HomeMy WebLinkAbout080-08 Paul
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA02554
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APPLICATION
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Fee: $300.00
File No. 0(0 .O~
Owner's name(s): Deborah and Lester Paul
Mailing address: 21 Oomwell Drive. Convent Station. New Jersey 07960
Phone Number: 973-644-4672
E- Mail:
Applicant's name(s): Same
Mailing Address: Same
Phone Number:
E- Mail:
Locus Address: 7 Paupamo Way (Nashaquisset) Assessor's Map/Parcel: 55/573
Land Court Plan/Plan Book & Page/Plan File No.: Plan Book 25. Page 21
Deed Reference/Certificate of Title: Book 803. Page 146 Zoning District: R-10
Uses on Lot- Commercial: None Yes (describe)
Residential: Number of dwelling~ Duplex
Apartments
Date of Structure(s): all pre-date 7/72
or Certificate of Occupancy No. 9470-93
Building Permit Numbers: No. 9470-93
Previous Zoning Board Application Numbers: No. 048-92
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
State below or attach a separate addendum of specific special permits or variance relief applying for:
The Applicants are seeking Special Permit Relief in accordance with the Addendum attached hereto.
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:
Owner~
SIGNATURE: 01i~ Applicant! Attorney/Agent'
'~If an Agent is representing Owner or the Applicant, please provide a signed proof of agency.
OFFICE USE ONLY
Application received on:_1 _I _ By: _ Complete:_ Need Copies:_
Filed with Town derk: _I _I _ Planning Board:_1 _I _ Building Dept.:_1 _I _ By:_
Fee deposited with Town Treasurer: _I _I _ By: _ Waiver requested:_
Granted:_1 _I _ Hearing notice posted with Town derk:_1 _I _ Mailed:_1 _I _
1&M _I _I _ &_1 _I _ Hearing(s) held on:_/ _I _ Opened on :_1 _I _
Continued to:_1 _I _ Withdrawn:_/ _/ _ Decision Due By: _I _/ _
Made: I I Filed w/Town derk: I / Mailed: I I
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
ADDENDUM TO ZBA APPLICATION
DEBORAH AND LESTER PAUL -7 PAUPAMO WAY
The Applicants, Deborah C. and Lester D. Paul, request Special Permit relief for their
property located at 7 Paupamo Way, Nantucket, MA 02554, which is located in the Nashaquisset
subdivision, (the "Property"), Parcel 573 on Nantucket Town Assessor's Map 5, pursuant to
Sections 139-33(A)(4) and 139-16 of the Nantucket Zoning By-law. The Applicants propose to
renovate the existing single family dwelling on the Property and erect a 5' wide single story
addition off the northwesterly comer of the structure. This addition will not get any closer to the
northerly front yard lot line or the westerly side yard lot line than the existing structure.
Additionally, the Applicants propose to erect two (2) 42" wide shed dormers into the existing
roof plan of the northwesterly portion of the structure that is non-conforming as to side yard
setback. This is an upward expansion only and will not increase the ridge line of that mass. This
work will be conducted in accordance with the Certificate of Appropriateness No. 52262, issued
by the Nantucket Historic District Commission on July 29,2008, a copy of which is attached as
Exhibit "A", and also in accordance with the architectural plans prepared by BPC Architecture, a
copy of which is attached as Exhibit "B".
The subject property is currently located in the Residential-1O (R-IO) Zoning District.
The side yard setback for the R-I0 Zoning District is 10'. However, on April 5 1983, the
Property was upzoned from R -1 to R -10 changing the side yard setback requirement from 5' to
10'. The preliminary subdivision plan for Nashaquisset was filed on March 23, 1983 and the
Definitive Subdivision Plan was approved and endorsed by the Nantucket Planning Board on
March 26, 1984. Under M.G.L. 40A, ~6, the plan is governed by the provisions of the zoning
bylaw in effect at the time the Preliminary Plan was filed for a period of eight (8) years from the
date the Definitive Plan was approved and endorsed (the "freeze period"). This freeze period
was extended, pursuant to Zoning Board of Appeals Decision No; 048-92 (Exhibit "c" hereto)
beyond November 16, 1992 (the date Building Permit No. 9470-92 authorizing the construction
of a 2 story, 3 bedroom dwelling unit was applied for and issued). The corresponding Certificate
of Occupancy No. 9470-93 was issued by the Nantucket Building Department on May 17,1993,
copies of which are attached hereto as Exhibit "D".
Accordingly, at the time the building permit was issued and the structure was erected, it
was compliant as to side yard setback requirement of the R-l Zoning District of 5'. As
evidenced by the Plot Plan prepared by Bracken Engineering dated October 15,2008 (a copy of
which is attached hereto as Exhibit "E"), the structure is no closer than 5'4" to the westerly lot
line. Accordingly, the dwelling is pre-existing, non-conforming as to the current intensity
regulations for the R-I0 district. The proposed work and specifically the 5' wide single story
addition and the two (2) shed dormers will be done within the required 10' side yard setback but
will not get any closer to the westerly lot line than the already existing 5'4" measurement shown
on Exhibit "D".
Additionally, the maximum ground cover ratio for the R-I0 Zoning District is 25% and
the minimum lot area is 10,000 square feet. However, the R-l Zoning District has a minimum
1
lot size of 5,000 square and a maximum ground cover ratio of 30%. As previously mentioned
the property was upzoned from R-l to R-I0 on April 5, 1983 and the structure was erected
within the applicable freeze period and was therefore subject to the intensity regulations of the
R-l district. The locus is 5,070 square feet. The current ground cover ratio is 24.7% or 1,255
square feet. The proposed work will add 75 square feet to the footprint of the structure and will
increase the ground cover ratio to 26.2% or (1,330 square feet). Section 139-33(E)(2)(b) of the
Nantucket Zoning By-law states that the maximum ground cover for locus shall be calculated as
follows:
In the case of a lot containing at least 5,000 square feet, the greater of 1,500
square feet of ground cover or the amount determined in accordance with the
maximum ground cover ratio requirement for the zoning district in which the lot
is situated, in effect at the time construction of the lot is begun, whichever is
greater.
Accordingly, the Applicant is permitted 1,500 square feet of ground cover on the locus
pursuant to Section 139-33(E)(2)(b) of the By-law.
Granting the proposed Special Permit will not be substantially more detrimental to the
neighborhood than the existing, non-conforming dwelling on the Property. The proposed
renovation and addition to the existing dwelling is moderate in size. The renovated dwelling will
be in harmony with other houses in this area of the island. Also, by granting the requested
Special Permit, the Board would be acting in a manner consistent with the spirit and intent of the
Zoning By-Law.
Accordingly, the Applicants respectfully request the Board to grant the requested Special
Permit.
2
EXHIBIT A
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CERTIFICATE NO:
7 /?, '1/(') >r
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's-;:;. (, G.; ~;,L DATE ISSUED:
Application to the HISTORIC DISTRICT COMMISSION, Nantucket, Massachusetts, for a
CERTIFICATE OF APPROPRIATENESS
for structural work.
All blanks must be filled in using BLUE OR BLACK INK (no pencil) or marked N/A. "
NOTE' It Is strongly recommended that the applicant be familiar with the HOC guidelines, Building with Nantucket In Mind, prior to submittal of application.
. Please see other side for submittal requirements. Incomplete applications will not be reviewed by the HOC.
This is a contractual agreement and must be filled out in ink. An application is hereby made for issuance of a Certificate of ~pprop!iateness under Chapter 395 of the Acts and
Resolves of Mass., 1970, for proposed work as described herein and on plans, drawings and photographs accompanYing thiS application and made a part hereof by reference.
The certificate is valid for three years from date of issuance. No structure may differ from the approved application. Violation may impede issuance of Certificate ofOceupancy.
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(off island)
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Fee Paid: $ 7l, -
PROPERTY DESCRIPTION
TAX MAP NO: .<;"'> PARCEL NO. 5'7-'5
Street & Number of Proposed Work: 12 /li'oA/'I{J ,0 l)/
Owner of record:. /24. l< r;jJ C.
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Mailing Address: Z' / I:::' y~ ., /_' . r,~/ '7;:'. v t:
-;'::"oN"..J <t,hv1, cr7'7";'()
,'Must be acted on by:
Extended to:
Approved:
Chairman:
Member:
Member:
Member: . .. \
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Name:
A1A,
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r, ' . """"": r ,f"t:
Mailing Address:
(off island)
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o New Dwelling ~ddition
o Color Change 0 Fence
o Other (please specify)
Size of Structure or Addition: Length: IS'
Width: S
o Garage
o Gate
DESCRIPTION OF WORK TO BE PERFORMED
See reverse for required documentation.
D Garagll/Apartment D Commercial D Historical Renovation D Deck
D Paving D Move Building D Demolition D Revisions to previous Cert. No.
D Steps
o Shed
Original Date:
Sq. Footage 1st floor: 75 71'
Sq. footage 2nd floor: I 7 () ~
Sq. footage 3rd floor:
Difference between existing grade and proposed finish grade: North ~ South 0 East 0
Height of ridge above final finish grade: North rf1li( Z;.;!" South ~k East ~:-'I;"'A'1(
. . :, NO' 'If(: M rl 'i'c. .-^V
Additional Remarks REVISIO~S' .1..~~s!,~atiQQ...uqfk tV;r1d:Y~ ~j
Historic Name: (describe) / . _ I I I /
2. South Elevation '('/"(7 :7A>"v"'r/ <t'1<,,."'/o17/ t:./""~...v /'~"'9-r'f'
3. West Elevation tiP-I, tVi,/T.?6b\/ ,/'h "''i''t'~ ak;y yr ;t.(<?fp
4. North Elevation VIA,) .4fr;!;c(. CVi/l'/cW 4<<'cItP
Decks:
Size:
Size:
D 1st ftoor D 2nd floor
D 1 st floor D 2nd ftoor
West 0-6'
West ~"/Co 4#1' C
Original Builder;,
1--=-..,.
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Is there an HOC survey form for this building? 0 Yes D No
'Cloud on drawings and submit photographs of exis~ng elevations.
DETAIL OF WORK TO BE PERFORMED
Foundation: Height Exposed 4:, / CI D Block D Block Parged D Brick (type)
Masonry Chimney: D Block Parged D Brick (type) D Other
Roof Pitch: MainMass_/12_SecondaryMass---'12~ Dormer~/12_ Other
Roofing material: Wsphalt Manufacturer. 7#0-7'-;;;;''$
o Wood (Type: Red Cedar, y.'hite Cedar, Shakes. etc.)
D Other Manufacturer
Skylights (flat only): Manufacturer
Manufacturer
Gutters: gWood (type)
Leaders (material and size): If'lf'''' {v'/"~,),(./ /VI
~/ I I
Sidewall: l',Jo'White cedar shingles
CJ Other /
Trim: A. Wood tJ ~ 0 Redwood 19'6edar D Other
B. Treatment 0'Paint D Stain-solid D Natural to w.,ther 0 Clear oil finish
C. Dimensions: Fascia k f' ,1ff,.,1tt0 Rake /'xA" /WI9W'.4"koffit (Overhang) (';,'1/.- Corner boards /~ ;!vr~ Frieze
/ Window Casing /'1<.1 r /M<k/)oor Frame Columns/Posts: Round _ Square _'
Windows': :vD~ble Hung 0 Casement D All Wood 0 Other
'D'frue Divided Lights(muntins) D SOL's (Simulated Divided Lights)
Doors' (type and material): Front.. 1 n /,j,~, Rear. ,1/{;y/'j;~t ~ f'S
Garage Door(s): Type .. /1./11 Material
Landscape materials: Driveways s-/;dl h-7.~ t Walkways
. Note: Complete door and window schedules are required.
~oured Concrete
DPiers
Fence: . Height:
Type:
Length:
Rough Opening
Rough Opening
D Aluminurn
("".",..1/ ~ r7t'.. I"x' 'i /; '1 c;
/
D Clapboard (exposure:
Size
Location
Size
Location
o Copper
inches)' Front D
SideD
Side ;::;,,1., /~,rI,y- (P.L>
Walls
. / / COLORS
~::wall ,d1/;"~ ~:;bo:~Zitcab~e)
Deck Foundation Ah L /0/
. Attach malJufacturer's color samples If color is not from HOC approval list.
I hereby authorize the agent named above to act on my behalf to make changes in the s cifications or the p
application into cOl11pliance ~ith .thl! HOC ,guidelines. I hereby agree to abide by and cOJllP with t~e te
submission of any, rev ions'to this application will initiate a nllW sixty-day review perjPtl. ~..,
Date,l Si nature of oWner of record / c <; '" ,/
Roof
C:;rc-/ - 1/YI.,IrJ;
,
Doors
Fence
Shutters
n contained in this application in order to bring the
conditions of this application. I hereby agreet~~t the.....
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EXHIBIT B
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EXHIBIT C
TO\VN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, Iv1ASSACHUSETTS 02554
Date:
June
l' ,1992
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Appl iea tion -;~o. :
048-92
Owner/Applicant:
NASHAQUISSET COOPERATIVE, INC.
Enclosed is the Decision of the BO.\RD OF APPEALS iI'hich has
this day been filed in the office 'of the Nantucket To'\.;n
Clerk.
An Appeal from this Decision may be taken pursuant to
Section 17 of Chapter 40A, Hassachusetts 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. Not.ice 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.
R
...._-..ph~..._-;;-. .
'.
cc: Town Clerk
Planning Board
Building COll'lmissione.r
ZONING BOARD OF APPEALS
10 South Beach Street
Nantucket, Mass. 02554
Map 55-0-0
Parcels~X-Various
R-I0
Autopscot Circle
Cato Lane
Mamack Lane
Netowa Lane
Nickanoose Way
Paupamo Way
Washaman Avenue
At a Public Hearing of the ZONING BOARD OF APPEALS held at
1:00 P.M., Friday, June 5, 1992, in the Town and County Building,
Broad Street, Nantucket, Massachusetts, on the Application of THE
NASHAQUISSET COOPERATIVE, INC., c/o Reade & Alger, P. O. Box
2669, Nantucket, Mass. 02584, Board of Appeals File No. 048-92,
the Board made the following DECISION:
1. Applicant is seeking an Appeal under ~139-31A from a
Decision of the Building Commissioner, dated March 17, 1992, that
the applicable "freeze" period (period of time after approval of
a subdivision during which it is governed by the zoning in effect
at the time the original subdivision plan was filed) expires on
June 29, 1992. If sustained, the Building Commissioner's
Decis,ion will mean that the "freeze" period will expire on June
29, 1992, and the lots will then be subject to new zoning
requirements imposed after the subdivision plan was originally
filed on March 23, 1983. If the Building Commissioner's Decision
is overturned, the "freeze" period could, under certain
circumstances, be extended for over ten years, to June 29, 2002,
or later.
2. The premises are located at the addresses and Assessor's Map
and parcels listed below, as shown in Plan File 14-F, and
subsequent plans redividing certain lots thereon. The property
is zoned R-I0.
Autopscot Circle - Numbers lA, 3A, 4, 5, 7, 9, 10, 11, 13, 14,
15, 16, 17, 19, 21, 24, 25A, 25B, and
Cato Lane - Numbers 24, 26, 28, 30, and
Mamack Lane - Numbers 2, 3, 4, 5A, 6, 7A, 7B, and
Netowa Lane - Numbers 1, 3, 5B, 6A, 7, 8, 9, 10, and
Nickanoose Way - Numbers 4, 9, and
Paupamo Way - Numbers 2A, 2B, 3, 4A, 6, and
Washaman Avenue - Numbers 7, 9, 17, 18, 20, 22, 23, 25, 26, 27,
28, 30, 32A, 32B, 33, 34, and 36,
Assessor's Map 55, parcels 508, 509.8, 509.9, 511, 512, 513, 514,
515, 516, 517, 518, 519, 520.8, 521.8, 522, 523, 524, 525, 526,
527,528,529,538,539,553,556,560,561,562,563,564.1,
565.1, 565.8, 566.8, 567, 568, 569, 570, 571.8, 571.9, 572.1,
Application No. 048-92
DECISION
572.2, 572.8, 573, 575, 576, 577, 578, 579.1, 579.9, 580, 580.1,
581, 582, 585, 586.8, 587, 588, 589, 590.
3. The Public Hearing on this Application was noticed for May
I, 1992, at which Hearing it was continued to May 7 due to a lack
of sufficient members to decide the matter. An additional
Hearing was held on June 5, 1992, to consider revisions to the
Decision, but not for the taking of additional evidence or
testimony.
4. The Decision is based upon the Application and materials
submitted with it, the testimony and evidence presented at the
Hearings, one letter in favor of Applicant1s request and one
opposed, and no recommendation from the Planning Board.
5. Applicant owns the lots described in paragraph 2, all of
which are located within a 90 lot subdivision shown on a plan
dated September 23, 1983, recorded in the Nantucket Registry of
Deeds in Plan File 14-F. Some of the lots shown in Plan File 14-
F have been modified and redivided by subsequent plans of record,
all of which have been endorsed by the Nantucket Planning Board
under M.G.L. Ch. 41, s81P, as approval not required.
6. According to Applicant's evidence, the originally approved
SUbdivision plan was based upon a Preliminary Plan filed with the
Town Clerk and the Planning Board on March 23, 1983, and the
Definitive Plan was filed within seven (7) months thereafter.
7. The Definitive Plan was approved and endorsed on March 26,
1984. Under M.G.L. Ch. 40A, 96, the plan is governed by the
provisions of the zoning bylaw in effect at the time the
Preliminary Plan was filed for a period of eight (8) years from
the date the Definitive Plan was approved and endorsed (the
"freeze" period).
8. The area was rezoned from R-1 to R-10 on April 5, 1983.
the following are the intensity regulations for the two
districts:
Minimum Lot Area (S.F.)
Minimum Frontage (feet)
Front Yard Setback (feet)
Side/Rear Yard Setback (feet)
Maximum Ground Cover Ratio (%)
-E.=1
5,000
50
10
5
30
R-10
10,000
75
20
10
20
8. Applicant contends that the "freeze" period should be
extended by a period of time equal to which the "...town imposes
or has imposed upon it by a state, a federal agency or a court, a
moratorium on construction, the issuance of permits or utility
2
Application No. 048-92
DECISION
connections." [M.G.L. Ch. 40A, ~6].
9. Applicant contends that the "freeze" period should be
extended by three (3) separate impediments imposed upon the
locus, which Applicant alleges are moratoria within the meaning
of the statute and which have affected the locus, two of which
are the subject of this Appeal.
10. The Board notes that its Decision in this matter will affect
lots not owned by Applicant, since the "freeze" period, and any
extension thereof, will apply to the entire subdivision as
originally submitted. Applicant is the owner of some of the lots
within the subdivision, but not all of them. The other lots were
sold to individuals by the original developer before he sold the
remainder of his holdings to Applicant.
11. The first impediment cited by Applicant, and not part of
this Application, is the moratorium on sewer connections imposed
by the Massachusetts Department of Environmental Quality
Engineering (DEQE) on June 6, 1989. This moratorium was
subsequently modified by DEQE on September 8, 1989. For this 94
day period, the Building Commissioner/Zoning Enforcement Officer
agrees with Applicant that a moratorium, within the language of
M.G.L. Ch. 40A, ~6, was in effect and affecting the locus.
12. The effect of the moratorium cited in paragraph 10 is to
extend the expiration of the "freeze" period from March 26, 1992,
(eight [8J years after the Definitive Plan was approved) to June
29, 1992.
13. The Board finds that the determination that the first
restriction is a moratorium is correct, and the "freeze" period
was thereby extended to June 29, 1992.
14. The second impediment cited by Applicant is the continuing
sewer connection moratorium imposed by DEQE by its modified order
of September 8, 1989. Applicant has requested the Board allow
withdrawal of this portion of the Appeal without prejudice, and,
by unanimous vote, the Board GRANTS Applicant's request for
withdrawal without prejudice as to this portion of the Appeal.
15. The third impediment which Applicant contends should be
considered a moratorium is the Town's phased development
provision in the zoning Bylaw, ~139-24A, and its predecessor
under the Zoning Bylaw in effect in 1983, Section 5(5).
16. Under the provisions of the Zoning Bylaw in effect at the
time the Preliminary Plan was filed, March 23, 1983, Section 5(5)
(Phased Development):
3
Application No. 048-92
DECISION
"a. Building permits for the construction of dwellings on lots
held in common ownership on the effective date of this provision
shall not be granted at a rate per annum greater than as
permitted by the following schedule commencing in the year such
lots are subdivided or in the year this provision becomes
effective, whichever is later.
l/(1) For such parcels containing a total area of land
sufficient to provide more than 10 lots at the maximum
density permitted for the district in which such lots are
located; one-tenth of the maximum number of lots permitted
to be constructed on said total area of land based on said
maximum permitted density.l/
17. According to calculations made by the Planning Board, the
effect of Section 5(5) would have been to impose a six (6) year
minimum period of development, based upon the total area of the
original parcel subdivided, less the area in the subdivision
streets, divided by the minimum lot area under the R-1 standards
affecting the parcel.
18. Applicant contends that the applicable period should be ten
(10) years because of additional constraints imposed by the
zoning bylaw, such as the regularity factor, which further limit
the number of fully conforming lots which could be obtained.
Because of those additional restrictions, Applicant asserts that
the maximum number of lots is substantially fewer than calculated
by the Planning Board, which would increase the length of the
phased development period, and this Board should use the ten (10)
year period in the absence of clear proof that greater potential
density could have been achieved.
19. Neither Applicant's Counsel nor Town Counsel found any Court
precedent for determining whether a phased development provision
in a zoning Bylaw would be considered a moratorium within the
meaning of M.G.L. Ch. 40A, ~6.
20. In the absence of clear precedent, Counsel presented the
Board cases which examined the reasoning behind the tolling
provisions of 96, and cases interpreting those provisions as
applicable to other situations, to assist the Board in
determining whether the impact of the phased development
restrictions are of the kind which would extend a "freeze" period
by virtue of being a moratorium within the meaning of the
statute. There is no definition of "moratorium" in Chapter 40A.
21. The impact of the phased development provisions is to
prohibit the issuance of Building Permits for a portion of the
development for a period of time. The percentage of lots
restricted decreases each year of the phase period. For a ten
4
Application No. 048-92
DECISION
year phasing provlslon, 90% of the lots are prohibited from
receiving a Building Permit the first calendar year in which the
plan was approved, 80% the second year, 70% the third year, and
so on until the tenth year, when all lots are eligible to receive
permits.
22. Opposition to the position that phased development should be
considered a "moratorium" was expressed by one Board Member. By
unanimous vote, the Board finds that the phased development
provision applicable to this subdivision is a moratorium which
triggers the tolling provisions of M.G.L. Ch. 40A, ~6 and extends
the "freeze" period for the entire subdivision as hereinafter
specified and REVERSES the Decision of the Building Commissioner,
subject to the hereinafter stated conditions and limitations, to
which Applicant has agreed.
23. Because there is no conclusive proof that the original
subdivision was not done at the maximum density actually
attainable, the Board determines that the applicable phased
development period applicable to this subdivision is ten (10)
years, and, based upon the current number of lots in the
subdivision, which is ninety-two (92), that means that each year
the "freeze" period will expire for nine (9) lots, except in the
fifth and tenth years, when it will expire for ten (10) lots.
24. Because lots not owned by Applicant are affected by this
Decision, and because some lots are already developed and others
are still vacant, the "freeze" period will expire in the
following order:
A. The "freeze" period shall first expire for all developed
lots within the subdivision in the chronological order in
which they received Building Permits until the "freeze"
period has expired for all developed lots within the entire
subdivision; and then
B. At such time as the "freeze" period has expired as to all
then-developed lots within the subdivision, the "freeze"
period shall then expire for all then-undeveloped lots owned
by Applicant in the order designated by Applicant by
instrument recorded in the Nantucket Registry of Deeds at or
before the time of expiration of the "freeze" period for the
first such then-undeveloped loti and then
C. Once the "freeze" period has expired for all lots owned by
the Applicant, the "freeze" period shall expire for all
remaining lots within the subdivision, whether undeveloped
or developed after the expiration of the llfreeze" for lots
specified in subparagraph A, in the chronological order in
5
Application No. 048-92
DECISION
which they were conveyed out of common ownership with land
of the original subdivider.
25. Applicant shall send notice of this Decision to all owners
of record of lots within the original subdivision informing them
that rights they have may be impacted by this Decision and that
they may want to discuss the effect of the Deci.sion with counsel.
In addition, there shall be filed with the Building Department,
Planning Board, and Town Clerk a listing of Building Permits
issued and the dates of issuance, for the period from the
approval of the original subdivision to May 14, 1992, as compiled
by Applicant. The li.sting is for information only, and is not
determinative Of the expiration dates for any ticular parcel.
Expiration dates shall be determine efin n paragraph 24
of this Decision.
Date:
ffaAA fl f'l (~L
~Jid-,{ot:a~
Linda F. Williams
~ (1 ja---t::Z'~
r-- Dale Waine
6
ZONING BOARD OF APPEALS
10 South Beach Street
Nantucket, Mass. 02554
Map 55-0-0
Parcels - Various
R-I0
Autopscot Circle
Cato Lane
Mamack Lane
Netowa Lane
Nickanoose Way
Paupamo Way
Washaman Avenue
At a public Hearing of the ZONING BOARD OF APPEALS held at
1:00 P.M., Thursday, May 7, 1992, in the Town and County
Building, Broad Street, Nantucket, Massachusetts, on the
Application of THE NASHAQUISSET COOPERATIVE, INC., c/o Reade &
Alger, P. O. Box 2669, Nantucket, Mass. 02584, Board of Appeals
File No. 048-92, the Board made a DECISION, to which I append the
following CONCURRING DECISION:
1. I do not accept the philosophy that phased development is a
moratorium. Phased development enables (not prohibits}building in
a timely manner to be absorbed in our community.
Only four members of the zoning Board of Appeals were able to
hear this case. One "no" vote would have denied this
application. Due to the work of the applicant, their counsel,
our town counsel, zoning staff, and the building
commissioner/zoning enforcement officer- who were able to
negotiate an acceptable build-out schedule for our community for
this project. I support the result and I voted "yes". I do not
accept the rationale for this case. I believe that calculations
for phasing should have been based on gross area of land divided
by the zoning minimum lot size at the time (1983) 5,000 SF.
Considerations of roadWay/ lot regularity should not be included
which would complicate the calculations, but this case in
particular was a negotiated settlement on issues involving this
case.
I feel with all of the local parties involved we have come to a
better solution than one the courts may have imposed for our
community to resolve this unusual situation.
Date:~ fi: Irq;)-
ft1t/n~dlUL-
Ann Balas
EXHIBIT D
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,ECEIVED // - ~ - 9 :2..
PPLlCA TION WILL NOT BE
",.~MED COMPLETE UNTIL
';YIEWED BY BUILDING
:~PECTOR
9'7' 7(' -5"-.:{
//-/~"-'5/.~
BUILDING APPLICATION NUMBER
APPLICATION FOR
PLAN EXAMINATION AND
BUILDING PERMIT
IMPORTANT - Applicant to complete .11 Iteml In Sectlonl: 1,2.3,4, and 5
OWNERS NAME: ,.iA~tfAGJ,,,~el
Last First Middle Initial
7 'f/AvPAMO Wb-(
No. Street Village
Assessor's Map No. t::? 0
0,offXlt>TJl/6 ,,J c-
L l.-oT;t!:-,f '1'1 )
Assessor's Parcel No.
TYPE AND COST OF BUILDING - All applicants complete Parts A-D
;TYPE OF IMPROVEMENT
Addition (If residential, enter number
of n~w housing units added.
if any, in Part D, 13)
. Alteration (See.2 above)
Repair. replacement
emolition (If multifamily residential,
enter number of units in
building in Part D, 13)
.. Moving (relocation)
;;0 Foundation only
:~:a, OWNERSHIP
1~1t}Private (i~di_vidual.. corporation,
~:' nonprofit institution, etc.)
f;:o Public (Federal, State, or local
t government)
~.
Ie, COST
f' Cost of: :: :::~~:i~~~
~.', c. Plumbing
ft.:
~: d. Heating
if:
~, e. Other
!
~ TOTAL COST OF IMPROVEMENT
I BUILDING INSPECTOR'S ESTIMATE
,;:
~ S1"61e ~J...1
01?
D. PROPOSED USE - (For,"Demolition" most recent uS,e)
Residential Nonresidential
'it! . 0 Amusement, recreational
r One Family 0 Church. other religious
o Two Or more family - Enter 0 Indu~trial
number of untils ,0 Parking garage
o Service station, repair garage
o Hospital. institutional
o Office, bank. professional
o Public utility
o School: library, other educational
o Stores, mercantile
o Tanks, towers
o Other - Specify
o Transient Hotel, Motel or
dormitory; or INTERVAL
OWNERSHIP - enter number of units
o Garage
o Carport
o Other - Specify
omit cents
s
3. SELECTED CHARACTERISTics OF BUILDING
F, PRINCIPLE TYPE OF FRAME
o Masonry (wall bearing)
t;JWood frame
o Structural steel
o Reinforced concret
, 0 Other - Specify
\;'
i:
~~,
G PRINCIPLE TYPE OF HEATING
o Gas
COil
~ Electricity
o Coal
o Other - Specify
Second Floor Area:
Third Floor Area:
Total Floor Area:
Full Cellar Area:
For new buildings and additions. complete Parts E-N
for Demolition, complete onl Part 1.; for all others skip to 4.
E. DIMENSIONS
Dimensions (New) of
Dwelling or Addition:
No. of Stories:
First Roor Area:
H. TYPE OF SEWAGE DISPOSAL.
S-Public or private company
o Private (septic tank. etc.)
I. TYPE OF WATER SUPPLY
~Public or private company
o Private (well, cistern)
J. SPECIAL CHARACTERISTICS
o Air Conditioning
o Heat Pump
o Central Vacuum
o Other
z,
Dimensions of
Additional Structures:
Garage:
AccessorY Bldg.
Swimming Pool:
Other:
I l..lR ~
501(
17~1
'K. ACCESSORY HEAT SOURCE I
No. of fireplaces
No. of Wood Stoves
No. of Coal Stoves
Solar Collector
Other:
L. SMOKE DETECTORS
'z,
No. of Dectectors
Type (Battery or AC) ~r1OjJIlU~'"
See Plan for Location
M. RESIDENTIAL BUILDINGS ONLY
Number of Bedrooms ~
?
Number of Bathrooms
Full ~ Partial
3. Continued
N. ENERGY CONSERVATION Type Thickness
Foundation or Floor insulation f1~l6'5>S '(5t>TTs 10 'f
Wall Insulation fi~u~~ &11(', (p"
Ceiling or Roof Insulation f',~{...Llc;..s Be. 77S 10 'f
Window Glazing: Insulated Glass Double Glass Storm
Doors: Insulated Yes No K Weatherstripped: Yes 1<
/'Z-.~t10
y.
No
Percentage of Window Area to Wall Area: '
Maximum BTU loss per hour of structure:
R Value
. (Do not fill in if% of window to wall area is less t
O. STRUCTURAL CHARACTERISTICS OF BUILDING
Applicant is required to submit complete structural framing plans with application due to the complexity of the structure. if the following info
is insuHiciant for proper plan review.
Foundation
Footing size:
Wall material:
tV It '{. z,/
Footing reinforcing:
170.>(160 41Jc,,)61rG Wall thickness:
"11 II
Wall height I " - " Wall reinforcing:
Pier or column size: ~/J. ~ Co",Co ~Iu... ':i'fc.-'Pier or column spacing: vc.att7.> - see ~
.,r,.,.. 1\ .., .L . 1.-1
Pier or column footing size: L. I." f. $ Pier or column reinforcing: ,,'17 t:) fl.€"eAft. 66J:11 ........,
No. of crawl' space vents: ( I Crawl space: 'J!1Full 0 Partial
z.:Jf'5~
evl,
-
'::......
FRAMING: Main ~arrying members: Size:
First Floor Framing Joist size: Z- 1-1 f) I">
Second Floor Framing Joist size: 1.,110',,:;>
Ceiling Framing Joist size: 1.- of 101">
Roof Framing Rafter size: 1.- '1- ,,10.>
tLf'-fptl
1"f'-41It
ILf '_(, 1/
10 '- 0 Il
Maximum Spacing:
Maximum Spacing:
Maximum Spacing:
Maximum Spacing:
Maximum Span:
Maximum Span:
Maximum Span:
Maximum Span:
Support Spacing:
'(p'IO. Co.
tc," C. c- .
Iv f/c.e..
((.p"",,-,
Roof Truss
Applicant must submit design calculations for all wood trusses st~ped by a Registered Profession Engl
INTERIOR FINISH
Bedrooms
Uving Room
Family Room
Dining Room
Bathroom II
Utility Room
'Special (specify)
Attic
Cellar
Walls
~
N(~O
VNf'rfJI
EXTERIOR FINISH
Wall Material
Roof Material
Roof Type
5Ilt tJc,Ge
11-11 ~I ~
ZONING COMPLIANCE To be completed by .11 .pp/1c8nta
Applicant is required to SUb~it"Il"r~$Ii5l,tElr~d' plot plan with application. showing location of all structures.
Zoning District:,~~~~~ . Total Land Area: &:)0 ncr q
Frontage on Street: 'Zf 0 . 'f) I ' " Lot No. ' ,/7'7
Plan Book No. and Page: Land Court Plan No.
Date Lot Purchased: C, . 'l'? . 'b'7 Certificate No.
Name of Previous Owner: 13:>\JI'lGHeu- De;..t&l.. CofJ1O.
BDIVISION INFORMATION
Name of Owner: fJA~HAGJIS,>e-r Coof'J. IN c-.
Date of Plan Approval: _
Type of Approval: ANR;< AR
Planning Board File No. ? ~ '7 "0
Is the Subdivision subject to a Covenant: YES X NO
Is a Release required: YES y. NO
Has Plan been filed with the Registry of Deeds? YES NO
If YES: Plan Book and Page No. Date
TIME SHARING
INFORMATION
Is there a declaration of
Covenants' and Restrictions of
Interval Ownership noted on
your Title or Deed?
Yes_ Nol
.. /" f, ? '
Distance from Property Lines: FRONT v v
tOistance between Principal and Secondary Dwelling;
. ' a I II
Height of structure above finish grade: N 'Z- I - D
Number of off-street parkig spaces; Enclosed
l' "
LEFT -/t1 RIGHT
(12ft. minimum.)
11'" ~u ~'1 ~..'(
S W
Ao. I ,e
1'1 -J{
-~-
-~
,
" -
~\l
V
..~~
REAR
E Z']~o'(
On-site 1.--
GROUND COVER
{ t (,/t,
Principal Dwelling:
Secondary Dwelling;
Addition:
Garage:
Accessory Building:
Swimming Pool:
Other:
Total: 1 fA.o t.b
Allowable; l 5f ~
SF.
SF.
- ~~..
.' .~
MISCELLANEOUS ' . ' ' "
Was a request to "Determing Applicability of the Wetland Protection Act" filed with the Nantucket Cosnervation Committee? YES _NO L,-;..
If answered YES. ioelde "Order of Conditions" with application. ~,~
What date was the "Order of Conditions',' with application. .....;
What date was the "Order of Conditions': filed with the Registry of Deeds?=i
Is the property located withing a Flood Hazard district? YES" NO f ,'. ' ,',;;';.
Was a Variance or Special Perroit granted by the Board of Apeals? YES NO "f-. ~:
If answered YES. what date was the decision filed with the Town Clerk?
FOR BUILDING DEPARTMENT USE ONLY
Minimum Lot Size: 5e>.:o 0
Frontage on Street: 5D
Front Yard; ID
30 oj.
Ground Cover Ratio:
Side and Rear Setback:
~
Date:
APPROVED BY:
Zoning Officsr
5. IDENTIFICA110N - To be completed b all applicant.
1
Name
Mialing address - Number, street, city, and Slate
MI>
Zip Code
C 21'3 'b
Telephone No
DO NOT WRITE BELOW THIS LINE
6. PLAN REVIEW RECORD - For Office Use
lR n - >?f;
te SOU
{,17~ '2':'
~~C'Jo
1.
Owner or
Lessee
2.
General
Contractor
3,
Contractor
Signature.
4.
Architect or
Engineer
I hereby certify that the proposed work is authorized by the owner of record and tha't I have been a uthorized by the owner to make this application
his authorized agent and we agree to conform to all applicable laws of this jurisdiction. '
Address
1 tdIs:4A Ii(,AN
.tsJa.Juel tJM'(i;d:6r, ttA o~
Plans Revie..... Required
HISTOI;lIC DISTR/CS COMMISSION
SEPTIC
SEWER
WATER WELL COMPLE?rION REPORT
CONSERVATION COMMISSION
BOARD OF APPEALS
SECONDARY DWELLING APPROVAL (Planning Board)
FIRE CHIEF
OVER-THE-ROAD (Board of SeleCtmen)
RELEASE FORM (Planning Board)
ROAD OPENING PERMIT (DP\'\1)
PLUMBING
ELECTRICAL
ZZ'199
6..10 .;;~.
1-2'} -" t..
~
7. VALIDATION
,
Building FOR DEPARTMENT USE ONLY
Permit number 9 ~ 70 -9'~ Use Group
Fire Grading
Building //-/~ - 9,;2.-/ Live Loading
Permit issued
Occupancy Load
Census No. fe,
Dale of
Reissuance
K
Building -'f.4-1 '532..
Permit Fee f::,o~ e,a ~
--- Approved by;
Dale of Issuance of 0---/7-96 ItI/ / / ,-/S
Certificate of Occupancy
Y~70'-7G Building Inspector
.-y-'/p " ..... .9s
..., Ss .....AJ.;:. 'l"0'
'~ ,p-,/R. '''VI?:3;
c,...,~ ..v-'/S..-y- 1:"~ " l$'1iS.
'-'VPc,-e ~Q~s 'l"/.9 '\ J1-
"1l}'~ Scl" '\
4Yc " 6-
.........___3
ELAti,:
SCALE: ," = '0'
N
w c
s
EXISTING DECK/
TO BE i:J
REMOVEo/">
/
....^v
0~ If
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~~ ~
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9../i
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tiQIfS
1. LOCUS: fI7 PAUPAMO WAY
MAP 55 PARCEL 573
2. OWNER: NASHAQUISSETT COOPERATIVE. INC.
#1105 MASSACHUSETTS AVENUE. SUITE 21"
CAMBRIDGE, MA 02138
3. DEED REF: BOOK: 803 PAGE: 146
4. PLAN REF: BOOK:25 PAGE: 21
5. LOCUS DOES NOT FALL WITHIN A SPECIAL
FLOOD HAZARD ZONE AS SHOWN ON FEMA
FLOOD INSURANCE RATE MAP COMMUNITY PANEL
No. 250230-0011-0 doted 7/2/1992.
6. LOCUS DOES NOT FALL WITHIN THE NATIONAL HERTlAGE
and ENDANGERED SPECIES PROGRAM (NHESP) AREAS
OF ESTIMATED and PRIORITY HABITATS OF RARE
SPECIES.
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----~
/
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Prepared By:
lalR.A.CKEN Engineering - SUlVeying
~ Environmental Pennitting
19 Old South Road, Unit B
P.O. Box 3525
Nantucket, MA 02584 Tel: 508-325-0044
/'
//
7. ZONE: R-l0 PROPOSED
REQUIRED ~ PROPOSED SITE PLAN
LOT AREA: 10,000 s.f, 5.070: s. f. 5.070: s. f. IN NANTUCKET, MA
FRONTAGE: , 75' 40' 40'
Prepared For:
FRONT YARD: 20' 12.3' 12.3'
SIDE YARD: 10' 0' o' (tRASH SHED) BPC ARCHITECTURE
REAR YARD: 10' 10.2' 10.2'
COVERAGE: 25~ (MAX) 24.7~ 26.2~ Job No.: 410-13
(1.500 $, f.) (1.255 s.f.) (1..1.10 s.f.)
p~r Section Scale: 1- - 10'
1.19-.1.1 <(2)(6)
,./t g.oo
RECEiVE.
BOARD OF A~C!r.:''''''t rv~,r-
\';;VL,..",... ~~r\~
Town of Nantucket
l.
SEP 3 0 2008
TOWN OF
NANTuCKET, MA
ZONING BOARD OF APPEALS
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
PROPERTY OWNER: Nashaquisset Cooperative Inc.
MAILING ADDRESS: c/o Vaughan, Dale, Hunter, Stetina and Beaudette
PROPERTY LOCATION: 7 Paupamo Way
ASSESSOR'S MAP/ PARCEL: 55/573
APPLICANT: JeffStetina
SEE ATTACHED PAGES
I certify that the foregoing is a list of persons who are owners of abutting
property, owners of land directly opposite on any public or private street or way;
and abutters ofthe abutters and all other land owners within 300 feet of the
property line of owner's property, all as they appear on the most recent applicable
tax list (M.G.L. cAOA, Section 11 Zoning Code Chapter 139, Section 139-29 D
(2).
.dd:,. ./,. ..i!gzg'
DATE
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ASSESSOR'S OFFICE
Town of Nantucket
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Jam and Smudge Free Printing
Use Aver{B> TEMPLATE 5262™
Michael L. Trimpi, Trustee
Michael L. Trimpi Revocable Trust
P.O. Box 315
Canaan, NH 03741
j Nashaquissett Cooperative Inc.
i c/o Michael and Marcia Adler
47 Westmount Drive
, Livingston, NJ 07039
Nashaquissett Cooperative Inc.
c/o Douglas & Joanne Ready
76 Handcock Street
Lexington, MA 02420
Nashaquissett Cooperative Ir..c.
Miriam Soybel
24 Francis Street
Dover, MA 02030
Nashaquissett Cooperative Inc.
Prather and Patricia Palmer
30 Hubbard Road
Weston, MA 024963
Nashaquissett Cooperative Inc.
Edward and Deborah Murphy
126 Wisseman Road
Lagrangeville, NY 12540
Nashaquissett Cooperative Inc.
Kyle and Nicole Newport
8 Volunteer Road
Hingham, MA 02043
--~~~~-~~~
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AH3^"-09-o08-1.
www.avery.com
1-800-GO-AVERY
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Violet Allen, Trustee
Taco Nominee Trust
P.O. Box 727
i Nantucket, MA 02554
! Nashaquisset Cooperative, Inc.
i Scott & Lisa Cousino
5403 Saint Albans Way
Baltimore, MD 21212
Nashaquissett Cooperative Inc.
, Barbara C. White
1121 John Street
Baltimore, MD 21217
Nashaquissett Cooperative Inc.
Katrinka K. Wilder
PO Box 224
Rockport, ME 04856
Nashaquissett Cooperative Inc.
Mary C. Burke and Nancy Mayo
14 Birchwood Drive
Southborough, MA 01772
Nashaquissett Cooperative Inc.
Vincent and Debra Maffeo
35 Logan Road
New Canaan, CT 06840-4501
Nashaquissett Cooperative Inc.
James and Eileen Williams
16 Split Rock Road
Pound Ridge, NY 10576
@ AVERY@ 5262™
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Jam and Smudge Free Printing
Use Avery@ TEMPLATE 5262™
Nashaquissett Cooperative Inc.
Donna Lyons
816 Ocean Ave
I West Haven, CT 06516
Nashaquissett Cooperative Iric.
i Robert and Lesley Perlman
: 138 Arnold Road
I Newton, MA 02459
Nashaquissett Cooperative Inc.
Bruce and Denise McBrearty
106 Prince Street
Alexandria, VA 22314
Jane Sanchez and Moran Joseph
181 Village Ave
Dedham, MA 02026
Nashaquissett Cooperative Inc.
Cheryl and Ronal Frank
30 Bellevue Road
Wellesley Hills, MA 02481
Nashaquissett Cooperative Inc.
Valerie Mainowski
3 Torrington Lane
Acton, MAD 1720
'Ilashaquissett Cooperative fi1c.
\1ark Fridovich
~45 Kawailoa Road
Cailua, HI 96734
____ .m..~~._____.~ ~
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www.avery.com
1-800-GO-AVERY
t
Nashaquissett Cooperative Inc.
Leonard and Stacy Gemma
1107 Somerset Place
Lutherville, MD 21093
Nashaquissett Cooperative Inc.
Peter Clark
,22 Riverside Drive, B4
Cranford, NJ 07016
Nashaquissett Cooperative Inc.
Adrian and Joan Jeanguenin
64 Back Brook Road
Ringoes, NJ 08551
Nashaquissett Cooperative Inc.
Ronald and Nancy Berman
110 Wall Street
New York, NY 10005
Nashaquissett Cooperative Inc.
Duke and Linda Ligon
1717 Kingsbury Lane
Oklahoma City, OK 73116
Nashaquissett Cooperative Inc.
Carol Surface
178 Old Branchville Road
Ridgefield, CT 06877
Nashaquissett Cooperative Inc.
Walker Properties, LLC
17 Tucker Street
Marblehead, MA01945
AH3^,,-o9-oOH-L
~ AVERY@ 5262™
__7Q7C lIJeae6 aJ zaSJ/Jln
Jam and Smudge Free Printing
Use Avery@ TEMPLATE 5262™
Nashaquissett Cooperative mc.
Jennifer Middleton
84239 Cloverdale Road
Creswell, OR 97426
Nashaquissett Cooperative mc.
Ralph and Catherine Vizzari
40 Ettl Lane
Greenwich, CT 06831
Nashaquissett Cooperative mc.
Jean Gaffuey Etal
1395 Roosevelt Avenue
Pelham Manor, NY 10803
Nashaquissett Cooperative Inc.
Carlo and Marilou Cantavero
595 Steamboat Road
Greenwich, CT 06830
lichard and Sylvia Lewis
>0 Box 301
'lantucket, MA 02554
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J.)I::I ^"-na-nno-I
www.avery.com
'-800-GO-A VERY
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Nashaquissett Cooperative Inc.
John and Danielle West
34 Lime Street
Boston, MA 02108
Nashaquissett Cooperative mc.
John and Karen Tiffany
c/o Fiduciary Partners
47 Park Place, Ste 750
Appleton, WI 54914
Nashaquissett Cooperative mc.
Caroline N. Daniels
19 Guild Road
Dedham, MA 02026
Nashaquissett Cooperative mc.
Travis Epes and Laurel Coben
40 Elm Lane
Bronxville, NY 107089
~ AVERY@ 5262™
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
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.71
WITHDRAWAL FORM
APPLICANT(S):
1\' I
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File No. 0 j() - J1'L
1 . Map ~ Parcel ) 73
t Lt1k. ~~v\
UPON THE REQUEST OF THE APPLICANT(S) MADE:
PRIOR TO
K AFTER
PUBLICATION OF NOTICE OF A PUBLIC HEARING ON THE ABOVE CAPTIONED
APPLICATION, WE, THE NANTUCKET ZONING BOARD OF APPEALS:
ACKNOWLEDGE AS A MATTER
RIGHT AND WITHOUT PREJUDICE
APPROVE WITHOUT PREJUDICE
APPROVE, BUT WITH PREJUDICE
THE WITHDRAWAL:
K
IN FULL OF THE SAID
APPLICATION
OF SO MUCH OF SAID
APPLICATION AS:
DATED:
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile