yes No
Thickness
10'\
0"
.JO'I
. Double Glass
~ Weatherstripped: Yes
14 ere:>
Percentage of Window Area to Wall Area:
N. STRUCTURAL CHARACTERISTICS OF BUILDING
R Value
~
Storm
No
< <~()
R. 1 }
R30
v'
Applicant is required to submit complete structural framing plans with application due to the complexity of the structure, if the
following information is insufficient for proper plan review.
Foundation
~,. .. IZ,I
Footing size: v./ i- ~ I- Footing reinforcing:
Wall material: r ~ .... Wall thickness:
Wall height: ~
Pier or column size: =l=
Pier or column footing size:
No, of crawl space vents: A
*5 ~:wA{
~..
Wall reinforcing: ~
Pier or column spacing: -$-
Pier or column reinforcing: --$-_
Crawl space: 5fFulI 0 Partial
FRAMING: Main Carrying members: Size:
First Floor Framing Joist size: 2- ~lO
Second Floor Framing Joist size: 2-~\D
Ceiling Framing Joist size: r;;;;.YlfJl
Roof Framing Joist size: '2-.x1D
Maximum Span:
Maximum Span:
r;;--'L ~
Maximum Span: ~ ~
Maximum Span:
Support Spacing:
Maximum Spacing: I fD" DC.-
Maximum Spacing: 1(0" cc,
Maximum Spacing: r::;....Y,,~
Maximum Spacing: l0 \\ rL-
Roof Truss
Applicant must submit design calculations for all wood trusses stamped by a Registered Professional Engineer.
SKETCH OF PROPOSED WORK (minor projects)
j''"~'-~
FEE CALCULATIONS
I(/fNO ~(Yt":'7
1/00
/& J I' ~;,~
tl i)/V~.t""'- .#'
rb~/;( /-; I ~7 d
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o
~
4. ZONING COMPLIANCE To be completed by all applicants
Applicant is required to submit a registered plot plan with application, showing location of all structures.
Zoning District: Rc:>4-\
Frontage on Street: ~ . ~"1- '
Plan Book No. and Page:
Date Lot Purchased: ~ rYl ~
Total Land Area: ~6ze <Sf=-
Lot No.: A
Land Court Plan No.: M 5~ 5
Certificate No.: _ " ~\
Name of Previous Owner: ~~.NE S'~
SUBDIVISION INFORMATION
TIME SHARING
INFORMATION
Is there a declaration of
Covenants and Restrictions of
Interval Ownership noted on
your Title or Deed?
Yes No /
DIMENSIONS
Distance from Property Unes: FRONT .-1 . ~. REAR ILl'. 0:;:" LEFT D . 3 \ RIGHT Z-.O'
Distance between Principal and Secondary Dwelling: ~~ (12ft, minimum)
"%.".. 7'2...' 0" S --::z..:\' - - " -=-\. ,.-.....,\
Height of structure above finish grade: N <-J - D E {.-L/ - hL L2 W (J - LJ
Number of off-street parking spaces: Enclosed 0 On-site \
GROUND COVER
Principal Dwelling:
Secondary Dwelling:
Addition:
Garage:
Accessory Building:
Swimming Pool:
Other:
14 -=c> e:r:-
Total:~~
Allowable: 2.4. \
SF.
SF.
MISCELLANEOUS
Was a request to "Determine Applicability of the Protection Acf filed with the Nantucket Conservation Committee? YES _ NO_
If answered YES, include "Order of Conditions" with application.
What date was the "Order of Conditions" with application.
What date was the "Order of Conditions" filed with the Registry of Deeds?
Is the property located within a Flood Hazard district? YES / NO
Was a Variance or Special Permit granted by the Board of Appeals? YES
If answered YES, what date was the decision filed with the Town Clerk?
NO
.,/'
FOR ZONING OFFICER
Minimum Lot Size:
Frontage on Street:
Front Yard:
Additional Comments:
Ground Cover Ratio:
Side and Rear Setback:
Secondary Dwelling approval
Board of Appeals
Lot Release Form
Date:
lJ \ \4>\ 'J
\ \
APPROVED BY:
Zoning Officer
5. IDENTIFICATION - To be completed by all applicants
Name
Mailing address - Number, street, city and state
Zip Code
Telephone No.
1.
Owner or
Lessee
7fCth
1--1
3.
Contact Person
1- '6cU1r/ w,At$:: 51
Date
2.
Contractor
Works Compensation Insurance Certificate or Affidavit must be submitted with this application.
..
I hereby certify that the proposed work is authorized by the owner of record and that I have been authorized by the owner to make
this application as his authorized agent and we agree to conform to all applicable laws of this jurisdiction.
Address
Telephone #
Print name
2-~. W~~J
~lSA MrlcetU ~M4.
ezB.~
DO NOT WRITE BELOW THIS LINE
6. PLAN REVIEW RECORD - For Office Use
Plans Review Required
HISTORIC DISTRICTS COMMISSION ~/ g-il/ .s--/r7 'l/ cJJ
, ,
SEPTIC
SEWER
WATER WELL COMPLETION REPORT
CONSERVATION COMMISSION
FIRE CHIEF
OVER-THE-ROAD (Board of Selectmen)
ROAD OPENING PERMIT (DPW)
PLUMBING
ELECTRICAL
. .
7. VALIDATION ..
. .. FOR DEPARTMENT USE ONLY
Building Use Group
Permit Issued
Occupancy Load
Building ~3;l7 jjf Census No. YJy
Permit Fee
Approved by:
Date of Issuance of -7J d~~ 6-/ ;f-cJ3
Certificate of Occupancy
Building Commissioner
TRANSFER CERTIFICATE OF TITLE
Cert. No. 20582
Docu. No. 100165
From TRANSFER Certificate No. 20581 Originally Registered
December 31, 2002
for the Registry District of Nantucket County.
THIS IS TO CERTIFY that JAMES L. DUNLAP and RACHAEL S. DUNLAP, husband and wife, of 1659
North Boulevard, Houston in the State of Texas 77052
are the owner(s) in fee simple as joint tenants with the right of survivorship
of that land situated in NANTUCKET
in the County of Nantucket and Commonwealth of Massachusetts, bounded and described as follows:
NORTHERLY
by lands now or formerly of William F. Codd and Thomas K.
Cummins et ai, one hundred seventy-three and 68/100 (173.68)
feet;
EASTERLY
by land now or formerly of Eugene M. Perry, thirty-two (32) feet;
SOUTHERLY
by lot B on plan hereinafter mentioned, one hundred eighteen
and 65/100 (118.65) feet;
SOUTHERLY
by said Lot B two (2) feet;
by said Lot B, forty-four and 92/100 (44.92) feet;
by Orange Street, thirty and 87/100 (30.87) feet.
EASTERLY
WESTERLY
All of said boundaries are determined by the Court to be located as shown
upon plan numbered 11438-B, which is filed with CertifICate of Title numbered 2381, the same being
compiled from a plan drawn by W. F. Swift, dated June 1938, and additional data on file in the Land
Registration Office, all as modified and approved by the Court. And said land is shown thereon as parcel
A.
There is appurtenant to the land hereby registered rights in the Court shown
on said plan, as set forth in a stipulation between William F. Codd and the petitioner, filed with the
papers in Land Court case No. 11559, a copy of which was filed at Nantucket Registry of Deeds in said
Land Court Document No. 1800.
And it is further certified that said land is under the operation and provisions of Chapter 185 of the
General Laws, and that the title of said JAMES L. DUNLAP and RACHAEL S. DUNLAP
to said land is registered under said chapter, subject, however, to any of the encumbrances mentioned in
section forty-six of said chapter, which may be subsisting and subject as aforesaid; and to the
memoranda of encumbrances for this certificate.
WITNESS, PETER W. KILBORN, Esquire, Chief Justice of the Land Court, at Nantucket, in said County
of Nantucket.
The thirty-first day of December in the year two thousand and two at 10 o'clock and 30 minutes in the
forenoon.
Attest, with the seal of said court,
Recorder
Case # 11438
Purported Address of Property:
16 ORANGE STREET
CERTIFICATE OF TITLE NO. 20582
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RECEIVED
BOARD OF ASSESSORS
JUl 0 9 2003
TOWN OF
NANTUCKET, MA
Town of Nantucket
J/1'OO
ZONING BOARD OF APPEALS
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF
*'
. . 3. ~ M. ( ') L, \:) ""- I\) l. ~ f .... \L ~ C \\ f>d \.. '\ . \) u.. "VL t\ ~
PROPERTY O~ER',..........,..................,..........,.,...........................
\ L.. \ "'- N \:) _ ' G><::1-A\..t \J \PI ILr) \. ~ O'-^ \ \. \) I\)
MAl LING ADD RES S .. . .. , .. , .. . .. , , . . .. . .. , , .. .. . .. , .. , .. . , . , .. . .. .. .. .. . , 0 ," . , .. . , .. .. . ..
o \ '-- C) \\.. f'I N ~ \:: ':> 'I
PROPERTY LOCA TlON...".,...."..,.,.."...."....,...,',........,..,...,............
.: '-\~~'J.. - ()\Y
ASSESSORS MAPIP ARCEL...,..."."",.".".:""."..".,..,......".,',..."... 0.'.'
'I ( '1-. (\. J
.l'-^-f->..;0....\\.. l:.c>'-~vvu\L... ('\ (::>,\....
APPLICANT. 0....' 0...............,........ 0.............."....................,............ O'
SEE ATTACHED PAGES
I certify that the foregoing is a list of persons who are owners of abutting property, owners of
land directl~ 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, all as they appear on
the most recent applicable tax list (M.G.L. c, 40A, Section 11 Zoning Code Chapter 139.
Section 1 39-29D (2) ,
l::f./tJy.... ~~
4..~..t2..~
ASSESSOR'S OFFICE
Town of Nantucket
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Da te: ;mvc.h- 0( I
, 2 OC:>\.3
To~ Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
fol,lowing:
Owner/Applicant:
,2~e( S.
OC~-Q3
,7otrres L.
(Un lOp
j)u'Y) La..p ah~
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. 8
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cc: Town Clerk
Planning Board
Building Commissioner
PLEASE NOTE: MOST SPECIAL PERMITS AND V^RIANCES HAVE A TIME
LIMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDING" TO NANTUCKET
ZONING BY-LAW Y139-301 (SPECIAL PERMITS); Y139-321 (VARIANCES)
I
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
16 Orange Street
Deed Reference: Certificate of Title 20582
Residential-Old- Historic
Assessor's Map 42.3.2, Parcel 14
L.c. Plan No. 11438-B , Parcel A
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals, on
Friday, February 14, 2003, 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 JAMES L. DUNLAP AND
RACHEL S. DUNLAP, of 1659 North Boulevard, Houston, Texas 77006, BOA File
No. 012-03, in connection with property known as 16 Orange Street, Nantucket,
Massachusetts. '
2. Applicants are seeking relief by SPECIAL PERMIT under
Nantucket Zoning By-law, Section 139-33A (alteration/ extension of a pre-
existing nonconforming structure/ use), Applicants propose to alter the existing
nonconforming single-family dwelling by removing a small portion of the
easterly rear ell of the structure, raising the second floor southerly shed roof
dormer about one foot within the required five-foot side yard setback area
without coming any closer to the lot line than the existing structure, and
constructing a conforming shed dormer on the third floor. The reduction in
length of the structure would reduce the massing within the required northerly
side yard setback area and enable a parking space to be provided on the site
where no parking space has previously existed. No increase in footprint is
proposed. The Locus is nonconforming as to setback, with the dwelling being
sited as close as about two feet from the southerly side yard lot line and as close
as about 0,3 feet from the northerly side yard lot line, in a district that requires a
minimum side and rear yard setback of five feet; as to frontage, with the Lot
having about 30,87 feet of frontage along Orange Street, in a district that requires
a minimum frontage of 50 feet; as to lot size with the Locus containing about
4,828 square feet of area in a district that requires a minimum lot size of 5,000
square feet; and as to parking, with the Locus providing no on-site space. The
Premises is located at 16 ORANGE STREET, Assessor's Map 42,3,2, Parcel 14,
Land Court Plan 11438-B, Parcel A. The property is zoned Residential-Old
Historic,
3. Our Decision is based upon the Application and accompanying
materials, photographs, architectural drawings and representations and
testimony received at our public hearing. The Planning Board recommendation
was that the Application did not present any issues of planning concern, One
letter in support of the Application was received from the immediately abutting
neighbor to the south, where an increase in height within the required setback
area would occur. At no time during the hearing did any party raise an objection
concerning the small increase in the height of the structure within the southerly
required setback area.
An attorney for the two abutters to the north of the Locus, who shared a
common access way with the Applicants, shown as the "Court" on a "Mortgage
Plot Plan" done by Charles W. Hart, dated December 30,2002, a reduced copy of
which is attached hereto as Exhibit A, presented their concerns regarding
specifically the shortening of the easterly ell to permit parking on the site because
of the possible safety issues and negative visual impact on their properties of the
parking, not wanting any additional traffic on the Court. However, the
Applicants' legal right to use the way shown on the 1925 and 1938 Land Court
plans was not disputed, and it was acknowledged that the owner of 14112 Orange
Street, one of the abutters to the north, already parks in an area that is visible to
all properties and accessed his parking space from the Court shown on the plans.
The Board found that whether or not a parking space was provided on the site
was not material to their Decision regarding the proposed alterations to the
existing non-conforming structure. Furthermore, Applicants were not seeking
Special Permit relief from the parking requirements of Nantucket Zoning By-law
Section 139-18. The Zoning Enforcement Officer stated at the hearing that should
a property owner propose to provide a parking space on a lot that was
previously grandfathered as to the lack of on-site parking, then that should be
supported, particularly as a public on-street parking space may be freed up as a
result. He questioned whether the Board could prohibit the provision of an on-
site parking space, where no relief was being asked for that purpose and no
additional parking requirement had been triggered.
In response to the abutters' assertion that there were certain issues that
were not addressed during the hearing process that took place before the
Historic District Commission, such as possible negative impact upon the
historical integrity of the structure and certain other aller;ed violations of that
Commission's 11 rules", and that this Board should consider said issues, the Board
determined that they were outside the jurisdiction of this Board and not material
to the matter before it.
4. Through counsel, Applicants proposed to remove an
approximately six-foot two-story portion of the rear ell of the single-family
2
dwelling, reducing the nonconforming overall massing within the northerly
required five-foot setback area, and raise the second floor shed roof
approximately one foot within the southerly setback area. The Applicants also
propose to construct a shed dormer on the third floor and a roof walk, both of
which fully conform to the setback requirements of the Zoning By-law. The
addition of the shed donner to the third floor would occur below the existing
ridge, which is approximately 31 feet high. Applicants represented that the
changes would restore historical integrity to the design of the structure, have
minimal impact upon the neighborhood, and would reduce the length of the
structure intruding into the zoning setback area along the northerly boundary.
Applicants further argued that this reduction in length would also provide a
benefit to the neighborhood by allowing space for a new on-site parking space
where no parking space had historically been provided due to the fact that it had
been physically impossible to do so, No increase in the groundcover ratio or
increases in the setback violations were proposed as part of this project. In
addition, on the southerly side, the existing second floor rearward shed dormer's
roof would be raised by about a foot so as to increase its pitch. This increase in
height to the shed dormer's roof would occur within the required side yard
setback area, but would no come any closer to that lot line than the existing
structure. The Historic District Commission in Certificate of Appropriateness
No. 41,091 has approved the proposed project. Applicants further stated that
they had agreed after discussions with other neighbors that they would not do
exterior construction related to this project during the summer months to
minimize disruption.
5. Based upon the foregoing, the Board therefore found that though
there would be a reduction in the nonconformity within the northerly required
five-foot setback area with the removal of a portion of the rear ell, there would
also be a slight increase in the nonconformity with the increase in height of the
shed roof of the dormer on the south side, However, the Board also found that
said alterations would not be substantially more detrimental to the
neighborhood than the existing nonconformities and would not increase any
setback violations, and a grant of relief by Special Permit would be consistent
with previous grants of similar relief in the area and in harmony with the
standards as set forth in the Nantucket Zoning By-law,
6. Accordingly, the Board of Appeals by a vote of four in favor
(Loftin, Toole, Murphy, Wiley), and one opposed (Sevrens), GRANTED the
requested relief by SPECIAL PERMIT under Nantucket Zoning By-law Section
139-33A to permit the proposed alteration and expansion of the existing single-
family dwelling, induding without limitation the increase in the height of the
building within the southerly side yard setback and the removal of a portion of
3
the easterly ell within the required northerly side yard setback area, upon the
following conditions:
(a) The work shall be done in substantial conformity with the Historic
District Commission's Certificate of Appropriateness No. 41,091, as it may be
amended; and
(b) There shall be no exterior construction work in connection with this
proposed project permitted between June 1 and September 15 of any-
Dated: March J.l ,2003
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. zo!'lIN~ . CLASSIFICATION: !?-.~. o.~ .
WIN: NID\. . ~<? P,,? ,.s., (=','. ,
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fRONT YAAll S.B.: ,.;:v: Q /Y I'< . ,
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GROUND COVER (X): . ,5:Q :/... . .
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TO: V ~ 0,~ y .4,.~ ({,A: ~ ':l,.€.I..: ;>; .p,u,"! f-^ f:'. ,
I ComFY, TO THE BEST Of MY KNOWL.EDCE. ~T J1i~ PROOSES
SHOWN ARE LOCJJEI) III A.OOD Ho(ZARl) ZONE: , ~ . . .,DElJNEAlED
ON r JAIL / COLDMm' pma NULCBER; 2.50230-00, ~ J. . .D. BY
THE rmERAl DlERCENCY YANAGD.lENT N;ffi(;f, EFFECTlIJE DATE
or LW>S: JUNE J. 1986, NID }S PERlOOlCAU.Y REVISED,
THIS PlOT PL.o\N WAS PREPARED FOR MORTGAGE PURPOSES
ONLY NlO IS NOT TO BE CONSIDERED A flJU. INSTRlJMOlT
SURVEY, THIS PlAN SHOULD NOT BE USED TO ESTABUSH
PROPERTY LINES, FENCES, Hfl)G~ OR Nt( ANCll~
STRUCTURE:S ON THE PRD.I/SCS. mE pROPflm' LN:S SHOWN
my ON CURROO DEEDS N;D PlANS Of RECORD.
THIS PlOT PLNI IS NOT A CERTFlCATlON M TO lH€ T1l1.E OR
OWNERSHIP Of mE PROPERlY SHOWN. OWNERS Of ~
PROPERTlES ARE SHOWN ACCORDING TO CURRENT ASSESSOR
RECORDS Of mE TOWN Of NANTUCKET,
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MORTGAGE PLOT PLAN
OF lAND IN
NANTUCKET, MASS.
SCALf: 1". ZO' DATE: 12-30-0Z
.c.:5 r^roe OF'
Owner: .~~ "(,1-;l~~!J'!~ .~. ~tzF!-FR: , , .
.l-o r A
Delld:A:'c;.<:.s:"':T.. ;:'f~~. Plan: ~.~.'//1'~l?;B
/(i, ORANr;;~
Tax Map: 1-?,'3,:?-,1,+, , Locus: , . .;>:r.. , . .
CHARlES W. HART & ASSOCIATES, InC.
SANFORD BOAT BUILDING
49 SP ARKS AVENUE
NANTUCKET,}lASS. 02554
(508) 228-8910 H-G401
NOT TO BE RECORDED.
i l)'~KnFY TIMT20 DA ~ HAVE El.APSEO AFTeR
;~:E D-B..r:l$10N W l\S filED IN mE OFFlCE OF TilE
'i'O':W}1 a.L1U~ MID niAT NO APP~J- waS BWJ
flLfl.\ l"\.m.&JANT1'O GENERAL lAWS (JA. ~ it
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ATTEST: A TRUE COPY
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NANTUCKET TOWN CLERK
~~
JUL 1 6 2003
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
FEE: $300.00
CASE NO.
APPLICATION FOR RELIEF
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Owner's name(s): James L. Dunlap and Rachel S. Dunlap 6 ::.~:. c- ;'Tj
~:: . c= ':J
Mailing address: 1659 North Boulevard. Houston. Texas ....... r- .
Applicant's name(s): Mark R. Goldweitz and Joyce B. Goldweitz as the owners of the Levi Stattfuck Ho~;e
a/kla the James Codd House at 14 Orange Street and David G. King, Jr. and Nina M.Q<.ing, as 'Ft:ustees of the
Hamatha Realty Trust, owners of the Isaac Chase House aIkIa the Abel Chase Housean4 1/2 f)tange St~et
VI -
N
David G. King, Jr.
NorthStar Capital Investment Corp.
527 Madison Avenue
New York, NY 10022
Assessor's Map/Parcel: 42.3.2-014
Lot No.:
Mailing address: Mark R. Goldweitz
Garrison Square Management, mc,
Seven Harcourt Street
Boston, MA 02116
Locus address: 16 OraDl!e Street
Land Court PlanJPlan Book & Page/Page File No.:
Date lot acquired: 11/31/02 Deed Ref./Cert. of Title: 20582
Uses on Lot - Commercial: NoneX Yes (describe)
Residential: Number of dwellings 1 Duplex
Zoning District: ROH
Apartment
Rental Rooms
Building Date(s): All pre-date 7172 X or _ C of O(s)?
Building Permit Nos: 69.03(Januarv 28. 2003). and 69.03 as amended (June 19. 2003)
Previous Zoning Board Application Nos.: 012-03
State below or on a separate addendum specific relief sought (Special Permit, Variance, Appeal), Section of the
Zoning By-Law, and support details, grounds for grant of relief, listing any existing nonconformities:
Ap eal from Issuance of Building Permit
SIGNATURE:
(If not owner or owner's attorn ,
SEE ADDENDUM A (attached hereto)
I certify that the informati n contained herein is substantially complete and true to the best of my knowledge,
under the pains and penal' es of perjury.
Applicant Attorney/Agent
se enclose proof of agency to bring this matter before the Board)
~
FOR ZBA OFFICE USE
Application received on:_I_I_ By: Complete:
Need copies?:
Filed with Town Clerk:_I_I_ Planning Board:_I_I_ Building Dept.:_I_I_ By:
Fee deposited with Town Treasurer:_I_I_ By: Waiver requested?: Granted:_I_I_
Hearing notice posted with Town Clerk:_1 _1_ Mailed:_1 _1_ I&M:_I _1_&:_1_1_
Hearing(s) held on:_I_I_ Opened on:_/~_ Continued to:_I_I_ Withdrawn?:_I_I_
DECISION DUE BY:_/~_ Made:_/~_ Filed wi Town Clerk:_I_I_ Mailed:_I_I_
DECISION APPEALED?:_I_I_ SUPERIOR COURT LAND COURT Form 4/03/03
{BOI94889; I}
ADDENDUM A TO APPLICATION FOR RELIEF
filed by Mark R. Goldweitz and Joyce B. Goldweitz as the owners
of the Levi Starbuck House a/kla the James Codd House
at 14 Orange Street and David G. King, Jr. and Nina M. King,
as Trustees of the Hamatha Realty Trust, owners of the Isaac Chase House
a/kla the Abel Chase House at 14 1/2 Orange Street regarding 16 Orange Street
This is an appeal from the issuance of Building Permit 69.03, as amended on June 19,2003, for
16 Orange Street.
The Building Permit should not have been issued for the following reasons:
1. The Certificate of Appropriateness, No. 41821 (or any amendment thereof) issued by the
Historic District Commission in which the Application for a Building Permit was based is not
the Certificate of Appropriateness, No. 41821, No. 41,091 identified in the decision of the
Zoning Board of Appeals dated March 21,2003, ZBA Decision No. 012-03. Therefore, the
conditions of Special Permit No. 12-03 have not been satisfied.
2, The Application for Building Permit is a representation to the Building Department that all of
the requirements for the issuance of a Building Permit have been met, including that there is
a final Certificate of Condition from the Historic District Commission that is not subject to
review or appeal. That was not true at the time that the Application for a Building Permit
was made. The decision of the Historic District Commission to issue Certificate of
Appropriateness, No, 41821 is still subject to review and appeal and is not final.
3. The relief requested is the revocation of the Building Permit until such time as the Certificate
of Appropriateness that is contemplated to be issued or amended by the Historic District
Commission and contemplated by ZBA Decision No. 012-03 becomes final and not subject
to review or appeal.
{BOI93556; I}
16 ORANGE STREET
(Locus Map)
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Filed with Cert, of Title No. 1596 Re~istry District of Nantucket. County
LAND IN NANTUCKET
June 1939
11. 'F. Swift, C. E.
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:ERTlfY, TO THE BEST Of lAY KNOWlEJ)(;[. TI-lAT M PROnSES
OWN ARE LOCAlE[) IN flOOD HAZARD ZONE: :' ~ : . ,,DEUNfAlED
f J.RJL / COUWtID PAHa "NUllBER: 2.502JO-OO.1.1., D, BY
E I'EDERAI. fllERGENCY UANAGBAEIrr AGENCY. EffECTM: om:
l4APS: JUN( J, 1986, 00 ~ PERKlOlCALLY RE'JlS(D.
. . f'l>>,I WAS PRfPARfl) FOR MORTGAGE PURPOSf5
Il, IS NOT TO BE CONSIDERED A fUU INSlRwo.rr
iRIIEY. ll1IS PUoH SHOULD NOT BE USED TO ESTABUSH
'OPfR1Y UNES. frNCf:S. Hft)C(S OR AN'( ANCIllARY
RtJCT1JfIE:S ON 1l-tE PR€WfSl:S. THf PAOPERTY l.JN(S SHOWN
lY ~ ClJRR(NT Dfn)S IHD PlNIS OF RECORD,
IS PLOT PVlH IS NOr A CEIUIflCATlOH AS TO THE TITlE OR
INERSHIP Of TH€ PROPERTY SHOWN. ~ OF ~
:OPERTIES ARE SHOWN ACCOROINC TO CURRrNT ASSESSOR
:CORDS OF THE TOWN Of NNffilCKET,
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PLANAGAN
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MORTGAGE PLOT PLAN
Of lAND IN
NANTUCKET, MASS.
SCALE: r- Zo OATE: 1Z-:30-0Z
,c..s7'"^TS OF'
Owner: .~~ -r:~;::;t?!"!/i .~, ~~t:f-.E:.R; . . .
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Tax l.lop: 1-?'.3:::?-J.4-. . locu~: , . .;>:r., , . .
CHARlES W, HART & ASSOCIATES, Ine,
SANFORD BOAT BUlIJ){NG
49 SPARKS AVENUE
NANTUCKET, lLASS. 02554-
(508) 228-8910 H-G1-01
NOT TO Sf RECOROCD.