HomeMy WebLinkAbout076-03
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
37 WASHINGTON STREET
NANTUCKET, MASSACHUSETTS 02554
Date: Dec.em Ioer t
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Parties in Interest and Others concerned wi~,the I
Decision of the BOARD OF APPEALS in the App]i.cation of
the following: ,.. ~
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APPLICATION NO.:
OWNER/APPLICANT:
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Enclosed is the Decision of the Board of Appeals which has this
day been filed with the Nantucket Town Clerk. Thi 'sio
provides a CLARIFICATION (not a Modification), an EXTENSION, r
authorizes a TEMPORARY PERMIT under Nantucket Zonin
~139-26H, with NO twenty (20) day appeal period required.
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cc: Town Clerk
Planning Board
Building Department
Assessors Map 42.3.1
Parcel: 23
Residential-Commercial
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
10 Old North Wharf
Certificate of Title No. 20,387
Lot A, Land Court Plan No. 10169-A
Decision:
1. At a public hearing of the Nantucket Zoning Board of Appeals, on Friday, November
19,2004, at 1:00 P.M., in the Conference Room, in the Town Annex Building, 37
Washington Street, Nantucket, Massachusetts, the Board acted upon the request of
GEORGE W. PENNY, III, with an address of3205 38th Street, N.W., Washington,
D.C. 20016, for an EXTENSION of the SPECIAL PERMITN ARIANCE relief for
the property at 10 OLD NORTH WHARF, as referenced above, which was granted to
them by a Decision dated and filed with the Town Clerk on December 4, 2003, in File
No. 076-03, as follows:
2. As presented by the representatives of the owner of the subject property, the
Decision, in which relief by Special Permit and Variance was granted and obtained by
the prior owner, was recorded on December 30, 2003 at the Nantucket Land Court
side of the Nantucket Registry of Deeds, but the work contemplated by said Decision
had not yet been preformed and no building permit had as yet been issued due to
problems with the building permit application and need to obtain a Certificate of
Appropriateness from the Nantucket Historic District Commission. Accordingly, the
present owner has requested an extension of specifically the Variance portion of the
relief granted (with the Special Permit portion of the relief not due to expire until
December 4, 2005) for a period of six months to June 4, 2005, pursuant to M.G.L., c.
40A, ~ 10, and Nantucket Zoning By-law ~ 139-23.1, each of which provide that a
Variance may be renewed for a period not to exceed six months without the fIling of a
new Application and without a new hearing and public notice.
3. Accordingly By a UNANIMOUS vote, the Board of Appeals GRANTS the
EXTENSION of the VARIANCE for a period of six months from the one year
anniversary date offiling of the original Decision on December 4,2003, so that the
extended date of expiration, if the Variance is not exercised prior thereto, will be June
4,2005. l ~
Dated: 1e~mberL.,2004 . g\V~4 ~~UD7M
\~an~" J
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~ Dale Waine
---
Edward Murphy
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: d21~tu~ 1 ' 2003
To: Parties in Interest and Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Owner/Applicant:
() 7~,; 03
G-eor-g ~ cU. pet) /) Y I ;m::...
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.
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Planning Board
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PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME
LIMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDING' TO NANTUCKET
ZONING BY-LAW ~139-30I (SPECIAL PERMITS); ~139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
Map 42.3.1
Parcel 23
R-C
10 Old North Wharf
Land Court Plan 10169-A, Lot A
Certificate of Title 20387
At a Public Hearing of the Nantucket Zoning Board of Appeals held at 1 :00 p.m.,
Friday, November 14, 2003 in the Conference Room of the Town Annex Building, 37
Washington Street, Nantucket, Massachusetts, on the Application of the GEORGE W.
PENNY, III., of 3205 38TH Street NW, Washington DC 20016, Board of Appeals File
No. 076-03, the Board made the following Decision:
1. Applicant is seeking relief by VARIANCE under Nantucket Zoning By-law
Section 139-17 A (height limitations). Applicant proposes to alter the pre-existing
nonconforming single-family dwelling by raising the roof ridge height of the structure
from about 30 feet to a maximum of32 feet from the existing grade, Applicant needs to
replace rotting pilings under the main body of the house, which would then require that
the structure meet current flood plain code requirements. There would be no expansion of
the structure as a result of this project. To the extent necessary, Applicant further requests
reliefby VARIANCE under Nantucket Zoning By-law Section 139-16A to remove the
structure from the Locus and replace it back on its new pilings in substantially the same
location, and relief by SPECIAL PERMIT under Section 139-18 to validate the lack of a
parking space. The Locus is nonconforming as to lot size with the Lot having about 788
square feet of area in a district that requires a minimum lot size of 5,000 square feet; as to
frontage, with the Lot having about 23 feet of frontage along Old North Wharf in a
district that requires a minimum frontage of 40 feet; as to ground cover ratio, with the Lot
containing in excess of the allowable maximum of 30% for an undersized lot in this
district; as to side yard setbacks, with the structure being sited at zero feet from the
easterly and westerly side yard lot lines, in a district that requires a minimum side yard
setback of five feet; and as to parking with there being no space provided on site. The
Board previously granted this same relief in the Decision in BOA File No. 001-02, but
the Applicant never acted upon it within the statutorily required time limit and said
Decision has arguably expired.
The Premises is located at 10 OLD NORTH WHARF, Assessor's Map 42.3.1,
Parcel 23, Land Court Plan No. 10169-A, Lot A. The property is zoned Residential-
Commercial.
2. This Decision is based upon the Application and materials submitted with it,
along with the testimony and evidence presented at the hearing. The Planning Board did
not make a recommendation, as the matter was not of planning concern, There was no
opposition to this Application expressed at the hearing, and there were no letters on file,
3, Applicant represented that he had received the same Variance relief in January of
2002 in the Decision in BOA File No. 001-02 to complete the project as presently
proposed. Due to the lengthy time it took to settle the estate of the previous predecessor
in tile, the Applicant's father, no steps were taken to activate the Variance prior to its
expiration in January of2003. Reliefwas therefore thought to have expired. Applicant
was now before the Board seeking the same relief for the same scope of project.
Applicant proposed to substantially renovate an existing single-family dwelling that is
partially situated on pilings over Nantucket Harbor and partially on dry land on Old
North Wharf As part of this renovation, Applicant stated that he would move the house
off of the Locus to a location on Old North Wharf in order to replace the rotting pilings,
after which the house would be placed substantially in its present location. However, the
structure may be shifted slightly in order to place it back on new pilings and Variance
relief had been asked for to validate said re-siting should the structure be placed closer to
a lot line than currently situated. The current ridge height of the structure is about 30 feet
and the new height would be a maximum of32 feet, in excess of the maximum height
allowed of30 feet in order to meet the flood plain requirements. The overall height of the
structure would not be increased as a result of the placement of new pilings. There has
historically been no parking provided on site and none is planned as a result of this
project.
4, Therefore, based upon the foregoing, the Board finds that raising of the overall
height of the single-family dwelling, without altering the actual ridge height of the
structure itself, to about 32 feet above mean grade on dry land, and allowing the moving
off and replacement on the Locus to enable the placement of the new pilings to meet the
flood plain requirements would not be substantially more detrimental to the
neighborhood than the existing nonconforming situation. In addition, the Board finds that
there would be little negative impact upon this thickly settled mixed-use neighborhood,
especially as the structure would be sited in the same location as it presently exists, and
that owing to the soil conditions, shape and topography of the Locus (specifically,
location over the harbor and topography of the structure) and especially affecting the
Locus but not affecting generally the Residential-Commercial zoning district, a literal
enforcement of the provisions of the Zoning By-law would involve substantial hardship
to the Applicant and that desirable relief may be granted without substantial detriment to
the public good and without nullifying or substantially derogating from the intent or
purpose of the By-law. The Board further finds that it has no jurisdiction over any stairs
that may be added due to the increase in height of the structure to meet the flood plain
requirements.
In addition, the Board finds that a waiver of the one required parking space would
be in harmony with the general purpose and intent of the Zoning By-law. The Board also
finds that a waiver of the requirement would not be contrary to sound traffic and safety
concerns and consistent with similar relief granted in the immediate area, and notes that it
would be physically impossible to provide parking on the site.
5. Accordingly, by a UNANIMOUS vote, the Board hereby GRANTS the SPECIAL
PERMIT relief under Nantucket Zoning By-law Section 139-17 A to increase the overall
height of the structure above mean grade on dry land to a maximum of32 feet at the ridge
in order to replace the pilings, involving the temporary storage of the structure on Old
North Wharf; Section 139-18 waiving the one required parking space; and VARIANCE
relief under Section 139-l6A to remove the structure and replace it back on its new
foundation substantially in its original location, allowing the slight variation of the
setback distances. Relief is hereby conditioned upon the following:
a. The structure shall have a maximum overall height above mean grade on
dry land of 32 feet;
b. No exterior work associated with this project shall be allowed from April
1 to October 31 of any given year; and
c. The re-siting of the structure shall be done in substantial conformance
with the plan done by John J. Shugrue, dated September 26,2003, a
reduced copy of which is attached hereto as Exhibit A. The Board hereby
acknowledges that Variance relief has been granted to allow for slight
variations in the replacement of the structure on the Lot that would not
strictly be in conformance with Exhibit A.
Dated: DecemberLf , 2003
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Na cy evr~
David R Wiley
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"6 BARS 6' ole
BOTH ",^Y$
NANTUCKET
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REPAIRED BULKHEAD
SCALl' HOWll. I' = 4'
VERT. I' '", I'
ASSESSORS MAP
HARBOR
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23.17'
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\JALK'w'AY
OLD
NORTH
SITE PLAN
SCALE l' = 4'
*6 BAR 6' ole both wo.ys
ve'r1:lco.lc; 1:0 ho.vp 18' hook
ALL CONCRE T( TO BE ],500 PSI
TYPE II CEMENT 'JITH AIR ENTRAINMENT
CONCRETE TO HAVE 1 POUND Of fIBER
REJNfOCING PER .CUBIC YARD.
KEY
42.3.1
PARCEL NO. 23
23.17'
wHARF
SHEET I Of
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rOlJNDA TION AND BULKHEAD
REPAIRS fOR
10 OLD NORTH 'w'HARF
in
NANTUCK[ T. MASS.
SCALE, AS NOTED:
DA TE. SEPTEMBER 26, 2003
JOliN J. SIIUGRUE INC.
57 OlD SOUTH ROAD
NANTUCK(T. MA.
fOR' GEORGE "PENNY
SHEE T S
.6511-3A
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, NOVEMBER 14, 2003, IN THE CONFERENCE
ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
Massachusetts, on the Application of the following:
GEORGE W. PENNY, m.
BOARD OF APPEALS FILE NO. 076-03
Applicant is seeking relief by VARIANCE under Nantucket Zoning By-law
Section 139-17 A (height limitations), Applicant proposes to alter the pre-existing
nonconforming single-family dwelling by raising the roof ridge height of the structure
from about 30 feet to a maximum of32 feet from the existing grade. Applicant needs to
replace rotting pilings under the main body of the house, which would then require that
the structure meet current flood plain code requirements. There would be no expansion of
the structure as a result of this project. To the extent necessary, Applicant further requests
relief by VARIANCE under Nantucket Zoning By-law Section 139-16A to remove the
structure from the Locus and replace it back on its new pilings in substantially the same
location, and reliefby SPECIAL PERMIT under Section 139-18 to validate the lack ofa
parking space. The Locus is nonconforming as to lot size with the Lot having about 788
square feet of area in a district that requires a minimum lot size of5,000 square feet; as to
frontage, with the Lot having about 23 feet of frontage along Old North Wharf in a 8
district that requires a minimum frontage of 40 feet; as to ground cover ratio, with the Lot
containing in excess of the allowable maximum of 300.10 for an undersized lot in this ~
district; as to side yard setbacks, with the structure being sited at zero feet from the ~
easterly and westerly side yard lot lines, in a district that requires a minimum side yard 0
setback of five feet; and as to parking with there being no space provided on site. The ..:1
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Board previously granted this same relief in the Decision in BOA File No. 001-02, but -'
the Applicant never acted upon it within the statutorily required time limit and said w
Decision has arguably expired.
The Premises is located at 10 OLD NORTH WHARF, Assessor's Map 42.3.1,
Parcel 23, Land Court Plan No. 10169-A, Lot A. The property is zoned Residential-
Commercial.
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FITRTHF.R INFORMATION.
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1\/\:\T( eKET ZO:\I!\G BOARD OF APPEALS
I EAST CH EST:"I UT STREET
:\:\;\'f( CKET, \1A 0255..
CASE ]\().O ::0 ~
FEE: S300.00
APPLlCA TI01\ FOR H.FLlEF
Owner's name(s): Georqe W. Penny III
\1ailing address: 3205 38th Street N.W. Washinqton DC 20016
Applicant's namc(s): same
Mailing address: same
Locus address: 10 Old North Wharf
Assessor's Map/Parcel: 42.2.3 / 23
Land Court Plan/Plan Book & Page/Plan File :\0.: 10169-A Lot :\'0.: A
Date lot aequired:~26/02 Deed Ref./Cert. of Title 20387 Zoning District: R-C
Uses on Lot - Commercial: None~ Yes (describe)
Residential: Number of dwellings~ Duplex_ Apartments_Rental Rooms
Building Date(s): All pre-date 7172? Yes, 1923 C of O(s)?
Building Permit :\'os: None
Previous Zoning Board Application Nos.: 001-02
State belo'\\' or on a separate addendum specific relief sought (Special Permit, Variance, Appeal), Section of
the Zoning By-law, and supporting details, grounds for grant of relief, listing an~' existing nonconformitics:
Applicant is seeking a VARIANCE under Nantucket Zoning Bylaw Section 139-17 A (height
limitations). Applicant proposes to alter the pre- existing single-family dwelling by raising the height of
the structure from about 30 feet to about.atfeet form existing grade. Applicant needs to replace
rotting pilings under the main body of the ~, which would then require the structure to meet
current flood plain code requirements. There will be no expansion of this structure as a result of the
proposed project. To the extent necessary Applicant further requests relief by VARIANCE under
Nantucket Zoning Bylaw Section 139-16A to remove the structure from the Locus and replace it back
on its new pilings in substantially the same location, and a SPECIAL PERMIT under section 139-18 to
validate the lack of a parking space.
I certify that the information contained herein is substantially complete and true to the hest of my
knowledge, under t e pains and penalties of perjury.
~~
AttorneY/Agent~
r before the Board)
I\ccd cOflieS?' BY~
DECISI01\ APPEALED?:
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Sf"PERlOR COURT:
LAND COURT
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RECEIVED
BOARD OF ASSESSORS
OCT 0 3 2003
TOWN OF
NANTUCKET, MA
Town of Nantucket
ZONING BOARD OF APPEALS
LIST OF P ARTlES IN INTEREST IN THE MA TIER OF THE PETITION OF
PROPERTY OwNER.",,,~~.~~Y~,,,,f.~,~,~,Y,,,,,,,,, ,,' .,. ,.,.,. ,.,,,
. . 3 ZD ~ .~ -rH. ~ r N vJ \jv /'('1-1/ rJ{y 7t;1V v (..
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PROPERTY LOCA TrON".....to.".., p~,l)... "N,:... W~e.."..."..,
ASS ESSORS MAPfP ARCEL....~ ,~",:'?:, (,""'~,?, ..1~;',~,:", ~ .(,. , . ..,. .,,,. ,,'
APPLICANT"" IWl ,~,.." Pt.??:-r.U:{)".. It!. ,C,...."..,.."""..",., ,,,,...,,,
5D~' ~Z-<6' ?6e56
SEE ATIACHED PAGES
1 certify that the foregoing is a list of persons' who are owners ofabuttL'1g property, Gwr.ers cf
land directl~ opposite on any public or private street or way; and abutters of the abc:ters aLe ,l;
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 139-29D (2) .
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NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachmetts 02554
Assessor's Map 42.3,1
Parcel 23
R-C
10 Old North Wharf
LC Plan10169-A, Lot A
COT -PU-:oroOT
Z-S' -;zn
At a Public Hearing of the Nantucket Zoning Board of Appeals held at 1:00 P.M"
Friday, February 8,2002, originally noticed and opened on January 11,2002, in the
Conference Room, Town Annex Building, 37 Washington Street, Nantucket,
Massachusetts, on the Application of GEORGE W, PENNY, III.. of3205 38th Stl'~t,
NW, Washington DC 20016, Board of Appeals File No. 001-02, the Board made the
following Decision:
1. Applicant L'4 seeking relief by V ARlANCE under Nantucket Zoning Bylaw
Section 139-17 A (height limitations), Applicant proposes to alter the pre~cxisting singJe-
family dwelling by raising the height of the strUcture from about 30 feet to about 32 feet
from existing grade. Applicant needs to replace rotting pilings under the main body of the
house, which would then require that the structure meet current flood plain c.ode
requirements. There would be rlO expansion of the structure as a result of this project. T)
the extent necessary, Applicant further requests relief by V AR1ANCE under Nantucket
Zoning Bylaw Section 139.16A to remove the structure from the Locus and repl;tce it
back on its new pilings and a SPEC1AL PERMIT under Section 139-18 to validBte the
lack of a parking space. The Locus is nonconforming as to lot size, with the Lot
containing about 788 square feet of area, in a district that requires a Iniu:imum lot size of
5,000 square feet; as to frontage, with the Lot having about 23 feet of frontage along Old
North Wharf: in a district that requires a minimum frontage of 40 feet; as to ground cover
ratio, wlth the Lot containing in excess of the allowable maximum of 50%; as to side and
rear yard setbacks, with the structure being sited at zero feet from the easterly ar.d
westerly side yard lot line, in a district that requires a minimum side yard setback of five
(5) feet; and as to parking, with there being no space provided on site.
The Premises is located at 10 OW NORTH WHARF. Assessor's Map 42.3,1,
Parce123, Land Court Plan No. 10169-~ Lot A The property is zoned Residential.
Commercial.
2, 11w De<:ision is based upon the Application and material;; submitted with it and
the testimony and evidence presented at the hearings. The Planning Board made no
recommendation. An attorney was present at the hearings representing three abutters,
who were concerned about the window of time' during which the project would be
undertaken., asking the Board to prohibit construction during the summer months. They
were also concerned a'oout blocking of views and placement of the building after it was
removed from the: site to enable the placement of the new pilings. There wa.s a ktter on
file from tk Chiefofthe NllTltucket Fire Department that stated that they had defined the
:.0 39\:1d
~~US'(1H 11NWNIH:J
C:IE,tU:O::
~~::=T ~aJ3:'~3 28
area that !.he structure would have to be placed on the Wharf during construction to alIo,....
access for emergency apparatus.
3. Applicant is substantially renovating an existing single-family dwelling th.';lt is
partially situated on pilings over tbe water and partially on dry land, Old ~orth \Vh..'trf. As
part of this renovation, Applicant is moving the house off of the I.,()cus in order to replace
the rotting pilings, after which the house will be placed partially back on lite pilings Iud
dry land in the same footprint as it currently is sited. The existing first tloor height aho \"~
mean low tide is about 5.7 feet, with an existing ridge height above mean to'.\' tide of
about 34.2 feet. In order to bring the structure up to the flood plain requirements,
Applicant needs to raise the structure to a height above me.t'U~ low tide of about 8.2 and u
proposed ridge height of about 36.7 feet. The existing ridge height from the existing
grade on the dry land is about 28.5 feet and would be raised to about 31 feet. in excess 0 r'
the maximum height of 30 feet allowed under the Zoning By-Law. T11e overaJl heigh!
and ground cover ratio of the structure itself would not be mc:.reas.r.xl as a result of this
project. 111e!'e has historically been DO parking provided on site and none is planned as a
result of this project,
4. Therefore, ~ upon the foregoing, the Board finds that the raising oftbe
overall height ofthe single-fumily d\velling from about 23,S feet to about 31 feet above
mean grade, and alJowing the moving off and replacement on the Locus to enable the
replacement of the pilings and raising the house to meet the flood plain requirements
would not be substantially dE:rrimental to the public good and would not nullify or
substantially derogate from the intent or purpose of the By-Law. The Board further flnds
that there would be little impact upon this thickly settled mixed-use neighborhood...
especially as the structure would be sited in the same location as it presently exists. In
addition, the Board specifically finc:ls that owing to circumstances relating to the
topography of the struCtUre, t:eing partially over water 00. pilings and partially on dry
land, soil, tbe lack thereofunder a portion of the structure, and shape, and especially
affecting the Locus and structures, but not affectin8 generally the Wiling district in which
it is located, a literal enforcement of the provisions of this Zoning B}-Law would involve
substantial hardship, financial or otherwise, to the Applicant.
In addition, the Board finds that So waiver of the one required. parking space would
not be in harmony with the general purpose and intent of~ Zoning By-Law. The Board
further finds that a waiver of the requirement would not be contrn.ry to soWld traffic acd
safuty concern'). There are practical difficulties that prevent the locating of the required
off-street parking space on the site and it is actually phY3ically impossible to provide on
sit(~,
5, Accordingly, by a unanimous vote, the Board GRANTS the requested reEefb)
V ARIANCEw1der Nantucket Zoning By.Law Sectionl39-17A to allow the raising of
the ridge height of the single-family dwelling to about 31 feel; abov~ \'nl;"an grade dry
land, and under Section 139-16A, to the ex;t~nt necessary, to allow the Applicant to trove
and then replace the existing stru...."'tUre, without the expansion of the footprint, h<1ck on the
site in substantially the same location in order to replace the pilings; and a SPECIAL
:3L~ 3S\;id
rU>iS\;'IH IN\;i^r~H3d
~;, T~jtt',:::3[13
~,~:E1 [QJ~,1~1:8,~
PERMIT under Nantucket Zoning By. Law Section 139-18 to waive tbl; one reqtii:ed
parking space, upon the following conditions:
a. The structure shall be sited with a max.imum ridge height of about 31 f~t
a'rxJve mean grade on dry land, and in substantial conformance with the plan done by
John r Shugrue, Inc., dated November 26. 2001 and revised February 5, 2002, marked as
Exhibit A and attached hereto; and
b. Any exterior work that relates to this proposed proje\;t should be done
between November 1 and April! of any given year,
~ 01U./~...--__
Nancy sevre~" f)
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a e W. Warne '\,
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C. Richard Lo' , -;
Dated: Iviarch ,~, 2002
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