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Home My WebLink About083-03 TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: JClY"'\Udf\2D, 200i To: Parties in Interest and Others concerned with the Decision of the BOARD OF APPEALS in the Application of the following: Owner/Applicant: O~3 -o~ C()\h€(,l'~ s. {JJOV'& 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 TWENT~ (20) days. -i- e. -"i, ."'-. o 0'\ 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 ~139-30I (SPECIAL PERMITS); Y139-32I (VARIANCES) ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS. TOWN OF NANTUCKET ZONING BOARD OF APPEALS 1 EAST CHESTNUT STREET NANTUCKET, MA 02554 Assessors Map: 55.4,1 Parcel: 165.1 Residential Old-Historic 4A Silver Street Plan Book 23, Page 69 Deed Book 828, Page 308 At a Public Hearing of the NANTUCKET ZONING BOARD OF APPEALS held at 1 :00 p.m., Friday, December 12, 2003, in the Conference Room, Town Annex Building, 37 Washington Street, Nantucket, Massachusetts on the Application of CATHERINE S. WARD, of 1103 Smith Manor Blvd., W. Orange, NJ 07052, Board of Appeals No. 083-03, the Board made the following Decision: 1. Applicant is seeking relief by VARIANCE under Nantucket Zoning By-law Section 139-17 A (height limitations). The Locus is presently improved with a single-family dwelling and conforms to all dimensional zoning requirements. Applicants propose to construct an about 24' x 24' two-story conforming addition to the north side of the existing structure. Due to the steeply sloping topography of the Locus, which drops from an elevation of about 40' on the north side along the street, to an elevation of about 26' on the south side where the existing structure is located, over a distance of about 100 feet, the addition would exceed the maximum height allowed under the By-law of30 feet. The Lot would continue to meet ground cover and parking requirements after construction. The Locus is nonconforming as to setback with the existing structure being sited as close as about three feet from the northeasterly side yard lot line. Applicant had obtained similar relief from this Board in the Decision in BOA File No. 009-00, but was not activated within the statutorily required time limit and has arguably expired. Applicant is seeking the same relief previously granted for the same scope of project. The Premises is located at 4A SILVER STREET, Assessor's Map 55.4.1, Parcel 165.1, Plan Book 23, Page 69, Lot 1. The property is zoned Residential-Old- Historic. 2. The Decision is based upon the Application and the materials submitted with it and the testimony and evidence presented at the Hearing. The Planning Board made no recommendation, as the matter was not of planning concern. There were no letters on file in favor of or in opposition to the Application. The record related to the previous Application in BOA File No. 009-00 is incorporated herein by reference. 3. Applicant represented that the Lot had been benefited by a previous grant of Variance relief in the Decision in BOA File No. 009-00, issued on February 11, 2000 and filed with the Nantucket Town Clerk on March 15,2000. Said Decision allowed the construction of an addition onto Applicant's single-family family dwelling. Applicant stated that due to personal circumstances the project was not undertaken in a timely manner and the relief had since expired. Applicant had actually obtained duly issued Building Permit No. 807-00 to complete the project, but had allowed too much time to elapse before activating said permit and it too had expired, requiring a new Application to this Board for the same relief. Applicant presented a letter from the current Building Commissioner dated November 4,2002, which stated that she had not "proceeded in good faith continuously to completion as required by MA State Building Code 780, CMR Section 111.8 ... you must reapply for the . " permIt.. . Applicant represented that due to the unique topography of the Lot, i.e., a dramatic change of grade on the site wherein the land drops from an elevation of about 40 feet on the north side to an elevation of about 26 feet on the south side over a distance of about 116.78 feet (an 18% slope, nine feet in 50 feet), the addition, when constructed would exceed the maximum average height allowed of 30 feet, with the maximum allowed for any one side of32 feet. Applicant stated that based upon a plan entitled "Mortgage Inspection Plan in Nantucket, Mass." done by Jeffrey L. Blackwell, PLS, dated November 23, 1993, revised on October 27, 1999 and again on December 1, 1999, a reduced copy of which is attached hereto and marked as Exhibit A, it was demonstrated that the most dramatic drop in elevation occurs within the middle half of the lot of land; in other words, that portion of the Property improved by the single-family dwelling and containing the area for the proposed about 24' by 24' addition. Applicant further represented that her professional land surveyor had computed that the height of the proposed addition, when calculated from Average Mean Grade, as defined in Section 139-2 of the Nantucket By-law, would exceed the maximum heights allowed in Section 139-17 A(1) of the Zoning By-law. The new roof ridge height would be about 65' 6" above sea level. Measuring from the lowest part of the existing structure, this would mean that the height as measured from the rear elevation would be about 34' 6". That would exceed current zoning requirements by about 2' 6". However, Applicant stated that the actual height measurement of the new addition as viewed from Silver Street would be about 27.5 feet, lower than the maximum allowed of 30 feet when measured from the yard immediately surrounding the proposed addition and would be more in keeping with the historic nature of the street. Applicant added that there were other structures in the immediate area that violated the 30-foot height requirement and many in the ROH zoning district. The overall height of the structure with the new addition would only exceed the restrictions of Section 139-17 A(1) when measured from Average Mean Grade. The height of the existing structure sited in the lower half of the Lot is also below 30 feet. In a letter filed with the Nantucket Zoning Board of Appeals, dated February 10, 2000, Applicant's previous legal representative, interpreting the requirements of the height restriction portion of the Nantucket By-Law after extensive conversations with Jeffrey Blackwell, Professional Land Surveyor, explained the requirements of Zoning By-Law Section 139-17. The surveyor had applied those requirements to the proposal by the Applicant and concluded with the need for the Variance as requested, given the extreme drop in elevation for this building lot. The Locus met all other dimensional zoning requirements other than existing landscape elements on the northeasterly side of the structure. 4. Therefore, the Board specifically finds that owing to the topography of the land and existing structure comprising the Premises and especially affecting the Premises but not affecting generally the zoning district in which it is located, that a literal enforcement of the provisions of Section 139-17 A(I) would involve substantial hardship to the Applicant, and further that 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 this Zoning By-law. The Board further finds that the Locus is unique in the zoning district because of the steep drop in elevation from Silver Street southeasterly to the rear ofthe Property. 5 Accordingly, by a UNANIMOUS vote, the Board GRANTS the requested VARIANCE relief under Nantucket Zoning By-law Section 139-17A(I) in order to exceed the maximum height requirement to allow construction of the addition as proposed upon the following conditions: a. The average height of all sides of the building when constructed, shall not exceed 33.5::1: feet as measured from the Average Mean Grade to the highest point of the building or structure and no one building side shall exceed 33.5 ::I: feet; b. The addition as proposed shall be constructed in substantial conformity with Certificate of Appropriateness No. 42,627 (formerly 35,539) issued by the Nantucket Historic District Commission, as may be amended; c. The location of the new addition shall be substantially as shown on Exhibit A; and d. There shall be no exterior construction related to this project from June 1 to September 1 'S of any given year. Dated: January 2e , 2004 ~~ ~vrsA~ CY 1. S ~S ,.,::,M ~~'e !"ZO . . 01: .~OK ~..~.. .~qqq .~.f.... ~.'FR<>NrAGE: . P.O. .F.r.. . . . FRONrVMD S.B.: . !l,ol;l ~ . . . REAR & SIDE S.B.: . .0: .F!-. . . GROUND COVER (X): . -?9. f: . . PRofOSED Z4 X Z4' ADD/T/Q1../ 55".4./ - leA N!F AJoII../ L. SJfEE}{A)./ n M8ER. & GRAVEL wAU<:wAY" 55A.I- 188 TO'voN OF I-JAJ.rruCKET ONLY ORIGINALLY STAMPED AND ENDORSED COPIES Of lHlS PWi SHALL BE ACKNOWLEDGED BY THE CERTIFYING WiD SURVEYOR. ZG.5 l)~NOrES O<.tSTJWG ELEVATION -37- DENOTES E.X/STJUG- CoA/TOLJR EXlsnNG: . ~C?I~. ~~..F. .~~E; !'~ . Of . . .... ..' II If : :,j.~:~:~ .s I L VER S'r. roo 5/.SO 4O'Z DR.J'IF;WAY 40--..... ~~ o \ Z4.0 \ --......... 35_ 3-4_ 33_ - - $rEPS ___ Z8.1 BRICK PATIO --- 2>>.5 Zb -9 ;.-.. Z'.4 5/.50 .a; .z. a.'a' 55.4.' - 18'7 t{J'F GERTRUDE. VIE:RA '\.....-8FNCHMARK.: 1:K././AIL FL1N. = 4Z.OO ASSUMED ])ATUM 55.4./ - IG5 iI/F flAT/.(ANICL f MELISSA Pff/L1!5fieICK ~:j''1y''ER LANDSCAPE" TlMBFR STE:'PS SEE E:ASEMEIJT DEED ZG4 - 3Z8 -;::, Z8 1f\aI@~1l@J&@[g ~1fi!I~~[g~llD@1fi!I ~1b&lM DIlil ~lfI!I'ii'I!::IJ~[gif D ~~. QCe> ocr. Z7 J /,,"" . SCALE: 1" = ZOO DATE: /lov. Z3 J 1993 REVISED: IZ-I-~ Owner: ~TJ.f~1!(.'.N.~ .~. .W,Af!;'f? .~J.(i? . . . J:?O.N.A:L.D. .}('. "fA!<.'D. . . . . . . . . . TO: .'<ATt<~~I.t{f:. . V'. '!'A.R.D. . ~tfl?. . . . . . . . !X?~~~. .I.(A.~p' . . . . . . . AND NO OTHERS. I CERTIFY, TO THE BEST Of lAY KNOWlB>GE, THAT THE PREMISES SHOWN ARE LOCATED IN flOOD HAZARD ZONE: . . . G . . , DEUNfATED ON f.LR.M. / CONllUNI1Y PANEL NUlABER: 250230-00 . .11 . . . D, BY THE fEDERAL EMERGENCY llANAGEMENT AGENCY. EFFECTIVE DATE Of MAPS: JUNE 3, 1986 AND ~ PERlODlCAU.Y REVISED. THIS INSPECTION PlAN WAS PREPARED FOR lAORTGAGE PURPOSES ONLY AND IS NOT TO BE CONSIDERED A F1JLl INSTRUMENT SURVEY. 1lIS ~. SHOULD NOT BE USED. TO ESTABUSH PROPERlY UNES FENCES, HEDGES OR NN ANCll..l;ARY STR\JCIURES ON THE PREU1SES. THE PROPERTY LINES SHOWN RELY ON CURRENT DEEDS AND PWiS Of RECORD. . . THIS INSPECIlON P\J,N IS NOT A CER11FICAnON AS TO. THE TIlLE OR OWNERSHIP OF THE PROPERlY SHOWN. OWNERS OF ADJOINING PROPERTIES ARE SHOWN ACCORDING TO CURRENT TOWN Of NANtUCKET ASSESSOR RECORDS. . lltS PlAN SHAll. NOT BE USED FOR NN OlHER PURPOSE OTHER THAN ITS INTENDED USE STAlED JSOVE. IIIocIareI _ AIIocIala Inc:. DeedjCert.: .8)<'.4.3.' . ~..I?' Plan: EI<.?3: 1?:G.9. LpT:t, Tax Mop:55..4.{-.IGi5:./ Locus: .~A .-5.1L.,v.E.~ . Sr. . BLACKWELL & ASSOCIATES, Inc. Pro/essiorr.4l LIJRd Surveyors 6 Young's Way Nantucket, Massachusetts 02554 (508) 228-9026 B-40IO INOT TO BE RECORDEDl FBK.: ~~.~ ------ 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, DECEMBER 12, 2003, in the Conference Room, Town Annex Building, 37 Washington Street, Nantucket, Massachusetts, on the Application of the following: CATHERINE WARD BOARD OF APPEALS FILE NO. 083-03 Applicant is seeking relief by V ARIANCE under Nantucket Zoning By-law Section 139-17 A (height limitations). The Locus is presently improved with a single- family dwelling and conforms to all dimensional zoning requirements. Applicants propose to construct an about 24' x 24' two-story conforming addition to the north side of the existing structure. Due to the steeply sloping topography of the Locus, which drops from an elevation of about 40' on the north side along the street, to an elevation of about 26' on the south side where the existing structure is located, over a distance of about 100 feet, the addition would exceed the maximum height allowed under the By-law of 30 feet. The Lot would continue to meet ground cover and parking requirements after construction. The Locus is nonconforming as to setback with the existing structure being sited as close as about three feet from the northeasterly side yard lot line. Applicant had obtained similar relief from this Board in the Decision in BOA File No. 009-00, but was not activated within the statutorily required time limit and has arguably expired. Applicant is seeking the same relief previously granted for the same scope of project. The Premises is located at 4A SILVER STREET, Assessor's Map 55.4.1, Parcel 165.1, Plan Book 23, Page 69, Lot 1. The property is zoned Residential-Old-Historic. A~(lj~F(7/JLeAn---- Nancy 1. Sevrens, rman TIDS 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. ~1-oG FEE: $300.00 APPLICATION FOR RELIEF owner'sname(s):Ja1i\(~r('nL 2). u)ar& Mailing address: U 03 StfYJl ~()V'Or aCucP ( Applicant's name(s): (.,-CaJ)'YLQ) Mailing address: . CcSn r('i\.o) \ Locus address: W,(Y~, N:J ()~ ~l. Assessor's MaplParcel: SS; 4./ -I vS: J Ian Boo Pag lanFileNo.:J~~ LotNo.:~ Date lot acquir 1_ Deed Ref.ICer!. ofTitle: · ~~ I"M Zoning Dismet: eO tI Uses on Lot- Commercial: None_ Yes (describe) Residential: Number of dwellingsL Duplex_ A.,partments Rental Rooms BuUdingDate(s):Allpre-date7172? or~~\ ~CtQ~ CofO(s)? V Building Permit Nos: . Previous Zoning Board Application Nos.: 001-00 State below 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 any existing nonconformities: G~~ G1!a ck 6/ C{ d c!Lvvv:ium) 8 --t ~" e~ :E:' '{1 ~- ....... :z: c::::l <:: c-; r' r-. . . N o ~ .--v , --0 ~ o V1 I certify that the information contained herein is substantially complete and true to the best of my knowledge, under the pains and penalties of perjury. SIGNATURE: ~ ~o ~ D~ U Applicant v Attorney/Agent (If not owner or owner's attorney, please enclose Qf of agency to bring this matter before the Board) FOR Z FFICE USE . .----- Application received on:JL.t ~ 03ny:. . Complete: Need copies?: ~\ FUed with Town Clerk:ll/~PtlIDniRg Saard: ~ HuUding Dept.:_/~~Y:~ Fee deposited with Town Treasurer:J1J7@'tQ?ny: aiver requested?: Granted:_I-'_ Hearing notice posted with Town Clerk:fu24(b Mailed:J1/2J ~~1Li~.. & J2f..3/~ Hearing(s) held on:_I_I_ Opened on:--'_I_ Continued to:--'_I_ Withdrawn?:_'_I_ DECISION DUE BY:_I_I_ Made:_I--'_ Filed wffown Clerk:_I_I_ Mailed:_'-'_ DECISION APPEALED?: 1 1 SUPERIOR COURT: LAND COURT Form 4/03/03 --- ADDENDUM Applicants, BaUtN8 II. u~!t..d and Catherine S. Ward, seek a Variance pursuant to Section 139-32 of the Nantucket Zoning By-Law from the requirements of Section 139-17 of the By-Law as amended. Locus is presently improved by a single-family wood frame dwelling. The Premises are located in the ROH Zoning District and conform in all respects with the dimensional requirements of said District. Applicants propose to construct a 24'::t by 24'::t two story addition to the north side of the existing dwelling. Due to the topography of the Locus, wherein the Locus drops from an elevation of 40' on the north side to an elevation of 26' on the south side over a distance of 100 :t feet, the addition when constructed will exceed the maximum height allowed in the By-Law. The requested relief is in harmony with the intents and purposes of the Nantucket Zoning By-Law. Given circumstances relating to the soil condition, shape or topography of the locus and especially affecting this locus and not affecting generally the zoning district in which it is located, a literal enforcement of the provisions of the By-Law would involve substantial hardship to the Applicants. This desired relief may be granted without substantial detriment to the public good, and without nullifying or substantially derogating from the intents and purposes of the By-Law. The Applicant asks the Board to vote in favor of the Variance as requested. Variance Request 4 ~ Silver Street Nantucket, Ma Request a variance to zoning regulation for building an addition to the existing structure at 4 ~ Silver Street. Specific variance request is to exceed the 32 foot maximum building height by 2 ~ feet. Chapter 139-17(A)(I) & (2): references a "maximum" height for a building on Nantucket, not to exceed 32 feet. The existing cottage is a 26 foot by 26 foot structure, that has a height of 27 feet 6 inches. (measurement obtained by site survey by Jeff Blackwell on October 27,1999 in which the lowest point in the rear of the dwelling was measured at 31 feet above sea level, and the roof ridge elevation measured at 58 feet 6 inches) The desire is to construct a two story addition in the front of the house, 24 feet by 24 feet, offset by 10 feet on the front of the existing cottage. This will be a modest "Nantucket Style" structure, which is 27 feet from the ground to the roof ridge. However, the new roof ridge will be 65 feet 6 inches above sea level. Measuring from the lowest part of the existing structure, this will mean that the height as measured from the rear elevation is 34 feet 6 inches. This exceed the current zoning restriction by 2 feet 6 inches. The reasons for this request for variance: a.) The lot at 4 ~ Silver street has a severe front to rear slope. The height above sea level in the front yard where the new structure would be located is 40 feet above sea level, then dropping to 31 feet at the rear of the existing structure (a total of 50 feet), and then dropping another 5 feet in the remaining 40 feet to the back lot line. This is an 18% slope (9 feet in 50 feet). b.) The new structure would be more in keeping with the historic nature of Nantucket. c.) Other existing structures on Silver Street exceed the 32 foot height. d.) This structure would not be exaggerated in size or appearance to other homes on Silver Street. . " j MAP 55.4.1 -PARCEL_~65.1 . - . , l&I " , .1 I I i I '--1 I i ~ I I , . , n I ~ 1 I '. t _I ., i. ~ .. t J J .' :. 'ZQWJfcD:sslficATfoN: 'ROK wN. ~D'~.. 5000 S.F; . UtN: ~NTAG'E:' : ~O: .i:X : : : FRONT YAAD S.B.: . f(oJ;l ~ . , . RFAR & SIDE 5.8.: , ,0: .Ff:. . . GROUND COVER. (';):, 99, ~ ... ONLY ORIGINAlLY ST#.tPEO AND ENDORSED COPIES Of lHlS PlAN . SHALl BE ACKNOWLEDGED BY THE CERTIFYING lANO SURVEYOR. 2<0.5 DElio TlZS EXIST/We;. ELE:VAT/OW - 31' - DENOTES EX /STJJ..IG CoJ/TOlJR EXISTING: (;01'3 -t.S.F. . . . . t., . . .q~J; rW! " II . . . . ... . . II H , ,I,I.?~.~ PROPOSED Z4 'x 24' ADDJT/OJ./ 55:4./ - IC,4 HIF AI{ )../ L. oJ.( EE II ,4.)./ TI UB€R" GRA 'lEL WALKwAY 55.4.1- 188 TOWf,J Of t-lA}4TliCKE:.T .s I LVER 51-: ro, 3/.50 ..... , DR.JVr;w AY 40'" 3::1---"" '" 3 8 '-..... '!>7.............. 3"- 35 ____ 34 ____ 33__ . ' sz............ ~"- t- '. ~30 ::: Z9 ___ . . , . .' . Z8___ " Zf>S Z8 Zb )(9 I '.... -.. ZG.4 5/.50 .a; ,,2 ...... 55.4.1 - 18~ I-i/F" GERTRliOC VIERA ~I3EJJCI-{MAK.K: ?K,J./A,/L EL-eV. = 42.00 AssU~D J)ArUM 55.4,/ - /r;5 )I/F NATKANIEL f MELISSA Pffj L /:3ft? IeI::' f):J '9':::ER J..ANDSCAPE TlM8ER STE::PS 5EE E:ASEMEIJT DEE:D 2G4 - 3z8 ~ ~@~lJ@J&@J[g ~[M~~~@lJO@~ ~[S&~ . DI1il TO' KATKERJI-I~ S. wARP ANt> .. . . . . . . . , . . . . . . . . . . . . '.' . . . . . . Dof.JAlD WARP . . . . . . . . . . . . . . . . . . . AND NO OTHERS. g -----!f ' , q ZONING CLASSIFICATION: ~OK MIN. AAEA: . . .~qqq .~.f.. . . lllN. FRONTAGE: . P.O. .F.r.. . . . FRONT YAAD S.B.: . ."'.01;1 Ii:. . . . REAR '" SIDE S.B.: . .0:.F7. . . GROUND COVER (%): . ?9. %. . EXISTING: .~ql:7.~~..F. .~~t; !!-f:' : :I.i.~:i.:~' -5 I L VER j'" 5/S0 4<l,z. DR-IVF;YI AY 38. 55:4./ - leA N!F AI-II.f L. {SK!;!;)(A,/oI , .z, <Xl g 3o.l 1.7.:, 55.4.1- 188 TOWiJ OF NANTlSCKET &.5 '" '9 Z'.4 51.5"0 .a; .Z ..... 55.4./- 18'7 ~JF G.ERTRUDE. VI ERA I TO: .K,~T!,<~~I.I{~. . ~" '!'IA.R.D. . If.~l?. . . . . . . . ~,,{A.L~. ."{A.RP . . . . . . . AND NO OTHERS. I CERTIFY, TO THE BEST OF llY ~OWlEDGE. THAT THE PRElIISESSHOWN . ME LOCATED IN FLOOD. HAZAAD ZONE: . . . ~ . . , aEUH!:Alto ON F.lR.M. / COllilUNlrf PANI:!. NUIl8ER: 250230~OO . .11. . . D, BY THE FEDERAL ElIERGENCY lWIAGEMEHT AGENCY. EfFEC'TIVE DATE Of lW'S: JUNE J, 1986 AND IQ PERlODICAI..l.Y REVISED. THIS INSPECTION PlAN WIQ PREPAAED FOR MORTGAGE PURPOSES ONLY AND IS NOT TO BE CONSIDERED A FULL INS'lRUMENT SURVEY. THIS PlAN SHOULD NOT BE USED TO ESTABLISH PROPERTY LINES fENCES. HEDGES OR Nf( ANCIlJ..ARY STRUCTURES ON THE PRElJISES. THE PROPERTY UNES SHOWN RELY ON CURRENT DEEDS AND PlANS Of RECORD. THIS INSPECllDN PlAN IS NOT A CERT1F1CAnON !>:; TO THE TIlLE OR OWNERSHIP Of lllE PROPERlY SHOWN. OWNERS Of ADJOINING PROPERTIES AAE SHOWN ACCORDING TO CURROO TOWN Of NANTUCKET !>:;SESSOR RECORDS. THIS PlAN SHAll NOT BE USED FOR Nf( OTHER PURPOSE OTHER nwl ITS INTENDED USE STATED ABOVE. B10ckwell Ie Auodolat Ino. C:\1OII\D\IIPI' INOT TO BE RECORDED I ONLY ORIGINALLY STAMPED AND ENDORSED COPIES OF THIS PlAN SHALL BE ACKNOWLEDGED BY THE CERTIFYING LAND SURVEYOR. ST. '-- 8ENCHMAT:K' P.K.I/AIL nEv. . 4Z.00 ASSUMED DATUM 0;) a-: ~ 55.4./ - "5 /I/F NAr)(4/'1IFL ( MELISSA PH'IL15RICI::' Wil@~'ii'@&@~ ~~~~~@li'O@~ ~l1:,&;~ illil . ~~~~iD~~~' ~Q ocr. ZT, /7' 7 SCALE: 1" = zo' DATE: /oIOv. Z3, 11'J3 Owner: (ATJ.!~;;'.f.I.~ .~. .v{A~I? ./J:lfi? . 'f?C!N.A;L.D. .1.. IfA!<."P . . . . . . . DeedjCert.: .81'0.4:'.' . ~..I~' Plan:13k;'.?~ 1"t;:G.9. i..p-r: 1. Tax Map:S5..4,!'-/Gio..1 Lacus: ."fA .,s,lL,VEJ<: .5T BLACKWELL & ASSOCIATES, Inc. Professional LBnd Surveyors 6 Young's /ray Nantucket, Massachusetts 02554 (508) 228-9026 B-4010 FBK.: I- ~~ ~ +fiJ JC ln~ a: a. ~\ + ~! :!: w ...~~ a: ~""B W ~g a:: ~ c.. 5'" ~ ~ ~z ... ~...,,, ~ <( W :;:: "- oz ~ ~u.O~()Z ~O ," 'CJ )- ::E "-" 0 8Z Z S CD 3= 0 !d: 00 ..Ji= .....J ~ i= :J. ::) ~ ~ N'\ !::~ ..... ::E_ m~~ . 00 ~ . -W i=a. ~ ~ " \ ...... ~I 0') ~'" .,.... ~ If) \1) - it 5 ji It 3",;::) ~i~;s ~S~... :Zi: i8:::1~ :J c:J::& ~~.....~ -oxeC ::;t-~s '::(.)00 =~.....c z...-cnoo ::>;;2:(1')" ~8~ ::> " :5 I. . o z ZW11.a: 0:::t:0::E t=;I-ZO <l:CO~ OZ_,.... ::ietl-W a. 000 C a.WWO <(1-a.0 W::>oo" :::t:~~Z I-~ - 11.ooC9 OWZS (/):::t:<(m ::EI-WW a:11.O~ WOZr;; I-ooetoo WZZoo :::t:OW~ 1--1- ooZ 0-_00 I-~et::> ::Ea:::E:::t: a:a. _~ OWZoo 11.:::t:Ooo ZI--et 00t):E Ol-::>W :fCa:~ <(ZI-C :::t:etOOZ OOI-Zet I-ZO...... -WOW ~:EW~ WI-:::t:O a.a:I-:J ~ I- OOD.:OZ -WI-et :::t:C Z I- "11. 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Ward 1103 Smith Manor Blvd West Orange, New Jersey 07052 November 5, 2003 Linda Williams Nantucket Zoning Board of Appeals 1 East Chestnut Street Nantucket, Massachusetts 02554 Re: Variance Application Ward/4A Silver Street Nantucket, Massachusetts Dear Linda, Pursuant to our conversation on Friday, October 31, I am requesting in writing the consideration of the Board of Appeals for a re-instatement of a variance previously granted on March 15, 2000 for construction to 4 A Silver Street. (See attached documentation). Construction never started due to a divorce and property settlement that was finalized in June, 2003. I would like to build exactly what had been planned and approved in 2000, beginning as soon as possible. The HDC re-approved the plans in October, 2003. I understand the prohibition of external building in the summer and will agree to one during the months between June 15 and September 15. Please find enclosed: · Check for $300.00 filing fee · Check for $12.00, abutters notification fee · Copies of previously approved documents Thank you for your consideration of this re-instatement during the December 12, 2003 meeting or before. Sincerely, CC: Bill Freed 1 Polliwog Road Nantucket, Ma. BUILDING AND CODE ENFORCEMENT DEPT. TOWN BUILDING ANNEX 37 WASHINGTON STREET NANTUCKET, MASSACHUSETTS 02554 Telephone 508-228-7222 Tele Fax 508-228-7249 November 4,2002 Donald Ward 1103 Smith Manor Road West Orange, N.J. 07052 Re: Expiration of Permit A recent site visit confirms that the scope of work approved under Building Permit# 807 -00 issued 8/11/2000 has not proceeded in good faith continuously to completion as required by Ma. State Building Code 780 CMR Section 111.8. Your Permit is invalid and you must re-apply for the permit should you decide to proceed with the proposed work. If you feel aggrieved by this interpretation, refer to 780 CMR 122.0. Respectfull y, ~L-- -'/'~ :;:t Bernard Bartlett Acting Building Commissioner ~ a . j 1\ j ~ '$, 'N i-~ o ~ z; H ,~ /. ': t' .. . ~ . 'I _ - . ~ I I !~~ ~ . j CD J: ...... ~ E~~ en ~ IQ j ~ '" ~Jl ~ ~ ~~ ~l Q cO~ ~ ~!Q ~ :Jz ,,~~~ ~@ .~w V"l bu~ ~ ..9 -<18~ ~~<t '0 ~ ~ 0 .5 I ~ c 0 :;I-~ 0 ~] 8~en lI: (/)J:I/'l ~ ~. ~ ~ I ~ i ~ Oll! U' ~ ~rr' .. ex. '$!? i~ .t-f i~~\ ~ : CI:I - ~~ ;~ I ~ .c'il. . '- "0-" . . '3 .,1 ,9; .a~ s ..... 9 \ ~ . <5 o'~ " ~~ ~{ to ~ ..;~lqO\ '8 Q. ~ ~::i: . Ii "i'6 ~ ~ <i::i: ;30: . Jl ~ ~~ .. uJq. '0\ ~ ~~ ~- 1 ~a . vt .~ S -::-- . OL \ ~ " i 8 I i ~ t r ,. I- .d W\(JD W !!? 0:: - I- en , ~~ ~ ~- .. =) '3 ~o I ,. ~ ~ '. OO~ 1N3W3~ ~ ~ 8: ~S\1d9 DNI)Il;j\1d ~ec> Ul '1;:. -' 00'09 - :- -.-. 3,,6~,2~a6GS-- ~ 0::. I W ;1, >- J ~ +1 ~ I ...... N Vl co I-tD 00. .::JLf) &l ai ..... I'- 86'911 " " ~ j Ci -~ -~ .~ ~ 0\ o > .N U)g i~~ en ~;g~ i (/) S:l"'; z ....: ill I- Q:! 9 g " , : \ -' r!l .,..",~ ~a . I -.:- M 6~ 2 .6~ N v6'd'9(2 'PO i!foQJ ilOJoaD !.... LlrJU_.. .....--41 ...... M"CIL,lS..a N .!:~ "2 1~1 K~ s ~ I ~tl .... ciJ is~ I . 'B :S:S;oti, .9 fj!~ : i _ ~ o~ 0 " ~ >< {:. . .~. - .' . '..:( i\, .- . ......... \ I , I J .:)' ~ ~ ill ~ \.ti =r V'i i ~,,~vO~31'm 021 OtJITCL"IK.~ BENEFICIAL MORTGAGE CO. OF. MASSACHUSETTS, .a Delaware corporation having an usual place ot business at 338 Main street, Hyannis, Massachtisetts, for consideration paid and in full consideration of $167,500.00 does hereby grant and convey to DONALD H. WARD and ltATHERINE S. WARD, husband and wife, of 22 Cambridge Dr., N. Caldwell, New Jersey, as tenants by the entirety, with QUitclaim Covenants, the land. and 'building thereon situated in the Town and County of Nantucket, Commonwealth of Massachusetts, bounded and d~scribed as follows: Lot lion the Plan of Land in Nantucket Island, Mass., as prepared for David A. and Diana R. Murphy by Hart-Blackwell Assoc., Inc., Nantucket, MA 02554 and entered with the Nantucket County Deeds in Plan Bk. 23, Page 69, more particularly described as follows: Northerly by Silver street, 51.50 feet; Easterly by land now or formerly of David A. Murphy and Diana R. Murphy being 116.98 feet; Southerly by land now or formerly of Gertrude Viera Allen, 51.50 feet; and Westerly by land now or formerly of George Davis, 116.78 feet. Said premises contain 6,019 square feet, more or less, and are subject to easements, covenant~ and restrictions of record, if any, insofar as the same remain in force and applicable. Hereby meaning and intending to convey the same property conveyed to the Grantor by foreclosure deed dated May 10, 1993 recorded in Nantucket Deeds, Bk. 422, Pg. 140, to which reference for Grantor's title may be had. The property hereby conveyed is conveyed in the normal course of business and does not constitute SUbstantially all the Grantor's assets within the Commonwealth. IN WITNESS WHEREOF the said BENEFICIAL MORTGAGE CO. OF MASSACHUSETTS has caused these presents to be executed and its seal to be hereto affixed, in its name and on itsbel)alf, by .Andrew J. Primo, its District Manager, hereunto duly authorized this 20th day of November, 1993: .... "" .... co> B ......... rQ r,;,; .... ~ ....; ,..; .f ;.< u~ (XJ"l: .~ .~ ~>- lULl '"- r- "':::l ,., ." W ..... ~ C> U'l jg::Z: C" .."... w:e -<z:u c., : :c. Ifl>< ~. ...... ><Vl :gw .... ~.t3 . ., .... II'! ), . . TOWN OF NANTUCKET rF' ~ rg - BOARD OF APPEAL'S' {); 1J )f . VQ Y\1- MASSACHUSETTS 02554 Date: March IS- , 2000 in Interest and. Others concerned with the the BOARD OF APPEALS in the Application of the Application No.: 009-00 Owner/Applicant: DONALD H. WARD AND KATHERINE S. WARD 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. ~~.~~ William P. Hourihanu, Chairman 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 ~139-30I (SPECIAL PERMITS); ~139-32I (VARIANCES) ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS. ') .-' \. TOWN OF NANTUCKET ZONING BOARD OF APPEALS 37 WASHINGTON STREET NANTUCKET, MA02554 Assessors Map: 55.4.1 Parcel: 165.1 Residential Old-Historic 4A Silver Street Plan Book 23, Page 69 Deed Book 431, Page 021 - At a Public Hearing of the NANTUCKET ZONING BOARD OF APPEALS held at 1:00 . p.m., Friday, January 14, 2000 ~d continued until Friday, February 11,2000, in the Conference Room, Town Annex Building, 37 Washington Street, Nantucket, Massachusetts on the Application of DONALD H. WARD AND KATHERINE S. WARD, of800 Bloomfield Avenue, #202, Nutley, New Jersey 07110, Board of Appeals No. 009-00, the Board made the following decision: 1. Applicants are seeking relief by VARIANCE under Nantucket Zoning By-Laws Section 139-17 (Height Restrictions). The Locus is presently improved with a single-family dwelling and lot conforms with all dimensional requirements of the ROH Zoning District in which it is situated. Applicants propose to construct a 24 foot :t two story addition to the north side of the existing structure which would meet the set back requirements. Do to the topography of the Locus, wherein the land drops from elevation of about 40 feet ::I: on the north side, to an elevation of about 26 feet :t on the south side over a distance of about 100 feet, the addition, when constructed, would exceed the maximum height allowed in the By-law of30 feet. The Premises is located at 4A SILVER STREET, Assessors Map 55.4.1, Parcel 165.1, Plan Book 23, Page 69, Lot 1. The Property is owned residential old historic. 2. The Decision is based upon the application and the material submitted with and the testimony and evidence presented at the Hearing. The Planning Board made no recommendation as the matter was not a planning concern. There were no letters on file in favor of or in opposition to the Application. 3. Applicants, through counsel, stated that the Lot of land that comprises the Premises is unique in the Zoning District because of the steep drop in elevation from Silver Street southeasterly to the rear of the Property. Over the length of the Property, a distance of approximately 116.78:l:: feet, the Property drops from an elevation of 40::1: feet to an elevation of 26::1: feet. Based on a plan entitled "Mortgage Inspection Plan in Nantucket, Mass." by Jeffrey L. Blackwell, PLS, dated October 27, 1999, presented by the Applicants through their counsel, it was demonstrated that the most dramatic drop in elevation occurs within the middle half of the lot ofland; in other words, that portion of the Property improved by the single-family dwelling and containing the area for the proposed 24 foot :i: by 24 footi: addition. i' ,)'\ . 4. Applicants, through counsel, stated that their professional land surveyor had computed that the height of the proposed addition, when calculated from Average Mean Grade, as defined in Section 139-2 of the Nantucket By-law, will exceed the maximum heights allowed in Section 139-17 A( 1) of the By-law. However, counsel for the Applicant stated that the height measurement from that same ridge pole down to the yard directly below is 27.5::1: feet. Therefore, the actual height of the house as viewed from Silver Street will be lower than 30 feet when measured from the yard immediately surrounding the proposed addition and will only exceed the restrictions of Section 139-17 A.( 1) when measured from Average Mean Grade. Applicants' counsel filed a letter with the Nantucket Zoning Board of Appeals, dated February 10,2000, interpreting the requirements of the height restriction portion of the Nantucket By- Law, pursuant to his conversations with Jeffrey Blackwell, Professional Land Surveyor. This letter explained the requirements of By-Law Section 139-17~ applied those requirements to the proposal ~y the Applicants and concluded with the need for the Variance as requested, given the extreme drop in elevation for this.building lot. 5. Therefore, the Board specifically finds that owing to the topography of the land comprising the Premises and especially affecting the Premises by not affecting generally the Zoning District in which it is located, that a literal enforcement of the provisions of Section 139- 17 A( 1) would involve substantial hardship to the Applicant, and further that 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 this By-law. 6. Accordingly, by a UNANIMOUS vote, the Board GRANTS the requested VARIANCE, under Nantucket Zoning By-law Section 139-32 from the Height Restrictions of Nantucket Zoning By-law Section 139-17 A(1) to allow construction of the addition as proposed upon the following condition: (a) The average height of all sides of the building when constructed, shall not exceed 33.5:f: feet as measured from the Average Mean Grade to the highest point of the building or structure and no one building side shall exceed 33.5 ::I: feet; and Dated: (b) The addition as proposed shall be constructed in substantial conformity with Certificate of Appropriateness No. 35,539 issued by the Nantucket Historic District Commissior#A Y 30 2000 1 CERTIfY 11{AT 20 DAYS HAVE EI..APS::D A.t;"f(.~.: n:EDEClSIO~ W.4.S F1LED Ii' TH.E OffiCE OF '7HE TnW~~ ClERK. ASD'll-t\T NO A:}PE/'.L H.\~ :;C:::~'I Htr.() J." :\.~T TO G~J.. LA":~~J~ ~~ March 15:2000 Nantucket, MA '{y~\. n~~ WILLIAM p, HOURIHAN, JR. ( \w. . J---' l)' . MIt~L 1. O(M~ ~Wl~ ~ u,'\<o(~ NAN Y SE NS : 1II;'r:. A~.s~. .~! !=Ql.: dECEIVED TOWN CLERI<'S OFFICE NANTUCKET, MA 02554 p/iAR 1 5 2000 3'C() () . '''I'~-- \<\ r # /ytJO Town of Nantucket RECEIVED BOARD OF ASSESSORS OCT 3 1 2003 TOWN OF NANTUCKET,MA ZONING BOARD OF APPEALS LIST OF PARTIES IN INTEREST IN THE MA TIER OF THE PETITION OF PROPERTvO~ER......~...~....Jd~ MAILING ADDRESS../('(l.~....~....~......... PROPERTY LOCATIONo........~/!.......~.....~o....... 'ASSESSORS MAP/P ARCEt.... ~s:. /II.. 0.::-:.... ./~.$:.~.I.......... 0........ 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