HomeMy WebLinkAbout067-08 Martin/Thibault
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
d
CD
::J
.~
-,
N
.;::..
Date: December 24 ,2008
To: Parties in Interest and. Others concerned with the Decision of
the BOARD OF APPEALS in the Application of the following:
Application No.: 067-08
Owner/Applicant: Manual Martin and Bethany L. Thibault as Owner
and for Contract Purchaser William Stone as Applicant
Enclosed is the Decision of the BOARD OF APPEALS which has this
day been filed with 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 a
complaint in Land 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.
ilJ( 3. D~ LJ~)
~chael J. O'Mara, Chairman
cc: Town Clerk
Planning Board
Building Commissioner/Zoning Enforcement Officer
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME LIMIT
AND WILL EXPIRE IF NOT ACTED UPON ACCORDING TO NANTUCKET ZONING
BY-LAW SECTION 139-30 (SPECIAL PERMITS); SECTION 139-32
(VARIANCES). ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD
OF APPEALS OFFICE AT 508-228-7215.
NANTUCKET ZONING BOARD OF APPEALS
2 FAIRGROUNDS ROAD
NANTUCKET, MASSACHUSETTS 02554
Map 55.4.1
Parcel 98
R-I
2 Atlantic Avenue
Plan 603, Page 82
Deed Book 951, Page 307
DECISION
1. At a public hearing of the Nantucket Zoning Board of Appeals ("ZBA"), on
Thursday, November 13,2008 at 1 :00 P.M., in the Conference Room in the Town Annex
Building, 2 Fairgrounds Road, Nantucket, Massachusetts, the Board made the following
Decision on the Application of MANUAL MARTIN AND BETHANY L. THIBAULT
AS OWNERS AND FOR CONTRACT PURCHASER WILLIAM STONE AS
APPLICANT, with an address of 2 Atlantic Avenue, Nantucket, MA 02554 and 270
Bunker Hill Street, Apt. 4, Charlestown, MA 02129, respectively, Board of Appeals File
No. 067-08, the Board made the following Decision:
2. Applicant (Stone) is seeking relief by SPECIAL PERMIT pursuant to Nantucket
Zoning By-law Section 139-33A (alteration/expansion of a pre-existing, nonconforming
structure/use). Applicant proposes to alter and expand a pre-existing nonconforming
single-family dwelling by increasing the existing about 22-foot ridge height by about
seven feet to add second floor living space and a new foundation to raise the structure out
of the dirt and provide living space in the basement area. Said increase in height would
take place partially within the required ten-foot easterly and westerly and five-foot
southerly side yard setback areas without coming any closer to those lot lines than
currently sited. A new roofed over front entry porch would be constructed onto the
northerly side of the structure and sited within the required easterly setback area, but
would not be sited closer to the easterly side yard lot line than the existing structure. The
new rear porch/deck would be conforming as to setback requirements. The on-site
parking area would be maintained. There would be no further increase in parking
requirements.
The Premises is located at 2 ATLANTIC AVENUE, Assessor's Map 55.4.1,
Parcel 98, Plan Book 603, Page 82, Nantucket Registry of Deeds Book 951, Page 307.
The property is zoned Residential-I.
3. Our Decision is based upon the Application and accompanying materials, and
representations and testimony received at our public hearing. The Planning Board made
no recommendation, finding that the Application did not present any issues of planning
concern. Other than the presentation by the Applicant's representative there was no
comment from the public at the public hearing and there were no letters on file.
4. Applicant represented that the locus is nonconforming as to setbacks with the
structure being sited as close as about 2.31 feet from the easterly side yard lot line; as
close as about 5.44 feet from the westerly side yard lot line; and as close as about 1.0 foot
from the southerly rear yard lot line. The existing nonconformities are shown upon the
"as-built" plot plan originally prepared by John J. Shugrue, dated December 12, 1998 and
certified by Paul J. Santos of Nantucket Surveyors, Inc., dated October 10, 2008. The
Residential-l zoning district requires a minimum front yard setback of 10 feet and a side
and rear yard setback of five feet. However, Nantucket Zoning By-law Section 139-I6A
states the following:
F or lots abutting two or more street[ s] or ways, whether
constructed or not, the required front yard setback shall be
maintained from one street or way, and the required side yard
setback shall be maintained from each other lot line, except
in the R-l and RC-2 Districts, where a minimum ten-foot
side yard setback shall be maintained from any other street
or way, whether constructed or not.
The locus has a unique triangular shape, and is situated in a unique location, on a
comer lot abutting Atlantic Avenue on the west and Pleasant Street on the east that
intersect at the northerly terminus of the locus, and form part of the "Five Comers"
intersection. Thus the requirement for a ten-foot setback from all abutting ways affects
the easterly and westerly sides of the locus and house and makes the westerly side
nonconforming as to setback, whereas otherwise it would have conformed to the required
five-foot side yard setback.
In addition to the aforementioned nonconformities, the locus is a pre-existing,
nonconforming lot of record and is nonconforming as to lot size, having a lot size of
about 2,091 square feet in a district that requires a minimum lot size of 5,000 square feet.
The locus is conforming as to parking and as to ground cover with the existing structure
containing about 499 square feet of ground cover (about 24%) in a district that allows a
maximum ground cover of 30% (about 627 square feet). The locus would continue to
meet ground cover requirements after the expansion.
5. Applicant represented that the owner's family has controlled the locus for several
decades and the surrounding properties are/were held by other family members. The
structure has remained relatively unchanged since prior to 1938 and is clearly shown on
the 1938 and 1957 aerial photographs, contained in the Town records, in substantially the
same configuration and siting as in the present. The structure is thus grandfathered as to
the setback nonconformities as detailed above as it was constructed prior to the 1972
enactment of the Nantucket Zoning By-law. The 1938 aerial photo also shows the family
compound and a sparsely developed surrounding neighborhood. The 1957 aerial photo
shows that the area is more developed with similarly sized and much larger structures on
similarly sized lots. The current 2003 and 2007 aerial photographs from the GIS mapping
system contained in the Town records shows that the area has been further built out with
structures that are two and three stories in height. The second floor expansion and ridge
height increase proposed by the Applicant would thus not be inconsistent with the
surrounding neighborhood context.
6. Applicants represented that they wished to enlarge the small single-family
dwelling to accommodate a modem growing family. Little had been done to maintain the
structure over time and Applicants wished to stabilize the structure with a new foundation
and other renovation work, while keeping the structure's historical integrity. No
expansion of the groundcover was planned at this time. Applicants had applied to the
Historic District Commission ("HDC") for approval of the plans but as of the ZBA
meeting no approval had been received. Applicant represented that the HDC had not
indicated that there was an issue with the height increase and the matter had been
continued to revise the front entry only.
7. Therefore, based upon the foregoing, the Board finds the increased height of the
structure from about 22 feet to about 29 feet within the existing footprint and partially
within the required ten-foot setback areas on the easterly and westerly sides and within
the five-foot southerly rear yard setback area, and addition of a front entry way, would be
an increase in the nonconforming nature of the locus. However, the Board also finds that
said increase would not be substantially more detrimental to the neighborhood than the
existing nonconformities. There is little ability for the Applicant to expand the structure
except to increase the height, given the irregular triangular shape, location on a comer
and additional setback requirements due to the fact that the locus has a double front yard
setback requirement. In addition, the Board notes that there are several structures
proximate to the locus that are nonconforming as to setback, lot size and ground cover
requirements and are of similar height.
8. Accordingly, the Board of Appeals, by a UNANIMOUS vote, GRANTS the
requested relief by SPECIAL PERMIT pursuant to Nantucket Zoning By-law Section
139-33A to alter and expand a pre-existing, nonconforming single-family dwelling on a
subminimum lot by constructing a new basement under the structure and to raise the roof
ridge height within the required side and rear yard setback areas without coming any
closer to the lot lines than the existing structure, subject to the following conditions:
a. The existing on-site parking space shall be maintained;
b. There shall be no further expansion of the structure within the required
setback areas without further relief from this Board;
c. The maximum height above mean grade shall not exceed 29 feet;
d. All precautions shall be taken to protect surrounding properties, including
Town of Nantucket property, including but not limited to, steel
reinforcement on the southeasterly comer of the structure, when
constructing the new basement;
(ZBA Dec. 067-08)
e. The existing propane tank shall be relocated on the lot so as not to be sited
within the required setback areas; and
f. There shall be no exterior work related to this project herein permitted,
between May 15th and September 15th of any given year.
Dated: December ~ ,2008.
/ "/iJ ! 1 J
/ ~ ~ L/l..--,
I}'
Michael J. 0'1\1
./
(j
Burr Tupper
~,tbhL
M rk Poor "
'\-, 1 U oC'
, i-A./LW / i ,<J 'KJ'\ I
Carol Cross
COMMONWEALTH OF MASSACHUSETTS
Nantucket, SS.
~l~3
,2008
On this ~ day of Ot~~r, 2008, before me, the undersigned Notary Public,
personally appeared .rtk. p",. , who is personally
known to me, and who is the person whose name is signed on the preceding or attached
document, and who acknowledged to me that he signed it voluntarily for its stated
purpose.
.,........t!'~..H.,.,...':!>.
",
.'
"
.~.;
(
~, 1-
~~'-
".'-
'"
""..
'.::~
.~>%
)
/i
NoJflt~,1. ~. ~l!l,l..
My commission expires: CUI~(ZJ H
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
-.:::;~
--I..
c.
APPLICATION
Fee: $300.00
File No.Ck7-oW
Owner's name(s): MANUEL A. Mi\.RTIll ~ B,ETIlANY L. TliIJaAULT
Mailing address: 2 ATLANTIC AVENUE, NANTuCKE:T, MA 02554
Phone Number:MATT MACEACHERN AGENT
E-Mail: MATT@EMERITUSDEVELOPMEN'I
Applicant's name(s): WILLIAM STONE, CONTRACT PURCHASER
Mailing Address: 270 BUNKER HILL STREET, APT. 4, CHARLESTOWN, MA 02129
Phone Number: 732-319-8068
E-Mail: BILL.STONE@JDA.COM
Locus Address: 2 ATLANTIC AVENUE
Assessor's Map/Parcel: 55.4.1/98
Land Court Plan/Plan Book & Page/Plan File No.: 603/82
Deed Reference/Certificate of Tide:
Zoning District R-1
Uses on Lot- Commercial: None~ Yes (describe)
Residential: Number of dwellings ONE Duplex
Apartments
Date of Structure(s): all pre-date 7/72 YES or
Building Permit Numbers:
Previous Zoning Board Application Numbers:NA
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
/"nm r-orm
d
co
S2
~ -'
--1
N
w
. ,]
;-'.,)
(;.,
0'1
State below or attach a separate addendum of specific special permits or variance relief applying for:
(SM Mk;Qhrf tklkd1Jlflj
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:
SIGNATURE/Z(P7IJb~~
Owner*
AR12li<.;a.:nt/ Attorney /~
*If an Agent is representing the Owner or the Applicant, please provide a signed proof of agency.
OFFICE USE ONLY
Application received on/:> /NItS.. By:fb comit..le : vNeed Copies:
Filed with Town Clerk:_/ _@lanning Board:_/ _ uilding Dept.:J _l2?By:cre
Fee deposited with Town Treasurer:_/ _ll8'By'___ Waiver requested:_
Granted:_/ _ / _ Hearing notice posted with Town Clerk:_/ _/ _ Mailed:_/ _/_
I&1Lj _/ _ & _/ _/ _ Hearing(s) held on___/ _/ _ Opened on :_/ _/_
Continued to:_/ _/ _ Withdrawn:_/ _/ _ Decision Due By:_/ _/_
Made:_/ _/ _ Filed w/Town Clerk:_I_I_ Mailed:_/ _1_
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
ADDENDUM
Applicant (Stone) is seeking relief by SPECIAL PERMIT pursuant to Nantucket
Zoning By-law Section 139-33A (alteration/expansion of a pre-existing, nonconforming
structure/use). Applicant proposes to alter and expand a pre-existing nonconforming
single-family dwelling by increasing the existing about 22-foot ridge height by about
seven feet to add second floor living space and a new foundation to raise the structure out
of the dirt and provide living space in the basement area. Said increase in height would
take place partially within the required ten-foot easterly, westerly and five-foot southerly
side yard setback areas without coming any closer to those lot lines than currently sited.
A new roofed over front entry porch would be constructed onto the northerly side of the
structure and sited within the required easterly setback area, but would not be sited closer
to the easterly side yard lot line than the existing structure. The new rear porch/deck
would be conforming as to setback requirements. The on-site parking area would be
maintained. There would be no further increase in parking requirements.
The locus is nonconforming as to setbacks with the structure being sited as close as about
2.31 feet from the easterly side yard lot line; as close as about 5.44 feet from the westerly
lot line; and as close as about 1.0 foot from the southerly rear yard lot line. The
Residential-l zoning district requires a minimum front yard setback of 10 feet and a side
and rear yard setback of five feet. However, Nantucket Zoning By-law Section 139-I6A
states the following:
For lots abutting two or more street[ s] or ways, whether
constructed or not, the required front yard setback shall be
maintained from one street or way, and the required side yard
setback shall be maintained from each other lot line, except
in the R-l and RC-2 Districts, where a minimum ten-foot
side yard setback shall be maintained from any other street
or way, whether constructed or not.
The locus has a unique triangular shape, and is situated in a unique location, on a corner
lot abutting Atlantic A venue on the west and Pleasant Street on the east that intersect at
the northerly terminus of the locus, and form part of the "Five Corners" intersection.
Thus the requirement for a ten-foot setback from all abutting ways affects the easterly
and westerly sides of the house and makes the westerly side nonconforming as to setback,
whereas otherwise it would conform.
In addition to the aforementioned nonconformities as to setback requirements, the locus
is nonconforming as to lot size, having a lot size of about 2,091square feet in a district
that requires a minimum lot size of 5,000 square feet. The locus is conforming as to
parking and as to ground cover with the existing structure containing about 499 square
feet of ground cover (about 24%) in a district that allows a maximum ground cover of
30% (about 627 square feet). The locus would continue to meet ground cover
requirements after the expansion.
History of the locus:
The lot is a pre-existing nonconforming lot of record and thus the subminimum lot size is
validly grandfathered. The owner's family has controlled the property for several decades
and the surrounding properties are/were held by other family members of long standing.
The structure has remained relatively unchanged since prior to 1938. The structure
clearly shows up on the 1938 and 1957 aerial photographs in the Town records in
substantially the same configuration and siting. The structure is thus grandfathered as to
the setback nonconformities as detailed above.
Exhibit A:
As-built plot plan originally prepared by John J. Shugrue, dated December 12, 1998 is
included. Also contained on the plan is the new certification by Paul J. Santos of
Nantucket Surveyors, Inc., dated October 10, 2008, indicating that he had reviewed the
plan and to the best of his knowledge it is found to be accurate. The plan shows the
existing nonconformities related to setback distances.
Exhibit B:
The 1938 and 1957 aerial photographs contained in the Town records clearly indicate that
the structure was present prior to the 1972 enactment of the Nantucket Zoning By-law
and is thus validly grandfathered as to the existing nonconformities. The 1938 aerial
photo shows the family compound and a sparsely developed surrounding neighborhood.
The 1957 aerial photo shows that the area is more developed with similarly sized and
much larger structures on similarly sized lots.
Exhibit C:
The current 2003 and 2007 aerial photographs from the GIS map system contained in the
Town records. The area has been substantially built out with structures that are two and
three stories in height. The second floor expansion and ridge height increase would not be
inconsistent with the surrounding neighborhood.
Exhibit D:
A copy of the reduced set of the Historic District Commission elevations that have not
been approved as of the date of filing of this Application are included with the with the
ZBA submission. The packet includes a rendering of the existing footprint as well as the
proposed footprint.
Exhibit E:
Photos of the existing house and neighborhood showing that the increased height would
be harmonious with the neighborhood character.
Conclusion/Findings:
The increased height of the structure from about 22 feet to about 29 feet within the
existing footprint, and addition of a front entry way, with vertical expansion to be done
partially within the required ten-foot setback areas on the easterly and westerly sides and
within the five-foot southerly rear yard setback area would not be substantially more
detrimental to the neighborhood than the existing nonconformities. There is little ability
for the Applicant to expand the structure except to increase the height, given the irregular
triangular shape, location on a comer and additional setback requirements due to the fact
that the locus has a double front yard setback requirement. There are several structures
proximate to the locus that are nonconforming as to setback, lot size and ground cover
requirements and are of similar height. Very little has been done to preserve this structure
since original construction and Applicant wishes to place a new foundation under the
stlUcture to raise the sill out of the dirt and to increase the living space by increasing the
ridge height.
Proposed Conditions:
There shall be no further expansion of the structure within the required
setback areas without further relief from this Board.
Provided that the HOC has issued a Certificate of Appropriateness, relief
could be conditioned up substantial compliance with said COA, as may be
amended from time to time.
Maximum height of the structure would be 29 feet at the ridge.
./
_/....r.
1-'
I
I
I
Prop ID
Address
Owner
55.4.1 98
2 ATLANTIC AV
MARTIN MANUAL A &
THIBAULT BEll-IANY L
2 ATLANTIC AV
NANTUCKET, MA 02554
04{21{2005
$0
00951/0307
0,05 acres
8
NC;T f., LEGAL D()CUrIjEI"~T
Sale Date
Sale Price
Book/Page
Lot Size
F:;: ger:erai referenCE 'Jnly, irnpciitant
coveats v.d-lien rriust be considered whEn
,jsing chis date are available from the
N3ntucket GIS Coordlnator
1 Ii
i COl
.7'-
lJ!~~l~_U.:n~r The infoimation dispia'd3c on ;~his Dr
Jny Gther ,T;ap produced by The Town of
Nantucket is for reference purposes only. Th;:,
Town of r~antucket dOES not guarcntee the
acc.uracy of lilt data. Users are responsible for
determining the suitabil!ty for indivIdual needs
All information is from the Town of Nantucket
Geogrephic Information System (GiS) database.
Town of Nantucket, Massachusetts
Map Composed
10/20/2008
Copyright 2005 Town of Nantuckei, MA All rights reserve<!. Developed by AppGeo
http://host.appgeo.comlllantucketma/PrintableMap.aspx?Preserve=Width&Map Width=86... 10120/2008
~~
emeritus
De.. " I . . _ e a, L 1 Ii.
8 Williams Lane Nantucket 1M 02554
p, 508,325,4995
F, 508,325.6980
www,emerilusdevelopmenlcom
Nantucket ZBA Addendum
2 Atlantic Avenue, NIl1luckaI, MA
Z8A Applcllloft
October 14, 2008
Nantucket Zoning Board of Appeals
2 Fairgrounds Road
Nantucket, MA 02554
To Whom It May Concern,
The following is a submittal to the Nantucket Zoning Board of Appeals regarding the structure located at 2 Atlantic
Avenue, Nantucket Massachusetts. The applicant, Bill Stone is re,questing to replace the existing concrete block
foundation with a full finished foundation with approxim?tely 12" - 18" of exposed foundation above grade as the
existing foundation sits nearly even with grade. Secondly, the applicant proposes to add 18" of 151 floor wall height and
12" to the second floor plate height as well as reframe the existing roof with a higher roof pitch, The added height will
be roughly 6'-8" in total to the existing ridge height of approximately 22'-0". A new 5'-4" x 7'4" front entry porch is
proposed at the north of the building. A new pent roof and 36" x 36" deck is proposed at the south of the existing
structure. A total of three egress window wells measuring a minimum of 36" x 36" and retained by 6" x 6" pressure
treated wood. No new ground cover will be added, Portions of the existing structure sit within the setbacks. As the
applicant proposes to increase the height of the structure, he is seeking a special permit to do the proposed scope of
work as outlined above under section 139.33A of the Nantucket Zoning Bylaws and regulations. If you have any
questions or comments regarding this information, please feel free to contact us anytime.
Matthew R. MacEachern
Principal, Emeritus Development, Ltd
8 Williams Lane.Nantucket.MA.02554
Phone: 508.325.4995' Fax: 508.325,8960
"'''''".~--~_..''' -",._, ..,,".~. ". -,. -" -'-.".'
_.,."""",."""",""",-",,,.,,,,... .". . '" "
-""..,
.. .. -.., '-, -,.-...
MANUEL ~ MARTIN & BETHANY, L. THIBAULT
2 ^ l1..ANTlC AVENUE
NANTUCKET, MA 02554
0c10bel' 14. 2008
VIA HAND DELIVERY
101m Brcsdter, Administrator
Nantucket ZDniDg Board of Appeals
2 Fairgrounds Road
Nantueket, MA 02554
RE: 2 AJlutie Avea., Nantucket
Application for Special Permit 1139-33(A) Pre-Existing Non..Cenforming Structure
Dear Mr. BleSCher:
I. Bethany L. Thibault, of2 Atlantic Avenue, Nantucket, MA 02554, am the owner of
2 Atlantic AvenUe. Nantucket, MA and the applicant for the above referenced matter.
I hereby authorize Emeritus Development Limited. 8 Williams Lane. Nantucke4 MA
02554 to act as my agent in connection with matters concerning the above referenced
application to the Town of Nantucket Zoning Board of Appeals.
Should you have any questions or concerns please do not hesitate to contact Emeritus
Development Limited at 508.325.4995 or Susan McCarthy of Ranney McCarthy, PC
at 508.228.9224
BL T:sem
Matt.
You are authorized to represent me in this process for the project at 2 Atlantic Ave Nantucket,
MA.
Bill Stone
Account Manager
JDA
732-319-8068 mobile/home
Bill.Stone@ida.com
~f~.l)O
Town of Nantucket
RECEIVED
BOARD OF ASSESSORS
OCT 1 0 2008
TOWN OF
NANTUCKET, MA
ZoillngBoMdofAppe~s
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
PROPERTYOWNER....~~...~....if~
1vIi\II.Il<<J !\IlIlIlJEl;:;........................................,........:;;>:;7..............
PROPERTY LOCATION..........cl-:....~....~...........
ASSESSOR MAPIP ARCEL...... .0..5. /11..-:'.9 K................................
SUBMITTED BY................~...............................
SEE ATTACHED PAGES
I certify that the foregoing is a list of all persons who are owners of abutting
property, owners ofland directly 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, as they appear on the most recent applicable tax
list (M.G.L. c. 40A, Section 11 and Zoning Code Chapter 40A, Section 139-29B
(2).
{fd. If} ~Of
o TE I'
~~ aJY~
ASSESSOR'S OFFICE
TOWN OF NANTUCKET
~ ~
tl tl
o 0
~ ~
:0: :0:
~
= ~ ~
~ ::c Ii: '" ::c ::c I;; gj I;;
H mm;di
'" r"lNOri r-- "'O\Ort.... 01'",....\4:11
~ ..............""COCh'Ol''''..CD....rt.......,rilOrirl""
~
~ >< ~
~ ~ ~ ~ '" ::c ::c ~ '" ~ ~
'" '" '" '" ~ U U ~ ~ ~ ~ U u
m m ! i ~ ~ ~ ! ! I ~ ~ ~
III r-- r-I M CO
rot rot rt ("41 V'I ....
~ ::c ::c::c Ii: ~
~ ~ U ~ U U ~ U ~
~ ~ ~ ~ ~ ~ ~ ~ ~
:0: iC :0: iC 0< iC
~ ~ 5 ~
~
~ ~ ~ ~ i
:0: :0: :0: :0:
...
V'I ,., I"- en rt
~ ~ ~ ~ ~ ~
CD 111 fG V:II m al
~ rt .. ~ M .... \0
rt "" ~ III ,., " M M M M N N
IOl tl tl tl tl
~ ~ ~ ~ ~ ~
.. .... 0 " .... .... .... .... \0 .... rt I"- .... ~ .... m .... .... .... I"- M \4) .... .... .... 0 \0 .... .... 0 .... ~ .... .... I"- ~ I"- M ri .... 0 M .... .... w en
~ ~ ~ : ~ : : : : = : g ~ -~ : : g : ~ : ~ ; : : : : = ~ : : ~ : ~ : : g ~ : : ~ : : ~ : : : ~
~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ = ~ ~ ~ ~ ~ ~ ~ ~.~ ~
~ ~ ~ ~ ~ ~ ~ ~ ~ ~ t ~ t ~ ~ g ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ g ! ~ ~ ~ ~ ~ ~ ~ ~ ~ ~
~ ~ 5
1 I I I ~ I I I I I I I I I I I I I I I I I I I I I I ; I I ; I ! I I I I ; I I I
.. :il
; ~
u \l; 0 j
H ~ IG 0 r--
~ ~ ~ i ~
"'i " '" t ..
... 0
... '"
~
.., '" ...
.... .... ...
'"
..
, ..
8
..
..
~;:i ~ ~
~ g ~ ~
~.J ... H
is 01 f4 "
C3 E :< OJ ~ ...
: ~ g i ~ : ; ~
i ~ ~ ~ e ~ ~ ~
~ ~ t
a Iii ~ g ~ i
, '"
H
o
~
o
DC
'"
....
..
..
..
..
"' ~
o '"
...
'" \l;
o
g ~
o '"
'" ..,
~
tIl
::>
..
~
><
..
~
..
~
~
0<
.r:!
H
\l;
!
~
'"
~ ~ ~
g; l1) " '"
8 j ;z; !;:
~ ~ ~ ~ ~ e ~ ~
~ ~ .. ~ ~ > ~ = '" .. '"
g tIl ~ ~ ~ '" Q .. ~ ~ g; "'i 0< ~ = E ;z; :il
~ ~ ~ ~ ~ ! ~ i i I i ~ I I ~ ~ i ~ !
ON.... 0 ~ ~ ~ M M ~..... CD
..... V'I ~ M MOO..... M M N N .... ~ ~ ..... CD M CD
eBB ~ .c
i i-I ~
lil
E !i!
:il
..
~
g; ;z;
o
u ~
tIl
~ ..
H l:l
tl ~ ~
0'" '"
~ '"
.. '"
.., 0 '"
.., .... '"
III
01
III
0.
..
tIl
::>
..
..
..
~ t
~ ~
><
III III
~ ~
..
III 0
tltJ
~
III
...
....
'"
o
....
M .... III \0 en 0 ..... N M III ~ co
o ~ " M .... an \0 ~ CD en en 0 M N N "" N r"l M M N rt N rt rt ..... rt M .... V'I \0 ~ ~ en \0 ~ en 0 0 0 0 0 .... .... 0
M " ..... " " " ..... " ~ ~ " " " ~ M ~ ~ ~ . . M M M M ~ . . . ~ . . . . . ~ ~ ~ ~ ~ ..... " M ~ " N
-....
o
....
-....
o
....
~ ~ ::c ~.
~.. ~ ~ ~'~ ~ ~ ~
:< ~ B ~ ~ ~ ~
0< III p:a PI
'"
.... 0 0
III '" '"
gj .. :il
'" .. "
~ :: g f;l
::: ~ Ii: " a
)< w ~ 8 Q
~ () ~ ~ ~ 0
~ '"
o Ll1 U'\ U1 r-- 0 ("01
Pt Q) r- .-4 t"'l M .-4 .....
~
tIl
" III
o ....
.. ...
..
E
III ..
"
f;} ~ III
" Q t-- ...
: = ~ r-- ~
III '" "
H ~ 0
:il ~ :0: ..
.... 0
o ... ...
(l)PoiUlCO~
..
tIl
~
~
..
tIl
::>
..
..
'"
r:
!i!
o
;z;
'"
tIl
::>
o
II:
'"
~
..
'"
~
'"
..
o
~
~
o
.....
u
..
"'i
~
H
"
..
H
>
..
'"
'"
o
...
..
'"
~
'"
~
~
..
e
~
><
~
'"
..
I
:: ~
~
:>:
~
a
..
~
'"
lo:
I
...
~
H
II:
~
o
><
~
tIl
~
..
~
~
..
0<
H
~
"
i:!
~
i
II: ;
R'i .. '"
.. a r:
~ H 0< I : a
d lil ~ 0 l:J "
~ ~ ;:.... .., H
= > ~ a -< " 5 ~
u ~ .. 0< i " .. .. lo:
0< '" ~ s .. .. ~ : ., ~
i : i ~ ~ ~ ~ ~ ~ ;
: a I g ~ i i ~ ~ s
~ ~ ~ ~ ~ U 0 Q III ...
"'i
'"
H
S
.<
H
'"
~
; I
U 8 ~ ~ l1) !
~ j.. !i! 0 ~
.. :>: \l;.. '" ..
w t P: .. 0 f') ~ "
.. i ~ ~ = ~ ~.. ~ a U U 0< ~ :>:
~ ~ .. a ~ ~ H ~ ~ ~ .. I;; ~ ~ ~ ~ III
8 ~ ~ ~ ~ ~ = ~ ~ ; a ~ ~ I = ~ ~ ~ ~ ~ ~
!i! ~ ~ t a ~ i ~ a i = a ~ ~ ~ 9 ~ '" ~ ~
.. H ~ .. ~ ~ ~ .. ~ . ~ ~ d .. ~ = g ~
~ E ~ ~ = ~ ~ ~ S B ~ ~ ~ ; ; ; ; ~ ; ~ ;
a ~ :>: i ~ ~ ~ = i " ~ ~ a ~ ~ ~ _ u _ _ ~
..
!:: >< Ii:
~ a r:
= ~ ~:s:
~! M ~
~ tj 5::
.. '" t! ~
~ ~ ~ : ~ m
a ; ~ E :;: ~
: ~ ~ '" ~ i
~ ~ ~ ~ I s
M M rl " M M M ..... rl ~ ..... ..... " M M M ..... " .....
~ . . . . . ~ . . ~ ~ . ~ ~ . . . ~ .
~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ III ~ ~ ~ ~ ~ III ~ Ul ~ U'l U'l U'l Itl III Itl Ul III U'l III U'l III U'l III Ul III ~ U'l III Itl III Ul Ul
Itl Ul III U'\ III III III III III III III III III ~ III III III Ul III III III U'l III III Ul III III Ul Ul ~ III III III ~ ~ III III U'l Ul U'l III III III III III III
...
.., ...
.... '" ...
f< f<
.. ..
f< f< f<
.. .. 01
f< f<
01 III
i ~
~ g
... ...
f<
~~;~Iilii
~ ~ ~ ~ ... ... ... .. ~
= =
o 0
~ ~
f< f< f<
CO <II ..
~..: e t
8i8tl
~ ~ ~ ~
<Il
01
I1l
'"
.~..........oo.....~
~~~~~~ririri..~~ri~ri....~
~~.~~~~rlri~.~~.oo.~.~.
~"~"~ft"""""""riOO"~"".
N O~OOOOOOOOOO~~"ooooo
t iil!~iil!~~iil!iil!lll:;llllllliil!,nalll;niU:
! ~
~UUU
,.
.
.
.
~
~
..
<l
..
..
..
..
>:
iil
gl
" :><
~ ~
~ ~
'"
3 ~ ~
t : i ~
: ~ '" ~ ~
~ ~.., ~ ~
" ..
" -CD ... 4'\ 0
< N"N'D
..
~
&:l 6
ilil~iii~ll~
5 a i ~ I I a ~ a a I
~ ~
01 co
o 0
III III
...
...
>-
'"
f<
...
..
Q
a
'" f<
~ ~
..
..
.. .. tJ
.. .. j
... f< a ~ t f< rl ~ ...
00101 ~ftaart..,)of
... fCGl tQ ""...J
rl = S m ~ 9 ~ ~ ~ ~
~ ~ ~ g ~ ~ ~ ~ ~ a ~
~ u ~ ~ ~ ~ w ~
"'0
o ~ . ~ ~ ~ ~ ~ 0 ~ 0
~ M ~ . " . " ~ ~ " ~
..
'"
Q
'"
..
f:
~
'"
f<
'"
l:Hl
o 0
.. ..
'"
'" ...
... ~
:s
~ ~
~ i
... ..
'" Q
~ ~
.. ..
'"
..: ~
!O 0
.. tJ
U
lO 0
... .....
:> u
M
..
i
...
:.:
'"
:!
...
..
..
tl !::
.. ...
.. ..
Q
..
:il ~ ~
ti ~ ~
~ t ~
o '"
2: " ...
...
... ...
~'~
: ~
~ i
00
.. '"
..
'"
p
'"
f<
..
C1l
P
'"
..
..
~
...
)l
o
"
..
..
~
co
~
'"
~
A
~
...
..
to
'"
Q
'"
.. g
~ Ai ~
~ ... $I
:0: 0'"
'" '"
~ .. ~ ~ ~ ~ uS"
... ~ ~ ... :;l .... g E
~8~~!!lit:i :
51~I~SE=~~5)li~l.c
~ia=:t;t;~~tiii~:ii~
=&:lE!~I~~~3~~S~;..~
~a",~~!ila~lO"~;:~~ B
lO
Q
IS"
; Q!
~~
.. '"
..
..
l'l
o
lO
...
..
..
..
..
tJ
l'l ~
'"
..: f<
..: ...
...
~ ~
0: ..
~ ~
E i
a~
~
~
o
o
~
111
..
rl
M
I
f"
o
rl
o
'"
.....
o
rl
......
o
rl
~ 0 " '" ~ ~ ~ G ~ 0 ~ " ... ~ ~ ~ ~ ~ ~ M
... ~ ~ ~ ~ ~ ~ ~ ~ m m e ~ ~ ~ ~ 0 0 0 M
" ~ M ~ M M " " M " " M " " " " n ~ " N
~ " " " M " M M ~ M M M M M M ~ M M M n
. ~ ~ . . . . . ~ ~ . ~ ~ ~ . ~ . ~ . ~
~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~
~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ m ~ m ~
EXHIBIT A
!:!
6
~
'l:
~
1-- -- fi.I.,.
<
'l:
t::!
'l:
TO THE BEST OF MY KNO~LEDGE
AND BELIEF THIS PLOT PLAN IS
SUBSTANTIALLY CORRECT AS NOTED
HEREON. PLAN UPDATED BY
NANTUCKET SUR~EYORS ~
NS9735, 10/10/08
:x:
l-
lk:
C]
Z
--()
~
~
'%
~
~
~~-" --p
...- . ~
~
NIJTE. LIJT AND STRUCTURE
PREDA TE ZDNING.
, I CERTIFY THAT AS A RESULT OF
A' SURVEY MADE ON HE GROUND,
THAT THE ~TRUCTURE IS LOCATED
ON THE LOT AS Sl-Il\lN. \lITH NO
VISIBLE ENCROACHMENTS. AND DID
COHPL Y "ITH THE ZDNJN(j SETBACKS
IN EFFECT AT THE TIME OF CONST-
RUCTION. THE SITE IS SITUATED IN
ZONE ' C "[]f" THE F .E.MA.
. HAP Sl-EET I 0011 D
COMMUNITY #250230,"
ZONINGI R-l
MINIMUM LIJT SIZE. 5,000 SF.
MINIMUM FRONT AGE' 50 FT
FRONT YARD SETBACKI 10 FT
REAR Be SIDE SETBACK. 5 FT
MAX. COVER RA TIOI 30r.
EXIST. COVER RATlOJ 23.9r.
PLOT PLAN OF LAND IN
NANTUCKET I MA
SCALEI 1'= ,10'
DATE. DECEMBER 12, 1998
JOHN J. SHUGRUE, INC.
57 OLD SOUTH ROAD
NANTUCKET, MA 02554
FORI DlNO R. ALMODOBAR &.
OPTION ONE MORTGAGE
PARCEL NO, 98 #6055MPP2
t.IJOBS 9632-'0IIftI00G'0lI1I13aS\ll735\Hll_<IlIg, -. ICIlCOOB _ All,
\~\KONICAM*OLT"C3511'a.. 1:10
EXHIBIT B
~ ,-
~ ..."\"
, ,...<.....
,~ /.-
~ ~..,.. ,
.~ \.....~
/...' ".' '.' "~":..".. ".'.-"
\ .:V, "";:'_
" '* .'
. ..~-
'.. . .. . . "10. -
"
1J ....
--.- ~
T .c cil,
.. ';;.IJ"
'i.'
.~ -. ..
L. .
~
.1 ~ .;. 1
--.... .""1':-
-
- :--<"
:t\1
..
.
<,
I
~
-'"
-~
..
"'~,.
,-.J~: :
,~;\~t';... . l'\ 5 "
~
.;
.~
,,00'
,1'
",.,... \,
. .
".'" .'. ..'.1.
. ~" " ,Ill'
.
\
\
ir(
~>
~';'
~ ,.
.. ""
.+
,~-.
.~.'.
\' .
:{.
,~\
."\') '~;~
~;
l,
":~
:~.-
<;~n
-<~ .
EXHIBIT C
Town of Nantucket Web GIS
Prop 10
Address
Owner
55.4,1 98
2 ATLANTIC AV
MARTIN MANUAL A &
THIBAULT BETHANY L
2 ATLANTIC AV
NANTUCKET, MA 02554
04/21/2005
$0
00951/0307
0.05 acres
~.f(;A,: DC)C )i.'lc'
'-' ....':::>::: 3 e~e:ence GrJ1Y: I~r:c~(2;;t
:~\le3t;;. TiU5~:!E- :'JliS'ri!?C2C'
Sale Date
Sale Price
Book/Page
Lot Size
JSli 9 ::his '~2":3 2:;:: available r:-or:- ,,>--
, . --- - "
L?;r:::,"":k'er ';.;;J~ :.,.:)orGlnarcr
~U::::'i H::' ;""ht' ~~,;Dr~i1a[[or: C1Splaye-= .::r:
'..,;;..;I\;:1 "i~L; ;"'Ii-Jd;j~eci L)V lhe Toy">":
"~cntLJ-::~~eL is ~Qr '2rerenc~ purposes Gni'l -lit
.'~:(.:_,..!'::';cet 00ES 'iot gUcfcf":,-2c U
~cc:r3C:' -;f the':1at? Users 21;( ,csr:)nsib~E:
'Je~2~::"';!"'i::,; :;':( sUitabl!ir';' fer ind:vid:":ci :--,ee.js
c.:.,ii in:O:-'Tlctio'-' :s rronl tj-ie TOvin of i~ontuckd
Town of Nantucket, Massachusetts
"., ......,
, ,.4<" ;
~.. /...-' r
i J-- . I
~ \
Map Composed
10/20/2008
Ge:;~rcDr,ic IrJC~Tr~:twr; SvstErn (GIS' d~Lob2S::'
Copyright 2005 Town 01 Nantucl<et MA All righis reserved, Developed by AppGeo
http://host.appgeo.comlnantucketmaIPrintableMap.aspx?Preserve=Width&Map Width=21... 10/20/2008
Town of Nantucket Web GIS
Prop rD
Add ress:
Owner
Serle Date
Sale Price
Baok:[Page
lot Size
5SA.I98
1. ATLA.Nl1C {I.,V
MARTIr~ r~ANUAl A &
THIBAULT BETHANY L
2. ATlANTIC Ail
NANTUCKET, W~ Q2554
04i21./2005
$IJ
0095110307
iUJ5 acres
,/\,{,(-
---
,~
e
L_~(~/:o,-L UC)CU fVi Ef'-!-";'
eener aj :-erersr-;C2.Jnl\i. Imoon::a;-,:
'i{::,2,t:: ~'_'hi::~-, (r<~iSl. C'E: -::Dns~,jered .,r,;;:;:-
jsir<c chis-jcn:c are avaiiable rrorn thf
'icntucket Gl~' Coordinator
U'sct2(;T;e; <ne i0fc:-~i2:;O:: ,j!splayec ::::~;~t',I::
c,-j" r)tne'- ;=;rDGUCeG i nf-I o~'m I)t
1'~cntud:Et is iefereilce purposes only, The
'~:.r,,-.,,'n i)1" i'!2!![UC~~r ooes ilot auarantee mE:
3C:iJ:-3C',' C,f ~~c d(}t~, Use,s 2re reSDcr.sible ~~i"
jeterminii:;' :-tie suitability for individual iieeds
A.i! informatIOn is from the Town of Nantucket
Gec'gr2p:";ic lilfCliTnatiof! Sysiem (GIS) Gcteoast:
Town of Nantucket, Massachusetts
Map Composed
10/20/2008
Copyright 2005 Town of Nantucket, MA. All rights reserved, Developed by AppGeo
http://bost.appgeo.com/nantucketmaIPrintableMap.aspx?Preserve=Width&Map Width=86... 10/20/2008
'V
Prop ID
Address
Owner
Sale Date
Sale Price
Book/Page
Lot Size
Town of Nantucket Web GIS
55.4.1 98
2 ATLANTIC AV
MARTIN MANUAL A &
THIBAULT BETHANY L
2 ATLANTIC AV
NANTUCKET, MA 02554
04/21/2005
$0
00951/0307
0,05 acres
.., -
~a; ;
fa
j"I' \1
_,_ _.~" ,'- ~.' _ L_
=r, ~::" C' "eferef!Cf: ";"-1 :;(;
-"r!"'");-
'""1'..!st C:C ::~.; -~c.:i.-.c;,.-'::J:
JS'+' - Of'!:: d?t2 :l:-e 2:1\ci!c':,je ::-:::'IT
'~hc
~G ,-;t:::-.icket GiS (.:.(;:~.-
J,SCi2!,-;:::~ ; ,:-:. ,~:t0r;T,a[iC:~'
~'i" C.,=fiEr
r','~;oucec
ilantucket: IS
-('\"0'" 'Jf i\3r:~ucke~ Coes not gue,3:-c:e-2 ~;-!:;
2:::--:::_;;-2::'~. c.f ~-r:e .:iata Uso::,.s de :~sr>c'is:b2
Town of Nantucket, Massachusetts
~'2:E::-;Ti:r;"i~ ti-,c suitabiiity rer in(h'lcJ'.~ai ;;;:i~GS
f;!rorm?tioi1 IS frOm ~t';e T0~'l/r.:)f !'4arit'Jcke~
~eog'::;':L'iic Info,-;T12tior' S'/Sl':::r;') GiS' catab2,:::"=
Map Composed
10/20/2008
Copyright 2005 Town of Nantucket, MA A.II rights reserved, Developed by AppGeo
http://host.appgeo.com!nantucketmalPrintableMap.aspx?Preserve=Width&Map Width=86... 10/2012008
EXHIBIT D
-Jro.
I[
:s:
Q)
"0
For Zoning Board Approval - Not For Construction
10.14,08
ZNC/)
Q) )> ~
=:l ..... 0
C Q) =:3
~ ~ CD
CD (")
:- )> :::0
~ < CD
?l ~ C/)
oC: 0.:
NCD CD
c.n =:3
~ (')
CD
lJ
a
"'0
o
C/)
CD
Q..
-------
-
---------
i'.)
;;1 Q:!
~, .-
q,i CD --
\J
ii)
::l
ATLANTICAV
--
\
EB.
~,,\C>
~S~
'>-~
,>-S
For Zoning Board Approval - Not For Construction
10,14,08
z'" en
tl) ~
::J 0-
C- m :::::l
(") ::J CD
^ ~
CD (") ::0
~ ~)>
~< CD
Jr tl) CD CI)
. ::J --
0- () 01:: ~
g c: ",CD
i> (Jl 01 :::::l
:;: 01
~ (")
0> CD
"0
~
c;;-
.........
5-
c.o
---------------
-------------
I\..)
;;:/ Q?
~' ......
q CD
lJ
Q)
:J
A TLANTlC A \I
--
\
5;'
<'
CD
EB.
'.
---r
--
'"
Ie
o-~
AI 0
o -
""
---i__
?
,/
?\
,/ ~'"
\0. /'
' c;;: ~~~
). .,".
~
~,,\O
~S...J.
'>-~
,>-S
~
--J
/
en Z
() 0
Ql
CD ~
II :T
..... m
~ CD
< r:;;....::~
Q) 1 lirrr=-j 1iJl
.....
o' IIIII~ II:
::l 11111 IIi
"U 11llL'=_~ ~
-, t "::' ==- :
0
"'0
0
en
Cl)
n.
'" it'
-
0
~
m
I".
1m
II.
I
I .
;
r:,,::.==
I IITrr=~--
i ilt::
i ;Hi.
, ;ill!o=___
l-J- _ .
L___
1 ;0
n III
~ or
a. ";0
a. ;g~
'" n III
~ g,~ "'3
lJllll ~ 0"
~ c: - .0;0
~g' W ::;;8
:> '" '" -
., ..
I;,
'---1' ,.----.
"
:... f :.:"_.' ~- ~___.' ... ~. - {...
ftjlilj~f~j~J~
"Hf"r~~Ti: ." . ./fiil"
, ";,.1/-,,,,'..,; J" :,...I...,i."i~".1 ,r-',..J'.: .... ,,;t:'..,' t: It".,
. ..""""
.,.,"."','.,",.".,,",,'.".'
~ .., . : . - .
, , ,
"'-2,',;'" ~ "~I
""~'" '
~;~''',
~ ' ,
", ",. ", .,
, ',' 6'.10 1/7:',' ,.,;
~ ROugh Header -------
en ~
0
Il) (\)
(D en
II ~
-' m
~ (\)
<
Q)
~
o.
:J
-u
..,
0
"0
0
en
(\)
c.
t
(J>
a.
~
i'
it
~
(J>
c
~
:!I
II~
9-
g'@ ~
=mCl.
9:DlN
""0
co CD ,
;I)
;I)!!,
0"
o CD
_0.
~-
CD='
,CD
;I)
..
ii'
'";I)
~~
0"
='3
;;'"
",;I)
=>8
"'-
I~~r
,.)> I
III '~II
lE
4Iilf~.
2~tfu~
." ,
,3
c.
(J> i~{
;;
~
m
,...
,m
IIi
I
I .
I I I
-u
a
"'0
o
en
co
a.
r=n=--=--_
I Iirlrii---'
I 1111 -i
11111 T-I
II!L~___..J
t"= = = _
i
en
&
[
!
-n
&
[
Ilw
;0
01
iii'
CD ;0
~~
~3
-CD
0;0
~a
(f) en
!;l 0
CD S.
II :T
~ m
~ co
<
Q)
!:t-
o
::J
~ !~~,
o :..
~ '.
. ~.
-
o
-
~
Iii;
'IIi
",
I .
~
o
~
II
Gl 1
~
~ en
m lj.
~ ~
,,-
'l
I' ;0
}> ..
ii'
a. ";0
a.
'" "0'"
;:::;=t'
s.q o ..
(J) m ::73
0 Q) 0"
Q) ~8
iD (J)
..... "'-
II m
.....
~ CD
<
Q)
~
0
:J
'1J
.,
0
"0
0
(J)
CD
a..
en
o
~
~
~
t~=~
II
1-"
Iw
IIi
I
I ;
i
T-7112'
r--- S'-1 3/4'----,
en CD
() C
Ql
CD c:
II :J
...... (Q
~ . -.'
. (J)
(I)
(')
....
c)"
:J
-u
...,
(I)
3
'"
o
~
~
,"-
,m
Iii
I
I .
I
25'.101J4.Pn:lp(lhdRil9~
19'-21/"'uistingRidgeHeighl
6'.rAd<titionlllRidlJeHeIgtW:
D
D
(R:;=:-
i
ODDI
." ."
~. ...
1'-7112"""
WallHeighl
~i'i
IIj
~H
In
.if
- ~r
'i'l
f "
l~i
Ii
'I
5
~
li
~